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H3. Res. 6012, Bloomstone Ph 3-6 Preliminary Plat Materials Development Services Department 201 1st Avenue East Kalispell, MT 59901 Phone: (406) 758-7940 Fax: (406) 758-7739 www.kalispell.com/planning REPORT TO: Doug Russell, City Manager FROM: PJ Sorensen, Senior Planner SUBJECT: KPP-20-06– Bloomstone Phases 3-6 Preliminary Plat MEETING DATE: February 1, 2021 BACKGROUND: Kalispell National Investment Co., LLC, has submitted a request for major preliminary plat approval for Phases 3-6 of the Bloomstone subdivision, with a total of 57 lots on approximately 33.73 acres of land. Phase 3 would contain 47 single-family lots, Phase 4 would contain 4 multi-family lots with 104 dwelling units, Phase 5 would contain 3 multi-family lots with 88 dwelling units, and Phase 6 would contain 3 multi-family lots with 126 dwelling units. The property is located within an R-4 (Residential) zoning district with a Planned Unit Development (“PUD”) overlay, which included plans for a total of 569 dwelling units on 85.2 acres. Phases 1 and 2 have been constructed with 96 multi-family and 71 single-family dwelling units. Prior preliminary plats for additional phases were approved in 2008 and 2017 but have since expired. The property is located at 1070 Treeline Road and can be described as Assessor’s Tract 5C in the Southwest Quarter of Section 36, Township 29 North, Range 22 West, P.M.M., Flathead County, Montana. The Kalispell Planning Board held a duly noticed public hearing on January 12, 2021, to consider the preliminary plat request. Staff presented staff report KPP-20-06 providing details of the proposal and evaluation. Staff recommended that the Planning Board adopt the staff report as findings of fact and recommend to the Council that the request be granted subject to 30 listed conditions. No public comments were received. The public hearing was closed, and a motion was presented to adopt staff report KPP-20-06 as findings of fact and recommend to the Kalispell City Council that the preliminary plat be approved subject to the 30 conditions. Board discussion concluded that the request was appropriate, and the motion was approved on a unanimous vote. RECOMMENDATION: It is recommended that the Kalispell City Council approve Resolution 6012, a resolution conditionally approving the Preliminary Plat of Bloomstone Subdivision Phases 3- 6, described as assessor’s tract 5C in the Southwest Quarter of Section 36, Township 29 North, Range 22 West, P.M.M., Flathead County, Montana and as more particularly described on Exhibit A. FISCAL EFFECTS: There are no anticipated fiscal impacts at this time. ALTERNATIVES: Deny the request. ATTACHMENTS: Resolution 6012 January 12, 2021, Kalispell Planning Board Minutes Staff Report Application Materials & Maps c: Aimee Brunckhorst, Kalispell City Clerk RESOLUTION NO. 6012 A RESOLUTION CONDITIONALLY APPROVING THE PRELIMINARY PLAT OF BLOOMSTONE SUBDIVISION PHASES 3-6, DESCRIBED AS ASSESSOR’S TRACT 5C IN THE SOUTHWEST QUARTER OF SECTION 36, TOWNSHIP 29 NORTH, RANGE 22 WEST, P.M.M., FLATHEAD COUNTY, MONTANA AND AS MORE PARTICULARLY DESCRIBED ON EXHIBIT “A”. WHEREAS, Kalispell National Investment Company, LLC, the owners of the certain real property described above, have 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 January 12, 2021, on the proposal and reviewed Subdivision Report #KPP-20-06 issued by the Kalispell Planning Department; and WHEREAS, the Kalispell City Planning Board and Zoning Commission has recommended approval of the Preliminary Plat of Bloomstone Subdivision, Phases 3-6, subject to certain conditions and recommendations; and WHEREAS, the City Council of the City of Kalispell at its regular Council Meeting of February 1, 2021, reviewed the Kalispell Planning Department Report #KPP-20-06, 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 1. That the Findings of Fact contained in Kalispell Planning Department Report #KPP-20-06 are hereby adopted as the Findings of Fact of the City Council. SECTION 2. That the application of Kalispell National Investment Company, LLC for approval of the Preliminary Plat of Bloomstone Subdivision, Phases 3-6, Kalispell, Flathead County, Montana is hereby approved subject to the following conditions: 1. The development of the site shall be in substantial compliance with the application submitted, the site plan, materials and other specifications as well as any additional conditions associated with the preliminary plat as approved by the city council. 2. All applicable conditions within Ordinance 1635 (Bloomstone PUD) shall apply. 3. The preliminary plat approval shall be valid for a period of three years from the date of approval. 4. New infrastructure required to serve the subdivision shall be designed and constructed in accordance with the City of Kalispell’s Standards for Design and Construction. All design work shall be reviewed and approved in writing by the Kalispell Public Works Department prior to construction. This infrastructure shall include but not be limited to streets, street lighting, street signage, curb, gutter, boulevard and sidewalks. 5. Water and sewer main extensions shall be designed and constructed in accordance with the City of Kalispell’s Standards for Design and Construction and in compliance with the city’s facilities update and extensions of services plans. The water and sewer main extension plans shall be reviewed and approved by the Kalispell Public Works Department. Prior to final plat, a certification shall be submitted to the Public Works Department stating that the water and sewer mains have been built and tested as designed and approved. 6. The developer shall submit water and sanitary sewer plans, applicable specifications, and design reports to the Kalispell Public Works Department and the Montana Department of Environmental Quality for concurrent review, with approval of both required prior to construction. 7. The extension from the location of the existing water main in Treeline Road to the south within Treeline Road connecting to Four Mile Drive and to the east in Four Mile Drive shall be completed prior to final plat of phase 4. The water main within Treeline Road and Four Mile Drive shall be sized in accordance with the Water Facility Plan. There are possible alternatives to routing the main extension in Four Mile Drive while still providing the necessary looping. Those alternatives could be addressed during review of the engineering plans for the water mains and implemented subject to the review and consent of the Kalispell Public Works Department. 8. Any water rights associated with the property shall be transferred to the City of Kalispell prior to final plat. 9. A 30 foot easement shall be provided along the length of the northern property line of Lot 106 for a location complying with City Design and Construction Standards for future sanitary sewer and water main extensions to the west as shown on the water and wastewater facility plans. Additionally, the water and sewer mains within Treeline shall be laid out in a manner to allow for the future sanitary sewer force main provided for in the Wastewater Facility Plan Update (Project WW-M-01). 10. The developer shall submit to the Kalispell Public Works Department for review and approval a storm water report and an engineered drainage plan that meets the requirements of the current city standards for design and construction. Prior to final plat, a certification shall be submitted to the public works department stating that the drainage plan for the subdivision has been installed as designed and approved. 11. Stormwater initiating within the northern half of Four Mile Drive adjacent to Bloomstone shall be treated and detained within the Bloomstone subdivision. 12. The developer shall submit to the Kalispell Public Works Department prior to construction an erosion/sediment control plan for review and approval and a copy of all documents submitted to Montana Department of Environmental Quality for the General Permit for Storm Water Discharge Associated with Construction Activities. 13. A letter from the Kalispell Public Works Department shall be submitted stating that all new infrastructure has been accepted by the City of Kalispell, any private infrastructure has been constructed per city standards, and a proper bond has been accepted for unfinished work. 14. All easements and/or rights-of-way shall be indicated on the face of the final plat. Utility easements for City water and sewer shall be provided to allow for the logical extension of utilities from this subdivision to adjoining properties. A letter from the Kalispell Public Works Department shall be obtained stating that the required easements are being shown on the final plat. 15. An updated Traffic Impact Study shall be completed prior to the final plat of Phase 3. Any recommendations from the study shall be implemented. 16. The extension of Treeline Road shall be constructed per city standards as an urban collector, while Foxglove Drive shall be constructed as a local street. Both roads shall have three lanes at their intersections with Four Mile Drive. All other streets will be constructed to the appropriate city standards. 17. Four Mile Drive will need to be improved to an urban standard along its frontage with Bloomstone, including a left turn land at both Treeline Road and Foxglove Drive. No additional public or private accesses are permitted onto Four Mile Drive other than Treeline Road and Foxglove Drive. Any additional right-of-way necessary for improvements shall be dedicated to the City. 18. The construction of the extension of Foxglove Drive to Four Mile Drive shall occur as part of Phase 3, along with a portion of Waterleaf Lane. A temporary cul-de-sac shall be installed at the end of Waterleaf Lane. Phase 4 would include the extension of Treeline Road to Four Mile Drive, along with all of the required improvements in Four Mile Drive. Prior to final plat of Phase 4, all street improvements, including, but not limited to, the full street profiles and all water and sanitary sewer main extensions, shall be installed. 19. A letter from the Kalispell Fire Department approving the access, placement of the fire hydrants and fire flows within the subdivision shall be submitted prior to final plat. 20. The following statement shall appear on the final plat: "The undersigned hereby grants unto each and every person, firm or corporation, whether public or private, providing or offering to provide telephone, telegraph, electric power, gas, cable television, water or sewer service to the public, the right to the joint use of an easement for the construction, maintenance, repair, and removal of their lines and other facilities, in, over, under, and across each area designated on this plat as "Utility Easement" to have and to hold forever." ____________________ Developer's Signature 21. Prior to filing the final plat, a letter from the US Postal Service shall be included stating the Service has reviewed and approved of the design and location of the mail delivery site. The mail delivery site shall be installed or bonded for prior to final plat. In addition, the mail delivery site and improvements shall also be included in the preliminary and final engineering plans to be reviewed by the Public Works Department. The mail delivery site shall not impact a sidewalk or proposed boulevard area. 22. A letter shall be obtained from the Kalispell Parks and Recreation Director approving a landscape plan for the placement of trees and landscaping materials within the landscape boulevards of the streets serving the subdivision. The approved landscape plan shall be implemented or a cash in lieu payment for installation of the street trees and groundcover be provided to the Kalispell Parks and Recreation Department. 23. A parks plan for the areas designated as “park/walking trail” shall be approved by the Parks and Recreation Director, and the plan shall show that the parkland dedication requirement is met for each phase. 24. A note shall be placed on the final plat indicating a waiver of the right to protest creation of a park maintenance district. This district shall only be activated in the event that the property owners’ association defaults on their park and open space amenity conditions. The taxes levied within the maintenance district shall be determined by the Parks and Recreation Department with approvals by the Kalispell City Council. 25. A note shall be placed on the final plat indicating a waiver of the right to protest creation of a stormwater maintenance district. This district shall only be activated in the event that the property owner(s) default on the maintenance of the approved stormwater facilities. The taxes levied within the maintenance district shall be determined by the Public Works Department with approvals by the Kalispell City Council. 26. A sound study shall be submitted prior to construction showing the specific design for highway sound mitigation for the subdivision and that the design reduces the noise impacts to no more than 60 dBA at any lot line within the subdivision. The design of the noise mitigation measures shall be reviewed and approved by the City of Kalispell Architectural Review Committee prior to construction. The sound mitigation shall extend along the highway right-of-way from the southern end of the property to the north end of Bloomstone Phase 1A-West. The measures shall be completed along the Phase 1 frontage prior to final plat of any additional phases. The remainder of the frontage shall be constructed in conjunction with the adjoining phase. However, if the sound study shows a 60dBA or lower level at any lot line being final platted, sound mitigation shall be developed regardless of whether that phase is adjoining the highway right-of-way or not. 27. A homeowner’s association (HOA) shall be formed and established to provide for the maintenance of the common areas. 28. A minimum of two-thirds of the necessary infrastructure for the subdivision shall be completed prior to final plat submittal. 29. All utilities shall be placed underground and in locations that are approved by the Kalispell Public Works Department in accordance with the Kalispell Standards for Design and Construction. 30. All areas disturbed during development shall be re-vegetated with a weed-free mix immediately after development. SECTION 3. 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 COUNCIL AND SIGNED BY THE MAYOR OF THE CITY OF KALISPELL, THIS 1ST DAY OF FEBRUARY, 2021. _____________________________________ Mark Johnson Mayor ATTEST: ____________________________ Aimee Brunckhorst, CMC City Clerk EXHIBIT “A” Bloomstone Phases 3, 4, 5, 6 & Remainder Legal Description: That portion of the SW 1/4 of Section 36, Township 29 North, Range 22 West, P.M.M., Flathead County, Montana, described as follows: Commencing at the Center ¼ Corner of Section 36; Thence along the East line of the SW ¼ of Section 36, S 00°04’04” E 940.10 feet; Thence N 89°48’52” W 24.85 feet; Thence S 00°04’05” E 237.97 feet to the POINT OF BEGINNING; Thence S 89°55’55” W 130.00 feet; Thence S 85°10’06” W 60.21 feet; Thence S 89°55’55” W 240.00 feet; Thence N 00°04’05” W 59.32 feet to a point on a 835.00 foot radius curve, concave Southwesterly/Southerly, having a radial bearing of S 37°27’16” W; Thence Northwesterly along the curve through a central angle of 37°27’16” along an arc length of 545.84 feet; Thence N 90°00’00” W 143.27 feet; Thence S 00°00’00” E 105.00 feet; Thence N 90°00’00” W 39.53 feet to a point on a 220.00 foot radius curve, concave Southeasterly, having a radial bearing of S 88°38’38” E; Thence Southwesterly along the curve through a central angle of 01°21’22” along an arc length of 5.21 feet; Thence S 00°00’00” E 204.22 feet; Thence N 90°00’00” W 516.15 feet; Thence S 03°35’40” E 812.31 feet; Thence S 15°13’16” E 524.67 feet; Thence S 89°51’13” E 636.95 feet to a point on a 8268.81 foot radius curve, concave Southerly, having a radial bearing of S 00°10’19” W; Thence along the curve through a central angle of 02°02’38” along an arc length of 294.97 feet to a point on a 8144.08 foot radius curve, concave Northerly, having a radial bearing of N 02°13’03” E; Thence Southeasterly along the curve through a central angle of 03°31’54” along an arc length of 502.01 feet; Thence N 88°37’05” E 16.12 feet; Thence N 00°04’05” W 1416.78 feet to the POINT OF BEGINNING, containing 52.95 acres of land, all as shown hereon. Subject to and together with easements as shown. Subject to and together with easements of record. Kalispell City Planning Board Minutes of the meeting of January 12, 2021 Page | 1 KALISPELL CITY PLANNING BOARD & ZONING COMMISSION MINUTES OF REGULAR MEETING January 12, 2021 CALL TO ORDER AND ROLL CALL The regular meeting of the Kalispell City Planning Board and Zoning Commission was called to order at 6:00 p.m. Board members present were Chad Graham, Doug Kauffman, Rory Young and Joshua Borgardt. Ronalee Skees attended via Zoom. George Giavasis and Kurt Vomfell were absent. PJ Sorensen and Jarod Nygren represented the Kalispell Planning Department. MOTION TO DEFER AGENDA ITEM #3 Young moved and Graham seconded a motion to defer file #KA-20-04, #KPUD-20-03 and #KPP-20-05 to a future planning board. The applicant, Four Mile Farmstead, LLC is making changes to the design and needs more time to properly present the project to the Planning Board. VOTE BY ACCLAMATION The motion passed unanimously on a vote of acclamation. APPROVAL OF MINUTES Young moved and Kauffman seconded a motion to approve the minutes of the December 15, 2020 meeting of the Kalispell City Planning Board and Zoning Commission. VOTE BY ACCLAMATION The motion passed unanimously on a vote of acclamation. HEAR THE PUBLIC None. BOARD MEMBER SEATED Doug Kauffman recused himself from KA-20-05, he is a representative for the applicant. KA-20-05 – EDGE ANNEXATION A request from Layne Massie for annexation and initial zoning of B-2 (General Business) for property located at 2015 and 2105 Third Avenue East, containing approximately 2.04 acres. The request is in anticipation of a multi-family development that would require city services. STAFF REPORT PJ Sorensen representing the Kalispell Planning Department reviewed Staff Report #KA-20-05. Staff recommends that the Kalispell City Planning Board and Zoning Commission adopt Staff Report #KA-20-05 as findings of fact and recommend to the Kalispell City Council that the property be annexed and the zoning for the entire property be city B-2 (General Business). BOARD DISCUSSION None PUBLIC HEARING Michael Zattosky – 2102 5th Ave E – concerned that his property will become a walkway for future tenants if a fence is not put up. Carol Thill – 2141 3rd Ave E – spoke about new tenants possibly coming in and having concerns about the dog noise at her doggy day care. Would like to see a sound wall between her property and the subject property. Dyanna Goldizen – 2075 3rd Ave E – concerned with additional traffic. Kalispell City Planning Board Minutes of the meeting of January 12, 2021 Page | 2 MOTION Young moved and Borgardt seconded a motion that the Kalispell City Planning Board and Zoning Commission adopt Staff Report #KA-20-05 as findings of fact and recommend to the Kalispell City Council that the property be annexed and the zoning for the entire property be city B-2 (General Business). BOARD DISCUSSION None ROLL CALL Motion passed unanimously on a roll call vote. BOARD MEMBER RE-SEATED Doug Kauffman re-seated. KPP-20-06 – BLOOMSTONE PHASES 3-6 A request from Kalispell National Investment Co., LLC for major preliminary plat approval for Phases 3-6 of the Bloomstone subdivision, with a total of 57 lots on approximately 33.73 acres of land. STAFF REPORT PJ Sorensen representing the Kalispell Planning Department reviewed Staff Report # KPP-20-06. Staff recommends that the Kalispell City Planning Board and Zoning Commission adopt Staff Report #KPP-20-06 as findings of fact and recommend to the Kalispell City Council that the preliminary plat for Bloomstone Phases 3-6be approved subject to the conditions listed in the staff report. BOARD DISCUSSION Board discussed phasing plan, road extensions and how the sound wall would be phased into the project. PUBLIC HEARING None MOTION Kauffman moved and Young seconded a motion that the Kalispell City Planning Board and Zoning Commission adopt Staff Report #KPP-20-06 as findings of fact and recommend to the Kalispell City Council that the preliminary plat for Bloomstone Phases 3-6 be approved subject to the conditions listed in the staff report. BOARD DISCUSSION None ROLL CALL Motion passed unanimously on a roll call vote. OLD BUSINESS Nygren updated the board on the ADU text amendments and the transportation plan. NEW BUSINESS Nygren updated the board on the February 9th agenda ADJOURNMENT The meeting adjourned at approximately 6:45pm. ____________________ ____________________ Chad Graham Kari Barnhart Kalispell City Planning Board Minutes of the meeting of January 12, 2021 Page | 3 President Recording Secretary APPROVED as submitted/amended: 1 BLOOMSTONE PHASES 3-6 REQUEST FOR MAJOR SUBDIVISION STAFF REPORT #KPP-20-06 KALISPELL PLANNING DEPARTMENT JANUARY 6, 2021 A report to the Kalispell City Planning Board and the Kalispell City Council regarding a request from Kalispell National Investment CO, LLC for major preliminary plat approval of Bloomstone Phases 3 through 6 on a total of 33.73 acres. A public hearing has been scheduled before the Planning Board for January 12, 2021, beginning at 6:00 PM in the Kalispell City Council Chambers. The Planning Board will forward a recommendation to the Kalispell City Council for final action. BACKGROUND INFORMATION Kalispell National Investment Co., LLC, has submitted a request for major preliminary plat approval for Phases 3-6 of the Bloomstone subdivision, with a total of 57 lots on approximately 33.73 acres of land. Phase 3 would contain 47 single-family lots, Phase 4 would contain 4 multi-family lots with 104 dwelling units, Phase 5 would contain 3 multi-family lots with 88 dwelling units, and Phase 6 would contain 3 multi-family lots with 126 dwelling units. The property is located within an R-4 (Residential) zoning district with a Planned Unit Development (“PUD”) overlay, which included plans for a total of 569 dwelling units on 85.2 acres. Phases 1 and 2 have been constructed with 96 multi-family and 71 single-family dwelling units. Prior preliminary plats for additional phases were approved in 2008 and 2017, but have since expired. A: Applicant: Kalispell National Investment Co., LLC 124 Swan Ridge Court Kalispell, MT 59901 Technical Assistance: A2Z Engineering 138 E Center St Kalispell, MT 59901 B: Location: The property is located at 1070 Treeline Road and can be described as Assessor’s Tract 5C in the SW ¼ of Section 36, Township 29 North, Range 22 West, P.M.M., Flathead County, Montana. 2 C: Existing Land Use and Zoning: The zoning of the subject property is R-4 (Residential) with a PUD overlay. It is part of a multi-phase development approved by the City Council in 2008 providing for 569 dwelling units, including both single-family and multi-family dwellings. Phase 1 is located to the northwest of the subject property and consists of a 96 unit multi-family development and 25 single-family residences. Phase 2 is to the north of the subject property and has 36 townhome lots and 10 single-family lots. The subject property itself is currently vacant. D. Size: The subject property for all four proposed phases is approximately 33.73 acres. E: Adjacent Zoning: North: City R-4/PUD East: City P-1 South: County SAG-10; City R-3, R-4 and RA-1 West: City R-4/PUD F: Adjacent Land Uses: North: Single-family and multi- family residential East: Kidsports South: Single-family; vacant land West: Bypass G: General Land Use Character: The area can be described as a transitional area with residential development to the south and a mix of single-family, multi-family, and commercial development to the north with the Kidsports athletic fields immediately east of 3 the project site. There have been recent approvals for additional single-family and multi-family development to the west of the bypass at the corner of Four Mile Drive and Stillwater Road. H: Availability of Public Services and Extension of Services: The property is currently located within the City of Kalispell and all services are available to the property. The subdivision will require an extension of existing water and sewer services to serve Phases 3 through 6. Sewer: City of Kalispell Water: City of Kalispell Refuse: City of Kalispell Electricity: Flathead Electric Cooperative Gas: NorthWestern Energy Telephone: CenturyTel Schools: School District #1 (West Valley)/Glacier High School Fire: City of Kalispell Police: City of Kalispell 4 REVIEW AND FINDINGS OF FACT FOR THE MAJOR PRELIMINARY PLAT A. Effects on Health and Safety: Fire: The property is considered to be at low risk of fire. Buildings within the subdivision would be constructed in accordance with the International Fire Code and have access which meets city standards. The area to be built upon 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 approved by the Fire Chief. Flooding: The subject property is located entirely outside of the 100-year floodplain per the Flood Insurance Rate Map (panel number 30029C1805J, effective date November 4, 2015). Access: Access to the subdivision will be provided via Treeline Road running north/south through the subdivision from Old Reserve to Four Mile Drive. Additional roads in the subdivision include Foxglove Drive. Foxglove Drive extends north/south intersecting with Four Mile Drive as well. All of the proposed roads will be constructed to city standards and provide adequate access for the subdivision. While a Traffic Impact Study was completed in 2008, it should be updated to reflect current conditions and any 5 recommendations should be implemented. Therefore, staff is recommending a condition that a new Traffic Study be submitted prior to final plat of Phase 3. Highway Sound Mitigation: When there is a proposed residential subdivision abutting an existing major arterial (e.g. the Highway 93 bypass) capable of generating noise in excess of 60dBA, noise mitigation shall be utilized. The regulations allow a variety of noise mitigation techniques. A sound study should be submitted prior to construction showing the specific design and that it reduces the noise impacts to no more than 60 dBA at any lot line within the subdivision. The design of the noise mitigation measures should be reviewed and approved by the City of Kalispell Architectural Review Committee prior to construction. The sound mitigation should extend along the highway right-of-way from the southern end of the property to the north end of Bloomstone Phase 1A-West, which was a previously platted phase of the subdivision. Construction of sound mitigation measures along a portion of that stretch have been partially installed. A portion was deferred previously pending development of the area, but should be addressed at this point. The measures should be completed along the Phase 1 frontage prior to final plat of any additional phases. The remainder of the frontage should be constructed in conjunction with the adjoining phase. However, if the sound study shows a 60dBA or lower level at any lot line being final platted, sound mitigation should be developed regardless of whether that phase is adjoining the highway right-of-way or not. Staff is recommending inclusion of a condition to this effect relating to sound mitigation. B. Effects on Wildlife and Wildlife Habitat: There are no water features which would provide aquatic or riparian habitat. There also does not appear to be any significant wildlife impacts. The Resources and Analysis Section of the Kalispell Growth Policy includes information from the Montana Department of Fish, Wildlife and Parks relating to deer, elk and moose habitat. As with the majority of the Kalispell area outside of the core downtown, the maps show a whitetail deer density of 5 to 30 per square mile, but no significant elk or moose habitat. C. Effects on the Natural Environment: Topography, Geology and Soils: The overall site is generally flat on the northern portion of the property and a slope running generally down from Four Mile Drive to the flatter portion of the property. It does not appear that there are topographical issues or slopes significantly impacting development. A Geotech report was prepared as part of the original review of the project. The report included recommendation for design and construction of the site and buildings, but no significant issues impacting development. The recommendations should be followed as the site is developed. Surface and Groundwater: This subdivision will be served by public water and sewer thereby minimizing any potential impacts to the groundwater. No surface water creates concerns regarding this development. There is no floodplain in the area or on the property. 6 A Depth to Water Table map indicates the water table for the site is greater than 50 feet below the surface. Therefore, the Planning Department is not recommending any conditions which may limit basements or crawl spaces within the project site. Information in the Depth to Water Table was provided by the Flathead Lakers in consultation with the Flathead Lake Biological Station. Drainage: Curbs and gutters will be installed and a storm management plan will have to be developed to address the runoff from the site. There is no city storm drain system in the area, so the storm water will need to be managed on-site. Stormwater initiating within the northern half of Four Mile Drive adjacent to Bloomstone shall be treated and detained within the subdivision. The drainage plan will have to comply with the City of Kalispell standards and standards and designed by a professional engineer. A homeowner’s association has been created for the maintenance of the open space and storm water management area. Also, a waiver of right to protest the creation of a Special Improvement District (“SID”) for stormwater maintenance shall be included on the final plat. The SID would only be implemented in the event that stormwater facilities are not maintained in a manner consistent with the approved drainage plan. Lastly, the developer is required to submit for review to the Kalispell Public Works Department an erosion/sediment control plan for review and approval. These plans provide for managing storm water on the site and include stabilizing the construction site through an approved revegetation plan after site grading is completed. D. Effects on Local Services: Water: Water service to the subdivision would be provided by the City of Kalispell from an existing water main located within Treeline Road that the developer would extend throughout the subdivision within the new streets being created and ultimately looped between Foxglove Drive and Treeline Road within Four Mile Drive. The extension from the location of the existing water main in Treeline Road to the south through Treeline connecting to Four Mile Drive and to the east in Four Mile Drive shall be completed prior to final plat of Phase 4. The water main within Treeline Road and Four Mile Drive shall be sized in accordance with the Water Facility Plan. The Water Facility Plan shows this main as 16” (W-M-12). The City will participate in the oversizing of this line utilizing impact fees. If impact fees are not available, the developer can recoup the costs to oversize the main beyond the needs of the development via a latecomer agreement. There are possible alternatives to routing the main extension in Four Mile Drive while still providing the necessary looping. Those alternatives could be addressed during review of the engineering plans for the water mains and implemented with Public Works’ consent. The water system facilities plan for the city shows a need for a connection to the west for a main extension. The 30 foot easement along the north of Lot 106 on the proposed plat would meet that requirement. 7 The water system for the subdivision will be reviewed and approved by the Kalispell Public Works Department and Kalispell Fire Department as part of the development of the subdivision. There is adequate capacity within the city’s water system to accommodate this development. Per the subdivision regulations, any water rights associated with the property shall be transferred to the City of Kalispell prior to final plat. Sewer: Sewer service will be provided by the City of Kalispell with an extension of existing sanitary sewer mains that the developer would extend into the subdivision within the new streets being created. The extension of the main in Foxglove Drive would occur with Phase 3 and the extension of the main in Treeline Road would occur with phase 4. A gravity sewer main is not required to be extended within Four Mile Drive due to existing topography and its impact on future design of sewer mains in the area. However, as with the water system, the city’s wastewater facilities plan shows a need for a connection to the west for a sanitary sewer main extension. The 30 foot easement along the north of Lot 106 on the proposed plat would meet that requirement in addition to meeting the need for the water main. Additionally, the facility plan calls for a future force main from Four Mile Drive down Treeline Road to the easement. No additional right-of-way is necessary, but the utilities within Treeline (both water and sewer) should be laid out in a manner to allow for the future main. The sewer system for the subdivision will be reviewed and approved by the Kalispell Public Works Department as part of the development of the subdivision. There is adequate capacity within the city’s sewer system to accommodate this development. Access and Roads: These phases include the north/south extension of Treeline Road to Four Mile Drive, which shall be constructed per city standards as an urban collector. Foxglove Drive will also extend north/south and connect with Four Mile Drive, along with the first portion of Waterleaf Lane. Treeline Road and Foxglove Drive both need to have three lanes at their intersections with Four Mile Drive. All streets will be constructed to the appropriate city standards. Four Mile Drive will need to be improved to an urban standard along its frontage with Bloomstone, including a left turn lane at both Treeline Road and Foxglove Drive. As an arterial street, no additional public or private accesses are permitted onto Four Mile Drive other than Treeline Road and Foxglove Drive. Any additional right-of-way necessary for improvements shall be dedicated to the City. The construction of the extension of Foxglove Drive to Four Mile Drive shall occur as part of Phase 3, along with a portion of Waterleaf Lane. A temporary cul-de-sac will need to be installed at the end of Waterleaf Lane to provide an emergency vehicle turn-around. Phase 4 would include the extension of Treeline Road to Four Mile Drive, along with all of the required improvements in Four Mile Drive. Prior to final plat of Phase 4, all street improvements, including, but not limited to, the full street profile and all water and sanitary sewer main extensions, shall be installed. 8 Schools: The property is within the boundaries of School District #1 (West Valley and Glacier High School). On average, it would be anticipated that there would be about 183 students from Phase 2 at full build-out. Section 76-3-608(1) of the Montana Code Annotated states that the governing body may not deny approval of a proposed subdivision based solely on the subdivision’s impacts on educational services. Police: Police services will be provided by the Kalispell Police Department. The department can adequately provide service to this subdivision. Fire Protection: Fire protection services will be provided by the Kalispell Fire Department. The department can adequately provide service to this development. Additionally, the road network to the subdivision provides adequate access for fire protection. As part of subdivision review, fire protection, including access, fire flow and hydrant location, will be reviewed. Fire station 62 is located approximately 0.5 miles away providing good response time. Parks and Recreation: The developer was required to provide a minimum of 17.07 acres of parkland for the entire Bloomstone Project. This subdivision is proposing 2.3 acres of parkland, which includes a trail system that connects the different phases of the development. As part of Phase 1 the developer developed a 1 acre park and the multi-family project also developed a park area to accommodate the recreational amenity requirement, with additional park space in Phase 2. Phase 3 will include a park/walking trail along the boundary with Kidsports. Phases 4-6, which are multi-family lots, will have a recreational amenity requirement that is a standard condition for multi-family projects. The amenity will be reviewed as part of the building permit/site review process. Prior to final plat of each phase, the developer will need to show that the parkland dedication requirement has been met. Solid Waste: Solid waste will be handled by the City of Kalispell. 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 Medical Center is approximately 1.1 miles from the site. E. Effects on Agriculture and agricultural water user facilities: This property was actively farmed for several decades under a state managed lease program with proceeds going to the State School Trust, but has not been used for agricultural purposes in recent years as the property has developed. Section 36 has already gone through a Montana Environmental Protection Act (MEPA) analysis by the State in anticipation of commercial development of this site. While there is an impact to agriculture, the proposed subdivision is a planned and anticipated project in the path of the planned urban expansion of Kalispell 9 Current policies in the Kalispell Growth Policy Plan-It 2035, Chapter 5, Land Use: Natural Environment, state the following: Policy – Encourage urban growth only on agriculture lands entirely within the city’s annexation policy boundary. By providing a growth area boundary, the city can encourage the extension of city water and sewer service, as well as other city services, which enables more growth to come into the City of Kalispell with higher density. By allowing higher density development within the city’s growth policy area, it could reasonably be expected that more farmland could be conserved because the availability of residential and commercial lots within the Kalispell Growth Policy boundary, limiting sprawl/leapfrog development. In this particular case, the land is already located within the city limits and partially developed. F: Relation to the Growth Policy: The Kalispell Growth Policy Future Land Use Map designates the subject property as high density residential. Areas designated as High Density Residential are served by urban infrastructure and services and are located near schools, employment and service centers, and urban arterials. This land use designation anticipates a residential density up to 20 dwelling units per acre, with some as high as 40 units per acre. The proposed density does not exceed the density limits of High Density Residential land use designation. The proposed subdivision and the associated dwelling unit types complies with the land use designation and can be found to be in compliance with the Kalispell Growth Policy and its goals and policies. 10 G. Compliance with Zoning: The request complies with the R-4/PUD zoning regulations. H. Compliance with the Kalispell Subdivision Regulations: This request complies with provisions of the Kalispell Subdivision Regulations. RECOMMENDATION Staff recommends that the Kalispell City Planning Board and Zoning Commission adopt staff report #KPP-20-06 as findings of fact and recommend to the Kalispell City Council that the preliminary plat for Bloomstone Phases 3-6 be approved subject to the conditions listed below: CONDITIONS OF APPROVAL 1. The development of the site shall be in substantial compliance with the application submitted, the site plan, materials and other specifications as well as any additional conditions associated with the preliminary plat as approved by the city council. 2. All applicable conditions within Ordinance 1635 (Bloomstone PUD) shall apply. 3. The preliminary plat approval shall be valid for a period of three years from the date of approval. 4. New infrastructure required to serve the subdivision shall be designed and constructed in accordance with the City of Kalispell’s Standards for Design and Construction. All design work shall be reviewed and approved in writing by the Kalispell Public Works Department prior to construction. This infrastructure shall include but not be limited to streets, street lighting, street signage, curb, gutter, boulevard and sidewalks. 5. Water and sewer main extensions shall be designed and constructed in accordance with the City of Kalispell’s Standards for Design and Construction and in compliance with the city’s facilities update and extensions of services plans. The water and sewer main extension plans shall be reviewed and approved by the Kalispell Public Works Department. Prior to final plat, a certification shall be submitted to the Public Works Department stating that the water and sewer mains have been built and tested as designed and approved. 6. The developer shall submit water and sanitary sewer plans, applicable specifications, and design reports to the Kalispell Public Works Department and the Montana Department of Environmental Quality for concurrent review, with approval of both required prior to construction. 7. The extension from the location of the existing water main in Treeline Road to the south within Treeline Road connecting to Four Mile Drive and to the east in Four Mile Drive shall be completed prior to final plat of phase 4. The water main within Treeline Road and Four Mile Drive shall be sized in accordance with the Water Facility Plan. There are possible alternatives to routing the main extension in Four Mile Drive while still 11 providing the necessary looping. Those alternatives could be addressed during review of the engineering plans for the water mains and implemented subject to the review and consent of the Kalispell Public Works Department. 8. Any water rights associated with the property shall be transferred to the City of Kalispell prior to final plat. 9. A 30 foot easement shall be provided along the length of the northern property line of Lot 106 for a location complying with City Design and Construction Standards for future sanitary sewer and water main extensions to the west as shown on the water and wastewater facility plans. Additionally, the water and sewer mains within Treeline shall be laid out in a manner to allow for the future sanitary sewer force main provided for in the Wastewater Facility Plan Update (Project WW-M-01). 10. The developer shall submit to the Kalispell Public Works Department for review and approval a storm water report and an engineered drainage plan that meets the requirements of the current city standards for design and construction. Prior to final plat, a certification shall be submitted to the public works department stating that the drainage plan for the subdivision has been installed as designed and approved. 11. Stormwater initiating within the northern half of Four Mile Drive adjacent to Bloomstone shall be treated and detained within the Bloomstone subdivision. 12. The developer shall submit to the Kalispell Public Works Department prior to construction an erosion/sediment control plan for review and approval and a copy of all documents submitted to Montana Department of Environmental Quality for the General Permit for Storm Water Discharge Associated with Construction Activities. 13. A letter from the Kalispell Public Works Department shall be submitted stating that all new infrastructure has been accepted by the City of Kalispell, any private infrastructure has been constructed per city standards, and a proper bond has been accepted for unfinished work. 14. All easements and/or rights-of-way shall be indicated on the face of the final plat. Utility easements for City water and sewer shall be provided to allow for the logical extension of utilities from this subdivision to adjoining properties. A letter from the Kalispell Public Works Department shall be obtained stating that the required easements are being shown on the final plat. 15. An updated Traffic Impact Study shall be completed prior to the final plat of Phase 3. Any recommendations from the study shall be implemented. 16. The extension of Treeline Road shall be constructed per city standards as an urban collector, while Foxglove Drive shall be constructed as a local street. Both roads shall have three lanes at their intersections with Four Mile Drive. All other streets will be constructed to the appropriate city standards. 12 17. Four Mile Drive will need to be improved to an urban standard along its frontage with Bloomstone, including a left turn land at both Treeline Road and Foxglove Drive. No additional public or private accesses are permitted onto Four Mile Drive other than Treeline Road and Foxglove Drive. Any additional right-of-way necessary for improvements shall be dedicated to the City. 18. The construction of the extension of Foxglove Drive to Four Mile Drive shall occur as part of Phase 3, along with a portion of Waterleaf Lane. A temporary cul-de-sac shall be installed at the end of Waterleaf Lane. Phase 4 would include the extension of Treeline Road to Four Mile Drive, along with all of the required improvements in Four Mile Drive. Prior to final plat of Phase 4, all street improvements, including, but not limited to, the full street profiles and all water and sanitary sewer main extensions, shall be installed. 19. A letter from the Kalispell Fire Department approving the access, placement of the fire hydrants and fire flows within the subdivision shall be submitted prior to final plat. 20. The following statement shall appear on the final plat: "The undersigned hereby grants unto each and every person, firm or corporation, whether public or private, providing or offering to provide telephone, telegraph, electric power, gas, cable television, water or sewer service to the public, the right to the joint use of an easement for the construction, maintenance, repair, and removal of their lines and other facilities, in, over, under, and across each area designated on this plat as "Utility Easement" to have and to hold forever." _____________________ Developer's Signature 21. Prior to filing the final plat, a letter from the US Postal Service shall be included stating the Service has reviewed and approved of the design and location of the mail delivery site. The mail delivery site shall be installed or bonded for prior to final plat. In addition, the mail delivery site and improvements shall also be included in the preliminary and final engineering plans to be reviewed by the Public Works Department. The mail delivery site shall not impact a sidewalk or proposed boulevard area. 22. A letter shall be obtained from the Kalispell Parks and Recreation Director approving a landscape plan for the placement of trees and landscaping materials within the landscape boulevards of the streets serving the subdivision. The approved landscape plan shall be implemented or a cash in lieu payment for installation of the street trees and groundcover be provided to the Kalispell Parks and Recreation Department. 23. A parks plan for the areas designated as “park/walking trail” shall be approved by the Parks and Recreation Director, and the plan shall show that the parkland dedication requirement is met for each phase. 13 24. A note shall be placed on the final plat indicating a waiver of the right to protest creation of a park maintenance district. This district shall only be activated in the event that the property owners’ association defaults on their park and open space amenity conditions. The taxes levied within the maintenance district shall be determined by the Parks and Recreation Department with approvals by the Kalispell City Council. 25. A note shall be placed on the final plat indicating a waiver of the right to protest creation of a stormwater maintenance district. This district shall only be activated in the event that the property owner(s) default on the maintenance of the approved stormwater facilities. The taxes levied within the maintenance district shall be determined by the Public Works Department with approvals by the Kalispell City Council. 26. A sound study shall be submitted prior to construction showing the specific design for highway sound mitigation for the subdivision and that the design reduces the noise impacts to no more than 60 dBA at any lot line within the subdivision. The design of the noise mitigation measures shall be reviewed and approved by the City of Kalispell Architectural Review Committee prior to construction. The sound mitigation shall extend along the highway right-of-way from the southern end of the property to the north end of Bloomstone Phase 1A-West. The measures shall be completed along the Phase 1 frontage prior to final plat of any additional phases. The remainder of the frontage shall be constructed in conjunction with the adjoining phase. However, if the sound study shows a 60dBA or lower level at any lot line being final platted, sound mitigation shall be developed regardless of whether that phase is adjoining the highway right-of-way or not. 27. A homeowner’s association (HOA) shall be formed and established to provide for the maintenance of the common areas. 28. A minimum of two-thirds of the necessary infrastructure for the subdivision shall be completed prior to final plat submittal. 29. All utilities shall be placed underground and in locations that are approved by the Kalispell Public Works Department in accordance with the Kalispell Standards for Design and Construction. 30. All areas disturbed during development shall be re-vegetated with a weed-free mix immediately after development. TaelorRd OldReserveDr 93 StillwaterRd W olf p a c k Wa y FourMileDr StillwaterRd 548 ArbourDr ArbourDrW GardenDr Dai r y Dr ReservePl TrailridgeRd 548 93 FourMileDr T r eelineRd TreelineRd OldReserveDr HuttonRanchRdUSHighway93N KalispellYouth Athletic Complex FlatheadValley Community College Parkway Dr N orthridgeDr SummitRidgeDr USHighway93N NorthridgePark Esri Community Maps Contributors, Esri, HERE, Garmin, SafeGraph, INCREMENT P, METI/NASA, USGS, Bureau of Land Management, EPA, NPS, US Census Bureau, USDA Kalispell Mailing List - Dec. 10th, 2020 1070 Treeline Rd Date: 11-10-2020 FilePath: J/2020/1210-3rd Kalispell Planning Dept. 0 1,000500Feet N Subject Property Mailing List Parcels ST I L L W A T E R R D FOUR MILE DR HIGHW A Y 9 3 A L T E R N A T E TREELINE RD TIMBERWOLF PKWY O L D R E S E R V E D R NO R T H L A N D D R B L U E B E L L R D CH A M P I O N W A Y N HAVEN DR SUMMIT RIDGE DR WOLFPACK WAY FOXGLOVE DR MEADO W V I S T A L O O P LINDEN LN Kalispell Planning Dept. 0 1,000500Feet N Commercial UrbanMixedUse SubjectProperty UrbanResidential Date: Deceber 10th, 2020FilePath: J\2020\1210Treeline Public Kalispell GrowthPolicy Exhibit - December 10th, 20201070 Treeline Rd HighDensityResidential Urban Mixed Use High Density Residential Urban Residential Suburban Residential City Airport-Gov. Public/Quasi Public, Openspace Floodway Subject Property Commercial Neighborhood Commercial Industrial NeighborhoodCommercial STILLWATER RD FOUR MILE DR HIGHWAY 93 ALTERNATE TREELINE RD NORTHLAND DR TIMBERWOLF PKWY O L D R E S E R V E D R B L U E B E L L R D CHAMPION WAY N HAVEN DR SUMMIT RIDGE DR FOXGLOVE DR L I N D E N L N WILLOW WAY MEADOW VISTA LOOP Kalispell Zoning Exhibit - December 10th, 20201070 Treeline Rd Date: Deceber 10th, 2020FilePath: J\2020\Treeline Kalispell Planning Dept.0 750375Feet N Zoning Commercial Neighborhood Business Light or Heavy industrial Health Care Residential/Professional Office Residential Two Family Residential Multi-family Residential Residential Apartment/Office Public SubjectProperty R-5/PUD COUNTY Subject Property R-4/PUD B-5/PUD R-3/PUD PUBLIC RA-1 COUNTY A2Z Engineering, PLLC • 138 East Center Street, Suite A • Kalispell, MT 59901 Phone: (406) 755-7888 • Fax: (406) 755-7880 • www.a2z-engineering.com Bloomstone Phases 3, 4, 5, 6 & Remainder Legal Description: That portion of the SW1/4 of Section 36, Township 29 North, Range 22 West, P.M.,M., Flathead County, Montana, described as follows: Commencing at the Center ¼ Corner of Section 36; Thence along the East line of the SW ¼ of Section 36, S 00°04’04” E 940.10 feet; Thence N 89°48’52” W 24.85 feet; Thence S 00°04’05” E 237.97 feet to the POINT OF BEGINNING; Thence S 89°55’55” W 130.00 feet; Thence S 85°10’06” W 60.21 feet; Thence S 89°55’55” W 240.00 feet; Thence N 00°04’05” W 59.32 feet to a point on a 835.00 foot radius curve, concave Southwesterly/Southerly, having a radial bearing of S 37°27’16” W; Thence Northwesterly along the curve through a central angle of 37°27’16” along an arc length of 545.84 feet; Thence N 90°00’00” W 143.27 feet; Thence S 00°00’00” E 105.00 feet; Thence N 90°00’00” W 39.53 feet to a point on a 220.00 foot radius curve, concave Southeasterly, having a radial bearing of S 88°38’38” E; Thence Southwesterly along the curve through a central angle of 01°21’22” along an arc length of 5.21 feet; Thence S 00°00’00” E 204.22 feet; Thence N 90°00’00” W 516.15 feet; Thence S 03°35’40” E 812.31 feet; Thence S 15°13’16”E 524.67 feet; Thence S 89°51’13” E 636.95 feet to a point on a 8268.81 foot radius curve, concave Southerly, having a radial bearing of S 00°10’19” W; Thence along the curve through a central angle of 02°02’38” along an arc length of 294.97 feet to a point on a 8144.08 foot radius curve, concave Northerly, having a radial bearing of N 02°13’03” E; Thence Southeasterly along the curve through a central angle of 03°31’54” along an arc length of 502.01 feet; Thence N 88°37’05” E 16.12 feet; Thence N 00°04’05” W 1416.78 feet to the POINT OF BEGINNING, containing 52.95 acres of land, all as shown hereon. Subject to and together with easements as shown. Subject to and together with easements of record. A2Z Engineering, PLLC • 138 East Center Street, Suite A • Kalispell, MT 59901 Phone: (406) 755-7888 • Fax: (406) 755-7880 • www.a2z-engineering.com BLOOMSTONE PHASING PLAN Bloomstone Phase 3 Expected Date of Development: 2021 - 2022 Phase 3 will be free standing without need to develop further phases. Installation of Foxglove Drive from Phase 2 to 4 Mile Drive will provide two egresses for the new phase. With these connections at each end the only emergency vehicle turn-around will be on the short piece of Waterleaf Lane. Bloomstone Phase 4 Expected Date of Development: 2022 - 2023 Phase 4 will be free standing without need to develop further phases given that utilities are extended along Treeline Road right-of-way. Access to the phase will be provided from a common entrance onto existing 4 Mile Drive. There should not be any need for emergency vehicle turn- arounds. Bloomstone Phase 5 Expected Date of Development: 2023 - 2024 Phase 5 will be free standing without need to develop further phases. Extension of Treeline Road to meet 4 Mile Drive will provide for access by vehicles and utilities. Emergency vehicle turn- arounds will not be necessary with access at both ends of Treeline Road. Bloomstone Phase 6 Expected Date of Development: 2024 - 2025 Phase 6 will be free standing without need to develop further phases. With the connections to Treeline and 4 Mile Drive there should not be any need for emergency vehicle turn-arounds. Phase 5 7.08 Ac Phase 4 9.74 Ac Phase 6 6.68 Ac Phase 3 10.23 Ac D t F 2 0 0 s l a u q E hcnI e n O e lacSgniwar N E W S Bl o o m s t o n e D e v e l o p m e n t Pr e l i m i n a r y P l a t Di m e n s i o n a l L a y o u t Ka l i s p e l l , M o n t a n a 1 of 2 Foxglove Drive Treeline Road Bl u e b e l l R o a d Fo x g l o v e D r i v e Blueb e l l R o a d T r e e l i n e R o a d Foxglove Drive Scale: 1 inch = 100 feet 200 300 400015040100 SW Corner of Sec 36, T29N, R22W US Hi g h w a y 9 3 B y p a s s US Highway 9 3 B y p a s s O n - r a m p 4 M i l e D r i v e 4 M i l e D r i v e Treeline Road 10 0 f t 65 ft Lo t # 5 5 0. 1 5 a c 150 ft Lot #106 1.56 ac 150 ft 45 6 f t 44 7 f t 289 ft 288 ft 42 9 f t 183 ft 182 ft 41 8 f t Lot #107 2.90 ac Lot #108 1.77 ac 220 ft 26 9 f t 228 ft 221 ft Lot #110 1.86 ac Lot #105 2.38 ac Lot #104 2.39 ac Lot #103 2.41 ac Lot #102 2.56 ac 504 ft 507 ft 508 ft 515 ft 520 ft 21 6 f t 20 5 f t 20 5 f t 20 5 f t PARK  WALKING TRAIL 60 f t 60 f t 60 f t 60 f t 60 ft60 ft 60 f t Exterior Boundary Keyed Notes: . A.1168.69 ft.................................South 89°44'43" East B.62.34 ft.....................................North 00°37'36" East C.Parcel point of beginning D.634.71 ft...................................South 89°44'07" East E.Curve #1....R=8,264.44 ft, L=292.62 ft, D=02°02'38" F.Curve #2....R=8,264.44 ft, L=506.56 ft, D=03°31'56" G.16.33 ft.....................................North 88°46'00" East H.1,416.78 ft...............................North 00°04'05" West I.130.00 ft.................................South 89°55'55" West J.60.21 ft...................................South 85°10'06" West K.240.00 ft.................................South 89°55'55" West L.59.32 ft....................................North 00°04'05" West M.Curve #3............R=835 ft, L=545.84 ft, D=52°32'44" N.143.27 ft..................................North 00°00'00" West O.105.00 ft...................................South 00°00'00" East P.39.53 ft...................................North 00°00'00" West Q.Curve #4................R=220 ft, L=5.21 ft, D=01°21'22" R.204.22 ft.................................South 00°00'00" West S.516.15 ft.................................South 90°00'00" West T.812.31 ft...................................South 03°35'40" East U.524.16 ft...................................South 15°13'16" East Linetype Legend: . Phase Boundary Lot Boundary Gas & Dry Utility Easement Phasing and Lot Notes: . Phase 3 - 10.23 acres with 1.09 acres parkland Lots 55 - 101...................47 Single Family Residential Lots Phase 4 - 9.74 acres Lots 102 - 105.........................104 Total Multifamily Units Phase 5 - 7.08 acres Lot 106 - 108............................88 Total Multifamily Units Phase 6 - 6.68 acres Lot 109 - 111..........................126 Total Multifamily Units FEMA 1% Floodplain Notes: . The preliminary plat area contains no mapped 1% chance floodway or floodplains per FEMA FIRM 30029C1805J panel effective November 04, 2015. Surface Waters Notes: . The preliminary plat area contains no rivers, streams, springs, ponds, wetlands or lakes. Certificate of Exclusion from Montana Department of Environmental Quality Review BLOOMSTONE SUBDIVISION, PHASES 3 - 6, are within the City of Kalispell, Montana, a first-class municipality, and within the planning area of the Kalispell growth policy which was adopted pursuant to MCA 76-1-601 et seq., and can be provided with adequate storm water drainage and adequate municipal facilities. Therefore, under the provisions of MCA 76-4-125(2)(d), this subdivision is excluded from the requirement for Montana Department of Environmental Quality review. B A D E F G H J M O S P C T U 220 ft 257 ft 265 ft 39 8 f t 33 8 f t Lot #109 2.06 ac Lot #111 1.79 ac 21 6 f t 20 5 f t 20 5 f t 20 5 f t Remainder 19.22 Ac Owner: Kalispell National Investment Company LLC Located in SW Quarter of Section 36, Township 29 North, Range 22 West, P.M., M.,, Flathead County, Montana Bloomstone Phases 3, 4, 5, & 6 Preliminary Plat South Quarter Corner of Section 36, T29N, R22W T ROBERT SMITH No. 12592 PE NOM**ANA AL E N G INEERP R O F E SSION NS E DLICE Plan Sheet Number: REVISIONS: DRAWN BY: R Smith CHECKED BY: R Smith 138 E. Center St., Ste A Kalispell, MT 59901 Phone 406.755.7888 A2Z-Engineering.com BLLAC ! G I D UOYEROFE C a l l 8 1 1 B L L A C !GIDUOYEROFE 65 ft 10 0 f t 60 ft Lo t # 5 6 0. 1 4 a c 60 ft 10 0 f t 10 0 f t 60 ft Lo t # 5 7 0. 1 4 a c 60 ft 10 0 f t 60 ft Lo t # 5 8 0. 1 4 a c 60 ft 10 0 f t 60 ft Lo t # 5 9 0. 1 4 a c 60 ft 10 0 f t 60 ft Lo t # 6 0 0. 1 4 a c 60 ft 10 0 f t 60 ft Lo t # 6 1 0. 1 4 a c 60 ft 10 0 f t 60 ft Lo t # 6 2 0. 1 4 a c 60 ft 10 0 f t 60 ft Lo t # 6 3 0. 1 4 a c 60 ft 10 0 f t 60 ft Lo t # 6 4 0. 1 4 a c 60 ft 10 0 f t 60 ft Lo t # 6 5 0. 1 4 a c 60 ft 10 0 f t 60 ft Lo t # 6 6 0. 1 4 a c 60 ft 10 0 f t 60 ft Lo t # 6 7 0. 1 4 a c 60 ft 10 0 f t 60 ft Lo t # 6 8 0. 1 4 a c 60 ft 10 0 f t 60 ft Lo t # 6 9 0. 1 4 a c 60 ft 10 0 f t 60 ft Lo t # 7 0 0. 1 4 a c 60 ft 10 0 f t 60 ft Lo t # 7 1 0. 1 4 a c 60 ft 10 0 f t 60 ft Lo t # 7 2 0. 1 4 a c 60 ft 10 0 f t 60 ft Lo t # 7 3 0. 1 4 a c 60 ft 10 0 f t 60 ft Lo t # 7 4 0. 1 4 a c 60 ft 10 0 f t 60 ft Lo t # 7 5 0. 1 4 a c 60 ft 10 0 f t 104.3 ft Lo t # 7 6 0. 2 4 a c 101.5 ft 40 ft 40 ft 10 0 f t 60 ft Lo t # 9 2 0. 1 4 a c 60 ft 10 0 f t 60 ft Lo t # 9 3 0. 1 4 a c 60 ft 10 0 f t 60 ft Lo t # 9 4 0. 1 4 a c 60 ft 10 0 f t 60 ft Lo t # 9 5 0. 1 4 a c 60 ft 10 0 f t 70 ft 0. 1 6 a c 70 ft 10 0 f t 60 ft Lo t # 9 1 0. 1 4 a c 60 ft 10 0 f t 60 ft Lo t # 9 0 0. 1 4 a c 60 ft 10 0 f t 60 ft Lo t # 8 9 0. 1 4 a c 60 ft 10 0 f t 70 ft Lo t # 8 8 0. 1 6 a c 70 ft 10 0 f t 70 ft 0. 1 6 a c 70 ft 10 0 f t Lo t # 8 7 10 0 f t 60 ft Lo t # 8 6 0. 1 4 a c 60 ft 60 f t 60 f t 100 ft 100 ft Lot #97 0.14 ac 60 f t Foxglove Drive 10 0 f t 60 ft Lo t # 8 5 0. 1 4 a c 60 ft 10 0 f t 60 ft Lo t # 8 4 0. 1 4 a c 60 ft 10 0 f t 60 ft Lo t # 8 3 0. 1 4 a c 60 ft 10 0 f t 60 ft Lo t # 8 2 0. 1 4 a c 60 ft 10 0 f t 60 ft Lo t # 8 1 0. 1 4 a c 60 ft 10 0 f t 60 ft Lo t # 8 0 0. 1 4 a c 60 ft 10 0 f t 60 ft Lo t # 7 9 0. 1 4 a c 60 ft 10 0 f t 85.7 ft Lo t # 7 8 0. 2 0 a c 85 ft I K L N R Q 60 f t 60 f t 100 ft Lot #98 0.14 ac 60 f t 60 f t 100 ft Lot #99 0.14 ac 60 f t 60 f t 100 ft 0.14 ac 60 f t 60 f t 100 ft 100 ft Lot #1010.14 ac 60 f t 60 f t 100 ft Lot #1000.14 acWa t e r l e a f L a n e Lo t # 7 7 Lot #96 STM STM STM STM STM W W W W W W SEW SEW SEW SEW SEW SEW SEW SE W S E W S E W S E W SE W SEW SEW SEW SEW STM STM ST M S T M S T M S T M ST M STM STM STM STM W W W W W W W W W W W W W S T M S E W W STM STM STM STM STM STM STM STM STM STM STM STM STM STM STM STM SEW SEW SEW SEW SEW SEW SEW SEW SEW SEW SEW SEW SEW SEW SEW SEW W W W W W W W W W W W W W W W W W W ST M ST M ST M W W W W STM ST M ST M ST M ST M STM STM ST M ST M ST M ST M W W W W W W W W W W W W SEW SE W SE W SE W SE W SEW SEW SE W SE W SE W SE W STM S T M ST M ST M ST M ST M ST M ST M STM STM STM STM STM STM STM STM STM STM STM STM STM STM STM STM STM STM STM STM STM STM W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W SEW S E W SE W SE W SE W SE W SE W SE W SEW SEW SEW SEW SEW SEW SEW SEW SEW SEW SEW SEW SEW SEW SEW SEW SEW SEW SEW SEW SEW ST M W W SE W 311 0 309 03088 3060 310 0 308 0307 0 3080305 0 3068 3044 30463042 3040 30 4 2 3040 3040 3036 303 8 30 4 2 30 4 0 304 2 3 0 4 4 30 4 8 304 6 3046 305430 5 0 SE W SE W SE W 3050 3056 30 4 6 30 4 8 3050 3052 30 5 0 3066 3058 3060 3070 3076 3080 3086 3090 3094 3098 3102 31 0 6 3 0 5 0 3 0 6 0 3 0 7 0 3 0 8 0 3 0 6 6 30 5 4 30 7 6 3080 309 0 309 0 31 0 0 30 9 0 30 8 6 30 8 0 30 7 6 30 7 2 30 6 8 3 0 6 4 30 4 8 3050 305 4 305 2 3050 ST M ST M ST M ST M ST M ST M ST M ST M SE W SE W SE W SE W SE W SE W SE W SE W W W W W W W W W W W W W W W W W SE W SE W SEW Bl o o m s t o n e D e v e l o p m e n t Pr e l i m i n a r y P l a t Co n t o u r s & U t i l i t i e s Ka l i s p e l l , M o n t a n a 2 of 2 T ROBERT SMITH No. 12592 PE NOM**ANA AL E N G INEERP R O F E SSION NS E DLICE Plan Sheet Number: REVISIONS: DRAWN BY: R Smith CHECKED BY: R Smith 138 E. Center St., Ste A Kalispell, MT 59901 Phone 406.755.7888 A2Z-Engineering.com BLLAC ! G I D UOYEROFE C a l l 8 1 1 B L L A C !GIDUOYEROFE Phase 5 7.08 Ac Phase 4 9.74 Ac Phase 6 6.68 Ac Phase 3 10.23 Ac D t F 2 0 0 s l a u q E hcnI e n O e lacSgniwar N E W S Foxglove Drive Treeline Road Bl u e b e l l R o a d Fo x g l o v e D r i v e Blueb e l l R o a d T r e e l i n e R o a d Foxglove Drive Scale: 1 inch = 100 feet 200 300 400015040100 SW Corner of Sec 36, T29N, R22W US Hi g h w a y 9 3 B y p a s s US Highway 9 3 B y p a s s O n - r a m p 4 M i l e D r i v e 4 M i l e D r i v e Treeline Road 10 0 f t 65 ft Lo t # 5 5 0. 1 5 a c 150 ft Lot #106 1.56 ac 150 ft 45 6 f t 44 7 f t 289 ft 288 ft 42 9 f t 183 ft 182 ft 41 8 f t Lot #107 2.90 ac Lot #108 1.77 ac 220 ft 26 9 f t 228 ft 221 ft Lot #110 1.86 ac Lot #105 2.38 ac Lot #104 2.39 ac Lot #103 2.41 ac Lot #102 2.56 ac 504 ft 507 ft 508 ft 515 ft 520 ft 21 6 f t 20 5 f t 20 5 f t 20 5 f t PARK  WALKING TRAIL 60 f t 60 f t 60 f t 60 f t 60 ft60 ft 60 f t Exterior Boundary Keyed Notes: . A.1168.69 ft.................................South 89°44'43" East B.62.34 ft.....................................North 00°37'36" East C.Parcel point of beginning D.634.71 ft...................................South 89°44'07" East E.Curve #1....R=8,264.44 ft, L=292.62 ft, D=02°02'38" F.Curve #2....R=8,264.44 ft, L=506.56 ft, D=03°31'56" G.16.33 ft.....................................North 88°46'00" East H.1,416.78 ft...............................North 00°04'05" West I.130.00 ft.................................South 89°55'55" West J.60.21 ft...................................South 85°10'06" West K.240.00 ft.................................South 89°55'55" West L.59.32 ft....................................North 00°04'05" West M.Curve #3............R=835 ft, L=545.84 ft, D=52°32'44" N.143.27 ft..................................North 00°00'00" West O.105.00 ft...................................South 00°00'00" East P.39.53 ft...................................North 00°00'00" West Q.Curve #4................R=220 ft, L=5.21 ft, D=01°21'22" R.204.22 ft.................................South 00°00'00" West S.516.15 ft.................................South 90°00'00" West T.812.31 ft...................................South 03°35'40" East U.524.16 ft...................................South 15°13'16" East Linetype Legend: . Phase Boundary Lot Boundary Gas & Dry Utility Easement Phasing and Lot Notes: . Phase 3 - 10.23 acres with 1.09 acres parkland Lots 55 - 101...................47 Single Family Residential Lots Phase 4 - 9.74 acres Lots 102 - 105.........................104 Total Multifamily Units Phase 5 - 7.08 acres Lot 106 - 108............................88 Total Multifamily Units Phase 6 - 6.68 acres Lot 109 - 111..........................126 Total Multifamily Units FEMA 1% Floodplain Notes: . The preliminary plat area contains no mapped 1% chance floodway or floodplains per FEMA FIRM 30029C1805J panel effective November 04, 2015. Surface Waters Notes: . The preliminary plat area contains no rivers, streams, springs, ponds, wetlands or lakes. Certificate of Exclusion from Montana Department of Environmental Quality Review BLOOMSTONE SUBDIVISION, PHASES 3 - 6, are within the City of Kalispell, Montana, a first-class municipality, and within the planning area of the Kalispell growth policy which was adopted pursuant to MCA 76-1-601 et seq., and can be provided with adequate storm water drainage and adequate municipal facilities. Therefore, under the provisions of MCA 76-4-125(2)(d), this subdivision is excluded from the requirement for Montana Department of Environmental Quality review. B A D E F G H J M O S P C T U 220 ft 257 ft 265 ft 39 8 f t 33 8 f t Lot #109 2.06 ac Lot #111 1.79 ac 21 6 f t 20 5 f t 20 5 f t 20 5 f t Remainder 19.22 Ac Owner: Kalispell National Investment Company LLC Located in SW Quarter of Section 36, Township 29 North, Range 22 West, P.M., M.,, Flathead County, Montana Bloomstone Phases 3, 4, 5, & 6 Preliminary Plat South Quarter Corner of Section 36, T29N, R22W 65 ft 10 0 f t 60 ft Lo t # 5 6 0. 1 4 a c 60 ft 10 0 f t 10 0 f t 60 ft Lo t # 5 7 0. 1 4 a c 60 ft 10 0 f t 60 ft Lo t # 5 8 0. 1 4 a c 60 ft 10 0 f t 60 ft Lo t # 5 9 0. 1 4 a c 60 ft 10 0 f t 60 ft Lo t # 6 0 0. 1 4 a c 60 ft 10 0 f t 60 ft Lo t # 6 1 0. 1 4 a c 60 ft 10 0 f t 60 ft Lo t # 6 2 0. 1 4 a c 60 ft 10 0 f t 60 ft Lo t # 6 3 0. 1 4 a c 60 ft 10 0 f t 60 ft Lo t # 6 4 0. 1 4 a c 60 ft 10 0 f t 60 ft Lo t # 6 5 0. 1 4 a c 60 ft 10 0 f t 60 ft Lo t # 6 6 0. 1 4 a c 60 ft 10 0 f t 60 ft Lo t # 6 7 0. 1 4 a c 60 ft 10 0 f t 60 ft Lo t # 6 8 0. 1 4 a c 60 ft 10 0 f t 60 ft Lo t # 6 9 0. 1 4 a c 60 ft 10 0 f t 60 ft Lo t # 7 0 0. 1 4 a c 60 ft 10 0 f t 60 ft Lo t # 7 1 0. 1 4 a c 60 ft 10 0 f t 60 ft Lo t # 7 2 0. 1 4 a c 60 ft 10 0 f t 60 ft Lo t # 7 3 0. 1 4 a c 60 ft 10 0 f t 60 ft Lo t # 7 4 0. 1 4 a c 60 ft 10 0 f t 60 ft Lo t # 7 5 0. 1 4 a c 60 ft 10 0 f t 104.3 ft Lo t # 7 6 0. 2 4 a c 101.5 ft 40 ft 40 ft 10 0 f t 60 ft Lo t # 9 2 0. 1 4 a c 60 ft 10 0 f t 60 ft Lo t # 9 3 0. 1 4 a c 60 ft 10 0 f t 60 ft Lo t # 9 4 0. 1 4 a c 60 ft 10 0 f t 60 ft Lo t # 9 5 0. 1 4 a c 60 ft 10 0 f t 70 ft 0. 1 6 a c 70 ft 10 0 f t 60 ft Lo t # 9 1 0. 1 4 a c 60 ft 10 0 f t 60 ft Lo t # 9 0 0. 1 4 a c 60 ft 10 0 f t 60 ft Lo t # 8 9 0. 1 4 a c 60 ft 10 0 f t 70 ft Lo t # 8 8 0. 1 6 a c 70 ft 10 0 f t 70 ft 0. 1 6 a c 70 ft 10 0 f t Lo t # 8 7 10 0 f t 60 ft Lo t # 8 6 0. 1 4 a c 60 ft 60 f t 60 f t 100 ft 100 ft Lot #97 0.14 ac 60 f t Foxglove Drive 10 0 f t 60 ft Lo t # 8 5 0. 1 4 a c 60 ft 10 0 f t 60 ft Lo t # 8 4 0. 1 4 a c 60 ft 10 0 f t 60 ft Lo t # 8 3 0. 1 4 a c 60 ft 10 0 f t 60 ft Lo t # 8 2 0. 1 4 a c 60 ft 10 0 f t 60 ft Lo t # 8 1 0. 1 4 a c 60 ft 10 0 f t 60 ft Lo t # 8 0 0. 1 4 a c 60 ft 10 0 f t 60 ft Lo t # 7 9 0. 1 4 a c 60 ft 10 0 f t 85.7 ft Lo t # 7 8 0. 2 0 a c 85 ft I K L N R Q 60 f t 60 f t 100 ft Lot #98 0.14 ac 60 f t 60 f t 100 ft Lot #99 0.14 ac 60 f t 60 f t 100 ft 0.14 ac 60 f t 60 f t 100 ft 100 ft Lot #1010.14 ac 60 f t 60 f t 100 ft Lot #1000.14 acWa t e r l e a f L a n e Lo t # 7 7 Lot #96 OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE Adjoining Streets: . A.US Highway 93 Bypass B.US Highway 93 Bypass Ramp C.4 Mile Drive D.Northland Drive E.Treeline Road F.Bluebell Road G.Hollyhock Lane H.Potential Ingress / Egress Point Adjoining Features: . I.Bloomstone Detention Pond J.BPA Transmission Lines Adjoining Property Owners: . a.Treeline Village LLC PO Box 534 Bigfork, MT 59911 Lot 26 of Amended Plat of Lot 26 of Bloomstone, Phase 1-A West b.Kalispell Natl Investment Co LLC 124 Swan Ridge Ct Kalispell, MT 59901 Bloomstone Phase 1-A West c.MT DNRC 655 Timberwolf Way, Suite 1 Kalispell, MT 59901 Parcel 1 of COS#17217 d.Touchmark at Summit Ridge LLC 5150 SW Griffith Drive Beaverton, OR 97005 Parcel A-1 of COS#19653 e.Touchmark at Summit Ridge LLC 5150 SW Griffith Drive Beaverton, OR 97005 Tract 1 of COS#13923 f.MT DNRC 655 Timberwolf Way, Suite 1 Kalispell, MT 59901 Described in document no. 20100009740 B A B A C E F G I BB D E H H H H J Bloomstone Phases 3 - 6 & Remainder Zoned R-4/PUD Bl o o m s t o n e D e v e l o p m e n t Pr e l i m i n a r y P l a t Vi c i n i t y M a p Ka l i s p e l l , M o n t a n a MAP J a b c c de f T ROBERTSMITH No. 12592 PE NOM**ANA AL E N GINEERPRO F E SSION NSE DLICE Plan Sheet Number: REVISIONS: DRAWN BY: R Smith CHECKED BY: R Smith 138 E. Center St., Ste AKalispell, MT 59901 Phone 406.755.7888A2Z-Engineering.com BLLAC ! G I D UOYEROFE Call 811 B L L A C !GIDUOYEROFE DtF 00 4 s l a u q E hcnI e n O e lacS g n i w a rN S EW Scale: 1" = 400 ft 0 200 400 600