09. Resolution 4788 - Preliminary Plat - Ashley Meadowse,,
Tri-City Planning Office
17 Second Street East — Suite 211
Kalispell, Montana 59901
Phone: (406) 758-1850
Fax: (406) 751-1858
tricity@centurytel.net
www.tricitypianning-mt.com
REPORT TO: Kalispell Mayor and City Council
FROM: Narda A. Wilson, Senior Planner
Chris A. Kukulski, City Manager
SUBJECT Ashley Meadows Subdivision Preliminary Plat
MEETING DATE: May 19, 2003
BACKGROUND: This is a request by Tim Knoll for preliminary plat approval of a 13-
lot residential subdivision on approximately 4.4 acres located near the northeast
corner of Bluestone and Denver Avenue in southwest Kalispell. A petition for
annexation and an initial zoning assignment of R-4, Two Family Residential, has been
filed concurrently with the preliminary plat application.
The Kalispell Planning Board held a public hearing on April 29, 2003 at a special
meeting and considered this proposal. Two variances are being sought in conjunction
with this subdivision: one that would allow a variance to the required 125 foot
roadway offset for the extension of Bismark Street and another that would allow a
variance to the three to one length to width lot ratio. The applicant's house lies in the
path of the roadway that would potentially be extended and would result in a loss if
the house were to be attempted to be relocated. The proposed offset is approximately
1-00 feet rather than 125 feet. The other variance was based on the topography of the
property and the shape of the parcel. The staff recommended approval of the
variances and the preliminary plat for the subject to the conditions outlined in the
staff report.
At the public hearing the applicants spoke in favor of the proposal and explained that
they intended to continue to live on the property and make some lots available to
other family members. The said they agreed with the conditions recommended by the
staff. Two property owners from Stratford Subdivision to the south opposed the
subdivision stating that they were concerned about traffic, density and safety if the
subdivision were to be approved.
After the public hearing the board discussed the proposal, and talked about other
similar development that had taken place in the area recently. They noted that this
project complies with the Kalispell Growth Policy recently drafted by the planning
board and adopted by the Kalispell City Council. They also agreed that there were
legitimate reasons for the variances being requested.
Providing Community Planning Assistance To:
• City of Kalispell • City of Whitefish • City of Columbia Falls •
Ashley Meadows Preliminary Plat
May 12, 2003
Page 2
The planning board is unanimously recommending that the request for the variances
be granted and that the preliminary plat be approved subject to the recommended
conditions.
RECOMMENDATION: A motion to approve the requested variances and the
preliminary plat subject to the recommended conditions would be in order.
FISCAL EFFECTS:
ALTERNATIVES:
Respectfully submitted,
Narda A. ilson
Senior Planner
Minor positive impacts once fully developed.
As suggested by the city council.
Report compiled: May 12, 2003
c: Theresa White, Kalispell City Clerk
Chris A. Kukulski
City Manager
Attachments: Transmittal letter and conditions of approval
Staff report KPP-03-3 and application materials
Draft minutes from 4/29/03 planning board meeting
TRANSMIT\KALISPEL\2003 \KPP3-3.MEMO
RESOLUTION NO.4788
A RESOLUTION CONDITIONALLY APPROVING THE PRELIMINARY PLAT OF
ASHLEY MEADOWS SUBDIVISION, MORE PARTICULARLY DESCRIBED ON
EXHIBIT "A", IN SECTION 19, TOWNSHIP 28 NORTH, RANGE 21 WEST, P.M.M.,
FLATHEAD COUNTY, MONTANA.
WHEREAS, Tim Knoll, the owner of certain real property described above, has petitioned for
approval of the Subdivision Plat of said property, and
WHEREAS, the Kalispell City Planning Board and Zoning Commission held a public hearing on
April 29, 2003, on the proposal and reviewed Subdivision Report #KPP-03-3 issued
by the Tri-City Planning Office, and
WHEREAS, the Kalispell City Planning Board and Zoning Commission has recommended
approval of the Preliminary Plat of Ashley Meadows Subdivision, subject to certain
conditions and recommendations, and
WHEREAS, the City Council of the City of Kalispell at its regular Council Meeting of May 19,
2003, reviewed the Tri-City Planning Office Report #KPP-03-3, reviewed the
recommendations of the Kalispell City Planning Board and Zoning Commission, and
found from the Preliminary Plat, and evidence, that the subdivision is in the public
interest.
NOW THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF
KALISPELL, MONTANA AS FOLLOWS:
SECTION I. That the Findings of Fact contained in Tri-City Planning Office Report
#KPP-03-3 are hereby adopted as the Findings of Fact of the City Council.
SECTION II. That the application of Tim Knoll for approval of the Preliminary Plat of
Ashley Meadows Subdivision, Kalispell, Flathead County, Montana is
hereby approved subject to the following conditions:
I . Development of the subdivision shall be platted in substantial compliance with the approved
preliminary plat which governs the location of lots and roadways within the subdivision.
2. That all of the necessary infrastructure for this subdivision shall be reviewed and approved by
the Kalispell Public Works Department for compliance with the Kalispell Design and
Construction Standards and a letter Kalispell Public Works Department approving the plans
and specifications for water, sewer and drainage facilities for the subdivision shall be submitted
with the final plat.
3. A letter from an engineer licensed in the State of Montana certifying that the improvements
have been installed according to the required specifications shall be submitted at the time of
final plat approval along with a letter from the Kalispell Public Works Department stating that
the required improvements have been inspected and comply with the City standards.
4. Development of the landscape boulevard with location of street trees shall be placed in
accordance with a plan approved by the Kalispell Parks and Recreation director.
5. The road within the subdivision shall be named and signed in accordance with the policies of
the Kalispell Public Works Department and the Uniform Traffic Control Devices Manual and
be subject to review and approval of the Kalispell Fire Department.
6. The developer shall provide a letter from the U.S. Postal Service approving the plan for mail
service.
7. That the parkland dedication requirements shall be met by paying cash -in -lieu of parkland
dedication in the amount of one ninth of the area devoted to lots or 0.38 acres, based on a value
of $10,000 per acre in the amount of $3,887.
8. Street lighting shall be located within the subdivision and shall be shielded so that it does not
intrude unnecessarily onto adjoining properties.
9. That the lots within the subdivision be reconfigured so that all lots meet the minimum 50-foot
lot width requirements of the R-4 zoning district.
10. The 100-year floodplain be indicated on the final plat.
11. Lots 4 and 5 shall have a minimum 40 by 40 foot building pad indicated on the plat that
comply with the zoning setbacks of the R-4 zone are not on slopes in excess of 25 percent.
12. The remainder parcel shall be annexed into the city of Kalispell concurrent with or prior to final
plat approval of any phase of this subdivision.
13. That consideration be given to the relocation of the existing house to allow for the alignment
and extension of Bismark Street which would necessarily result in the reconfiguration of the
subdivision but not an additional formal preliminary plat review.
14. That a minimum of two-thirds of the necessary infrastructure for each phase of the subdivision
shall be completed prior to final plat submittal. With the filing of the final plat for each phase,
an additional three-year extension shall be automatically granted for subsequent phases.
15. All areas disturbed during development of the subdivision shall be re -vegetated with a weed -
free mix immediately after development.
16. That preliminary approval shall be valid for a period of three years from the date of approval.
SECTION III. Upon proper review and filing of the Final Plat of said subdivision in the
office of the Flathead County Clerk and Recorder, said premises shall be a
subdivision of the City of Kalispell.
PASSED AND APPROVED BY THE CITY COUNC D SIGNED BY THE MAYOR OF
THE CITY OF KALISPELL, THIS 19TH DAY OF AY, 2 03.
FO
ATTEST: Mayor
Theresa White
City Clerk
A tract of land, situated, lying, and being in the Northeast quarter of the Northwest quarter of
Section 19, Township 28 North, Range 21 West, P.M.,M., Flathead County, Montana, and more
particularly described as follows to wit:
ence a sou e
Thence along said R/W S88021'24"W 167.33 feet to the Easterly RM of a 60 foot city road
known as Denver Avenue; Thence along said R/W N00023'05" W 60.01 feet: Thence leaving
said R/W N88121'24" E 167.39 feet; Thence N0001758"W 250.73 feet; Thence N88009'33"E
54.99 feet; Thence N00016'17"W 221.23 feet to the approximate thread of Ashley Creek;
Thence along said thread the following six courses: S40037'34�'E 118.58 feet: S310 19'10"E
64.96 feet; S0605738E 23.72 feet; S49112'59E 63.20 feet; S420582aE 160.68 feet;
S33034'59"E 17.24 feet; Thence leaving said thread S0001810E 383.01 feet to the point of
beginning and containing 4.415 acres. Together with a 60 foot road and utility easement as
shown hereon: Subject to and together with all appurtenant easements of record.
Tri-City Planning Office
17 Second Street East — Suite 211
Kalispell, Montana 59901
Phone: (406) 751-1850
Fax: (406) 751-1858
tricitygcenturytel.net
May 12, 2003
Chris Kukulski, City Manager
City of Kalispell
P.O. Box 1997
Kalispell, MT 59903
Re: Ashley Meadows Subdivision Preliminary Plat
Dear Chris:
The Kalispell City Planning Board met on April 29, 2003 and held a public hearing to
consider a request by Tim Knoll for preliminary plat approval of a 13-lot residential
subdivision on approximately 4.4 acres located near the northeast corner of Bluestone
and Denver Avenue in southwest Kalispell. A petition for annexation and an initial
zoning assignment of R-4, Two Family Residential, has been filed concurrently with
the preliminary plat application.
Narda Wilson, of the Tri-City Planning Office, presented staff report KPP-03-3
evaluating the proposal. She noted that two variances were being sought with this
subdivision; one that would allow a variance to the required roadway offset of 125 feet
to 100 feet for the extension of Bismark Street and one to the three to one length to
width lot ratio. Wilson explained that the applicants house lies in the path of the
roadway that would potentially be extended and would result in a loss if it were to be
attempted to be relocated. The other variance was based on the topography of the
property and the shape of the parcel. The staff recommended approval of the
variances and the preliminary plat for the subject to the conditions outlined in the
staff report.
At the public hearing the applicants spoke in favor of the proposal and explained that
they intended to continue to live on the property and make some lots available to other
family members. The said they agreed with the conditions recommended by the staff.
Two property owners from Stratford Subdivision to the south opposed the subdivision
stating that they were concerned about traffic, density and safety.
After the public hearing the board discussed the proposal, and recognized other
similar development that had taken place in the area recently. They also noted that
this project complies with the Kalispell Growth Policy recently drafted by the planning
board and adopted by the Kalispell City Council. They agreed that there were
legitimate reasons for the variances being requested.
Providing Community Planning Assistance To:
• City of Kalispell • City of Columbia Falls • City of Whitefish •
Ashley Meadows Subdivision Preliminary Plat
May 12, 2003
Page 2
A motion was made to approve the preliminary plat subject to the recommended
conditions as amended which passed unanimously. Please schedule consideration of
this preliminary plat for the Kalispell City County meeting of May 19, 2003. You may
contact this board or Narda Wilson at the Tri-City Planning Office if you have any
questions regarding this matter.
Sincerely
KalisCity Planning Board
Ron Van Natta
President
RVN/NW
Attachments: Attachment A - Recommended Conditions of Approval
Staff report KPP-03-3 and application materials
Draft minutes 4/29/03 planning board meeting
c w/ Att: Theresa White, Kalispell City Clerk
c w/o Att: Tim Knoll, 880 Sunnnyside Drive, Kalispell, MT 59901
Sands Surveying, 2 Village Loop, Kalispell, MT 59901
H: \FRDO \TRANSMIT\KALISPEL\2003 \KPP-03-3.DOC
Ashley Meadows Subdivision Preliminary Plat
May 12, 2003
Page 3
ATTACHMENT A
ASHLEY MEADOWS SUBDIVISION PRELIMINARY PLAT
CONDITIONS OF APPROVAL AS RECOMMENDED BY THE
KALISPELL CITY PLANNING BOARD
APRIL 29, 2003
The Kalispell City Planning Board is recommending the following conditions to the
Kalispell City Council for the above referenced preliminary plat. A public hearing was
held on this matter at the April 29, 2003 planning board meeting:
Development of the subdivision shall be platted in substantial compliance with
the approved preliminary plat which governs the location of lots and roadways
within the subdivision.
2. That all of the necessary infrastructure for this subdivision shall be reviewed and
approved by the Kalispell Public Works Department for compliance with the
Kalispell Design and Construction Standards and a letter Kalispell Public Works
Department approving the plans and specifications for water, sewer and drainage
facilities for the subdivision shall be submitted with the final plat.
3. A letter from an engineer licensed in the State of Montana certifying that the
improvements have been installed according to the required specifications shall
be submitted at the time of final plat approval along with a letter from the
Kalispell Public Works Department stating that the required improvements have
been inspected and comply with the City standards.
4. Development of the landscape boulevard with location of street trees shall be
placed in accordance with a plan approved by the Kalispell Parks and Recreation
director.
5. The road within the subdivision shall be named "Defy e-- r'^ and signed in
accordance with the policies of the Kalispell Public Works Department and the
Uniform Traffic Control Devices Manual and be subject to review and approval of
the Kalispell Fire Department.
6. The developer shall provide a letter from the U.S. Postal Service approving the
plan for mail service.
7. That the parkland dedication requirements shall be met by paying cash -in -lieu of
parkland dedication in the amount of one ninth of the area devoted to lots or 0.38
acres, based on a value of $10,000 per acre in the amount of $3,887.
8. Street lighting shall be located within the subdivision and shall be shielded so
that it does not intrude unnecessarily onto adjoining properties.
9. That the lots within the subdivision be reconfigured so that all lots meet the
minimum 50-foot lot width requirements of the R-4 zoning district.
0 0
Ashley Meadows Subdivision Preliminary Plat
May 12, 2003
Page 4
10. The 100-year floodplain be indicated on the final plat.
11. Lots 4 and 5 shall have a minimum 40 by 40 foot building pad indicated on the
plat that comply with the zoning setbacks of the R-4 zone are not on slopes in
excess of 25 percent.
12. The remainder parcel shall be annexed into the city of Kalispell concurrent with
or prior to final plat approval of any phase of this subdivision.
13. That consideration be given to the relocation of the existing house to allow for the
alignment and extension of Bismark Street which would necessarily result in the
reconfiguration of the subdivision but not an additional formal preliminary plat
review.
14. That a minimum of two-thirds of the necessary infrastructure for each phase of
the subdivision shall be completed prior to final plat submittal. With the filing of
the final plat for each phase, an addition three-year extension shall be
automatically granted for subsequent phases.
15. All areas disturbed during development of the subdivision shall be re -vegetated
with a weed -free mix immediately after development.
16. That preliminary approval shall be valid for a period of three years from the date
of approval.
AOL
RECPTVED
1827 Bluestone
3 Kalispell MT 59901
APR 2 ✓ �
April 28, 2003
TRI-CITY PL4� I;!% OFFIr
Tri-City Planning Board
Kalispell City Planning Board and Zoning commission
Narda A. Wilson, Senior Planner
17 2nd Street East Suite 211
Kalispell MT 59901
Re: Ashley Meadows Hearing, Tuesday, April 29, 2003
Dear Narda:
This letter identifies my strong objections to the proposed preliminary plat of Ashley
Meadows. I am a homeowner on the southern boundary of the Ashley Meadows
preliminary plat. There are two reasons for writing this letter.
(1) I strongly object to the rezoning of the land from RI (single residential) to R4
(multifamily unit). I used to live in the Greatview area of Ashley Park and moved
out of the multifamily unit area for peace and quiet and a true "neighborhood" of
families invested in their homes.
a. If this area is rezoned as proposed, according to the preliminary plat
provided by the Notice of Hearing on this matter, lots 9-13 could be
developed as multi -family units. This means that apartment houses and
duplexes would be built next to my property, creating a situation very
similar to the one from which I moved just one year ago.
b. According to the implementation strategy of the City Growth Policy,
pages 60-61 section 13.1(g), inside the city of Kalispell, zoning should be
based upon the land use designation of the growth policy map. It is my
understanding that this map indicates that the zoning for this area is
currently RI. I believe that the planning commission should honor their
own guidelines. Nothing compels the city to change the R1 property to R4
except proximity to property already classified as R4. I recognize that the
area in which I live is zoned R4. However, I have objections to the high
density being created in the Ashley Park and surrounding subdivisions. I
moved to my house because it was sold to me as single-family housing.
The entire block is single-family housing. The land next to my property
should remain zoned for single-family housing.
(2) I strongly urge the planning council to reconsider the design of the proposed
preliminary plat for Ashley Meadows for the following reasons:
a. According to section 13.2 (e)(c) of the Kalispell Growth Policy, the
subdivision road designs should be based primarily on a grid street system
3 � �
with a provision for anticipated future roadway extension that should be
indicated as a future roadway on the final plat. The proposal before the
Commission in this matter does not conform to this guideline. The
proposal creates a cul-de-sac with only one exit that neither aligns with the
existing street grid nor provides for traffic control. It could not ever align
to the designed South Meadows Drive road access across Ashley Creek as
the city maps indicate.
b. If 13 homes were built on the 13 lots, each with two cars, the traffic each
day would be at least 26 vehicles. Increasing that to duplexes, the traffic
would increase to 52 vehicles per day at the one intersection. This does
not account for any other type of vehicular traffic including visitors, mail,
delivery vans, etc. My neighbors on the corner of Denver and Bluestone
have already noticed the extensive increase of traffic from the Ashley Park
IV and other subdivisions. I am sure that the people on the corner of this
proposed subdivision would soon tire of the noise from stop/go traffic and
want to move out. The beautiful mornings of hearing the pheasants,
ducks, meadowlarks will be gone.
c. Section 13.2 (f) states that subdivision design should strive to maintain the
quality and integrity of the natural environment in sensitive areas should
be integrated rather than eliminated. This proposal does not address
concerns with regard to building houses on the very banks of the Ashley
Creek. This area has water problems. I believe underground springs may
exist. I have water in my crawl space. Part of the proposed property is
within the 100-year floodplain.
If subdivision were inevitable, it would be far more appropriate to create a subdivision
that enhances the surrounding neighborhood. It should be designed to minimize the
amount of asphalt for roads (cul-de-sac turn -around) and maximize the natural contour of
the land. It should follow already established policies. It should protect the creek banks
and ensure that all residents of the area have access to the beauty, peace and quiet that
surrounds them.
Defining the quality of life for all Kalispell residents means ensuring that neighborhoods
reflect the values of the people. This is why I am protesting the proposed preliminary plat
for Ashley Meadows. I am sure that the people in this neighborhood want well built,
nicely designed homes that encourage a diverse population to live in symmetry with the
land. Keeping this area R1 zoned will be a start in the right direction. Making changes to
the preliminary plat is essential to a well -planned Kalispell.
Sincerely,
J
uulso�
Tri-City Planning Board
Kalispell City Planning Boards and Zoning Commission
Narda A. Wilson, Senior Planner
17 2nd Street East, Suite 201
Kalispell, MT 59901
RE: Ashley Meadows Subdivision and Hearing
Dear Narda and Board Members,
.0EC-EJ8;ED
APR 2 � 2003
My wife and I strenuously and violently object to the proposed "Ashley
Meadows" subdivision. We are homeowners on the southern border of this development
(Stratford Village Lot #9). People are moving in droves into Kalispell and the Flathead
Valley and will continue to do so for years. Additional well -planned and thought-out
development is necessary in order to accommodate these people and preserve and
improve the character of this city and valley. "Ashley Meadows" fails to meet these
requirements.
General Objections:
Development of the City of Kalispell should be well thought-out ahead of time.
This requires incorporation and development of new areas as blends of green space,
neighborhood parks, and single family as well as multifamily housing units fitting into a
pre-existing city plan. "Ashley Meadows" has only the housing units. It partly extends
on to Ashley creek and its' 100-year-flood-plain. Lots 2-6 seriously risk damaging the
southern bank of the creek and its' stream bed. Developing these lots will undoubtedly
damage, degrade, and diminish the "green" space that exists about the creek and within
view of our neighborhood. There is no plan for a neighborhood park. This exacerbates
the existing problem in our burgeoning community. This can only worsen as the last
phases of Stratford Village are completed along with the housing units to be built west
and north of "Lonepine View Estates." The alleged "park" in the Ashley creek flood
plain along Begg Park Road is simply too far, too undeveloped, and too dangerous for
young children in our community to use. The baseball fields are always locked (except
for league games) and unavailable for community use. My children and our neighbors'
children currently play in the street (when outside). Although the speed limit is 25MPH,
vehicles routinely go by much faster even when children are easily observed playing in
and next to the roadway. This potential danger will increase as the number of cars in and
passing through the neighborhood streets increases. A truly local community
park/playground would solve much of these problems (this will be much cheaper than a
trip to the Emergency Room or a Forensic Autopsy). There is no attempt to incorporate
this crowded aggregate of units into the city grid system or blend it into the community
comprised of the existing homes which border it and the planned homes which will be
built in the already approved subdivisions nearby. It is a cul-de-sac and accessible only
from Denver Avenue. It will be impossible (as currently configured) to ever link these
drivers directly to the proposed South Meadows Drive extension on its east side.
r
Personal Objections
The "Ashley Meadows" lots closest to our property are large enough to permit the
construction of duplexes or multifamily townhouses. This would abrogate the
"community" of single -family -owned residences in which we live, replacing it with a
more mobile, temporary community. View -obstructing barriers and fences are NOT
permitted (by covenant) in Stratford Village. This would be rendered moot by
multifamily unit construction in the land immediately North of us. Furthermore, we
purchased our home with the desire of establishing long-term relationships with our
neighbors. This would be completely sacrificed with the construction of multifamily
dwellings, which by their very nature encourage "transitional residents," and the
weakening of the type of community with which we grew up and now desire for our
family.
We urgently request the Planning Council to revise the "Ashley Meadows"
subdivision as it is currently proposed. We urge the incorporation of this development
into the existing city road grid, preservation of green space and the Ashley creek
environment, and zoning to maintain consistency (visual and temporal) with the adjacent
neighborhood.
However, if this whole cockamamie "get rich and trash the area cause I'm leaving with
my bucks and moving where its' beautiful" scheme can be scuttled, it would be the best
solution for the future of the neighborhood and city. At least until a long-term, well
thought-out vision for the expansion of Kalispell (and surrounding county) can be
accomplished. The current piecemeal, unplanned urban sprawl, "lets' repeat others'
mistakes" version of city engorgement/enlargement must be curtailed.
Sincerely,
David Smirnow, MD _
i
ASHLEY MEADOWS SUBDIVISION
TRI-CITY PLANNING OFFICE
STAFF REPORT #KPP-03-3
APRIL 22, 2003
A report to the Kalispell City Planning Board and the Kalispell City Council regarding a
request for preliminary plat approval of a 13-lot residential subdivision. A public
hearing on this proposal has been scheduled before the planning board for April 29,
2003 in the Kalispell City Council Chambers. The planning board will forward a
recommendation to the city council for final action.
BACKGROUND- A request for annexation and an initial zoning designation of City R-4,
Two Family Residential, has been filed concurrently with the preliminary plat
application.
Petitioner and Owners: Tim Knoll
880 Sunnyside Drive
Kalispell, MT 59901
(406) 755-8627
Technical Assistance: Sands Surveying, Inc.
2 Village Loop
Kalispell, MT 59901
(406) 755-6481
1. Location and Legal Description of Property: The property proposed for annexation
lies east of Lone Pine View Estates, south of Sunnyside Drive and north of Stratford
Subdivision Phase 1. The property proposed for annexation and initial zoning can be
described as a portion of Assessor's Tract 7AACAA and Assessor's Tract 7ABA located
in Section 19, Township 28 North, Range 21 West, P.M.M., Flathead County,
Montana.
2. Nature of Application: This is a request for preliminary plat approval of a 13-lot
residential subdivision on approximately 4.415 acres in the southwest part of
Kalispell. A request for annexation into the city and assignment of an initial zoning
designation of R-4, a Two -Family Residential zone that is intended primarily for
single-family and duplex homes has been filed concurrently with the application for
preliminary plat approval. A remainder parcel of approximately one acre where the
property owner has his home is not part of this subdivision and is not proposed for
annexation to the city. This property where is house is located is zoned County R-1,
Suburban Residential which requires a minimum of a one acre lot. A new internal
subdivision road will be constructed off of Denver Avenue to the east that will
provide access to the newly created lots. This road will be constructed to City
standards. City water and sewer are located in the Denver Avenue right of way and
will be extended to the east within the new internal roadway. Because of the
relatively small size of the subdivision the developer is proposing to pay cash in lieu
of parkland dedication.
I
The new internal subdivision road does not align with Bismark Street because the
property owner's house is squarely in the middle of where the right of way should be. A
125-foot separation between the roadways is required in the subdivision regulations.
This offset will require that a variance be granted to the roadway alignment requirements
of the Kalispell Subdivision Regulations or would require that the house be
relocated.
3. Size:
Total Area: 4.415 acres
Total Lot Area in Lots: 3.534 acres
Area in Roads: 0.881 acres
Minimum Lot Size: 6,752 square feet (0.155 acres)
Maximum Lot Size: 32,497 square feet (0.746 acres)
4. Existing Land Use: This property is currently in grasslands and is otherwise
undeveloped.
5. Adjacent Land Uses and Zoning: The area is characterized by single-family and
townhouse residential development in the area to the south and east and larger lots
to the west.
North: Rural residential and single-family homes, County R-1 zoning
East: Rural residential development, County R-1 zoning
South: Stratford Subdivision; City R-4 zoning.
West: Urban residential and single-family homes, City R-3 zoning
6. General Land Use Character: The general land use character of the area is
developed at an urban density to the east and south where City services are available
and is rural residential in character further to the west. There are some large parcels
in the area that have good development potential once City services are extended to
the area and this is one of them
7. Zoning: This property is proposed for annexation and a zoning designation of R-4, a
Two Family Residential, which allows single-family and duplex housing as permitted
uses. The minimum lot size requirement in the district is 6,000 square feet and a
minimum lot width of 50 feet with setbacks of 15 feet in the front and on side
corners, five feet on the side yards and 10 feet in the rear.
S. Utilities: This subdivision would receive full City services.
Water:
City of Kalispell
Sewer:
City of Kalispell
Solid Waste:
City of Kalispell
Gas:
Montana Power Company
Electricity:
Flathead Electric Coop (underground)
Telephone:
CenturyTel (underground)
Fire:
City of Kalispell
Schools:
School District #5, Kalispell
Police:
City of Kalispell
2
�1
This matter came before the site development review committee and there was support
for the subdivision. However, the committee agreed that the developer should be
encouraged to reconsider the relocation of the house so that the roadways align thereby
resulting in a better subdivision design, additional lots and no requirement for the
variance. The committee also agreed that this would be a recommendation to the
developer and not a requirement. Additionally the committee agreed that the developer
should be required to annex the remainder parcel of property rather than keep a wholly
surrounded piece of property within the city limits. Another issue that relates to the
creation of the remainder tract and leaving it in the County with an R-1 designation it
that it does not appear to meet the minimum lot size requirement of the R-1 zoning
district of one acre. There may also be some health department issues relating to the
use of an on -site sewage treatment system on a newly created parcel with a lot size of
less than one acre.
This application is reviewed as a major subdivision in accordance with statutory criteria
and the Kalispell City Subdivision Regulations.
A. Effects on Health and Safety:
Eire: This subdivision would be in the service area of the Kalispell Fire
Department. The property can be considered to be a low risk of fire because the
subdivision and homes within the subdivision would be constructed in
accordance with the Uniform Fire Code and have access which meets City
standards. All of the lots will abut a street that has been constructed to City
standards. The property does not have steep slopes or woody fuels. Hydrants will
be required to be placed in compliance with the requirements of the Uniform Fire
Code and the approved by the fire chief. The fire access and suppression system
should be installed and approved by the fire department prior to final plat
approval because of potential problems with combustible construction taking
place prior to adequate fire access to the site being developed.
Flooding: According to FIRM Panel #1815 dated 9/30/92 the site has a floodplain
area that lies along the northern boundary of Ashley Creek. The lots have been
designed in such a way as to avoid any filling or development within the 100-year
floodplain. Ashley Creek provides an amenity to this subdivision and does not
pose any significant development constraints or pose any threat of flooding to the
newly developed lots.
Access: Access to the subdivision would be from a new internal roadway that will
be developed off of Denver Avenue to the east that will provide access to all of the
newly created lots. As previously mentioned the property owner's house lies
directly in the line of the extension of Bismark Street and would have to be
relocated in order to align the roadways. The Kalispell Subdivision Regulations,
Section 3.09(K)(3) requires that roadways be offset a minimum of 125 feet from
the center line for local roads. The newly developed subdivision road will be offset
from centerline to centerline from Bismark Street approximately 100 feet. The
roadway offset will require a variance to the subdivision regulations which will be
evaluated later in this report. The new internal subdivision road would be
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constructed to City standards and will provide good access to the lots. Roads that
are part of the fire access and suppression system within the subdivision should
be completed prior to final plat submittal so that the fire department can have
access to the homes under construction within the subdivision.
B. Effects on Wildlife and Wildlife Habitat:
This property is generally level with a gentle slope and was used for agricultural
purposes. There may be some migratory birds and occasional deer may visit the
site, however, this area does not provide significant habitat for wildlife. Lone Pine
Game Preserve is in this area and is situated southwest of Kalispell and is
bounded by Foys Lake Road and 18th Street on the north, Airport Road on the
east, and Foys Canyon Road on the south and west. The Preserves were created
by the Fish, Wildlife, & Parks Commission in the 1960's for the purpose of
protecting wildlife within these areas. The rules generally prohibit the carrying or
discharging of firearms, creating disturbances tending to frighten or drive away
game animals or birds, or chasing wildlife by dogs. Trapping of forbearing
animals during permitted seasons is allowed. This property may provide some
limited wildlife habitat but cannot be considered to be important wildlife habitat
and does not provide habitat for endangered species.
C. Effects on the Natural Environment:
Surface and groundwater: This subdivision will be served by public water and
sewer thereby minimizing any potential impacts to the groundwater. Ashley
Creek creates a northern boundary on the parcel to the east. Some impacts to the
creek could be created from the development of lawn areas along the creek side
and the creation of impervious surfaces which can generate the stormwater
runoff.
Drainage: This site is relatively level and does not pose any unusual challenges to
site drainage. Curbs and gutters will be installed and a storm drain management
plan will have to be developed to address the runoff from the site. There is no
City storm drain system in the immediate area and storm water will have to be
managed using on -site retention methods as part of the stormwater management
plan. A stormwater retention area is indicated on the plat near the northern
portion of the site near Ashley Creek. This may be a viable option, but will be
required to be developed in accordance with state and local standards.
D. Effects on Local Services:
Water: Water service to the subdivision would be provided by the City of Kalispell
and extended from a water main that lies to the west of this subdivision in the
Denver Avenue right of way. The water extension would be done solely at the
developer's expense. The water main extension will provide water service to the
homes in the subdivision as well as the fire flows needed to meet the
requirements of the Uniform Fire Code. The water system for the subdivision will
be reviewed and approved by the Kalispell Public Works Department and the
Kalispell Fire Department as part of the development of the subdivision and it
phases.
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Sewer: Sewer service will be provided by the City of Kalispell with the extension
of existing sewer mains from the west at the developer's expense. The sewer is
currently located in the Denver Avenue right-of-way and will be extended to the
east within the new right-of-way. Design and construction of the main will be
reviewed and approved by the Kalispell Public Works Department and will be
required to be constructed in accordance with the City of Kalispell's Design and
Construction Standards.
Roads: Traffic projections for this subdivision are estimated to be approximately
130 additional vehicle trips per day based on the estimate of 10 vehicle trips per
residence per day in the area. The subdivision roads will be constructed to City
standards and would include curb, gutter, sidewalks and landscape boulevards
within the subdivision. The internal subdivision road will access onto Denver
Avenue. The grid system established in the area and existing network of roads
will be insignificantly impacted by this development, and the impacts would not
be beyond the capacity of the roads in the area nor would they be beyond that
which would be anticipated as a result of continued growth and urban expansion
in the area. Once the roads have been constructed and accepted by the City of
Kalispell, they will be dedicated to the City and maintained. Once constructed the
roadway would be turned over to the City of Kalispell for ownership and
maintenance.
Schools: This development is within the boundaries of School District 5,
Kalispell. The school district superintendent has consistently responded to these
new subdivisions by stating that the district has no objections to the subdivision
and will accommodate any new students into the district. It can be anticipated
that approximately five to seven additional school age children may be generated
from this subdivision at full build out. This would have an insignificant impact on
the district.
Parks and Open_ Space: The state and local subdivision regulations have parkland
/ open space requirements for major subdivisions in the amount of 11 percent or
one -ninth of the area proposed for the development. The environmental
assessment states that cash -in -lieu of parkland is being proposed. With 3.534
acres in lots the parkland requirement would be the unimproved value of 0.39
acres of land. The environmental assessment values the land at $10,000 per acre
which seems plausible considering the location of the property and the value
recently assigned to property that lies to the west in Sunnyside Subdivision and
property that lies to the south in Stratford Subdivision. For the purposes of
calculating parkland dedication, the fair market value is the value of the
undivided, unimproved land. Based on this formula the developer would be
required to pay $3,887 for cash in lieu of parkland dedication.
Police: This subdivision would be in the jurisdiction of the City of Kalispell Police
Department. The department can adequately provide service to this subdivision,
however the cumulative impacts of growth within the city further strains the
department's ability to continue to provide the high level of service the
department is committed to.
Fire Protection: Fire protection services will be provided by the Kalispell Fire
Department, and the subdivision will need to meet the requirements of the
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Uniform Fire Code. The fire department will review and approve the number and
location of hydrants within the subdivision as well as fire flows and access.
Although fire risk is low because of good access and fairly level terrain, the fire
department is recommending that access to the subdivision and the hydrants be
in place prior to final plat approval and / or use of combustible materials in
construction.
Solid Was Solid waste will be handled by the City of Kalispell and taken to the
Flathead County Landfill. There is sufficient capacity within the landfill to
accommodate this additional solid waste generated from this subdivision.
Medical Services: Ambulance service is available from the fire department and
ALERT helicopter service. Kalispell Regional Hospital is close, less than two miles
from the site.
E. Effects on Agriculture and agricultural water user facilities: The site has been
traditionally used for very limited agricultural purposes primarily grassland. The
land is more efficiently and effectively used for urban residential development. Its
location within the planning jurisdiction and its proximity to urban services
makes this property prime for the type of development being proposed. There will
be relatively little impact on agricultural uses within the Valley and no impact on
agricultural water user facilities since this property will be served by a public
water system.
F. Relation to the Kalispell Growth Policy: This property is in the Kalispell
Growth Policy potential utility service area and is anticipated to develop as an
Urban Residential area. This land use designation anticipates a density of four to
12 dwelling unit per acre. Since this property is zoned R-4, a single-family and
duplex residential district, it can be calculated that this subdivision has a density
of approximately three to eight dwelling units per gross acres. Areas designated
as Urban Residential are anticipated to be served by community water and sewer
and have good access to services and public facilities. The proposed development
is in compliance with the anticipated uses and development of the growth policy.
G. Compliance with Zoning: This property has been zoned R-4, a Two -Residential
district that is intended for single-family and duplex residential development and
has a minimum lot size requirement of 6,000 square feet and a minimum lot
width of 50 feet. Lots 3, 4 and 5 do not appear to meet the minimum lot width
requirements of 50 feet, but could be reconfigured in such a way that they do
comply with minimum lot width standards.
H. Compliance with the Subdivision Regulations: The proposed subdivision does
not comply with the Kalispell Subdivision Regulations and the applicants are
requesting two variances to the subdivision regulations as follows:
Variance : Section 3.06(G), Lots "No lot shall have a depth greater than three
times its average width unless the average lot width is greater than 200 feet.".
1. The developer is requesting a variance to this requirement for lots 1, 2, 3, 4
and 5 which exceed the three to one length to width ratio.
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Variance e Section 09(K)(3), Streets and Road Design c+a,.,a.,rds "Two streets
meeting a third street from opposite sides shall meet at the same point, or their
centerlines shall be offset at least 125 feet for local roads and 300 feet for arterials
or collectors.
2. The developer is requesting a variance to this requirement to allow the offset of
the new internal subdivision road with Bismark Street to be 100 feet rather than
125 feet.
EvalLation of the Marianne R qm--Qts The Kalispell Subdivision Regulations
provide for the granting of variances subject to the adoption of findings outlined
under Section 7.01(A) and findings made that the following criteria are met, each of
which is discussed below.
Varian 7 • Section 06(G), ot'S "No lot shall have a depth greater than three
times its average width unless the average lot width is greater than 200 feet.". The
developer is requesting a variance to this requirement for lots 1, 2, 3, 4 and 5 which
exceed the three to one length to width ratio.
1. The granting of the variance will not be detrimental to public health, safety or
general welfare or injurious to other adjoining properties.
A portion of the area included within these lots is part of the slope down to Ashley
Creek, the floodplain area and Ashley Creek. This would not pose a detriment to
the property owners or the public.
2. The conditions on which the variance is based are unique to the property on
which the variance is sought and are not applicable generally to other
property.
The configuration of this lots is necessitated by the configuration of the parent
tract and it odd shape. There are no satisfactory alternative designs that could be
used to comply with the length to width ratio for this property.
3. Because of the particular physical surroundings, shape or topographical
conditions of the specific property, a particular hardship would result as
distinguished by a mere inconvenience if the strict letter of the regulations
were enforced.
There are constraints associated with the physical, topographical and shape of
this property that tend to dictate a configuration of the lots so they are not evenly
and lineally platted. It would be nearly impossible to redesign the subdivision to
comply with this standard since a portion of the lots would be on a slope area or
within the 100-year floodplain.
4. The variance will not cause a substantial increase in public costs.
There can be no foreseen costs that would be passed on to the public as a result
of granting this variance.
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5. The variance will not, in any manner, vary the provisions of any adopted
zoning regulations or growth policy.
This variance request does not vary the provisions of the zoning ordinance nor
does it compromise the goals and policies of the Kalispell Growth Policy 2020.
Variance Section 3 09(K)(3), Str ets and Road Design Standards "Two streets
meeting a third street from opposite sides shall meet at the same point, or their
centerlines shall be offset at least 125 feet for local roads and 300 feet for arterials
or collectors. The developer is requesting a variance to this requirement to allow
the offset of the new internal subdivision road with Bismark Street to be 100 feet
rather than 125 feet.
1. The granting of the variance will not be detrimental to public health, safety or
general welfare or injurious to other adjoining properties.
The requirement for the offset of the center line is to provide clear traffic control,
maintain sight distance, to provide adequate turning room and minimize traffic
conflicts. The offset requirement is being compromised by approximately 25 feet
which should result in a relatively insignificant impact to the public safety and
welfare of the residents of the area primarily because of the limited number of
new residents that will be living in this subdivision thereby generating a limited
amount of traffic onto Denver Avenue.
2. The conditions on which the variance is based are unique to the property on
which the variance is sought and are not applicable generally to other
property.
This variance is being requested because the property owner's house is located
within the area that would be required for a right-of-way extension of Bismark
Street. If the house were not in its current location the variance would not be
needed. This situation does not often arise and was not anticipated when
developing the subdivision regulations.
3. Because of the particular physical surroundings, shape or topographical
conditions of the speck property, a particular hardship would result as
distinguished by a mere inconvenience if the strict letter of the regulations
were enforced.
There are physical constraints associated with the offset alignment of this
roadway with the property owner's house in the middle of the required right-of-
way. It does appear that the requirement to remove and relocate the house would
result in a particular hardship rather than a mere inconvenience in order to align
these two roads.
4. The variance will not cause a substantial increase in public costs.
There can be no foreseen costs that would be passed on to the public as a result
of granting this variance.
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5. The variance will not, in any manner, vary the provisions of any adopted
zoning regulations or growth policy.
This variance request does not vary the provisions of the zoning ordinance nor
does it compromise the goals and policies of the Kalispell Growth Policy 2020.
RECOMMENDATION FOR VARIANCES TO THE KALISEPLL SUBDIVISION
REGULATIONS: Based on the above findings the staff would make the following
recommendations:
Variance 1 • Section 06(G), Lots "No lot shall have a depth greater than three
times its average width unless the average lot width is greater than 200 feet.".
❖ This variance be granted.
Variance Section 3.0(K)(3), Streets and Road Design Standards, "TWO streets
meeting a third street from opposite sides shall meet at the same point, or their
centerlines shall be offset at least 125 feet for local roads and 300 feet for arterials
or collectors.
This variance be granted.
Staff recommends that the Kalispell City Planning Board adopt staff report #KPP-03-36
as findings of fact and recommend to the Kalispell City Council that the preliminary plat
be approved subject to the following conditions:
1. Development of the subdivision shall be platted in substantial compliance with the
approved preliminary plat which governs the location of lots and roadways within
the subdivision.
2. That all of the necessary infrastructure for this subdivision shall be reviewed and
approved by the Kalispell Public Works Department for compliance with the
Kalispell Design and Construction Standards and a letter Kalispell Public Works
Department approving the plans and specifications for water, sewer and drainage
facilities for the subdivision shall be submitted with the final plat.
3. A letter from an engineer licensed in the State of Montana certifying that the
improvements have been installed according to the required specifications shall be
submitted at the time of final plat approval along with a letter from the Kalispell
Public Works Department stating that the required improvements have been
inspected and comply with the City standards.
4. Development of the landscape boulevard with location of street trees shall be placed
in accordance with a plan approved by the Kalispell Parks and Recreation director.
5. The road within the subdivision shall be named "Denver Court" and signed in
accordance with the policies of the Kalispell Public Works Department and the
Uniform Traffic Control Devices Manual and be subject to review and approval of
the Kalispell Fire Department.
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6. The developer shall provide a letter from the U.S. Postal Service approving the plan
for mail service.
7. That the parkland dedication requirements shall be met by paying cash -in -lieu of
parkland dedication in the amount of one ninth of the area devoted to lots or 0.38
acres, based on a value of $10,000 per acre in the amount of $3,887.
8. Street lighting shall be located within the subdivision and shall be shielded so that
it does not intrude unnecessarily onto adjoining properties.
9. That the lots within the subdivision be reconfigured so that all lots meet the
minimum 50-foot lot width requirements of the R-4 zoning district.
10. The 100-year floodplain be indicated on the final plat.
11. Lots 4 and 5 shall have a minimum 40 by 40 foot building pad indicated on the plat
that comply with the zoning setbacks of the R-4 zone are not on slopes in excess of
25 percent.
12. The remainder parcel shall be annexed into the city of Kalispell concurrent with or
prior to final plat approval of any phase of this subdivision.
13. That consideration be given to the relocation of the existing house to allow for the
alignment and extension of Bismark Street which would necessarily result in the
reconfiguration of the subdivision but not an additional formal preliminary plat
review.
14. That a minimum of two-thirds of the necessary infrastructure for each phase of the
subdivision shall be completed prior to final plat submittal. With the fling of the
final plat for each phase, an addition three-year extension shall be automatically
granted for subsequent phases.
15. All areas disturbed during development of the subdivision shall be re -vegetated with
a weed -free mix immediately after development.
16. That preliminary approval shall be valid for a period of three years from the date of
approval.
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0
ASHLEY MEADOWS
ENVIRONMENTAL ASSESSMENT
GENERAL INSTRUCTIONS
This Environmental Assessment format shall be used by the applicant as a guide in compiling a
thorough description of the potential impacts for the proposed subdivision. Each question pertinent
to the proposal must be addressed in full (both maps and text), those questions not applicable shall be
so stated. Incomplete Environmental Assessments will not be accepted.
The sources of information for each section of the Assessment shall be identified. All Environmental
Assessments shall contain the signature, date of signature and mailing address of the owner of the
property and the person, or persons, preparing the report.
GEOLOGY
Locate on a copy of the preliminary plat:
Any known hazards affecting the development which could result in property
damage or personal injury due to:
Falls, slides or slumps - soil, rock, mud, snow NONE KNOWN
2. Any rock outcropping NONE
2. Describe any proposed measures to prevent or reduce the danger of property damage
or personal injury from any of these hazards. N/A
II. SURFACE WATER
Locate on a copy of the preliminary plat:
Any natural water systems such as streams, rivers, intermittent streams, lakes or
marshes (also indicate the name and sizes of each). ASHLEY CREEK RUNS
THRU THE NORTHERN BOUNDARY OF THE PROPERTY. REFER TO
PRELIMINARY PLAT FOR CENTERLINE OF THE CREEK.
2. Any artificial water systems such as canals, ditches, aqueducts, reservoirs and
irrigation systems (also indicate the names, sizes and present uses of each). NONE
2. Any Areas subject to flood hazard, or if available, 100-year flood plain maps (using
best available information). AS PER FIRM MAP 300231815 D, ONLY THE
EDGE OF THE CREEK AREAS ARE DESIGNATED AS FLOOD ZONE A.
THE REMAINDER OF THE PARCEL IS DESIGNATED AS ZONE C-
ARERS OF MINIMAL FLOODING.
III. VEGETATION
1. Locate on a copy of the preliminary plat the major vegetation types within the
subdivision (e.g., marsh, grassland, shrub and forest). THE PARCEL IS
CURRENTLY VACANT.
2. Describe the amount of vegetation that is to be removed, or cleaned, from the site,
and state the reasons for such removal. VEGETATION REMOVAL WILL BE
WITHIN THE ROAD RIGHT OF WAY AND BUILDING SITES.
3. Describe any proposed measures to be taken to protect vegetative cover. WEED -
FREE GRASS SEED WILL BE REPLANTED IN THE DISTURBED
BUILDING AREAS AND LAWNS WILL BE ESTABLISHED.
IV. WILDLIFE
1. What major species of fish and wildlife, if any, use the area to be affected by the
proposed subdivision? DEER AND BIRDS FREQUENT THE AREA.
2. Locate on a copy of the preliminary plat any known important wildlife areas, such as
big game winter range, waterfowl nesting areas, habitat for rare and endangered
species and wetlands. NONE KNOWN
3. Describe any proposed measures to protect wildlife habitat or to minimize habitat
degradation. NONE PROPOSED
22. AGRICULTURE AND TIMBER PRODUCTION
1. State the acreage, type and agricultural classifications of soils on the site. THE SITE
IS PREDOMINATELY Sa SOILS, SALINE, ALKALI LAND.
(INFORMATION FROM THE USDA SOIL SURVEY 1960).
2. State the history of production of this site by crop type and yield. THE PROPERTY
HAS BEEN AVACANT LOT FOR MANY YEARS.
3. State the historical and current agricultural uses which occur adjacent to the site.
CURRENTLY THE ADJOINING PARCELS ARE IN RESIDENTIAL.
4. Explain any steps which will be taken to avoid or limit development conflicts with
adjacent agricultural uses. N/A
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5. If the site is timbered, state any timber management recommendations which may
have been suggested or implemented by the U. S.D.A. Division of Forestry in the area
of this proposal. N/A
VI. HISTORICAL, ARCHAEOLOGICAL OR CULTURAL FEATURES
1. Locate on a copy of the preliminary plat any known or possible historic,
archaeological or cultured sites which exist on or near the site. NONE KNOWN
2. Describe any known or possible sites delineated on the preliminary plat. N/A
3. Describe any measures that will be taken to protect such sites or properties. N/A
VII. SEWAGE TREATMENT This information will be submitted to the Department of
Environmental Quality at a later date.
1. Where individual sewage treatment systems are proposed for each parcel:
1. Indicate the distance to the nearest public or community sewage treatment
system.
2. Provide as attachments:
1. Two (2) copies of the plat which show the proposed suitable location
on each lot for a subsurface treatment system and a 100% replacement
area for the subsurface treatment system. Show the location of
neighboring wells and subsurface treatment systems and the distances
to each.
2. The results of percolation tests performed in representative areas for
drainfields in accordance with the most recent Department of
Environmental Quality Bulletin. Each percolation test shall be keyed
by a number on a copy of the plat with the information and results
provided in the report. The number of preliminary percolation tests
required shall be one-fourth (1 /4) of the total number of proposed lots
and these tests shall be performed in the different soil types, or evenly
spaced throughout the subdivision in the absence of soil variability.
3. A detailed soils description for the area shall be obtained from test
holes at least seven (7) feet in depth. The number of test holes will
depend upon the variability of the soils. The U.S. Department of
Agriculture's "Soils Classification System" shall be sued in the
descriptions. Information on the internal and surface drainage
characteristics shall be included. Each test hole shall be keyed by a
number on a copy of the plat with the information provided for in the
report.
4. A description of the following physical conditions:
(1) Depth to groundwater at time of year when water table is
nearest the surface and how this information was obtained.
(2) Minimum depth to bedrock or other impervious material, and
how this information was obtained.
2. For a proposed public or community sewage treatment system:
1. Estimate the average number of gallons of sewage generated per
day by the subdivision when fully developed. 350 GALLONS PER
DAY/LOT X 13 LOTS = 4.550 GPD
2. Where an existing system is to be used:
1. Identify the system and the person, firm or agency responsible
for its operation and maintenance. CITY OF KALISPELL
SEWAGE COLLECTION SYSTEM AND WASTE
WATER TREATMENT PLANT.
2. Indicate the system's capacity to handle additional use and its
distance from the development. EXISTING 8"
CONVENTIONAL GRAVITY SEWER MAIN IN
DENVER AVENUE.
Provide evidence that permission to connect has been granted.
THIS INFORMATION WILL BE PROVIDED WITHIN
THE DEQ SUBMITTAL.
Where a new system is proposed: N/A
Attach a copy of the plat showing the location of all collection
lines and the location and identification of the basic
components of the treatment system.
2. If subsurface treatment of the effluent is proposed, give the
results of the preliminary analysis and percolation tests in the
area of the treatment site.
3. Provide a description of the following physical conditions:
(1) Depth to groundwater at time of year when water
table is nearest the surface and how this information
was obtained.
(2) Minimum depth to bedrock or other impervious
material and how this information was obtained.
4. Indicate who will bear the costs of installation and who will
own, operate and maintain the system. Also, indicate the
anticipated date of completion.
VIII. WATER SUPPLY —
1. Where an individual water supply system is proposed for each parcel: N/A
If individually drilled wells are to be used, provide evidence as to adequate
quantity and quality of the water supply.
2. If any other method of individual water supply is to be used:
1. Explain why the alternate form of water supply is proposed instead of
drilled wells.
2. Identify the source of water supply and provide evidence that it is of
sufficient quantity and quality to serve the development.
3. Attach two (2) copies of the plat showing the proposed location of
each spring, well, cistern, or other water source and indicate the
distance to existing or proposed sewage treatment systems.
A. Where a public or community water system is proposed:
(1) Estimate the number of gallons per day required by the
development (including irrigation, if applicable).
POTABLE DEMAND IS 350 GALLONS PER
DAY PER LOT X 13 LOTS = 4,550 GPD.
(2) Where an existing system is to be used: N/A
1. Identify the system and the person, firm or
agency responsible for its operation and
maintenance.
2. Indicate the systems capacity to handle
additional use and its distance from the
development.
3. Provide evidence that permission to connect
has been granted.
(3) Where a new system is to be used:
1. Provide evidence that the water supply is
adequate in quantity, quality and dependability.
THIS INFORMATION WILL BE
PROVIDED TO THE DEQ IN THE
ENGINEER'S REPORT.
2. Indicate who will bear the costs of installation,
when it will be completed and who will own,
operate and maintain the system. THE
DEVELOPER WILL INSTALL THE
SERVICE LINES, AND THE CITY WILL
OPERATE AND MAINTAIN THE
SYSTEM.
3. Attach a copy of the plat showing the
proposed location of the water source and all
distribution lines. SEE ATTACHED PLAT
IX. SOLID WASTE
Describe the proposed method of collection and disposing of solid waste from the
development. CONTRACT HAULER TO FLATHEAD COUNTY LANDFILL.
2. If central collection areas are proposed within the subdivision, show their location on
a copy of the preliminary plat. N/A
3. If use of an existing collection system or disposal facility is proposed, indicate the
name and location of the facility. FLATHEAD COUNTY LANDFILL
24. DRAINAGE
1. Streets and Roads:
Describe any proposed measures for disposing of storm run-off from streets
and roads. COLLECT USING CURB INLETS, PIPE TO FLAT AREA
ALONG ASHLEY CREEK, SEDIMENTATION POND FOR
TREATMENT, DISPOSAL BY INFILTRATION INTO GROUND OR
DISCHARGE INTO CREEK.
2. Indicate the type of road surface proposed. ASPHALT
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3. Describe any proposed facilities for stream or drainage crossing (i.e., culverts,
bridges). NONE NECESSARY
2. Other areas:
1. Describe how surface run-off will be drained or channeled from lots or
common areas. FRONT OF LOTS TO ROAD; BACK YARDS AWAY
FROM HOUSES.
2. Indicate if storm run-off will be drained or channeled from lots or common
areas. STORM RUN-OFF WILL BE CHANNELED FROM LOTS AND
DRAINED TO AREAS APPROVED BY THE DRAINAGE PLAN.
3. Describe any proposed sedimentation and erosion controls to be utilized both
during, and after, construction. RESEEDING, VEGETATION FOR
RESTORATION AS WELL AS STANDARD APPROVED
CONSTRUCTION PRACTICES WELL BE OVERSEEN BY THE
ENGINEER.
4. Attach a copy of the plat showing how drainage on lots, road and other areas
will be handled (include sizes and dimension of ditches, culverts, etc.) A
DRAINAGE PLAN WILL BE SUBMITTED TO DEQ.
XI. ROADS
1. Estimate how much daily traffic the development, when fully developed, will generate
on existing or proposed roads providing access to the development. 130 VEHICLE
TRIPS PER DAY ARE EXPECTED AT FULL BUILDOUT.
l . Discuss the capability of existing and proposed roads to safely accommodate
this increased traffic (e.g., conditions of the road, surface and right-of-way
widths, current traffic flows, etc.). THE INTERNAL SUBDIVISION
ROADWAY, WHICH WILL BE PAVED, ACCESSES COUNTY AND
CITY ROADWAYS, WHICH CAN EASILY ACCOMMODATE THE
INCREASE IN THE TRAFFIC VOLUMES.
2. Describe any increased maintenance problems and costs that will be caused by
this increase in volume. THESE ROADS ARE CAPABLE OF
HANDLING THIS VOLUME OF TRAFFIC, NO ADDITIONAL
MAINTENANCE PROBLEMS ARE ANTICIPATED BY THEIR USE
BY THIS DEVELOPMENT.
2. Indicate who will pay the cost of installing and maintaining dedicated and/or private
roadway. THE PRIVATE ROAD WILL BE BUILT BY THE DEVELOPER
AND MAINTAINED BY THE HOMEOWNERS THROUGH A ROAD
MAINTENANCE AGREEMENT.
3. Describe the soil characteristics, on site, as they relate to road and building
construction and measures to be taken to control erosion of ditches, banks and cuts as
a result of proposed construction. THE SITE IS GENERALLY LEVEL,
THEREFORE MINIMAL CUTS WILL BE NEEDED TO BUILD THE
ROAD. SUITABLE SOIL TYPES EXIST FOR A GOOD ROAD BASE.
4. Explain why access was not provided by means of a road within the subdivision if
access to any of the individual lots is directly from City, County, State or Federal
roads or highways. ALL LOTS ACCESS THE INTERIOR ROAD SYSTEM.
NO LOTS DIRECTLY ACCESS CITY, COUNTY, STATE OR FEDERAL
ROADS.
5. Is year-round access by conventional automobile over legal rights -of -way available to
the subdivision and to all lots and common facilities within the subdivision? YES
6. Identify the owners of any private property over which access to the subdivision will
be provided. N/A
XII. EMERGENCY SERVICES
I . Describe the emergency services available to the residents of the proposed subdivision
including the number of personnel and number of vehicles and/or type of facilities for:
I. Fire Protection:
I . Is the proposed subdivision in an urban or rural fire district? If not,
will one be formed or extended? THE PROPOSED SUBDIVISION
WILL BE SERVICED BY THE KALISEPLL FIRE
DEPARTMENT.
2. In absence of a fire district, what fire protection procedures are
planned? N/A
3. Indicate the type, size and location of any proposed recharge facilities.
NEW HYDRANT LOCATIONS ARE NOTED ON THE
PRELIMINARY PLAT. THESE WILL BE SUBMITTED TO
THE KALISPELL FIRE CHIEF FOR APPROVAL.
4. If fire hydrants are proposed, indicate water pressure capabilities and
the locations of hydrants. WATER PRESSURE CAPABILITIES
WILL MEET STATE REQUIREMENTS. LOCATION OF
HYDRANTS ARE NOTED ON THE PRELIMINARY PLAT.
2. Police Protection. KALISPELL CITY POLICE DEPARTMENT
3. Ambulance Service. KALISPELL AMBULANCE
4. Medical Services. KALISPELL REGIONAL MEDICAL CENTER
2. Can the needs of the proposed subdivision for each of the above services be met by
present personnel and facilities? YES
If not, what additional expense would be necessary to make these services
adequate? N/A
2. At whose expense would the necessary improvements be made? N/A
XIII. SCHOOLS
l . Describe the educational facilities which would serve the subdivision (school facilities,
school personnel, bus routes and capabilities, etc.). SCHOOL DISTRICT#5
(KALISPELL) — GRADES 1-8, KALISPELL HIGH SCHOOL — GRADES 9-
12, FVCC — GRADES 13,14
2. Estimate the number of school children that will be added by the proposed
subdivision, and how they will affect existing facilities. APPROXIMATELY 19.5
SCHOOL AGE CHILDREN ARE EXPECTED TO RESIDE WITHIN THIS
DEVELOPMENT.
XIV. ECONOMIC BENEFITS
1. Provide the present assessment classifications and range of the total assessed
valuation of all land and structures. THE ESTIMATE OF THE MARKET
VALUE OF THE ACERAGE BEFORE IMPROVEMENTS IS $10,000/ACRE.
2. Provide the anticipated assessment classification and range of the total assessed
valuation of all structures (at 25% and 90% occupancy - also give estimated year of
said occupancy). A SUBURBAN RESIDENTIAL CLASSIFICATION WILL BE
VALUED FOR TAX PURPOSES AT APPROXIMATELY $150-190,000 WITH
A HOME AND LOT. 25% - $617,500 AND AT 90% - $2,223,000 .IN 2006.
3. Provide anticipated revenue increases, per unit, from water, sewer and solid waste
fees. WATER AND SEWER SERVICES WILL BE APPROXIMATELY $45
PER MONTH/PER HOUSEHOLD. THIS SUBDIVISION HAS THE
POTENTIAL TO GENERATE $540 PER YEAR X 13 HOMES, $7,020
ANNUALLY.
XV. LAND USE
1. Describe the existing historical use of the site. THIS SITE HAS VACANT LAND.
2. Describe any comprehensive plan recommendations and other land use regulations on
and adjacent to the site. Is zoning proposed? If located near an incorporated city or
town, is annexation proposed? THE CITY OF KALISPELL MASTER PLAN
DESIGNATES THIS LAND AS SURBURBAN RESIDENTIAL, ALLOWING
HIGH DENSITY SUBDIVISIONS. A PETITION TO ANNEX AND A ZONE
CHANGE AMENDMENT APPLICATION IS INCLUDED WITHIN THIS
PACKAGE.
3. Describe the present uses of lands adjacent to or near the proposed development.
LANDS ADJOINING THIS PROPERTY TO THE SOUTH AND TO THE
WEST ARE ZONED R 4 AND HAVE BEEN DEVELOPED TO THAT
STANDARD. PROPERTIES TO THE NORTH AND TO THE EAST ARE
ZONED COUNTY R-1, AND ARE TYPICAL LARGE LOT RESIDENCES.
4. Describe how the subdivision will affect access to any adjoining land and/or what
measures are proposed to provide access. THIS SUBDIVISION IS
COMPATIBLE WITH OTHER PROJECTS IN THE VICINITY.
CURRENTLY, THERE ARE NO OPPORTUNITIES TO PROVIDE
ADJACENT LANDS WITH THOROUGH -FARE ACCESS.
5. Describe any health or safety hazards on or near the subdivision (mining activity, high
voltage lines, gas lines, agricultural and farm activities, etc.) Any such conditions
should be accurately described and their origin and location identified. N/A
6. Describe any on -site uses creating a nuisance (unpleasant odor, unusual noises, dust,
smoke, etc.) Any such conditions should be accurately described and their origin and
location identified. NONE KNOWN.
XVI. PARKS AND RECREATION FACILITIES
1. Describe park and recreation facilities to be provided within the proposed subdivision
and other recreational facilities which will serve the subdivision. THE
DEVELOPER IS PROPOSING TO DONATE CASH -IN -LIEU OF
PARKLAND AS THE CITY IS CURRENTLY NEGOTIATING A
SATISIFACTORY PARK DIRECTLY TO THE NORTH OF THE
4D
PROPOSED DEVELOPMENT.
2. List other parks and recreation facilities or sites in the area and their approximate
distance from the site. BEGG FIELD IS NEARBY.
3. If cash -in -lieu of parkland is proposed, state the purchase price per acre or current
market value (values stated must be no more than 12 months old). PROPERTY
WAS PURCHASED AT APPROXIMATELY 10K PER ACRE.
XVII. UTILITIES
1. Indicate the utility companies involved in providing electrical power, natural gas, or
telephone service. To what extent will these utilities be placed underground?
CENTURYTEL TELEPHONE, NORTHWESTERN ENERGY AND
FLATHEAD ELECTRIC CO-OP. ALL NEW UTILITIES WILL BE PLACED
UNDERGROUND.
2. Has the preliminary plat been submitted to affected utilities for review? NO
3. Estimate the completion date of each utility installation. SUMMER 2003
APPLICATION FOR MAJOR SUBDIVISION PRELIMINARY PLAT APPROVAL
This application shall be submitted, along with all information required by the applicable
Subdivision Regulations and the Montana Subdivision and Platting Act, and the
appropriate fee to:
Tri-City Planning Office, 17 Second St East, Suite 211
Kalispell, Montana 59901 Phone: (406)751-1850 Fax: (406)751-1858
FEE SCHEDULE:
7�VED
Major Subdivision (6 or more lots) �003 $600 + $20/lot
Condominiums (6 or more units) $600 + $20/unit
Mobile Home Parks & Campgrounds (6 o$600 + 20 s ace
Amended Preliminary Plat L 1NG UP $200
Subdivision Variance $100 (per variance)
Commercial and Industrial Subdivision Add $200 to base
preliminary plat fee
Pre -Application Meeting (Major and Commercial) $ 50
SUBDIVISION NAME: _Ashley Meadows
OWNER(S) OF RECORD:
Name Tim Knoll Phone 755-8627
Mailing Address _880 Sunnyside
City _Kalispell State _MT_ Zip 69901
TECHNICAL/PROFESSIONAL PARTICIPANTS (Surveyor/Designer/Engineer, etc):
Name & Address Sands Surveying, Inc. 2 Village Loop Kalispell, MT
Name & Address Carver Engineering, 1995 3rd Avenue East, Kalispell, MT
LEGAL DESCRIPTION OF PROPERTY.
City/ County Currently this is within the County iurisdiction An
annexation and zone change request accompanies this preliminary plat
Street Address
Assessor's Tract No(s) 7ABA Lot No(s)
1/4 Sec _NE1/4 NW 1/4 Section 19 Township 28 Range 21
GENERAL DESCRIPTION OF SUBDIVISION: This is a 13 lot subdivision for
single family residential use
Number of Lots or Rental Spaces 13
Total Acreage in Lots 3.534
Total Acreage in Subdivision 4.415
Minimum Size of Lots or Spaces _0.155
Total Acreage in Streets or Roads 0.881 Maximum Size of Lots or Spaces 0.746
Total Acreage in Parks, Open Spaces and/or Common Areas N/A
PROPOSED USE(S) AND NUMBER OF ASSOCIATED LOTS/SPACES:
Single Family XX Townhouse
Duplex
Commercial
Condominium
Apartment
Industrial
Multi -Family
Mobile Home Park
Recreational Vehicle Park
Planned Unit Development
Other
APPLICABLE ZONING DESIGNATION & DISTRICT Currently this is County R-1
(Lower Side). We are petitioning to change to Kalispell R-4.
ESTIMATE OF MARKET VALUE BEFORE IMPROVEMENTS_$45K
IMPROVEMENTS TO BE PROVIDED:
Roads: Gravel XX Paved
XX Curb XX
Gutter _XX Sidewalks Alleys
Water System:
Individual
Multiple User
Neighborhood —XX—Public
Sewer System:
Individual
Multiple User
Neighborhood _ XX—Public
Other Utilities:
—XX—Cable TV
_XX Telephone
_XX Electric -XX—Gas
Solid Waste:
Home Pick Up
Central Storage
-XX-Contract Hauler Owner Haul
Mail Delivery:
Central _XX
Individual
School District: KALISPELL
Fire Protection: XX Hydrants Tanker Recharge Fire District: KALISPELL
Drainage System: _CURB INLETS. PIPE TO FLAT AREA ALONG ASHLEY CREEK
SEDIMENTATION POND FOR TREATMENT. DISPOSAL BY INFILTRATION INTO GROUND
OR DISCHAGE TO CREEK.
PROPOSED EROSION/SEDIMENTATION CONTROL: AS NEEDED.
VARIANCES: ARE ANY VARIANCES REQUESTED? YES -TWO
VARIENCES REQUESTED_ (yes/no) If yes, please complete the
information below:
SECTION/REGULATION OF REGULATIONS CREATING HARDSHIP:
SECTION 3.06(G) OF CITY OF KALISPELL'S SUBDIVISION REGULATIONS DO NOT
ALLOW FOR A LOT TO HAVE AN AVERAGE DEPTH GREATER THAN THREE TIMES
ITS AVERAGE WIDTH UNLESS THE AVERAGE LOT WIDTH IS GREATER THAN 200
FEET. (AFFECTED LOTS 1,2 AND 3)
SECTION 3.09(K)3 TWO STREETS MEETING A THIRD STREET FROM OPPOSITE
SIDES SHALL MEET AT THE SAME POINT, OR THEIR CENTERLINES SHALL BE
2
Flk
OFFSET AT LEAST 125 FEET FOR LOCAL ROADS AND 300 FEET FOR ARTERIALS
OR COLLECTORS.
EXPLAIN THE HARDSHIP THAT WOULD BE CREATED WITH STRICT
COMPLIANCE OF REGULATIONS:_ Due to the long and narrow configuration of the
parcel, the location of the access roadway and the location of an existing house on the
adjoining tract, the proposed layout was the only option available to the developer. It
is doubtful that any lots could be created on this parcel unless a variance is granted.
Secondly, the roadway centerlines do not meet the 125' centerline to centerline
standard as there is an existing home that obstructs the optimum road location. This
home has been here for 12 years. To mitigate the situation, the developer has pushed
the road location to the northernmost point on Tract 7AACAA to accommodate this
regulation. Without a variance, this subdivision will not be possible.
PROPOSED ALTERNATIVE(S) TO STRICT COMPLIANCES WITH ABOVE
REGULATIONS: None are available or economically feasible.
PLEASE ANSWER THE FOLLOWING QUESTIONS IN THE SPACES PROVIDED
BELOW:
1. Will the granting of the variance be detrimental to the public health, safety or
general welfare or injurious to other adjoining properties?
No, the three -to -one lot width is not detrimental to public health safety or
general welfare. Furthermore, the 125' centerline to centerline requirement is
not a threat to general welfare as Ridge View Court is not a thorough street,
and only traffic from the Ashley Meadows Subdivision will be exiting at the
Denver Avenue location.
2. Will the variance cause a substantial increase in public costs?
No for both of the variance requests.
3
3. Will the variance affect, in any manner, the provisions of any adopted
zoning regulations or Master Plan?
IX-7
4. Are there special circumstances related to the physical characteristics of the
site (topography, shape, etc.) that create the hardship?
The shape of the parcel dictates the layout of both the roadway and the
lot design. An existing home on the adjoining parcel is also a significant
contributor to the uniqueness of the lot.
5. What other conditions are unique to this property that create the need for a
variance?
one
APPLICATION CONTENTS:
The subdivider shall submit a complete application addressing items below to the Tri-
City Planning Office at least thirty (30) days prior to the date of the meeting at which
it will be heard.
1. Preliminary plat application.
2. 16 copies of the preliminary plat.
3. One reproducible set of supplemental information. (See Appendix A of
Subdivision Regulations for the city where the subdivision is proposed.
4. One reduced copy of the preliminary plat not to exceed 11" x 17" in size.
5. Application fee
6. Adjoining Property Owners List (see example below):
Assessor# Sec-Twn-Rng Lot/Tract No Property Owner & Mailing Address
21
APPLICATION CONTENTS:
The subdivider shall submit a complete application addressing items below to the Tri-
City Planning Office at least thirty (30) days prior to the date of the meeting at which
it will be heard.
Preliminary plat application.
2. 16 copies of the preliminary plat.
3. One reproducible set of supplemental information. (See Appendix A of
Subdivision Regulations for the city where the subdivision is proposed.
4. One reduced copy of the preliminary plat not to exceed I I" x 17" in size.
5. Application fee
6. Adjoining Property Owners List (see example below):
Assessor# Sec-Twn-Rna Lot/Tract No Property Owner & Mailing Address
I hereby certify under penalty of perjury and the laws of the State of Montana that the
information submitted herein, on all other submitted forms, documents, plans or any
other information submitted as a part of this application, to be true, complete, and
accurate to the best of my knowledge. Should any information or representation
submitted in connection with this application be untrue, I understand that any
approval based thereon may be rescinded, and other appropriate action taken. The
signing of this application signifies approval for the Tri-City Planning staff to be
present on the property for routine monitoring and inspection during the approval
and development rocess.
z , --x?
(Applicant) (Date)
As approved by the TCPB on 12/ 19/01
Effective 1 / 1 / 02
11
TO:
FROM:
RE:
DATE:
Tri-City Planning Office
17 Second Street East— Suite 211
Kalispell, Montana 59901
Phone: (406) 751-1850
Fax: (406) 751-1858
tricitvr.centurvtel. net
MEMORANDUM
Kalispell City Staff and Other Interested Parties
Narda A. Wilson, Senior Planner
April 29, 3003 - Kalispell City Planning Board Regular Meeting
April 9, 2003
Attached with this memo is information relating to items that will go before the
planning board on the above referenced date.
A request by Tim Knoll for an initial zoning designation of R-4, Two Family
residential upon annexation to the city of Kalispell on approximately 4.415 acres
of property located at the northeast corner of Bluestone and Denver Avenue. This
zoning designation anticipates single family and duplex or townhouse dwellings.
The property is currently in the County zoning jurisdiction and is zoned R-1,
Residential. A preliminary plat for 13 lots as described below is being filed
concurrently with the annexation and zoning request. The property proposed for
annexation and zoning can be described as a portion of Assessor's Tract 7AACAA
and Assessor's Tract 7ABA located in Section 19, Township 28 North, Range 21
West, P.M.M., Flathead County, Montana.
2. A request by Tim Knoll for preliminary plat approval of Ashley Meadows, a 13 lot
subdivision located on the northeast corner of Bluestone and Denver Avenue.
This plat would create 13 lots intended for residential development on
approximately 4.15 and a remainder parcel where an existing single family home
will remain. All of the lots in the subdivision would be served by public sewer and
water and would be developed in accordance with City of Kalispell standards. The
preliminary plat is being submitted in conjunction with the annexation of the
property and designation of initial zoning of R-4, Two Family Residential. The
property can be described as a portion of Assessor's Tract 7AACAA and Assessor's
Tract 7ABA located in Section 19, Township 28 North, Range 21 West, P.M.M.,
Flathead County, Montana.
3. A reauest ''Dv Muron 'L�e�velobment for oreliminar-r plat approval of he amended
Tot 3 of Daiev Fieid Subdivision. a :our lot ;:ommerciai subdivision an
at rroximateiv �.11 acres _ocated :)n he -vest side 4 -lw<T a^ •across :rem=ieil�r
Road. "he ots -.vouid '.)e ser red .:)v .an :nternai :ui-de-sac ana :,x� ubdc sewer
?-tw4iins! :- mmuniri ?"annin, .3ssisiance
::ry 4 '-�siisoeil ':i„ ,( .) umbia _i :als ' _. )( 'V_ate_isn
Referrals KPB 4/29/03 mtg
April 10, 2003
Page 32
and water in accordance with City of Kalispell standards. The property can be
described as Lot 3 of Daley Field 1 located in Section 20, Township 28 North,
Range 21 West, P.NLM., Flathead County, Montana.
4. A request by Dorthey Getz for an initial zoning designation of B-2, General
Business upon annexation to the city of Kalispell on approximately 3.2 acres of
property located on the south side of Appleway Drive and approximately 700 feet
west of Meridian Road. The property is currently in the County zoning
jurisdiction and is zoned R-1, Residential. The B-2 zoning designation anticipates
commercial and multi -family development. No development proposal has been
presented at this time. The property proposed for annexation and zoning can be
described as a portion of Assessor's Tract 15 in Section 13, Township 28 North,
Range 22 West, P.M.M., Flathead County, Montana.
5. A request by Kalispell School District 5 for an initial zoning designation of P-1,
Public, on approximately 8.44 acres upon annexation to the city of Kalispell. The
property is currently in the County zoning jurisdiction is zoned RA-1, Low Density
Residential Apartment. The property is the Edgerton School located at 1400
Whitefish Stage and can be described Assessor's Tracts lA in Section 31, and
Assessor's Tract 5E in Section 32 of Township 29 North, Range 21 West, P.M.M.,
Flathead County, Montana.
These items will go before the Site Development Review Committee in the Kalispell
Building Department on the following dates:
• April 10, 2003 - Initial comments
• April 17, 2003 - Review Comments
Final Comments By:
• April 21, 2003 so that they can be incorporated into the staff report.
These matters will go before the Kalispell City Planning Board on April 29, 2003 for
public hearing. Please bring your comments to the above referenced site review
committee meeting(s) or submit your comments in writing or by phone, prior to April
21, 2003 so that they can be incorporated into the staff report to the planning board.
You can reach me at 751-1852.
If you need additional information regarding any of these items, please call me. Thank
you for taking the time to review and comment on these items.
Nt`
Referrals KPB 4 / 29 / 03 mtg
April 10, 2003
Page 32
c: w/attachments: Jim Stewart, Fire Dept.
Mike Baker, Parks and Rec
Chris Kukulski, City Manager
PJ. Sorenson, Zoning Administrator
Roger Kraus, Police Dept.
Dick Amerman, City Engineer
Frank Castle, Civil Engineer
Jim Hansz, Director Public Works
Sandy Wheeler, Community Redevelopment
Susan Moyer, Community Development Director
Craig Kerzman, Chief Building Inspector
Charles Harball, City Attorney
Steve Herzon, MDOT
Charlie Johnson, Co. Rd. Superintendent
Applicant / Owner
H: \... \AGREF\KALISPELL\KPB429REF2.DOC
SITE DEVELOPMENT REVIEW COMMITTEE SU1VLMARY
Thursday, April 10, 2003
Building Department Conference Room
ATTENDING:
Dick Amerman, Asst. City Engineer
Craig Kerzman, Building Official
Chris Kukulski, City Manager
Sandy Wheeler, Comm. Dev. Mgr.
Kathy Kuhlin, Recording Secretary
Guests: Wayne and Hubert Turner, Developers
Erica Wirtala, Sands Surveying
Bill Dubeau, Jackola Engineering
OLD BUSINESS:
Mike Baker, Parks & Rec. Director
Roger Krauss, Assistant Police Chief
Jim Stewart, Fire Marshal
Narda Wilson, 3CPO Planner
6ch Avenue West Apartments — 5-plex — B-2 — Bill Dubeau checked fire flows and
they are adequate. The van accessible parking space has been addressed. Matt Waati
will be the contact person. Utilities will be installed by Russ Olsen. Drainage will be
to the road. There will be two storm sewer collections at the corners of the
intersection. Solid waste pickup will be in the alley. Landscaping should be done
around the building. Building elevations and a landscaping plan will be need for the
Architectural Review Committee. Sidewalks are already existing. The general
contractor, Don Frownfelter, will control the roof drainage. Public Works is okay
with this project.
Mountain View Plaza — plans for Borders/Ross/TJ Maxx on large rear pad; Pier 1
on outparcel close to highway (first outparcel to develop) — Public Works has
concerns regarding the infrastructure, retention facility isn't fenced and the fire
hydrant is not accessible. There is no landscaping plan. Mike met with the
consultant and contractor. Blair told P. J. the fire hydrant issue would be taken care
of. The irrigation isn't complete, but the contractor is scheduled to get back in there.
They could bond for the landscaping. Mike is okay with the list, but he needs the
landscaping plan. The fire pad issues is still pending.
Rawson Field — They have opted out of the zoning process by claiming the agency
exemption.
NEW BUSINESS:
Lot 4. Ridaeview — tabled until next Thursday.
Yttk���t
Planning Board Agenda
Turner's Subdivision in the Northeast corner of Three Mile Drive and
Stillwater Road — between the Blue Heron Subdivision and the North View
Subdivision. Water and sewer are coming from Sunset Court. The bypass
goes through a corner of the lot, but is not part of the subdivision. This is not
two subdivision development areas. There will be one access. The
landowner to the north has access to the bypass. Have 1.78 acres of park land
. Buffer zone all around and walkway/bike path. If both sides of the
subdivision can't have access to the bypass, then the second part of the
subdivision may not be built. They will contact Loren Fraser regarding the
bypass. There are connections between this land and to the land to the North
and to Northridge also. Ask for letter from DOT approving their access
through there. Pushing for annexation and zoning to be part of the City
sewer. Fire flows need to be determined and comply. Public Works and the
engineer need to meet about the water issue. Discussion was held. An
agreement would be made between the City and the parties on the water
situation. Impacts to Three Mile and Stillwater would be based on a traffic
study. The park in the front is less than an acre. The other park could be
private or public. The subdivision will have duplexes around the outside and
the rest would be single family homes. If the density is in agreement with the
growth policy, there should not be a problem with the density. Concerns
about the right-of-way for further road development was discussed. Mike
will look at the Alternate Transportation Plan for Stillwater. This project will
phase in with about 6 to 8 phases.
Ashley Meadows Subdivision — Knoll wants to leave house out, call it a
remainder, and leave it on a septic. He wants a variance to subdivisions
standards that require the roads to line up. If the house was moved, there
could be two additional lots added to his project. A condition of the
subdivision is that this is a whole project, including the one house on one
acre, and all must be annexed. We recommend approval of the variance for
the offset. There will be cash in lieu of the park land.
Resubdividing Daley Field — There is no frontage road. Public Works,
Planning, and the City Attorney need to talk about the state collectors and
arterials. Chris thinks we should take the right-of-way or make it a condition
of approval but clarify who should take care of that area. Who carries the
liability in this area.
4th .venue 'Nest — want to annex a corner and leave house as a remainder
and create three lots. Extension of 4,h Avenue West. The easement needs to
go. There will be a duplex and two townhouses with a cul-de-sac. Thev
could move the cul-de-sac down. This was submitted for annexation and
zoninsy.
0
Dorothy Getz — Request for annexation and zoning of three acres on the
south side of Appleway.
Lee's Meridian Business Park — Property owners have cooperated to
produce a proposal that would build a street from the cul-de-sac on Meridian
Court across Meridian Tracts and connect to Second Street West.
OTHER DISCUSSION:
New office building site plans near Meridian Road. Plans were distributed.
The meeting was adjourned at 12:10 p.m.
cc: Chris
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VICINITY MAP
TIM KNOLL
PRELIMINARY PLAT — ASHLEY MEADOWS
A 13 LOT RESIDENTIAL SUBDIVISION
ON 4.413 ACRES
IN CONJUNCTION WITH INITIAL ZONING UPON ANNEXATION
I I ° 100 YEAR FLOODPLAIN
FILE # KP P — 0 3 — 3 SCALE 1" = 300'
PLOT DATE: 4/4/03
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MURCON DEVELOPMENT
PRELIMINARY PLAT - AMD LOT 3 OF DALEY FIELD
A 4 LOT COMMERCIAL SUBDIVISION ON 7.41 ACRES
B-2, GENERAL BUSINESS USE
CITY OF KALISPELL ZONING JURISDICTION
FILE # KP P - 0 3 - 4 PLOT DATE: 4/4/03
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