Staff Report/Preliminary PlatTri-City Planning Office
17 Second Street East — Suite 211
Kalispell, Montana 59901
Phone: o
Fax:751-1858
rt (&
',,centurytel.net
www.tricityplanning-mt.com
RE Kalispell Mayor and City Council
FROM: l arda A. Wilson, Senior Planner
Chris A. Kukulski, City Manager
SUBJECT Bowser Creed. Estates - Preliminary Plat Approvat
MEETING E: July 6, Zoo
BACKGROUND: This is a request for preliminary plat approval. of Bowser Creek
Estates Preliminary Plat and planned. Unit Development. A request for annexation
has been filed concurrently with an initial zoning designation of R-2, Single Family
Residential, with a Planned ed. Unit Development ent overlay on approximately 30.768 acres.
The property is located northwest of Kalispell on the southwest corner of Three Mile
Drive and Stillwater Road.. It is the intent, of this PUD to allow a mix of housing types
that include 54 detached single family lots, and 42 two unit townhouse lots along
with two neighborhood commercial lots. It is anticipated that the subdivision will be
developed in four phases. The PUD zoning overlay provides a mechanism for the
developer to gain flexibility in lot sizes, housing types and site configuration that
would not otherwise be allowed under the traditional R-2 zoning designation.
The subdivision was redesigned in response to concerns expressed at a previous
planning board meeting about the number of townhouses, road crossings and
flood.plai ,. The staff recommended approval of the subdivision subject to the listed
conditions that included a recommendation to reconfigure lets along the south border
to single family rather than townhouses and to include a. reservation of right-of-way to
access the property to the merest and avoid. an additional access onto Three Mile Drive
in the future.
The Kalispell City Planning n g Board met on June 9, 2004 and held a public hea ng to
consider this proposal. At the public hearing, there were several neighbors from the
area that spoke in opposition to the subdivision primarily because of the density and
impacts on neighborhood character. They also cited concerns relating to an increase
in traffic and impacts to the floodplain and riparian corridor running through the
property.
The planning board discussed the request and issues related to the transitional
nature of the area. They shared the concerns of the neighbors and amended the
conditions associated with the plat to include a. landscape buffer between the existing
neighborhood to the south and the subdivision as well as a condition to require a tern
foot setback for the single family homes rather than the requested five feet. A motion
was made and passed on a unanimous vote to forward a. recommendation that the
Kalispell City Council approve the prelimina-ry plat subject to the recommended
ended
conditions.
Providing Community Planning Assistance To:
City of Kalispell* City of Whitefish * City of Columbia Falls
Bowser Creek Estates — Preliminary Plat
June 22, 20
Page
RECOMMENDATION: A motion to approve the preliminary plat subject to the
recommended conditions would be in order.
FISCAL EFFECTS:
ALERNALTERNATIVES*
Respectfully submitted,
Narla A. Wilson
Senior Planner
Minor positive impacts once fully developed.
As suggested by the City Council.
Report compiled: June 22, 2004
c: Theresa White, Kalispell City Clerk
41
Chris A. Kukulski
City Manager
Attachments: Transmittal letter
Staff report #KPl'-04-8 and application materials
Draft minutes from 6 / 9 /04 planning board meeting
RESOLUTION NO. 4906
A 'RESOLUTION CONDITIONALLY APPROVING THE PRELIMINARY PLAT OF
13OWSER CREEK ESTATES, MORE PARTICULARLY DESCRIBED AS ASSESS RI[S
TACT 2 LOCATED IN SECTION It, TOWNSHIP 28 NORTH, RANGE 22 WEST, P.M,M.,,
FLATHEAD COUNTY, MONTANA,
WHER ,AS, Russell J. Purdy, the over of the certain real property described above has
petitioned for approval of the Subdivision Plat of said property, and
WHEREAS, the Kalispell City Planning :hoard and Zoning Cor i ission held apublic bearing o
June 9, 2 004, on the proposal and reviewed Subdivision Report #KPP-04-8 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 Bowser Creek Estates, subject to certain.
conditions and recommendations, and
WHEREAS, the City Council of the City of Kalispell at its regular Council Meeting of July 6,
Zoo , reviewed the Tri-C-Ity Planning office .Report KPP-o - , reviewed the
recommendations dations 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.
Nov 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 Plain.g Office Report
#KPP-04-8 are hereby adopted. as the Findings of Pact. of the City Council,
SECTION I.I. That the application of Russell J. Purdy for approval of the Preliminary Plat
of Bowser Creek Estates, Kalispell, Flathead County, Montana is hereby
approved subject to the following conditions:
That the development of the site shall be in substantial compliance with application submitted,
the site plan.. materials and other specifications as well as any additional conditions associated
with the PIT as approved by the city council. (Kalispell Subdivision Regulations, Appendix C
Final Plat)
2, That covenants, conditions, and restrictions for the subdivision shall be amended to reflect the
components of this subdivision and submitted for review and approval by the Kalispell Site
Development Review Committee, that includes architectural standards for both the residential
and commercial components of the project, ect, a provision for the conservation and maintenance o
common areas and the private internal roadways that are proposed for the townhouses.
Setbacks for the townhouses accessed via an interior street shall be measured from the edge o
the roadway and shall be 20 feet in the front and rear and five feet on the sides with the
exception of the zero lot lire required to achieve the townhouse configuration. The covenants,
conditions and restrictions shall also create a provision for architectural review prior to the
application and issuance of a building permit from the City of Kalispell. Site Development
Review Committee)
3. The commercial cor pone t of the subdivision shall not be developed until a minimum of 50
percent of the subdivision has been occupied by the residents. Additionally, the architecture
shall be of a generally residential character with particular attention given to internal access,
low level lighting, adequate landscaping, unobtrusive signage and limited hours of evening
operation. The commercial component may contain one or more parcels but may not exceed
one acre in size. (Site Development Review Committee)
4. That the development of lots in the PUD shall be subject to architectural review as outlined i
the application and supporting materials and a letter be submitted to the Kalispell Site
Development Review Committee from the Architectural Review Committee of the
homeowners association prior to the issuance of building permit. Site Development Review
Committee)
That pernits be obtained from.. the Flathead Conservation District, Montana Department of
Natural resources and the Montana Department of Enviro e .tal Quality for work done along
the Sp ng Creek Channel or a letter from those agencies stating that the scope ofavor does not
require permitting. (FCC. NRC
6. That the plans and specifications for all public infrastructure be designed and installed in
accordance with the Kalispell Design and Construction Standards and the Kalispell Subdivision
Regulations. A letter shall be obtained stating that they have been reviewed and approved by
the Kalispell Public Works Department. Kalispell Subdivision Regulations, Chapter 3, Design
Standards, Section 3.01).
. That are easement shall be obtained from the adjoining property owner to the east granting the
right to develop the proposed 60 Foot right-of-way for road and utility purposes and once
completed dedicated to the City of Kalispell as a public roadway. (Kalispell Subdivision
Regulations, Section 3.08 .
. That a minimum .imum 20-foot buffer strip shall be established between Tree Mile give and the
subdivislo . that wouldlDclude a. bike and pedestrian trail and buffering in the form ofber-ni. g
r landscaping or both. These improvements are to be coordinated with the Kalispell public
Works Department, Parks and .Recreation Department., Flathead County Road Department and
Montana Department of ransportation.
. The following requirements shall be met per the Kalispell Fire Department: ent: Kalispell
Subdivision Regulations, Section . o ,
a. Water mains designed to provide minimum fire flows shall be installed per City
specifications at approved locations. Minimum fire flows shall be i accordance with
Uniform Fire Code l AppendixIII-A.
b. Fire hydrants shall be provided per City specifications at locations approved by this
department, prior to combustible construction.
c. Fire Department access shall be provided in accordance with Uniform Fire Code 1'
Article 9.
d. Secondary emergency vehicle access shall be provided at Phase IV meet the requirements
of the Subdivision Regulations (Section 3.0and emergency vehicle access needs.
e. Due to project phasing it should be noted that hazardous weed abatement will be required
in accordance with. City of Kalispell ordinance i - .
o. That a letter be obtained from the Kalispell 'arks and Recreation Direetor approving a
landscape plan for the placement of trees and landscaping maten*a s within the five foot
landscape boulevard developed between the curb and the sidewalk. (Kalispell Subdivision
Regulations, Section 3.11).
. That the area designated on the plat a "park'' shall meet the requirements for parkland
dedication and shall be developed in accordance with a plan approved by the Kalispell Parks
and Recreation Director that provides recreational amenities including but not limited t
pedestrian access, irrigation, landscaping and play equipment so as to provide a recreational
component within the development and not simply left as passive open space. (Kalispell
Subdivision Regulations, Section 3.19).
, That a provision be made for ght-o ways within the development that will allow for the
extension of the proposed roadway so that they will provide ffiture access to adjoining
properties to the east. (Kalispell Subdivision Regulations, Section. 3.04).
13. That a detailed floodplain study be completed and accepted by FEMA determining the base
flood elevation for the floodplain area within the subdivision. 'No lots that are within 100 feet
of the 100 year floodpiain as currently indicated on the FIRM panels shall be platted prior to
the completion and acceptance of the study area.
14. That a floodplai . development permit be obtained from the City of Kalispell after the FEMA
study has been completed and accepted for the proposed creek crossing.
5. Structures be setback a minimum of 20 feet from the established vegetation lire of the creek if
these areas are determined to be outside the 100 year f.00dplain,
6. That sots 1 A and B , 15A and B , I6A and B be reconfigured to accommodate single family
dwellings.
.'. That a letter be obtained From the Montana Department of Transportation and. Flathead County
Road Department stating that the proposed accesses onto Three Mile Dr've (Farm to Market
Road) have been reviewed and approved and any associated and necessary improvements have
been satisf actor fly eompl eted. MDOT
. That a 60 foot right-of-way reservation be noted on the final place in the area of lots 24, 25 or
6 phase 2 to provide ingress and egress to the adjoining parcel to the west and to avoid the
potential for an additional future access onto Three Mile Dave.
. The -roads within the subdivision shall be named and signed in accordance with the policies o
the Kalispell .public Works Department and the Uni onn Traffic Control Devices Manual and
be subject to review and approval of the Kalispell Fire Department. Kalispell Subdivision
Regulations, Section 3,09).
20. The developer shall provide a letter ftom the U.S. postal Service approving the plan for mail
service. (Kalispell Subdivision Regulations, Section 3.2,
21. Street lighting shall be located within the subdivision and shall be shielded so that it does not
intrude unnecessarily onto adjoining properties. Kalispell Subdivision Regulations Section
3.09(L)).
22, All utilities shall be installed underground. (Kalispell Subdivision Regulations, Section 3.17).
23, A landscape buffer consisting of a coniferous ve etative screen that height of sip feet within
three years ofiantir established on the southern bound oft e development lots 5-73.
(Kalispell Planning Boar
24. Setbacks for the townhouses will be established at five feet between the vropertv bo r a and
the eave of the b iidi while the setbacks for the single familv homes will be established at
tern feet between the ..property oda rd the cave owe bildin &aiis ell 1annin hoard
25. That a mini of two -birds of the necessary infrastructure for this subdivision shall be
completed prior to final plat submittal.
26. All areas disturbed during development of the subdivision shall be re -vegetated with a weed -
free mix immediately after development.
27. That a development agreement be drafted by the Kalispell City A.ttomey between the City of
Kalispell and the developer outlining and fonnalizing the terns, conditions and provisions of
approval. The final plan as approved, together with the conditions and restrictions imposed,
shall constitute the Planned Unit Development went 1 zoning for the site.
28. That preliminary plat approval for the first phase of the planned unit development shall be valid
for a period of three years from the date of approval with an automatic tiro -year extension a
each phase of the subdivision plat has been completed and fled. (Kalispell Subdivision
Regulations, Section 2.04).
SECTION III. Upon proper review and filing of the Final fiat of said subdivision in the
office of the Flathead County Clerk and Recorder, said premises shall be a
subdivision of the City ofKalispell.
PASSED AND APPROVED BY THE CITY COUNCIL AND SIGNED BY THE MAYOR of
THE CITY of KALISP L , THIS 6TH DAY of J LY, Zoo .
Pamela B. Kennedy
Mayor
ATTEST:
Theresa White
City Clerk
Tri-City Planning Office
17 Second Street East -Suite 211
Kalispell, Montana 59901
Fax: ( 51-1 5
i 1 i 1 n' tury 1.net
wmv.trl It l i -mt. om
Chris Kuk lski, city Manager
City of Kalispell
P.O. Box 1997
Kalispell, MT 59903
lie: Bower Creek Estates Preliminary Plat Approval
Dear Chris:
The Kalispell city Planning Board met on June 9, 2004 and held a. public hearing to
consider a. preliminary Plat approval of Bowser creek Estates Preliminary r Fiat and
Planned Unit Development. A request for annexation has been filed concurrently with
an initial zoning designation. of -2, Single Family Residential, with a Planned Unit
Development overlay on approximately 30.768 acres. The property is located
northwest of Kalispell on the southwest corner of Three file Drive and Stillwater
Road. It is the intent of this P D to allow a. mix of housing types that include 54
detached single family lots, and 42 two unit townhouse lots along with two
neighborhood commercial lots. It is anticipated that the subdivision will be developed
in four phases. The PUD zoning overlay provides a mechanismfor the developer to
gain flexibility in lot sizes, housing types and site configuration that would not
otherwise be allowed under the traditional R-2 zoningdesignation.
Narda Wilson representing the `l'ri-CityPlanning Office, presented staff report KPP - -
explaining that the subdivision has been redesigned in response to concerns about
.t
the number of townhouses, road crossings and flood lain. The staff recommended
approval of the subdivision subject to the listed conditions. She noted that the staff
recommended a reconfiguration of lots along the south border to single family rather
than to -nhouses and to include a reservation of right-of-way to access the property to
the west and avoid are additional access onto Three Mile Drive in the future.
t the public hearing, there were several neighbors from the area that spoke in
opposition to the subdivision pn aril r because of the density and impacts on
neighborhood character. They also cited concerns relating to an increase in traffic and
impacts to the flood lai . and riparian corridor running through the property.
The planning board discussed the request and issues related to the transitional nature
of the area. They shared the concerns of the neighbors and amended the conditions
associated with the plat to include a landscape buffer between the existing
neighborhood to the south and the subdivision as well as a condition to require a tern
foot setback for the single family homes rather than the rested five feet.
Providing Community Planning Assistance o:
• City of Kalispell City of Columbia Falls * City of Whitefish•
Bowser Creek Estates Preliminary Plat
June 2, 24
Page
A motion was made and passed on a unanimous vote to forward a recommendation
that the Kalispell City Council approve the preliminary plat subject to the
recommended conditions, attached. as Exhibit A.
Please schedule this matter for the July 6, 2004 regular city council meeting. You
may contact this board or Na.rda Wilson at the ` -City Planning Office if you have any
questions regarding this matter,
Sincerely,
Kalispell City Planning Board
George Taylor
.president
GT/NW/ma
Attachments: Exhibit A — Recommended conditions of approval
Staff report #KPP-04-$ and application materials
Draft minutes 6/9[04 planning board meeting
e ter/ t: Theresa. White, Kalispell City Clerk
w/o .Awtt: Russell J. Purdy, 241 CommonsWay, Kalispell, MT 59901
VVbItefish Credit Union, Doug Johnson, .fox 37, WbI e sh, MT 59937
Dean & H , 690 N. Men* than Rd., suite 10 1, Kalispell, MT 59901
rd /Transmit/Kalispell PP 4- 8 BOWSER CREEK
Bowser Creek Estates Preliminary Plat
June 22, 2oo4
'age 3
WSER CREEK ESTATES PRELIMINARY PLAT
CONDITIONS OF APPROVAL AS RECOMMENDED BY THE
KALISPELL CITY PLANNING BOARD
JUNE 9, 2004
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 None 9, 200:
That the development of the site shall be in substantial compliance with
application submitted, ed, the site plan, materials and other specifications as well as
any additional conditions associated with the PUD as approved by the city
council. (Kalispell. Subdivision Regulations, Appendix Final plat)
2. That covenants, conditions, and restrictions for the subdivision shall be amended
to reflect the components of this subdivision and submitted for review and
approval by the Kalispell Site Development Review Committee that includes
architectural standards for both the residential and commercial components o
the project, a. provision for the conservation and maintenance of common areas
and the private inter al roadways that are proposed for the townhouses.
Setbacks for the townhouses accessed via are interior street shall be measured
from the edge of the roadway and shall be 20 feet in the front and rear and five
feet on the sides with he exception of the zero lot lire required to achieve the
townhouse configuration. . The covenants, conditions and restrictions shall also
create a provision for architectural review prior to the application and issuance o
a building pen it from. the City of Kalispell. (site Development Review Committee)
ittee
. The commercial component of the subdivision. shall not be developed until a
minimum of 50 percent of the subdivision has been occupied by the residents.
Additionally, the architecture shall be of a generallyresidential. character with
particular- attention given to intemal access, low level lighting, adequate
landscaping, unobtrusive signal e and limited hours of evening operation. The
commercial component may contain one or more parcels but may not exceed one
acre in size. (site Development Re -view Committee)
. That the development of lots in the PUD shall be subject to architectural review
as outlined in the application and supporting rnatenWs and a letter be submitted
itted
to the Kalispell Site Development Review Committee from the Architectural
Review Committee of the homeowners association prior to the issuance of a
building permit, (Site Development Review Committee)
5. That permits e obtained from the Flathead Conser��at�o Distr� t, Fontana
Department of Natural. Resources and the Montana Department of Environmental
Quality for work done along the Spring Creek Channel or a letter from hose
Bowser Creek Estates Preliminary Flat
June 22, 2004
Page
agencies stating that the scope of work does not require permitting. CCD
DNc
. That the plans and specifications for all public infrastructure be designed and
instaRed in accordance with the Kalispell Design. and Construction Standards and
the Kalispell Subdivision Regulations. A letter shall be obtained stating that they
have been reviewed and approved by the Kalispell Public Works Department.
(Kalispell Subdiifision Regulations, Chapter , Design Standards, Section 3.01).
. That are easement shall be obtained from. the adjoining property owner to the east
granting the right to develop the proposed 60 foot right-of-way for road and utility
purposes and once completed dedicated to the City of Kalispell as a public
roadway. (Kalispell Subdivision RegLilations, Section 3.08 (A)).
. That a minimum 20 -foot buffer strip shall be established between Three Mile
Drive and the subdivision that would include a. bike and edest an trail and
buffering in the form of bermin.g or landscaping orboth. These improvements ents are
to be coordinated with the Kalispell Public Works Department, tr ent, Parks and
Recreation Department, Flathead county Road Department and Montana
Department of Transportation.
. The following requirements is shall be met per the Kalispell Fire Department:
Kalispell Subdivision eg l.ations, Section 3.20).
a.. water mains designed to provide minimum fire flows shall be installed per City
specifications at approved locations. Minimum fire flows shall be i
accordance with Uniform Fire Cade 1 Appendix III -A.
`ire hydrants shall be provided per City specifications at locations approved
by this department, prier to combustible construction,
c. Fire Department access shall be provided in accordance with Uniform Fire
Code(1997)Article 9.
d. Secondary emergency ency vehicle access shall be provided at ,phase IV meet the
requirements of the subdivision Regulations (section 3.08) and emergency
cy
vehicle access needs.
e. Due to project phasing it should be noted that hazardous weed abatement will
e required in accordance mith City of Kalispell Ordinance 1 - .
10, That a. letter be obtained from the Kalispell Parks and Recreation Director
approving a landscape plan for the placement of trees and landscaping materials
I
mthin the five foot landscape boulevard developed between the curb and the
sideway. (Kalispell Subdivision Regulations, section. 3.11 .
Bowser Creek Estates Preliminary Plat
June 22, 2004
Page
That the area designated on the Plat as "Park" shall meet the requirements for
parkland dedication and shall be developed i accordance ce with a plan approved
y the Kalispell Parks and Recreation Director that provides recreational
amenities including but not limited to pedestrian access, irriatio , landscaping
an.d play equipment so as to provide a. recreational component within the
development and not simply left as passive open space. (Kalispell Subdivision.
Regulations, Section 3.19).
12. That a. provision he made for right-of-ways within the development that will allow
for the extension of the proposed roadway so that they will provide future access
to adjoining properties to the cast. (Kalispell Subdivision Regulations, Section.
3.04).
13. That a detailed floodplain study be completed and accepted y FEMA determining
the base flood elevation for the floodplain area. VAthin the subdivision. No lots
that are within. 100 feet of the 100 year floodplain as currently indicated on the
FIRM panels shall be Platted prior to the completion and acceptance of the study
area.
14. That a floo l lain development permit be obtained from the City of Kalispell after
the FEMA study has been completed and accepted for the proposed creek
crossing.
. Structures be setback a minimum of 20 feet from the established vegetation line
of the creek if these areas are determined to be outside the 100 year floodplain.
6, That Lots 14A and 1 , l 5A and B, 16A and B be reconfigured to accommodate
single family dwellings.
17. That a letter be obtained from the Montana. Department of Transportation are
Flathead County Road Department stating that the proposed accesses onto Three
Mile Erie 'arm to Ma -1 et Road) have been revIewed and approved and any
associated and necessary improvements have been satisfactorily completed.
(MDOT)
18. That a 60 foot right-of-way reservation be noted on the final place in the area of
lots 24, 25 or 26 Phase 2 to provide ingress and egress to the adjoining parcel to
the merest and to avoid the potential for an. additional future access onto Tree Mile
Drive.
19. The roads within the subdivision shall he 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. Kalispell Subdivision. Regulations, Section 3.09).
Bowser Creek Estates Preliminary Plat
June 22, 2004
Page
20. The developer shall provide a. letter from the U.S. Postal Sem*ce approving the
plan for mail service. Kalispell Subdivision Regulations, Section 3.22).
21. Street lighting shall be located within the subdivision and shall be shielded so
that it does not intrude unnecessarily onto adjoining properties. Kalispell
Subdivision Regulations Section 3.09(L)).
22. All utilities shad be installed n er ro .. (Kalispell Subdivision Regulations,
Section. 3.17).
23. A la d ca e duffer consisting of a coniferous vegetative screen that heitof six�
feet within three ye.ars of plantinge established on the southern boundga..Of the
development lots - 3. Kakis ell Planning Boar
24. Setbacks for the townhouses will be established at five feet between the propert
boundgxy and the ea.ve of thebuilding.....whfle the setbacks for the single family
ores will be established at tern feet between. theproverty bound=and the eave
of the building. Ka .is ell lannir Boar
25. That a. minimurn of two-thirds of the necessary infrastructure for this subdivision
shall be completed l prior to final plat submittal.
26. All areas disturbed dun'ng development of the subdivision shall be re -vegetated
with a weed -free mix immediately after development.
27. That a. development agreement ent e drafted by the Kalispell City Attorney e-twee .
the City of Kalispell and the developer outlining and formalizing the terms,
conditions and provisions of approval, The final plan as approved, together with
the conditions and restrictions imposed, shall constitute the Planned Unit
Development Uzoning for the site.
. That preliminary play approval for the first phase of the planned omit development
.all be valid for a period of three years from the date of approval with a
automatic two-year extension as each phase of the subdivision plait has been
completed and filed. Kalispell. Subdivision Regulations, Section. 2.04).
REPORTS KAI P I -o4w . DOC
nw
BOWSER CREEK ESTATES SUBDIVISION
BSI
TRI-CITY PLANNING OFFICE
STAFF REPORT KP--
JUNE 21,2004
A report to the Kalispell City Planning Board and the, Kalispell City Council regarding a.
request for preliminaxy plat approval of a 98 lot subdivision on property propose.
concurrent annexation and initial zoning. A public hearing on this proposal has been
scheduled before the planning board for J e 9, 2004 in the Kalispell City Council
Chambers. The planning board will forward a recommendation to the city council for
fmal action..
This re m nary plat and .a ne unit development
project is a resubmittal and redesign of a project previously scheduled before the
Kalispell Planrdng Board for public hearing. The proposal was tabled at the April 13,
2004 planning beard meeting due to the late hour and concerns expressed by the
public.
The applicant has petitioned for annexation and an initial zoning designation of w
2 , a Single -Family Residential district, on approximately 31 acres. The PUD
provides flexibility in the subdivision with regard to housing types, setback and use.
A, Petitioner I Owner: Russell J. Purdy
241 Commons Way
Kalispell, MT 59901
(406) 5- l 32
VVhitefish Credit Union
Attn: Doug Johnson
P.O. ;fox 3
Whitefish, MT 59937
Technical Assistance; Thomas Dean and Hosts
o N. Meridian than Rd., suite 10
Kalispell, MT 50
'o752-5246
B. Nature of the Request: This is a request for an initial zoning designation of R-2,
Single Family Residential, with a. Planned Unit Development overlay on
approximately 30.' s acres. The property is located northwest of Kalispell on the
southwest corner of Three Mile Drive and Stillwater Road. Currently this property
is in the County zoning jurisdiction and has a zoning designation of R-2, a
Suburban Residential zo mg designation that has a minimum lot size requirement
of 20,000 square Feet. It is the intent of this PUD to allow a mix of housing tics
that include 54 detachedsingle family lots, and 42 two unit townhouse lots along
with two neighborhood commercial lots. It is anticipated that the subdivision will
e developed in four phases over a period of 12 years or less. The PUD zoning
overlay r vi es a mechanism for the developer to gam flexibility in lot sizes,
housing g types and site configuration that would not otherwise be allowed nd r a
strict R-2 zoning designation. The R-2 zoning has a n-idnimum lot size requirement
of 9,600 square feet and a minimum lot width of 70 feet. With a. PUD overlay, the
dimensional requirements, ents, setbacks and housing types can be amended but
without a. significant increase in the overaff density for the site.
The Kalispell Zoning Ordinance aEoars a. maximum of five dwelling pits per acre
under the R-2 zoning designation with a PUD overlay. This subdivision contains
approximately 31 acres with a total of 98 lots that would be phased over a number
of years. Phase 1 would include the area to the cast which would include 20 two
nit townhouses and two single family lots. Phase 2 would move to the west with
six two unit townhouse lots and 26 single family lots and the two commercial lots.
This would include the loop road that provides two accesses onto Three Mile Drive.
One would align with Stfflwater Road and one would align with the road to the
north, Blue Crest Drive,, in Phase I of Blue Heron subdivision. Phase 3 would be to
the south of these roads and would include six two unit townhouses and. eight
single family .lots. The final Phase 4 would include 10 two unit townhouses and 17
single family lots. The anticipated phasing of the project would occur over a
number of years.
Bowser spring Creek runs rather merest to east through the property and creates a
significant lood. la' area within the site. Within the creek and flood. la n area, the
developers are proposing are approximately . 5 acre park area that would be
privately owned and maintained by the property owners, This area of the too year
floodp ain is in a. non -detailed study area and the base flood elevation has not been
established. The developers .have submitted a. detailed study to FEMA in order to
determine the base flood elevation and understand that no structures or lots can be
located in the 100 year floodplain until its exact location is determined
large homeowners park area is indicated near the center of the site and would be
developed with recreational amenities. The remaining riparian area would be
included as a. common area owned by the homeowners in the subdivision. A
portion of the common area rear the homeowners park to the north would ld. e used
for storm water retention.
C. Location and. Legal Description of Property: The property proposed for
annexation and the initial zoning request is located on the southwest corner o
Three Mile Drive and Stillwater Road. The property address is 400 Three Mile Drive
and it can be described as .assessors Tract 2 located in section 11, Tow-nshi1P 28
Mort. Range 22 West, P.M.M., Flathead Countly, Montana.
D. Size:
Total Area.
Total Lot Area in Lots:
Area. in Roads:
Minimum Lot Size
Maximum Lot Size:
Common. Area:
3 0.7 acre s
17.08 acres
5.9 2 acre s
1,830 square feet
2 l ,780 square feet
7.14 acres
2
E. Existing Lang Use and Zoning: The property proposed for the PUD has a small
single wide mobile home and outbuilding which would be removed at the time of
development. Currently this property is In the County zoning jurisdiction and is
zoned -2, Suburban.. Residential, a single fey residential zoning district which
has a. minimum lot size requirement of 20,000 square feet. This property was
rezoned within the last several years from an agricultural zoning designation. As
previously mentioned, a. petition for annexation to the city of Kalispell and are initial.
,zoning designation of R-2 with a PUD overlay has been filed concurrently With the
reqviest for preliminary plat approval.
F. Adjacent Land Uses and Zoning; This propel is located in an area. currently
experiencing a transition from. rural and agricultural uses to urban scale residential
because of the recent extension of public water and serer to the area.
North: Blue Heron Estates, Search. and Rescue, rural residential, City R-2,
County SAG-5 and G- o zoning
South: Suburban resid.ential subdivision, County R-2 zon g
East: Rural residential, County - I zoning
West: Undeveloped (proposed. Aspen creek 1 , County G- o zoning
G. Proposed Zoning* The proposed l -2, Single Family Residential, zone lists single-
family residences as permitted uses and has a minimum lot size requirement of
9,600 square feet and a width of 70 feet. The applicant is requesting a 1 UID that
would allow the creation of attached sublots In a duplex, triplex and fo r le
configuration as well as single family homes. The .BUD mechanism provides the
flexibility In housing types and the shifting of density to the attached dwellings on
smaller lots.
H. General Land Use r: The general land use character of this area can be
d.eserl ed. as primarily agricultural land transltloning toward residential uses with
city annexation and services. This area can also be described as being on the urban
fringes of Kalispell and there have been significant development pressures in the
area,
, Utffities and Public Services: All a a a le public services and facilities will be
fro d. d t tl tese properties a the same level of sere as other properties similarly
situated in the city limits.
Sewer:
City of Kalispell
Water:
City of Kalispell
Refuse:
Contract hauler available
Electricity'.
Flathead. Electric Cooperative
Telephone:
Cent .ryT el.
Schools:
School District , Kalispell; ell; West Valley School District
Fire •
Kalispell Fire Department
Police:
Kalispell Police Depaxtment
J. lotion to Zoning Requirements: The applicants are proposing annexation and
an initial zoning designation of R-2 with a PUD overlay. The -2 zoning district has
a minimum . lot size requirement of one dwelling unit per 9,600 square feet or
3
apprmdma.te y 4.5 dwelling omits per acre. With a PUD overlay the Kalispell Zon.i.n.
Ordinance Section 27.21.030(4), allows a maximum . f seven dwelhng units per
acre. This property contains a. total of appr Patel y 31 acres. The developer has
proposed the creation of 54 single family lots, 42 attached dweffin s m a s bl t
configuration and one neighborhood commercial lot.
The overall density of the Bowser Creek Planned Unit Development based. can 31
acres would be approximately 3.32 dwelhng units per acre, below that which would
be allowed under either the PUD provisions or the traditional r -2 zoning di.stri. t.
The d.evi.ati.on from. the -2 zoning requirements, which is generaRy considered
single family residential, is that this development ent wiH have a mix of lot sizes and
housing types and the creation of a neighborhood commercial lot containing
a.ppro ma.t ly one acre. For instance, the PUD mechanism a o rs the creation of
individual lots under the required 9,600 square feet and would also allow attached
dweflin s that would be created with a triplex or fourplex t vmhou se situation..
Essentially this would result in a variation to the setback requirements, thereby
allowi'Lng a. zero setback between dwelling units.
This matter came before the Site Development Review Committee on May 207 2004 and.
.may 27, 2004. The committee recognized. the fact that there are significant floodplain
issues associated with the property and it was noted that the developer has submitted
mf rr. a.tion to FEMA to establish the base flood elevation.. It was also noted that the
commercial component of the project was relocated further to the west and that
additional lots were added in this area. The committee noted restrictions should be
placed on the timing and development of the commercial component of the project and
architectural standards articulated. There was general consensus among the committee
to support the commercial component pc nen.t of the subdivision subject to performance
standards. Pedestrian access and landscaping are to be installed along Three Mile Drive
which is consistent with other conditions on subdivisions in the area. Architectural
design standards need to be included in the PUD and schematics on building designs. A
process for architectural review prior to building permit issuance needs to b
established. A park improvement plan needs to be submitted to the parks department
for approval, including landscaping and other amenities. Setbacks on the townhouses
need to be clarified since there have been problems ems with them in the past.
RFMEW AND EINDLNGS FACT
This application is reviewed as a major subdivision in accordance with statutory criteria
and the Kali.spel. City Subdivision Regulations.
., Effects on Health and Safety;
,Eire: his subdivision would be in the service area of the Kalispell Fire
Department once annexed to the city. The property v o id be considered to be at
low nsk of fire because the subdivision and homes within the subdivision would
be constructed in accordance with the Uniform. Fire Code and have access which
rneets City standards. All of the lots will abut a street that has been constructed
to City standards. Hydrants will be required to be placed in compliance with the
requirements of the Uniform Fire Code and approved by the fire chief. The fire
access and suppression system should be installed and approved by the fire
4
department prior to fai plat approval because of potential problems with
combustible construction taking place prior to adequate fire access to the site
being developed. Secondary access will have to be addressed during the phasing
of the subdivision.
�ndina: According to FIRM Panel and as indicated on the preLiminary plat there
is an area of significant flood fain on the site as a result of the Bowser Spring
Creek d a -*age running through the site. However, this area has not been rn the
subject of a detailed study by FEMA and therefore the base flood elevation has not
been estabhshed. The developer has submitted an analysis to FEMA for review
and understands that prior to the filing of a fmaf plat a detailed study of the area
will need to be accepted and approved by FEMA in order to establish the base
flood elevation. The Kalispefl Subdivision Regulations section 3.0, Floodplain
Provisions, prohibit the creation of lots in the ioo year flood lain or the fioodway.
significant number of lots and structures have been located in the 100 year
food lam and cannot be platted until a detailed study has been accepted by
FEMA and establishment of the base flood elevation has been deterrr *ned.
Additionally, a. road is proposed to cross the creek at some point during the
phasing. This reeds to be initiated after the flood study has been completed and
will require that the developer obtain a floodplain development permit from the
City of Kalispell for this road or any other work done in the 100 year flood fain
area.
Access to the subdivision is proposed from two new subdivision roads off
Three Mile Drive. The roadway to the west incorporates are existing driveway into
the new roadway that is pardafly located or ad cin g property. The developer
will reed to obtain an easement from the property owner that grants him the
ability to develop the road to City standards and public use. Currently there is a.
lack of pedestrian access along Three Mile Drive. This is a rather narrow State
secondary highway that is maintained by Flathead County. Other subdivisions
that have gone in it the area have been required to establish pedestrian access
along Three Mile Drive with the anticipation that these walkways will eventually
connect. The i� rovements have been Trade or an incremental basis and this is
another segment that is needed. Staff would recommend that a pedestrian access
along this roadway be coordinated with the Public Works Department, Parks and
Recreation Department, artment, Flathead County and the Montana Department of
Transportation. A 20-foot landscape buffer is indicated or the preliminary plat
which should e used to incorporate a. bike and pedestrian trail as well as
buffering in the fo= of berming or landscaping or both for health and safety
purposes.
B. Effects on WildHfeand Wildlife Habitat This property has some significant
topography and vegetation related to the creek which runs through the site. It
appears that may provide Inabitat to birds and occasional deer may visit tie site,
however, this area does not appear to provide significant habitat for wildlife.
C. Effects on the Natural Environment:
ft
This subdivision will be served by public water and
seer thereby minimizing any potential impacts to the groundwater. Bowser
Spring Creek runs through t .is property and could be significantly impacted by
the proposed development t and con. tr .ction.. Although an improvement from t .e
5
previous proposal, there are several townhouses proposed to be placed along the
riparian corn d.or and within an established vegetation hne. Specifically, Lots
and B, 15A and B, 16A and B whichshould be reconfigured into single family lots
which would be more appropriate because of their proximity to the single family
resid.enti.al neighborhood to the south as well as reducing impacts to the
established vegetation line.
These areas are shown as being located in the oo year f. odpla.in which may or
may not be accurate. Theflood. la.' study will establish a. base flood elevation
and no lots or structures can be located in the ioo year food lain. However,
every if it is determined that the vegetation line is outside the .boo year floodplain
area, staff would recoramend that structures along the established vegetation lire
be setback a. mir i.mum of 20 feet. Best management practices should be taken
when working along this drainage and the developer should contact the Flathead
Conservation District, the Montana Department of Natural Resources and. the
Montana Dc artment of Environmental Quality regarding any permits that may
be required.
Or in ; This site has significant topography and may pose soine challenges to
site drainage and preserving the natural environmental amenities found on the
site. Where is a large area that acts as a. natural drainage area that is located near
the north rrr portion of the site that is indicated as a stormwater retention area.
This appears to be an overflow area for the creek and makes it are. obvious choice
for storing storm. water. Curbs and gutters wu be installed and a. storm d.ra.
management plan will have to be developed to address the runoff from the site.
There is no City storm dram* system in the immediate area and storm water will
have to be managed ed using on -site retention methods as part of an engineered
storm water management plan. The drainage plan will have to comply with the
City of Ka.lis ell.'s standard.s and state stars ands and will be required to be
designed by a. professional engineer.
Effects Local Sege:
Walter 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 along
Three Mile Drive. The water maim would be extended from its current location to
the subdivision and through private property to the east. An easement will be
required to be obtained from. this -property owner that allows the development o
the proposed 60 foot right of way for road and utility, extension purposes and
ultimately dedicated to the City of Kalispell for public use. The grater main would
be extended through the subdivision... It is uncertain at this juricture when the
grater loop connection for the subdivision may be required since it will depend on
the fire foes that can be obtained and whether they wiU meet the requirements or
the Uniform Fire Code and whether or not the subdivision is phased.. 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
ent
of the subdivision. There is adequate capacity within the it 's water system to
accommodate this development.
Sewer service will be provided by the City of Kalispell with an extension of
e2asting sewer mains frorn their e'Xisting location within the Three Mile Drive
right- o- a.. The utility vo ..ld likely also be extended through private property to
6
trequired
he east along with the development of the roa way. An easement will e
to be obtained from this property owner that grants permission to develop the
road are.d utili.ti s within this proposed 60 foot right of way and ultimate
dedication to the City of Kahspell. Design. and co str cti.om of the mains win be
reviewed and approved y the Kalispell el Public works Department. There is
adequate capacity within the sewage treatment plan to accommodate this
development.
Traffic rc ro ections for this subdivision are estimated to be a ro'r ately
so additional individual vehicle trips per clay based on the estimate of 10 vehicle
trips per residence per day in the area onto 'three Mile Drive. The subdivision
goads will be constructed to City standards and would include curb, gutter,
sidewalks and landscape boulevards within the subdivision. e two new internal
subdivision roads will access directly onto Three Mile Drive. Because of
topographical challenges there is no practical way to connect these roads.
Additionally because of the number of lots within, the subdivision, the Uniform
Fire Code and the Kalispell Subdivision Regulations require secondary access
from the subdivision.
Overall there will be moderate impacts to Three Mile Drive as a result of this
subdivision. 'three Mile Drive is a paved, two lane State secondary roadway that
is in fair condition. In 1997 the daily average vehicle trips east of Stillwater Road
was 3,064. At some point, eo sidera.ti.ori will reed to be given to the upgrading
and. widening of Three Mile Drive as development continues to occur in the area.
Impacts to Three Mile Drive are incrementally increasing. However, with no
funding currently available for the upgrade of secondary State highways at either
the state or local level , no improvements to the 'Three Mile Drive area are
anticipated. Additionally, because there are no development impact fees assessed
by the City of Kalispell, Flathead County or the State of Montana, the impacts to
the road will continue to be felt. Typically this would he the responsibility of the
State with regard to design, funding and construction. Three Mile Drive in this
area is over too feet in width and would not require the reservation of any
additionalright-of-way for future expansion.
Schools: This development is within the boundaries of the Kahs ell School
District #5 and West Valley School.. The school district could anticipate that an
additional o school aged chil ,.re . might be gen r-a ed into the district at fail
build out. This number is used because it takes into account pre-school aged.
children, home school education options and private school education option.
Not all of the children who live in the subdivision will he atte:nd.i .g public schools.
This would have a potentially significant impact on the district, particularly on a
cumulative level with other developments pending -within the district - both urban
are.d rural particularly with high school -aged students.
Ear-k5 and Oaen,i2ace: The state and to ai subdivision regulations ations have paxk1and
open space requirements ents for major subdivisions in the amount of 11 percent or
one -ninth of the area proposed for the development. The area in lots is 10. 186
acres generating a.requirement for a minimum of 1. 12 a.cr in park area. The
developer proposes to establish a homeowners as k that incorporates large
portions of the floodplain area along with the creel. This area is a. natural
amenity for- the subdivision and is g neraRy in an unbuildable area which
provides more than adequate park area for the subdivision. Pedestrian access is
la.nned with a walking trail through the park area along the creek and the
proximity of the park areas to the road makes access easy. The portion of the
park area will need to be developed with some amenities such a. picnic area,
irrigation and landscaping so that it provides a recreational arnenity, A plan for
development and maintenance of the park area needs to be coordinated with. the
Kalispell Parrs and Recreation Department. The park will be privately owned and
maintained .taine y the ..orneow-n ers association and wiH not be available for use by
the general public.
BQ .is subdivision would be in the jun'sdiction of the City of Kalispell Police
Department once annexed to the city. The department can adequately provide
service to this, subdivision, however the cumulative impacts of growth Within the
city further strains the departments ability to continue to provide the high level o
service the department is comrr. tied to.
r, „^ Pr tc tion . Fire protection semc e s -aril be provided by the Kabspell Fire
Department once annexed to the city, and the subdivision will be required to
comply with the Uniform Fire Code. The fire department will review and approve
the secondary access to the site if required during interim phasing, the number
and location of hydrants within the subdivision as well as fireflows for
compliance with applicable fire codes. Although fire risk is low because of good
access and fairly level terrain, the fire department i recommending inn that access to
the subdivision and the hydrants are in place prior to final plat a rova. and or
u se of combustible materials in construction, Additionally, the developer should
work with the fire department to insure that access can be provided to the
existing house and outbuildings.
SQi, . Waste: 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 Scryktz: Ambulance service is available from the fire department and
ALERT helicopter service. Kalispell regional Hospital is chose, less than three
n'les from the site.
EO Effects on Agriculture and agricultural water user facilities: The site has been
traditionally used for very kited agricultural purposes, primarily grazing and is
more efficiently and effectively used for urban residential development. Its
location and its proximity to urban services makes this property suited for urban
scale development. There will be relatively little ' act on agricultural uses
within the Valley and no impact on agricultural waiter user facilities since this
property wiH be served by a. public eater system.
F. Relation, to the Kalispell Growth : This property is in the Kalispell
Growth Policy's potential utility service area and is anticipated for this type o
urban scale development at the time or connection to City utilities. The fut re
land use map for the area indicates this area is anticipated to be developed as
Suburban Residential. Areas designated as Suburban esidenti.al are anticipated
to be served by community water and sewer and have good access to services and
public facilities. This land use designation anticipates a density of up to four
8
dwelling units per acre and the requested. R-2 / PUD zoning for the site has a
overall maximum density of approximately four dwelling nits per acre. This
subdivision is in compliance with the Ka is eii Groff Policy and its goals and
policies.
G. Compliance with Zoning: This property has been proposed to be zoned -2, a
Single Fanffly Residential district with a PUD overlay, A complete report on the
zoning for the property and deviation from the strict R-2 zoning standards is fully
detailed in the companion report KA-- KPU-o -.
H. Compliance with the Kalispell S �� g-abons: This subdivision
proposed lots that are accessed via an internal roadway that is privately owned
and maintained. The PUD mechanism provides the flexibility in creating these
lots without the need for an application for a formal variance to the subdivision
regulations. The internal private roadways will be required to comply with the fire
access standards of the Uniform Fire Code and will be privately owned are. }
maintained by the homeowners association for the subdivision,
Staff recommends that the Kalispell City -County Planning Board adopt staff report KPP-
04-8 as Endings of fact and recorrrmend to the Kalispell City Council that preliminary
plat for the subdivision be approved subject to the following conditions.-
1. That the development of the site shad. be in substantial compliance with application
submitted, i.tted, the site plan., materials and other specifications as well as any additional
conditions a.ssocia.ted with. the PUD as approved by the city council. (Kalispell
ell
Subdivision Regulations, Appendix C - Final Plat)
2. That covenants, conditions, and restrictions for the subdivision shall be amended t
reflect the components of this subdivision and submitted for review and approval by
the Kalispell Site Development Review Comr 'tt e that includes architectural
standards for both the residential and commercial components of the project, a.
provision for the conservation and maintenance of common areas and the ri.va.te
internal roadwaLys that are proposed for the townhouses. Setbacks for the
townhouses accessed via an interior street shall be measured from the edge of the
r oadway ar}�d shall e 20 feet in the front and. rear and. Eve Beet on the sides with the
exception of the zero lot litre refired, to achieve the tovmo .se configuration. The
covenants, conditions and restrictions shall also create a. provision for architectural
review prior to the application and issuance of a building pest from the City o
Kalispell. (Site Development ment .evil Committee)
3 t The commercial component of the subdivision shall not be developed until a
minimum of 50 percent of the subdivision has been occupied y the residents.
Additionally, the architecture s .afl be of a generally residential character with
particular attention given to internal access, lover level lighting, adequate
landscaping, unobtrusive si n.a e and limited hours of evening operation. The
commercial rcial component may contain one or more parcels but may not exceed one
a.cr e in size. (Site Development Review Committee)
A
. That the development of lots in the PUD shall be subject to architectural review as
outlined in the application and supporting materials and a. letter be submitted to
the Kalispell Site Development Review Committee from the Architectural Review
Committee of the homeowners association prior to the issuance of a building
err it. (Site Development Review Comrmttee)
That Permits be obtained from the Flathead Conservation District, Montana
Department artment of Natural Resources and the Montana Department a.rtment of Environmental
ental
Quality for work done along the Spring Creek Channel or a letter from those
agencies stating that the scope of work does not require permitting. FCC DNRC
. That the plans and specifications for all pubhc infrastructure be designed and
installed in accordance with. the Kalispell DesiLgn and Construction Standards and
the Kalispell ell Subdivision Regulations. A letter shall be obtained stating that they
.have been reviewed and approved by the Kalispell ell Public Works Department.
(Kalispell Subdivision Regulations, Chapter 3, Design Standards, Section 3.01).
. That an easement shall be obtained from the adjoining property owner to the east
granting the rght to develop the proposed 60 foot fight -of -way for road and utility
purposes and once completed dedicated to the City of Kalispell as a. public roadway.
(Kalispell. Subdivision egul.ations, Section 3.08 (A)).
. That a minimum 20-foot buffer strip shall be established between. Three Mile Drive
and the subdivision that would include a bike and pedestrian trail and buffering i
the form of berr ing or landscaping or both. These i� r v ments are to be
coordinated with. the Kalispefl Public Works Department, artment, Parks and Recreation
Department, artment, Flathead County Road Department and Montana Department of
Transportation.
. The following requirements shall be met per the Kalispell Fire e axtme .t: Kalispell
Subdivision. Regulations, Section 3.20),
a. Water mains designed to provide minimum fire flows shall be installed per City
specifl.cations a.t approved locations. M*im m fire flows shall be in accordance
with. Uniform Fire code(1997)Appendix III -A.
b. Fire hydrants shaH be provided per City specifications at Locations approved by
this department, prior to combustible bl.e construction.
c. Fire Department access shall be provided in accordance with Uniform Fire Code
(1997)Article 9.
d. Secondary emergency vehicle access shall be provided at. Phase IV meet the
requirements of the Subdivision Regulations (Section .o and emergency
vehicle access needs.
e. Due to project phasing it should be rioted that hazardous weed abatement Will
be required in accordance with. City of Kalispell Ordinance o- .
10. That a letter be obtained from the Kalispell. Paxks and Recreation Director approving
a landscape plan for the placement of trees and landscaping materials within the
five foot landscape boulevard developed between the curb and the sidewalk.
(Kalispell Subdivision Regulations, Section 3.11).
10
.. That the area designated on the plat as "park" shall meet the requirements for
parka.nd ded. cation and shall developed in accordance with a pia..n approved by
the Kalispell Parks and Recreation Director that provides recreational amenities
including but not kited to pedestrian access, irrigation, la .d.scapmg and play
equipment so as to provide a recreational component within. the development pment and
not simply left as passive open space. (Kalispell Subdivision Regulations, Section
3.19).
2. That a provision be made for right-of-ways within the € e elopment that will allow for
the extension of the proposed roadway so that they will provide future access to
adjoining properties to the east.(Kalispell s ivision Regulations, Section. 3.04).
3. That a detailed floo plain study be completed and accepted. by FEMA determining
the base flood elevation for the fioodplain area within the subdivision. No lots that
are within 100 feet of the 100 year floodp .ain as currently indicated on the FIRIVI
panel s ail be platted prior to the completion and acceptance of the study area.
14. That a fioodp .a n development permit be obtained frorn the City of Kalispell after the
EMA study has been completed and accepted for the proposed creek crossing.
15. Structures be setback a. minimum of 20 feet from the established reg tati.on line of
the creek if these areas are determined to be outside the 100 year floodplain.
16. That Lots 14A a id. BI 15A and B, 16A and B be reconfigured to accommodate single
family dwellings.
17, That a letter be obtained from. the Montana Department of Transportation and
Flathead County Road Department sta.tm g that the proposed accesses onto Three
Mile Drive Tarm to Market Road.) have been reviewed and approved and any
associated and necessary improvements have been satisfactorily completed.
(MDOT)
18. That a 60 foot right-of-way reservation be noted on the final place in the area of lots
24� 25 or 26 Phase 2 to provide ingress and egress to the adjoining parcel to the
west and to avoid the potential for an additional future. access onto Three Mile
Drive.
19. The roads within the subdivision shall be named and signed in accordance ri.th the
policies of the Kahsp it Public Works Department and the Uniform Traffic
Devices Manual and be subject to review and approval of the Kalispell Fire
Department. . (Kalispell Subdivision Regulations, Section 3.09).
20. The de-.2-eloper shall provide a letter from the U.S. Postal. Ser'ce approving the plan
for mail sendce.(Kalispell Subdivision Regulations, section 3.22).
2 1. street lighting shall be located within the subdivision and shall be shielded so that
it does not intrude unnecessarily onto adjoining properties. (Kalispell Subdivision
Regulations section 3.09W.
22. All utilities shall be M'stalled underground. (Kalispell Subdivision Regulations,
Section 3.17).
23. That a minimum of two-thirds of the necessary infrastructure for this subdivision
shall e completed prior to fmal plat submittal.
24. AU areas disturbed duringdevelopment of the subdivision shaU be re -vegetated with
a weed -free mix immediately after development.
25. That a development agreement be drafted by the Kalispell City Attorney between the
City of Kalispell and the developer outlining and formalizing the terms, conditions
and provisions of approval. The final plan as approved, together with the conditions
a.nd restrictions imposed, shall constitute the Planned Unit Development D
zoning for the site.
26. That preliminary plat approval for the first phase of the planned unit development
shall be valid for a period of tree gears from the date of approval with an automatic
tree -gear extension as each phase of the subdivision plat has been completed and
filed. (KalispeH Subdivision Regulations, Section 2.04).
REPORTS \KALISPELL\KPP-04-8.D0C
nw
ItECEIVED
Tri-City Planning Office MAY 0 5 2nn
17 Second St East, Suite 211
KalispeH, MT 59901 TRI-Crry PLANNNIG OFFICE
P - Fay ( 75
MAJOR SUBDIVISION PRELIMINARY PLAT APPLICATION
KALISPELL X WHITEFISH COLUMBIA FALLS
FEE SCHEDULE:
FEE ATTACHED � 16 8..4
Mayor Subdivision' (6 or more Jots)
Mobile Home Parks &, Campgrounds (6 or more spaces)
..ended Preliminary Plat
Subdivision Van'ance
Cor=ercial and Industrial subdivision
SUBDIVISION NAME:
OWNER(S) OF RECORD:
Bowser Creek Estates
$ -4- $40/lot
$7.50 + $ - /space
$250
$ 1 0 tiler variance)
d $200 to base
rary plat fee
Name 1 J . Purdv Phone - 16
32
Ming Address 241 Commons Way
City Kalispell suite _ MZip 59901
TECHNICAL/ C�.PROFESSIONALATICIPA TS(Surveyor/Desi.�'r E i , etc)*
Name & Address- Richard J. swami., PL , Thomas, Dean & Hoskins
Name & Addx ss Michael W. Fraser, PE, Thomas, Dean & Hoskins
Name & Address
LEGAL DESCRIPTION OF PROPERTY:
Property address 400 Three Mile Drive, Kalispell, ITT
Assessor's Tract s) 085QZ800 Lot o s Tract
1/4 Soy N Seddon I Township 2 SN Rangy . 2 2W_.
GE 'ERAL DESCRIPTION OF SUBDIVISION.
Number of Lots or R ri a. Spaces s Totem Acreage in Subdivision 30,768
Total al in Lots 17.08 Mmi m Size of Lots or Spaces .042
Total Acreage in S greets or Roads 5 * 919 _'vlaximuin size of Lots or
'7.139
1 a. Acreage �r 'Parks, Open es an '/or Common��
I
PROPOSED USES AND NUM ER OF ASSOCIATED TE LOTS/SPACES:
Single a. Townhouse Mobile Home Park
Duplex Aim e adona V hi� Parr
Commencl'al _2 Industrial Planned Unit
APPLICABLE ZONING DESIGNATION & DISTRICT R-2 PUDKalispell
ESTIMATE OF MARKET VALUE BEFORE IMPROVEMENTS $300�000.00
IMPROVEMENTS TO BE PROVIDED
.. ravel .... c
. CurbX Gut
Sidewalks....._...X_
AH� he
Water System: i..Iw} ivi
Multiple User
mm Neighborhood
PuX 0 the
Sewer Systems: I3" divi . ai
l �a
Neighborhood ��Public......X
0 ..........�her-
her Utilities: Cable' TV X............ ` l � X
—Electric -
X GasX �J \ th er
Solid Waste: Home Fick Up
-Central Storage
-Contract tiler . _- . Owner Haul
Man Delivery: Central X
Individual School District: KalisPe.11
SchoolDistrict #,
Fire Protection: Hydrants
�Tanker RechargeFire
District: ct:
't of Kali§pp�Ll
.
Drainage System:
PROPOSED EROSION/SEDIMENTATION CONTROL:. "Best Management" Practices
VARIANCES: ARE ANY VARIANCES REQUESTED? NO (des/no) If yes,
please complete the information below:
SECTION OF REGULATIONS CREATING HARDSHIP:
EXPLAIN THE HARDSHIP HAT WOULD BE CREATED WITH STRICT COMPLIANCE
WITH REGULATIONS
EASE ANSWER THE FOLLOWING QUESTIONS IN THE SPACES PROVIDED
BELOW:
Will the granter the variance be detHmental to thepublic health, safety or
genera-1 welfbxe or injurious to other adjoining properties?
2. Will the variance cause a s s a-n.a. �.r r s m public costs?
. Will the variance affect, in any maxmer, the provisions of any adopted zoning
reguiations, Master Plan or Growth Policy?
4. Are there special circumstances related the physical characteristics of the site
(topography, shape, etc.) that createthe hardship
mat other conditions axe um'quethis property that create the reed for
Marian
APPLICATION CONTENTS.
The subdivider shall s rat a. complete a . ation addressing items below to the Tri-
J.Ci�y Planning Office at least Ll 3 � dais for Kalisrell. arid days for Whit ; s
and Cole ia Earls prior to -the cute of the Planning Board meeting at which it
heard.
1. Pre inary plat application.
2. 20 copies of the preliminary plat,.
3. one reproducible set of supplemental info=at on. (See Append A o
Sn d.lv.s o . Regulations for t ltY where the subdivision is proposed.)
-. One reduced copy of the preliminary plat not to exceed I I" 7 f' U`1 size.
S. Application fee.
6. Adjoining Property Owners List (see example below)
Assessor# see-TwwLqtZ ract No Prope;ty Owner & Mailing Address
I herebv certifyunder penalty of perjury and the laws of the state of Montana that the
fo=atlon stibmitted herein, on a . other submitted `o=s, documents, plans or any
other information submitted s a part of this application, to be true, complete, and
accurate to the best of my knowledge. Should any lnfo=ation or representation
submitted in cormection with this application be untrue, I understand that any
approval based thereon may be rescinded, and other appropriate action taker_ The
signing of &ds applicadon signifies approval for tie ` .-ity Plannmg staff to be present
on the property for pro to monitoring and inspection during the approval and
development process*
pplicant)
As approved by the TCPB, EfMective 03,11
J,
_.....� 4Date)
For€, N a; 1 42 (19 8)
, LTA Plain Language Commitment
First American Title Insurance Company
INFORMATION
The Title Insurance Commitment is a legal contract between you and the company. it is issued to
show the basis on which we will issue a Title insurance Policy to you. The Policy will insure you against
certain risks to the land title, subject to the limitations shown in the Policy.
The Company will give you a sample of the Policy fora, if you ask.
The Commitment is loosed on the land title as of the Commitment Date. Any changes in the land
title or the transaction may affect the Commitment and the Policy.
The Commitment is subject to its Requirements, Exceptions and Conditions.
THIS INFORMATION IS NOT PARS` OF THE TITLE INSURANCE N MMITMENT.
TABLE CONTENTS
Page
AGREEMENT TO ISSUE POLICY
1
SCHEDULE A
1. Commitment Date
Policies to be issued, Amounts and Proposed Insureds
. interest in the Land and Owner
, Description of the Land
V LE 6-1 Requirements
SCHEDULE -2 Exceptions
CONDITIONS
other side of
YOU SHOULD READ THE COMMITMENT VERY CARE FULL.
If you have any questions about the Commitment, please contact the issuing office.
ALTA Mai*Laguakge Commitment
COMMITMENT FOR TITLE INSURANCE
ISSUED BY
First American Title Insurance Company
.. .........
A M ER� CIT]Zr=NS TITLE WW CO,
P 0. Box 1 1 o( o- 10)
704 South Main
Kalispell, MT 59901
o -8
Fax: (o
at For
Fist Air Title Insurance Company
AGREEMENT TO ISSUE POLICY
We agree to issue a policy to you according to the terms of this Commitment. When we show the policy
amount and your name as the proposed insured in Schedule A, this Commitment becomes effective as of the Com-
mitment Date shown in Schedute
If the Requirements shorn in this Commitment have not been met within six months after the Commitment
Cate, our obligation under this Commitment will end. Also, our obligation under this Commitment will end when the
Policy is issued and then our obligation to you will be under the Policy
Our obligation under this Commitment is limited by the following,-
Te Provisions in Schedule
The Requirements in Schedule -1.
The Exceptions in Schedule ..
The Conditions on the other side of this page 1.
This Commitment is net valid without SCHEDULE A and Sections I and 2 of SCHEDULE B.
FirsAm-rian Tidelasurance Company
BY PRESIDENT
ATTE SECRETARY
BY
r ;
=r
gar
.J
Page 1
AMNDMEN
�� � THIS COMMITMENT REPLACES �`� �NMENT DATED n0
L 8.,00 A.M. AND NULL AND VOIDS N . FOR COMEITMENT ISSUED UNDER
Direct Inquiries o: LL
. Commit€ ent Date; November 11, 2003 at . M. Commitment No:CT-75585
2. Policy or Policies to be issue&
Owner's Policy Form No. 1402.92 (10-17-92)
r Insured:
Russell. J. Purer
b) Loan Policy Form No, 1- 1 -1 - 2
Proposed Insured:
��ei Credit Union
Policy Amount
. 00
Premium 1, 15 4 ; 0 0
, 000 . 00
Premium 0. 0
Purchaser's Policy Form N_ 1402.92 (10-17-92)
r os Insured: Premium
. Fee Simple interest in the land described in -t is Commitment is owned, at the
Commitment Date, by
Agnes M. Dors
-. The land referred to in this Commitment is described as follows:
See Attached Schedule
No,CT-75585
SCHEDULE B - SECTION
REQUIREMENTS
,e following requirements must be met.
a Pay the agreed amounts for the interest in the lard and/or the mortgage to be insured.
b Pay us the Premiums, fees and charges for the policy.
e Documents satisfactory to us creating the interest in the land and/or the mortgage to be insured must be signed,
delivered and recorded:
d You must tell us in writing the name of anyone rot referred to in this Commitment who will get an interest in the
land or who will make a loan on the land. We may then make additiona.l requirements or exceptions.
eRelease(s) or e onveyanee s of her s
Other
You rust give us the following information.
. Any off record leases, surreys, etc.
2. Statement(s) of identity, all panties,
. Other
(all if tie land covered under this nit has a residencethat is a
manufactured, modular or mobile home, with or without a permanent foundation,
proof of detit-11-ingt s required# e,.ren if J-t- is taxed as ca] proper, -a ,
No.CT-75585
SCHEDULE B - SECTION 11
EXCEPTIONS
,any policy we issue will have the Tollowing exceptions unless they are taken care of to our satisfaction.
PARS'
Taxes or assessments which are not shown as existingliens by the records of any taxing authority that
levies taxes or assessments on real property or by th e public records.
. Any facts, rights, interests or claims which are not shown by the public records but which could be ascertained
by an inspection of said lard or by raking inquiry of persons in possession thereof.
. Easements, clairn,8 of ea8ement or encumbrances which are not boron by the public records.
, Discrepancies, conflicts in boundary lines, shoilage in area, encroachments or any other facts which a correct
survey would disclose, and which are n t shown by the public records.
. Unp t nt d mining claims; b reservations or exceptions in patents or in Acts authorizing the issuance
thereof; e water rights, olair s or title to water, whether or not the ratters excepted under , b r o are
shown by the public records,
. Any liens, or rights to a lien, for services, labor or material theretofore or hereafter furnished, imposed by law and
not shown by the public records.
. Any right, title or interest in any minerals, mineral rights or related matters including but not limited to oil, gas,
coal and other hydrocarbons.
. general and special county taxes nor the year 2003
SECONDFIRST INSTALLMENT $ 331.52 (PAID)
INSTALLMENT 331.52 (PAID)
TOTAL 663-04
Txl�,X RECEIPT NO. 2003-00832
ASSESSOR NO. 01 0859800
AFFECTS -remises and othor property
. T E ems., 4 -L t -vest person r s not Cj i S -1 s d Can when n sit -\% LJ di L"r L .L -L
be subject to matters d-`Lsclosed by a search of the records aga.inst his o
their names.
:"l 0 . Fhe effect of restrictions contained in Cerf--ificatei- i ion Plat
Approval recorded with Certificate of Survey No. 15888, r o d d. Noar 'o11
r- 2003, as Doc. No. 2003
-11 -'3 1 , records Flathead Counter, Montan . .
.
�. �...: ` r d. Pr v Road Access and � � � a � � � n men rE � i�
Survey 14o. 15888, records of Flathead County, A3n tangy. .
. � -1 -i 1ez), d -
The following FlUmb r d exceptions 1-4 6 1Pay be elimin t d in are ALI A Extended Coverage Policy.
[der attached to and forming a part of commitment number4
Continuation f SCHEDULE B --{ SECTION IL
. claim arising 'rom the- -i n e in the mean low water line the czeek'
and the meander Line as shown by the Original Government Sur-vey.
13. Right, title and interest of the State of Montana within the bed of the creek
below the low water line, and aiso excepting accretions water -ward said.
i.
. Public right and e is for commerce, r lr� J t navigation and fishery.
THE END
-0 1
No.CT-75585
SCHEDULE C
The land referrers to in this policy is situated in the State of Montana, County of Platfiead and is described as follows:
tract of land situcated, lying and being in the N t-he . tr Quarter of the
NortheastQuart.-lr (NEB. of Section 11, Township 28 North, Range 2
West, P . M . , , Flatheads County, Montana, and more par-ticularly described as
rollows to wit":
Commencing the 14ortheast corner of the Northeast Quarter of the Ncrtlh�ast
Quarter of Section1, Township 28 North, h, West, . M. ?. ,-Flathead
County,. Montana, which is a found brass cap; thence along tree East
boundary of scald NEIA.
South 4 a 51 ' 1 " West, 59.91 feet to a found iron pin and the Tree Point o
Beginning of the bract of land herein described; thence
South 04"552'2711 West 1127.30 feet- to a found iron pin and the Northeast
corner of the Plat of Ttqo Mile Tract, Ph. 2 (-t--ecords of Flathead Countv,
o e alona the North boundary of said. Plat
Qouth 9' 3 ' " West 1266.46 feet to a found iron pin on the West boundary
of said NEI/4NE1/4 and the Northwest corner of said Plat; thence leaving
said t and along the West boundary of said NEB.. 4
North o ' 0 ' 8 " East 426.98 feet do a Found iron 41n; thence
North a ' 8 T' East 317.12 feet to the approximated thread of a creek;
thence along said thread the following Elever (11) courses:
Nc) � 75 449' 14" t 48.91 fees.-;
North4 ' 03 " East 26.82 feet;
Norte? 3"08' " East 45.05 feet;
South r " East 25.96 feet;
Scut 3 ' 1 ' 3 i " East 16.90 feet T
South 9°3 ' o" East 54.16 feet,
South ' 4 ' 3 " East 31.22 feet;
South3 a r " East 7.99 feet;;
North 1 g f1 a �'� w o feet;
North 7°3 ' 8" East 24.96 feel;
SouSouUh 67618'30" East 23.150 feet; thence leavi .i thread
North ' 1 " East 83.11 feet to a set iron ithence
North 4 { 8" East 375.21 feet to a set iron pin on the o eeW o
Three M-11le D ave 7 thence along.i Southerly /W
North 8 ° 11 East 475.22 feet to a foand iron pin f whence
li e o` " East 12.03 feet to a found othence
South 9 ° 58 ' 39" EasL 521.62 f eL to the Point of Beginniricr.
Tract 2, Certificate of Survey N. 15888,
According to the Flathead County tax rod.ls the property address for the
insured af.i is as follows: o ne given.
HE END
FMFIALT
REX BOLLEF4 cPa
CERTIFIED GENERA.. APPRALSER # 44Z
REAL ESTATE .,- CONSULTANT
PAX EkwW7, Kafispelk
M0d=m 59M
4W75&1343� ir & Fm 4
Narda Wilson, Senior Planner
Try -City Planning Office
17 Second Street East - Suite 211
Kalispell., MT 59901
RE: Bowser Creek Estates
Dear Ms. Wilson,
RECEIVED
JUN 0 3112004
TM -CITY PLANNING OFFICE
June 2, 2004
I am formally protesting the Bowser Creek Estates request.
This proposal was denied at a prior meeting by over-whelming Public
Input as well as denialy the Planning Board.
I fuid it repulsive that the developers address the major concern,
which is density, by simply reducing the density from 103 lots to 98 and
resubmitting the request.
This request is much, much too much! The density will cause
numerous concerns, and you as the Panning Board need to be responsive to
these concerns and problems. As well as listen to the Public input.
arge you to dewy t : . e , r`maril because * s rnply +oo
eh development on the amount of land, in that location, at this time,
among other concerns.
F
Res e fallyN
RE4�'_tOLL R
5 West View Drive
Kalispell, .M
SITE DEVELOPMENT REVIEW COMMITTEE SUMMARY
Thursday, May 20,2004
Buflding DepartmentConference Room
. . ENNG:
Jeff Clawson, Plans Exams er Craig Kerzman, Building Official
Roger Krauss, Assistant Police Chief JiLm Stewart, Fire Marshal
Andrew Sorensen., Civid Engineer P. J. Sorensen, Zor dr m str .tor, chair
Sandy Wheeler, Comm. Dev. Mgr. Narda Wilson, 3CPO Planner
Kathy Kull , Recording Secretary
Guest.- Jim Atka`nson, Director, Flathead Co rite{ A� � ne o Agm*
OLDBUSINESS:
Norge.
NEW BUSINESS:
Applewav Development— 96 um't apartmentcomplex now of Appleway — souk.. of
�rn��r���i'niinnnnnni•niy�rrx wwiiiniiiiin
the Hampton In. They will have four -plea and four 8-plex units, and a fature
clubhouse with a swimming pool. There is flood plain on the property, but the
bwddings are probably not affected. They have a round -about coming in, two
accesses, and 251 parking spaces, but they forgot to put in any handicapped spaces.
The parking goes all around the complex, and there are several canopies over about
1 of the spaces. There are 96 u is that would -require 240 spaces and the clubhouse
would require more spaces, P... and .reff will asked them to contact the Fair
Housing Bureau to be sure about the handicapped parking and apartments. The Fire
Department is okay with. the meridian going into the complex lex y the roundabout as
there is another access. There will be two-way traffic all the way through.. one of
the parking canopies is in the setback Mike Baker had earlier noted to P.J. that he
did not like the way the canopy In the front did not have a buffer. Curb, gutter,
sidewalks and a boulevard with trees vou.ld be required but are not shown on the
plans. The -le its are ; tall. Under the zoning regulations, there is some
question about the ability to have accessory structures In the front yard, and the
canes would be considered as an accessory structure. The committee would like
some details on the canopies, but agree that they would break up the endless parking
area and would be visually appealing. We will need to see what the Fair Housing
Bureau says about the canopies re: allocation of parkingspaces. We could require a
letter from the Fall Housing Bureau be submitted that states the project has been
reviewed and that it complies with their standards before the building permit is
issued. They need a better site elan. One of the buildings does not work for fire
access. They Nvould have to provide another access, or make the ulldl g smaller, or
sprinkle the building. There are some slope issues in the NW area., but they could
take out three park.g spaces to provide another access and then have that access g
to another parting area to provide more parking for the clubhouse. They could also
split the 1 -pl x buildings into 8-plexes with i ' between the building walls.
Planning Board Agenda -
--Bowser Creek— They would like to have this zoned R-2 instead of R- * They have
reduced the density.. relocated the commercial to the merest, added single Family lots on
the east and west side of the road, put a loop road in, and eliminated a couple o
townhouses. They may be trying to do too much in one of the townhouse areas and
should consider only single fly there. They shifted the road to the north outside
of the creek bed. They will only be putting in a pedestn'an and bike path along Three
Mile Drive. They are piannm*g on putting in a pedestrian walkway along the creek
but havC noted gravel and we wifl recommend it be asphalt. They Will need to
incorporate easements for access. They will be under a PUD and will be 1rm*ted to
some definite issues; we should place certain limitations on the commercial lots.
There will be a recreation area in addition to several homeowners' pars (which are
more open space drainage areas as opposed to recreational facilities). We will
require a ' setback from the vegetation (tree) line. The units on the east side along
the cul-de-sac sae will be single story. Discussion was held regarding the R-2 versus the
R- ) or ng, pru'nafily focused on the adjustments made through the PUD which
make the z ing match up more closely with R- rather than -. Narda asked for
all comments to be in WrtMg and sent to her by e-mail, and she will put them In -th.
lannln.g Boar. packet. This project woad be 98 units on 30 acres.
_-Sandy and Larry Heuscher — This project is located to the west of Glacier
Commons and north of Buffalo Stage, Country Way is a pfivate road. There is only
one access into the subdivision, and the Fire Department will need two accesses into
the single family area. Discussion was held regarding sub l is t w.ouses in the R -
one. There needs to be a. meeting with. Torte Jentz, Charlie Har all, Craig, P.J., and
Narda to discuss this issue.
--Suzie Burch - i s' avenue East — want R-4 zoning. This is an accessory dwell 'I.g.
There are three 25 ft lots on the east side of the street. Parking/access to the new
structure will he through the alley. They will reed to bind the lots together.
--Tim Knoll — east of Denver and north. of Bluestone about an acre with a house.
He has submitted an application for annexation,
-- Lisa and Barbara 'rice — West side of Center, south of Meridian Business Park.
hey are requesting to be sexed and would like - I zoning. The garage on the
AV
north would nced to be taken down In ordcr to do anything.
OTHER DISCUSSION:
Shamrock Catering /k Kitchen to Kitchen - the old Meat Supply building -.J.
sent a leer to Briar. McGuire regarding the parking lot. P. J. has not received any
real response other than questioning of the validity of the requirement that he pave
the lot. P.J. sent another letter with the explanation and then he will send 'it to
Charlie if no response within the allotted time. The drainage and the slope in the
sidewalk issues are sell not resolved. The Fire Department has no site issues, but
there are other site issues. PJ will pass this matter on to Charlie.
Town P — Craig checked other pr e s, including City r ee s, and discovered
that rock is being used as a landscape material all over towm. He believes that since
this is the ease, that we should net be e gg the Town Pump that they ea.ot use
rock. Discussion was held as to the use of rock In landscaping areas. This will be
fjxt.ear discussed when Mike Bake- is present. Public Works received a call
regarding a drain that Town Pump is presently using. They discovered the, this drain
did not exist before, a.d may drain into "nothing"". Public Works will be doing some
research on this.
Michael Blend — Single family proiec — The City water line there is riot a legal lire,
so he will be putting in a well. Their water connection fee will need to be refmde .
Wad green's — Public works said Wal ;reen" s is not getting credit for a 1 . They will
add some language to clarify this.
Aaron:„Hill — from Flathead Industries y- Jim Stewart spoke with him. They want to
tum a house into a group home. TMs is just a "heads .c ". Fire Inspector F. Rav
Ruffatto will be following up on this.
The meeting was adjourned at 11 : 5 5 a. m,
cc: Cis
Police
Bldg
Fire
APO
Parks
Comm. Deer.
Public Works
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MiNINNIN
VICINITY MAP
R U S olkSd E, L L J. PURDY
PRELIMINARY PLAT 7}B WSER CREIK Ek::-3T T E i9
98 LOT Ix� }�E S��BT��� ON 3.68 ACRES
�� 0T'z
0MMLRC ALOm:z , SINGLE � �� L v & 2 T OWN FI
I H' ..� NC ERR T l�� �� NIN
.
VF]T L 'D T T -LON
_ 1_1 %_.,I i ki
---"LANNED T-.;TNIT E if)PMENT D A PL TCATT
r T d L 7 J L.
g4tNm ffusmL J. FTJFDY
BY THOMAV. DrAN Aran MSXDr, M,
flea r oRm WEF M surer ffLal
KALMPELL. MT. 59901
PROW: (406) 7E4-ate
DATE: 14aY, MdL
seoa'
i07
o-
5nu'
a
OETAL- TOWNHOUSE IA?
f 2AAff
lava S-R.
n
OELML- TOWNHOWE IBI
PRELIMINARY PLAT OF
BOWSER CREEK ESTATES
LOCATED IN THE NORTHEAST QUARTER OF
THE NORTHEAST QUARTER OF SECTION 11,
TOWNSHIP 28 NORTH, RANGE 22 WEST,.
P.M.M., FLATHEAD COUNTY, MONTANA.
L-T AND ROAD LAYOUT
8WA TOTALS
BIHGLE FAMILY LOTS 9.702 AC -
TOWNHOUSE L4T8 ?.M AC.
COKNRK b Uym O-NO AC-
HNMOMR'S PARK 6.508 AC,
",MATIOXAJ. ARRA o_s�l Ac_
ROADS 6-019 AC -
TOTAL 30.766 AC.
SUBDIVISION SUMMARY
PROPOSED LF3M MUM
E44CLE FAW&V L05 (ra) "TLIR.4L U45 (NOU E$TE N Eb£RY;Y)
7OWN14MIM WM r42) ELECTRC'y (F.LC.)
=W6-ECV,L LOTS {2) TELE➢mOW (CENTURv7EL)
CABLE ,v (aRcnua,)
'A[+F a (Ctir OF KgISaELL1
SERE22 (LILY aF K4k4KL&)
PMIAT 4W5 5WO WASTE T,4THEAD CO. LNOFILL)
y' RON
24' PAvEWNT
5' %kLMNG PATH 2OFewG (R-3 PUD-✓ALSPEl.Q
,ow,y Bears a!,=,16,
MVaA4l'9 .1! ARD-ATECTurRAL
RE'Ely
N
T H R E E M I L E D R I V E
SHEET I OF
PRELIMINARY PLAT OF
OWSER CREEK ESTATES
LOCATED IN THE NORTHEAST QUARTER OF
THE NORTHEAST QUARTER OF SECTION 11,
TOWNSHIP 28 NORTH, RANGE 22 WEST,
P. I.M., FLATHEAD COUNTY, MONT NA.
TOPOGRAPHY, ROAD & UTILITIES
LEGEND
F'FRIuETER 80MD4V
• E}aSHUC PROPERTY PNf
$ 1/16TH MRHER
1�4 CORNER
ESISTIM VIATER NWo
S EH,nr4G SERER e44h
4 txistNG SEWER MANHQLE
� i _ 4 PRDMSM 1wATER wml mrl\%LvE
4 PROPOSED hyDRART
PIMPEISED UFr STATHM SFK
S PROKSW SEWER MAV (GRdMTe)
------- rwrttsp SEWER mm frc cq
• PIE6P66Efl 5E5v€k MswHOLE
v --- Cfl?JMUR: LINE {I' 417RVAQ
`-299u
❑OdTiXR LIRE (3' INT{R.uL)
Mr ---- TRAVEL EOCE
9111U1 mr
� iREE
= t FENCE
r E7aVxr LIJL4w
TREE - SFtlZl19 90LN30RY
DRARME 4ih-KAW
PR¢PQ¢E9 RIPRAP QVITPU PAD
�— PR4POSM STORM DRAW V/ -OiT
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