Jentz to Patrick/Autumn Creek ReconsiderationCity of Kalispell
Planning Department
17 - 2°d Street East, Suite 211, Kalispell, Montana 59901
Telephone: (406) 751-1850
Fax: (406) 751-1858
Website: kahspellplanning.com
MEMORANDUM
TO: Jim Patrick, City Manager
FROM: Tom Jentz, Director <��
'
RE: Autumn Creek Reconsideration
DATE: May 4, 2006
Autumn Creek Subdivision lies at the far north end of Hathaway Lane between
Hathaway Lane on the west and the proposed US 93 by-pass route on the east.
Its primary access via Hathaway Lane was proposed to be off of US 2. The
Autumn Creek preliminary plat was denied by the City Council on October 3,
2005 by a vote of 7-2. The reasons for denial included the following concerns:
• The approach onto US 2 was a serious and un-mitigated safety hazard.
• In light of the unsafe approach onto US 2, a secondary approach needed
to be developed to offer future residents a safe way out of the
subdivision.
• The internal road system contained a cul-de-sac which exceeded the
city's 600 foot maximum length standard.
The owners, Lee 8v Linda Hershberger through Thomas, Dean & Hoskins, have
since received correspondence from Glen Cameron, MDT Office in Missoula
dated March 7, 2006 (attached) stating that improvements on US 2 such as a
west bound turn lane off US 2 or a center acceleration lane were not necessary
or warranted based on traffic volumes, speeds and site distances and that he
does not have any concerns with the proposed Autumn Creek Subdivision at
this location.
Additionally staff notes that the cul-de-sac street design within the subdivision
does not exceed the city standards for cul-de-sac length. Finally, the
applicants point out that they are within 500 feet of an existing municipal
water and sewer service at Greenbriar and under MDEQ rules, they feel they
are in a catch-22 situation as they are required to hook up to city services if
they are to develop this property. With the MDT letter and additional
information in hand the owners would like an opportunity to discuss with the
City Council what else they would need to do to re -submit this application and
proceed through the process.
Background: Autumn Creek Subdivision was originally submitted to the
Planning Board on June 14, 2005 as a 27 lot subdivision (15 single family and
12 two -unit townhouse lots) on 8.7 acres of land. The planning board, based
on public testimony and board review, continued the hearing directing the
developer to address issues related to density, parkland, access and the safety
concerns at the intersection of Hwy 2 West and Hathaway Lane.
On September 13, the applicants were again before the planning board having
reduced the number of lots by 6 to 21 (17 single family and 4 two -unit
townhouses lots abutting the by-pass route). At the public hearing there were
several neighbors who expressed their opposition to the revised proposal still
citing concerns with density, neighborhood character and primarily the safety
of the access at the intersection of Hwy 2 West and Hathaway Lane. Their
primary concern had to do with access and the traffic going eastbound
conflicting with other eastbound traffic coming from Hartt Hill. The board
discussed the proposal and agreed the developers had made a sincere effort to
address the issues related to the development. However, they were still
concerned about the density and safety of the eastbound traffic along Hwy 2
West. The planning board motion to approve failed on a tie vote.
Transmittals/2005/KPP-05-9A-Autumn Creek Recon.doc
May, 4. 2006 10.16AM
No. 6659
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March 2. 2006
1 bomas. Dew, & Hoskins. Inc
3 t three We Drive, Suite 101
Kalispell. MT 59901
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The department received a letter from TO&H requesting our comments on the foiowing
improvements to Highway 2 whioh may reds neighborhood concerns:
• Westbound Deceleration lane for Right-harid turns onto Hathaway lane
• Center Accelera#orVWestbound Left Turn Lane onto Hathaway Lane
Mf comments are as follgws,
Hathaway Lane is located at the bottorn of a vertical curve an a straight section of road within a
45 mph speed zone. There .is guardrail to the west of the approach along highway 2 and or ,he
south side of highway 2 protecting rie steep fill slopes, The guardrail does not provide any site
obstructions from the approach, site distance Is good in both directions There are also adocent
residential homes and private accesses along highway 2 in this location.
Hathaway Lane currently serves about 15 residential homes and a Janitorfai Service Business,
The proposed subdivision Is for 19 lots on 8,58 acres (I am assuming residential as the fetter
does not indicate), The proposed 19 lot subdivision could generate an additional 150, 190 trips
per day. Combining the current traflio vo;wries on Hathaway.Lane with the proposed volumes of
this development a Westbound Deceleration LaneMight-hand-turn lane would not to warranted,
prom► a'rursory review, it would appear additional right-of-way would also be rimed.
Regarding ft center ac *IoratloNwastbound left turn fare - first to my knowledge we do not
have center arzele:rabon lanes, so I am unsure What that means. A westbound left turn lane
would not be warranted and would also be very, very expensive as you would be dealing with the
steep fill slopes on bath sides of the highway, guardrail replacement and tit need for additional
dghkf way,
The letter indicates the residents are concealed about the waft time experienced at me
intersection (waiting to get onto hwy 2 from Hathaway Lane)- Nefther of the presented
improvements would alleviate this concern, There may be some Minof delay on the approach
due to the volumes on highway 2. However this delay could be axperienced at any approach
while waiting for gap in 00c, The only way to fully alleviate that is, with a grade separated
interchange.
I do not have any concerns with the proposed 19-;ot residential subdivision and this existing
access -at -this time..
glen vameron
MCAT - Missoula
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kw 1406� 752-5767 Page www.ma" mt.rcY