Resolution 3603 - Preliminary Plat - Farview East TownhousesRESOLUTION NO. 3603
A RESOLUTION CONDITIONALLY APPROVING THE PRELIMINARY PLAT OF:FARVIEW
EAST TOWNHOUSES NO. 187
WHEREAS, Don Frownfelter on behalf of Marden, Inc., the owner of a tract of
land, to -wit: Farview East Townhouses No. 187 , Kalispell, Flathead County,
Montana, more particularly described in Exhibit "A", on ' the 15th day of May,
1985, made an application to subdivide said property, and
WHEREAS, the Flathead Regional Development Office reviewed said Application
and submitted a report on the proposed subdivision on the 1st day of July, 1985,
and
WHEREAS, the proposed subdivision is a minor subdivision undeAhe provisions
of §76-3-505, M.C.A., and is entitled to summary review under §2.7 of the City of
Kalispell, Subdivision Regulations, and
WHEREAS, the owner by and through Thomas, Dean & Hoskins, Inc., presented
the Preliminary Plat of said subdivision for review by the City Council at the
regularly scheduled council meeting held on the 15th day of July, 1985, and
WHEREAS, the City Council of the City of Kalispell, have reviewed the Preliminary
Plat, and made the following findings based upon the public interest criteria contained
in Montana law:
1) EFFECTS ON PUBLIC HEALTH AND SAFETY:
Public Health and Safety should be maintained with development of
the proposed subdivision since it will be provided with such public
services as municipal water and sewer and City police and fire protection.
The additional traffic that might be generated with development of four
(4) townhouse lots should not adversely affect the local traffic pattern
or significantly contribute to congestion. Furthermore, completion of
the project will eliminate the existing foundation which undoubtedly poses
as a safety hazard, especially to young children.
2) EFFECTS ON WILDLIFE AND WILDLIFE HABITAT:
The subject property and adjoining land have been "urbanized" and
therefore offer only marginal habitat for -wildlife. Development of 'lhe
property will not displace any critical habitat.
3) EFFECTS ON THE NATURAL ENVIRONMENT:
A. Water:
Development of the site will not directly impact any surface or ground
water. Overland runoff will be towards the north onto undeveloped
City -owned property. Existing vegetative groundcover should help contain
most of the runoff on -site.
B. Topography:
The subject property slopes downhill from the rear (north) of the
existing foundation. Extensive grading will be avoided by restricting
all development to the area containing the existing improvements, away
from the sloping terrain.
C. Vegetation:
The site has been previously "disturbed" and therefore lacks any
plant communities of particular significance. Disturbance of vegetation
during construction should be minimal since the work for the road and
foundation has already been completed.
4) EFFECTS ON TAXATION:
Taxes on Parcel A for 1985 will be approximately $168.00 minus any
special taxes. Following completion of the proposed subdivision, taxes
are expected to be approximately $630.00 per unit', not including any
special assessments.
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5) EFFECTS ON LOCAL SERVICES:
A. Schools:
Approval of the subdivision would allow construction of 4 townhouse
units. Assuming an average family size of 2.5, it is possible that, 2 to
3 children may be added to the school system, which should :be a
minimal impact.
B. Parks and Recreation:
Pursuant to Section 3.16 of the Kalispell Subdivision Regulations,
this type of subdivision
is required to
either
dedicate parkland for
public use or make a cash
donation in lieu
of land
dedication. However,
said requirement may not
be applicable
to this
subdivision since the
City of Kalispell acepted
a cash -in -lieu
fee in
1977 when the Gilman
Addition was annexed into
the City.
C. Fire Protection:
The City of Kalispell Fire Department has expressed no concerns
about the proposed subdivision. The nearest fire hydrant is located on
Farview Drive, approximately 200 feet from the subject property.
Police Protection:
The City of Kalispell Police Department expressed no concerns about
the proposed subdivision.
Medical:
The subdivision is within one mile of Kalispell Regional Hospital and
other related medical facilities. The additional residents that may be
..associated with the four townhouse units can easily be accommodated by
these existing medical facilities.
F. Roads:
An existing private road provides access to both Parcel A and Parcel
B of the Gilman Addition. Said road extends off of Farview Drive and
is shown on the plat as being approximately 23 feet wide. This road
and the connecting City street system should be able to adequately
accommodate the anticipated vehicle trips from the proposed subdivision.
However, the private road dead --ends on the property, which limits easy
turn -around capabilities on the site.
G . Water/Sewer:
The infrastructure is already
with City water and sewer services
adequately service the subdivision.
6) EFFECTS ON AGRICULTURE:
in -place to provide the subdivision
Both of these public systems can
The proposed subdivision is within the City limits of Kalispell and is
not suitable for farming. Approval of the subdivision will not impact
agriculture in any manner.
7) EXPRESSED PUBLIC OPINION:
The subdivision is being processed by the summary review procedure
which, in this case, does not require public notification or hearing.
8) NEED FOR SUBDIVISION:
The proposed development of four (4) townhouses would seem to offer
an opportunity for unit -ownership at a price range below the average
cost of a new single family dwelling. As such, this subdivision could
help meet the housing demands of the middle to lower income group. A
representative of the developer indicated that several of the units already
have interested buyers. The subdivision will facilitate completion of an
unfinished 4-plex structure which has been in existence for over seven
(7) years.
NOW THEREFORE BE IT RESOLVED BY
KALISPELL AS FOLLOWS:
SECTION I. The Preliminary Plat of
187 is hereby approved, as serving
shall be known as the Farivew East
following conditions:
THE CITY COUNCIL OF THE ;CITY OF
the Farview East Townhou$es; No.
the public interest, and the name
Townhouses No. 187 subject ft the
1. That all improvements including connection to the City
water and sewer systems be installed pursuant to a set of
'"Improvement Drawings" to be approved by the Council
pursuant to Section 2.3 of the Subdivision Regulations.
2. That easement agreements be entered into by all affected
parties to secure rights for use, installation, maintenance,
and replacement of the private road. Furthermore, said
agreement shall be recorded with the County Clerk and
Recorder.
3. That a landscaping screen comprised of evergreens or
other trees acceptable to the City Parks Superintendent be
planted along the western boundary of the subdivision prior
to final plat approval.
4. That covenants be. prepared and recorded with the
County Clerk and Recorder that specify at a minimum the
ownership and responsibility of the common area including
the private road and other information relative to the formation
of a property owners' association.
5. That the requirement for park land dedication or
fee -in -lieu of park land be waived since the fee -in -lieu was
previously accepted by the City upon annexation of the Gilman
Addition in 1977.
6. That the dimensions be shown on the face of the final
plat for the following addat�onal items: --
a. Parking .spaces; .
b. Cul-de-Sac;
c. Road; and
d. Dwelling units.
7. That all delinquent taxes, if applicable, be .paid prior
to final plat approval.
8. That a central storage area for garbage be provided at
a location acceptable to the City Public Works Director.
9. Tha: parking spaces be at least three (3) feet from the
buildings and not be intruding in the cul-de-sac. Further-
more, any encroachment of parking "slots" into public
easements be acceptable to the affected public agency.
10. That the cul-de-sac be paved to a 25 foot radius and
be not only for emergency vehicles but also serve as a
vehicle turn around for residents of Parcel A and Parcel B
and their guests.
11. That parking of vehicles in the cul-de-sac be prohibited.
12. That unit numbers at least four (4) inches in height
be mounted to identify each unit and shall be adequately
lighted to be visible at all times.
13. That the private street be named and appropriately
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signed.
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14. That all proposed and existing utilities be placed under-
ground in utility easements to be shown on the face of the
plat. The width of said utility easements shall be acceptable
to the Kalispell Director of Public Works.
15. That surface drainage be disposed of as acceptable to
the Kalispell Director of Public Works. IL
16. That the subdivision not have direct access from U. S.
Highway 93.
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SECTION 1111. That the classification of said premises under the Kalispell
Zoning Ordinance shall not change by this action.
SECTION III. That park dedication shall not be required because the
property is subject to the exception contained in Section 76-3-666(3)
SECTION 1V. That 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 BY THE CITY COUNCIL OF THE CITY OF KALISPELL, AND APPROVED
BY THE MAYOR THIS 15TH DAY OF .DULY, 1985.
ATTEST:
Don Halver, City Clerk -Treasurer
EXHIBIT "A"
Parcel A, Gilman Addition. #67 to City of Kalispell Section
1. Township 28N, Range 22W.
I, the undersigned, City Clerk of the City of Kalispell, certify that the foregoing
is a true copy of the Resolution passed by the City council of the City of Kalispell,
Montana, at a regular meeting held 1 S
City Clerk of the City of Kalispell, Montana