Resolution 4056 - Preliminary Plat - Heritage Place39 7
RESOLUTION NO. 4056
A RESOLUTION CONDITIONALLY APPROVING THE PRELIMINARY PLAT OF THE
SUBDIVISION OF HERITAGE PLACE, 1ST ADDITION, LOCATED IN
GOVERNMENT LOT 6 OF SECTION 6, TOWNSHIP 28 NORTH, RANGE 21 WEST,
P.M.M., FLATHEAD COUNTY, MONTANA.
WHEREAS, W.E.L. Enterprises, Inc., the owner of Heritage
Place, 1st Addition, Flathead County, Montana, has petitioned for
approval of the Subdivision Plat of Heritage Place, 1st Addition,
and
WHEREAS, the proposed Subdivision Plat of Heritage Place,
1st Addition, is subject to the provisions of Section 2.7
(Summary Subdivision Review), Subdivision Regulations of the City
of Kalispell, and
WHEREAS, the Flathead Regional Development Office has
reviewed the proposed subdivision and made a report to the City
Council of the City of Kalispell, said report considering and
weighing all public, interest criterion set forth in Section
2.2(F)(3), Subdivision Regulations of the City of Kalispell, and
WHEREAS, the City Council of the City of Kalispell has
reviewed the report of the Flathead Regional Development Office
and has found from the preliminary plat, and evidence, that the
subdivision is in the public interest, and
WHEREAS, the City Council has based its public interest
findings upon the following findings of fact:
A. EFFECTS ON PUBLIC HEALTH AND SAFETY:
The property does not appear to be particularly
susceptible to natural hazards. The topography is
variable but not hazardous and threats from wildfire or
flooding are unlikely.
The health and safety aspects of development will be
further evaluated with project review by the Kalispell
Site Development Review Committee. At that time, the
particular construction and design features of a
use/building will be reviewed for compliance with all
relevant health and safety codes.
City of Kalispell police and fire protection are
available to the property. Emergency medical
facilities are in close proximity. The sanitation
aspects of the subdivision will also be promoting
"public health" via connection to municipal water
supplies and sewage treatment facilities.
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See also comments under "Effects on Local Services".
B. EFFECTS ON WILDLIFE AND WILDLIFE HABITAT:
The subdivision will not
or wildlife habitat.
disturbed and generally
animal or plant species
or national significance
with the property.
significantly affect wildlife
The property has been highly
lacks vegetative cover. No
of particular local, regional
are believed to be associated
C. EFFECTS ON THE NATURAL ENVIRONMENT:
1. Water: There are no nearby bodies of water on or
in the vicinity of the property. Development of the
property will require on -site retention of all overland
runoff. Groundwater is not expected to be adversely
affected since water wells are not proposed nor is
below ground treatment of sewage.
2. Topography: The topography of the property is
highly variable throughout but does not exhibit any
unusual or significant natural features. Considerable
grading will be necessary for site preparation but
measures can be taken to minimize soil loss and dust
generation. The top soil can be stored for finish
landscaping.
3. Vegetation: The property is highly disturbed and
exhibits a sparse cover of grass and weed species.
There are no shrub or tree species on the property.
Development of the property will remove this vegetation
but conditions of subdivision approval will require
stabilization of the soil with additional planting.
D. EFFECTS ON TAXATION:
The property is currently being assessed as
agricultural land for taxing purposes with a
corresponding annual tax obligation of about $10.00.
After subdivision, the land taxes will be approximately
$21,00, $200, and $375 for lots 1, 2, and 3,
respectfully. The personal care facility on lot 1 is
expected to have an annual tax obligation of $7,700.
It is unknown whether this tax generation is sufficient
to offset the costs of such public service expenditures
as police and fire protection and the provision of
water and sewer service.
E. EFFECTS ON LOCAL SERVICES:
1. Schools: The property is zoned to allow for
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multifamily dwellings but an associated conditional use
permit application for a personel care facility would
suggest that medical related facilities are the likely
uses for the 2 available lots. As such, school
enrollment will not be directly affected by this
subdivision.
2. Parks and Recreation: The subdivision is not
likely to increase demands for "parks and recreation"
if medical facilities are developed on the property.
3. Fire Protection: Adequate fire protection will be
available to the property. A 12-inch water main will
need to be extended through the property, which will
include installation of hydrants. The looping of
Heritage Way with Windward Way will also facilitate
emergency response and access.
4. Police Protection: The Kalispell Police Department
will be able to serve the needs of the property in a
timely and efficient manner.
5. Roads: At this time, access to the property is
restricted to Heritage Way. Internal circulation and
trip selection would be improved with a Windward
Way/Heritage Way connection. This would provide a
convenient "hospital" connection and provide an
alternative trip choice to U.S. Highway 93 via a
signaled intersection on Sunny View Lane. The two road
connection is also supported by the U.S. Highway 93
North Site Access Plan which anticipates an ultimate
route to Grandview Drive via Windward Way. The
intersection of Heritage Way and U.S. Highway 93 is not
programmed for signalization by the aforementioned
plan.
6. Water/Sewer: These 2 services can be efficiently
extended to the subdivision. Looping of the water line
to Windward Way will probably require the upsizing of
the 6-inch line in Windward Way to accommodate the 12-
inch line from Heritage Way.
7. Public Health Services: The subdivision is located
near the so-called medical campus of Kalispell. This
subdivision can be adequately served by these
facilities.
F. EFFECTS ON AGRICULTURE:
No direct or indirect impacts to agriculture will
result with approval and build -out of this subdivision.
The location and proximity of urban uses would prevent
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the utilization of the property for agricultural uses.
G. EXPRESSED PUBLIC OPINION:
This subdivision is reviewed under the Summary Review
Procedures of the Kalispell Subdivision Regulations.
These procedures do not require a public hearing nor do
they require adjoining landowner notification. To
date, no one has expressed any concern regarding the
proposed subdivision.
H. NEED FOR THE SUBDIVISION:
One of the proposed lots is intended to serve as a site
for a 20-bed personal care facility. The need for this
use has been justified by a state evaluation. The lot
in the southwest portion of the property appears to be
"left -over" and the use of that lot can only be
speculative at this time.
NOW THEREFORE BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY
OF KALISPELL, MONTANA:
SECTION I. That the application of W.E.L. Enterprises,
Inc. for approval of the Subdivision of Heritage Place,
lst Addition, a proposal to create a 3 lot commercial
subdivision on Government Lot 6 of Section 6, T28N,
R21W, P.M.M., Flathead County, Montana, is hereby
approved subject to the following conditions:
1. That the subdivision comply with all conditions of
annexation as set forth in City Resolution #4055.
2. That a 40 foot wide (curb -to -curb) paved road be
built in the right-of-way shown on the plat. Said road
shall be built by the subdivider in accordance to City
of Kalispell construction standards.
3. That a continuous sidewalk and landscaped boulevard
be extended by the subdivider along the entire easterly
length of the roadway.
4. That all utility extensions be built by the
subdivider in accordance to City of Kalispell
Construction Standards.
S. That any further subdivision of the "remaining"
parcel be subject to review as a major subdivision.
6. That all utilities be placed underground and within
easements specified on the face of the plat.
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7. That all proposed uses on the lots be subject to
site plan review and comply with all requirements
related thereto.
6. That all disturbed soils be stabilized with
vegetation in accordance to a plan approved by the
Kalispell Site Development Review Committee.
SECTION II. The classification of said premises under
the Kalispell Zoning Ordinance shall not be changed by
the action.
SECTION III. That this preliminary plat should be
effective for a period of three years following passage
of this Resolution.
SECTION IV. That Subdivision Plat of Heritage Place,
1st Addition is a commercial subdivision and as such is
exempt from the provisions of Section 76-3-606, M.C.A.
SECTION V. That upon proper review and filing of the
final plat of said subdivision in the office of the
Flathead County Clerk & Recorder, said premises shall
be a subdivision of the City of Kalispell.
PASSED BY THE CITY COUNCIL OF AND APPROVED BY THE MAYOR OF THE
CITY OF KALISPELL THIS 15th DAY OF June , 1992.
ATTEST:
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