Staff Report/Preliminary PlatFlathead ional Development Office
723 5th Avenue East - Room 414
Kalispell, Montana 59901
Phone: (406) 758-5980
Fax: (406) 758-5781
July 23, 1998
Glen Neier, Interim City Manager
City of Kalispell
P.O. Drawer 1997
Kalispell, MT 59903
Re: Preliminary Plat Approval for Buffalo Stage Professional Park
Dear Glen:
The Kalispell City -County Planning Board held a public hearing at their regular meeting
of July 14, 1998 to consider a request by Charles Mason for preliminary plat approval of
Buffalo Stage Professional Park, a 3.025 acre subdivision containing four lots with each
lot containing two duplex office condominiums, for a total of eight condominium lots.
The property is located on the southwest corner of Whitefish Stage Road and Bruyer
Way, north of Edgerton School.
Narda Wilson with the Flathead Regional Development Office presented the staff report
#KPP-98-1 and recommended approval of the preliminary plat subject to fourteen
conditions contained in the staff report.
Rob Heinecke, who did the drafting for the project, excused himself from the board in
this matter and spoke from the floor in favor of the project. He objected to condition #7,
pertaining to fire department approval, and to condition # 11, pertaining to the street
trees along the north boundary. The property owner spoke in favor and elaborated on
their objections to planting trees in the boulevard on property they do not own.
The Board discussed the public testimony. A motion to adopt FRDO Report #KPP-98-1
as findings of fact, deleting condition # 11 recommending street trees, and to
recommend that the city council approve the proposed preliminary plat. The motion
passed on a vote of five in favor and two opposed. Attachment A lists the recommended
conditions of approval as amended.
This proposal is being forwarded to you to be scheduled for the August 3, 1998, regular
city council meeting. Please contact this board or Narda Wilson at the Flathead
Regional Development Office if you have any questions regarding this matter.
Sincerely,
Kalispell City -County Planning Board
_-iL,,- �� t4�,k
Therese Fox Hash
President
Providing Community Planning Assistance To:
• Flathead County • City of Columbia Falls • City of Kalispell • City of Whitefish •
Preliminary Plat of Buffalo Stage Professional Park
July 23, 1998
Page 2
TFH/NW/eo
Attachments: FRDO Report #KPP-98-1 w/ application materials
Draft Minutes 7/ 14/98 Planning Board meeting
Attachment A - Conditions of Approval
c: w/Att: Theresa White, Kalispell City Clerk
c: w/o Att: Charles Mason, DDS, 295 Kirby Lane, Bigfork, MT 59911
Sands Surveying, 1995 Third Ave E, Kalispell, MT 59901
H: \... \TRANSMIT\KALISPEL\ 1998\KPP98-1
BUFFALOATTACHMENT A
STAGE PROFESSIONAL
CITY-COUNTYPRELIMINARY PLAT #KPP-98-1
CONDITIONS OF APPROVAL AS RECOMMENDED BY THE
KALISPELL BOARD
JULY ...
1. That subdivision shall be in compliance with the preliminary plat which
shall govern the location of the buildings, the parking lot and access
which was reviewed and approved by the planning board and city
council.
2. The developer shall obtain a letter from the Montana Department of
Environmental Quality stating that the subdivision complies with rules
and regulations administered by that department.
3. That the developer obtain a letter from the Kalispell Public Works
Department which states that the proposed plans and specifications for
all improvements including pavement, curbs, gutters, sidewalks,
landscaping and drainage systems have been reviewed and approved in
accordance with Kalispell's Design and Construction Standards and have
been constructed accordingly.
4. That cross easement agreements be granted through the covenants or
accomplished by a note of the face of the final plat granting access to all
lots within the subdivision by way of the internal road and utility
easements indicated on the plat.
5. That covenants be filed with the final plat which ensures that the
architectural design of the buildings comply with the elevation drawing
submitted to the FRDO as part of County Conditional Use Permit FCU-
97-21 are be generally residential in character with a minimum of 4 to
12 pitched roof and are single story
6. The a common sign shall be used which shall be ground mounted and
constructed of natural materials such as wood and rock.
7. That the fire suppression system and access to the site be reviewed and
approved by the Kalispell fire chief or his designee.
8. That a suitable mailbox location be provided along Bruyer Way and
approved by the United Stated Postal Service.
9. That a drainage plan prepared by a licensed civil engineer be reviewed
and approved by the Kalispell Public Works Department.
10. That sidewalks shall be provided along the north end of the property
which connect with the sidewalks within the project site. All pedestrian
access shall be accomplished during the initial development of the site.
11. That the landscape plan on file with the Flathead Regional Development
Office which was part of the terms of County Conditional Use Permit
FCU-97-21 be accomplished as the phases are constructed with the
12. That the driveway approach into the site be aligned with the roadway to
the north or located a minimum of 125 feet from its intersection.
13. That the preliminary plat shall be valid for a period of three years from
the date of its approval.
SUBDIVISION REPORT•-
..-
A report to the Kalispell City -County Planning Board and the Kalispell City Council for
an eight lot commercial condominium subdivision in an R-5, a Residential / Professional
Office zoning district. A public hearing has been scheduled before the planning board
for July 14, 1998, beginning at 6:00 PM, in the Kalispell City Council Chambers in
Kalispell.
•
On October 7, 1997, the Flathead County Board of Adjustment granted a conditional use
permit to the property owner, Dr. Charles Mason for four duplex medical/ dental office
buildings for a total of eight offices in a County RA-1, Low Density Residential Apartment
zoning district. Medical and dental offices are listed as a conditionally permitted use in
the County RA-1 zoning district. Subsequent to granting the conditional use permit,
this property, which is part of Buffalo Stage Phase III, was annexed into the city of
Kalispell and given a zoning designation of R-5, Residential Professional Office. The R-5
zoning district allows medical and professional offices as a conditionally permitted use.
The creation of condominiums requires review as a major subdivision.
A. Owner/Petitioner:
Technical Assistance:
Charles W. Mason, DDS (Petitioner)
295 Kirby Lane
Bigfork, MT 59911
(406)837-5872
Sands Surveying, Inc.
1995 Third Avenue East
Kalispell, MT 59901
(406)755-6481
B. Location and Description of Property: This property is located on the southwest
corner of Whitefish Stage Road and Bruyer Way, northeast of Edgerton School. The
property can be described as a 3.025 acre parcel known as Parcel A, Buffalo Stage
Phase II located in Sections 31 and 32, Township 29 North, Range 21 West,
P.M.M., Flathead County, Montana.
C. Size: Total area: 3.025 acres
Area in Lots: 1.909 acres
Common Area: 1.116 acres
D. Nature of the Request: The property is requesting preliminary plat approval of a
subdivision which creates four lots and within each lot there will be a duplex office
condominium for a total of four parent lots and eight duplex office units (eight lots).
The subdivision will have a common parking and access area which will have a
landowners association which will be responsible for maintenance of the common
areas.
E. Existing Land Use: One of the duplex office units, proposed Units lA and 1B, is
currently under construction on the property proposed for subdivision. The
property is otherwise undeveloped.
F. Adjacent Land Uses: This area is primarily residential in character with the
exception of the elementary school and church.
North: Generally undeveloped but intended for residential development as
part Buffalo Stage Phases III and IV, City RA-1 and County RA-1
zoning
South: Edgerton School and a church, RA-1 County and RA-1 City zoning
East: Undeveloped residential parcels, County RA-1 zoning
West: Edgerton School, County RA-1 zoning
G. Zoning: This property is zoned R-5, a Residential / Professional Office district
which allows single family homes, duplexes, medical and dental offices and other
limited office type uses. The minimum lot size requirement for this district is 7,000
square feet and minimum lot width is 70 feet. This subdivision complies with the
zoning for the R-5 district.
H. Relation to Master Plan Map: This property lies within the Kalispell City -County
Planning jurisdiction. The master plan map designates this area as High Density
Residential. The zoning is in compliance with the master plan designation and the
proposed subdivision and can be found to be in marginal compliance with the land
use designation by providing support type facilities.
I. Utilities: This subdivision will have full City services and facilities provided by the
City of Kalispell.
Water:
Evergreen Water and Sewer District
Sewer:
City of Kalispell
Electricity:
Pacific Power and Light (underground)
Telephone:
PTI Communications (underground)
Solid Waste:
City of Kalispell
Fire:
City of Kalispell
Schools:
School District #5, Kalispell
Police.
City of Kalispell
2
i 1 •
This application is reviewed as a major subdivision in accordance with State statutory
review criteria and the Kalispell Subdivision Regulations.
A. Effects on Health and Safety:
Fire: Fire access to the subdivision will be by way of a paved City street Bruyer
Way, and accessed internally by way of an internal parking lot and roadway. Fire
hydrants currently exist along the north end of the subdivision at the east and west
end. An additional fire hydrant is indicated within the subdivision near the south
end. A fire truck turnaround area will be to be provided at the southern terminus
of the property and signed as such. Fire risk in this area can be considered
generally low because of its urban location and good access.
Flooding and topography: This area is at a minimal risk of flooding because there is
no surface water in close proximity to the site which might inundate the area. The
topography of the site is generally level and has no trees or shrubs. No apparent
risks to health and safety are present which might be associated with the
topography of the site.
Roads: Primary access to the site will be from a newly constructed City street,
Bruyer Way, which has been built to City standards and dedicated to the City as
part of the annexation process. Access to the parcel is good.
The site is not mapped within any big game winter range and does not provide
significant habitat to wildlife. This property is within an area of Kalispell that can
be considered to be on the urban fringes. No significant impacts to wildlife or
wildlife habitat can be anticipated as a result of this subdivision.
C. Effects on the Natural Environment:
There is no surface water in the area which might be effected by this development.
There is no obvious high groundwater in the area which may be effected or which
might be impacted by this development. The terrain can be described as generally
level. Drainage will be handled through a private storm drain system constructed
by the previous owner which also serves Edgerton School. This stormdrain system
goes under Whitefish Stage Road and drains into a detention pond near Glacier
Village Greens Golf Course development on the north side of West Evergreen Drive.
This stormdrain system is privately owned, operated and maintained. The current
property owner has received an easement for the use of the storm drain system
which was initially constructed to serve a previously proposed development in the
area where Buffalo Stage Subdivision is currently located.
3
Sewer and Water: The City of Kalispell provides sewer service to the area and there
is sufficient capacity within the Kalispell sewer treatment plant to accommodate the
additional flows. Water is provided by the Evergreen Water and Sewer District. It
appears that the district has the available capacity to serve this subdivision.
Roads: Direct access to this development will be from Bruyer Way, a new City
street in good condition. Primary access to and from the subdivision will be from
Whitefish Stage Road which is a County road in generally poor condition.
Additional traffic will be generated from this development once it is fully developed
which would be substantially in excess of that which would be anticipated with a
residential development. The reconstruction of Whitefish Stage Road has been
listed as a priority for upgrades in the Kalispell Area Transportation Plan. However,
no current plan is in process for the upgrade of this roadway and any additional
traffic would result in negative impacts.
Schools: This subdivision is within the boundaries of School District #5. Children
from this subdivision would attend Edgerton School and Flathead High School.
This subdivision will not impact the school district because it is commercial in
nature.
Parks: This subdivision is not subject to parkland dedication because it is
commercial in nature. A bike and pedestrian easement is indicated on the plat
which will be used for the extension of the "Edgerton Trail" currently undergoing
design work. Landscaping within the subdivision will be accomplished according to
a plan submitted to the FRDO which was part of the terms of the conditional use
permit. A landscape plan has been submitted and approved which indicates a
number of shrubs and trees near the perimeter of the property as well as a lawn
area.
Police Protection: This development will be served by the Kalispell Police
Department. According to the Kalispell Police Department, they will be able to
adequately serve this area.
Fire Protection: This development will be served by the Kalispell Fire Department.
The location and placement of fire hydrants will be according to the specifications of
the City of Kalispell. A fire truck turnaround area will need to be provided at the
terminus of the internal roadway system.
Refuse Disposal: The subdivision will be served by the City of Kalispell for solid
waste disposal. Adequate space at the County landfill is available for the solid
waste which will be generated by the subdivision.
Medical Services: Flathead Regional Hospital is approximately one mile from the
site. Ambulance services are available to serve this subdivision and access is good.
El
E. Effects on Agriculture and Agricultural Water Users Facilities:
The soils in this area have limited agricultural value because of its urban proximity.
This property has been idle grasslands. This subdivision will have an insignificant
impact on agriculture in the Valley and is more valuable for this type of
development because of its close proximity to Kalispell and associated services and
the lack of obvious development constraints.
F. Compliance with Master Plan
The Kalispell City -County Master Plan Map designates this area as High Density
Residential. In viewing this development as providing neighborhood support
services, it seems that this subdivision would be in marginal compliance with the
master plan designation.
G. Compliance with Zoning Regulations
This zoning for this property is R-5, a
designation which has a minimum lot
number of residential and office uses. T
which complies with the setbacks for
complies with the zoning for this property.
Residential / Professional Office zoning
size of 7,000 square feet and allows a
ze building footprints are sited in a way
he district. The proposed subdivision
H. Compliance with the Subdivision Regulations
The preliminary plat does not comply with the Design Standards of the Kalispell
Subdivision Regulations, Section 3.06(B), Lots, and Section 3.08(A), Access with
regard to proposed Lot 3. This lot is accessed by way of an internal driveway.
Section 3.06(B), Lots, states that "Each lot shall abut and have access (minimum 20
feet wide) to a public or private street or road." Section 3.08(A), states "Each lot
shall have legal and physical access provided and must abut and have access to a
public or private street or road. Alleys and emergency secondary access roads shall
not be used to provide the primary means of access to a lot.
Section 7.01, Variances, of the Kalispell Subdivision Regulations provides for relief
from a strict application of the regulations based upon findings outlined in Section
7.01(A) (1 through 5) .
Consideration of the Findings of Fact for Subdivision Variance:
1. The granting of the variance(s) will not be detrimental to the public health,
safety or general welfare or injurious to other adjoining properties.
Access to the proposed Lot 3 within the subdivision will be provided by an internal
driveway approximately 24 feet wide which will be paved. Ninety degree parking will be
provided on both sides of the driving aisle. Some type of turnaround area will be required
to be provided at the end of this driveway to accommodate an emergency vehicle. The
5
width of the driveway will be approximately 60 feet, and if properly signed to avoid cars
parking in that area, can provide space for a turnaround area.
2. The conditions on which the request for a variance(s) is based are unique to the
property on which the variance is sought and are not applicable generally to other
property.
This subdivision will be developed as a professional office complex with a shared parking
lot and access area. If the developer were to simply create eight condominium units this
type of internal access system would comply with the subdivision regulations. The fact
that the "parent lots" are being created, requires that these lots have frontage onto a
public or private street built to City standards. The functionality of the subdivision is not
changing through the design. This appears to be a unique situation which would not be
generally applicable to standard subdivision lots.
3. Because of the particular physical surroundings, shape or topographical conditions
of the specific property involved, an undue hardship to the owner would result, as
distinguished by a mere inconvenience, if the strict letter of these regulations is
enforced.
If a strict application of the subdivision regulations were applied to this property, it would
require the property owner to provide a full City street with a 50 foot cul-de-sac at its
terminus. Ninety degree parking would not be allowed, and much of the site would be
consumed by additional paving which does not aid in the overall function or design of the
subdivision. Requiring this additional paving, right-of-way and parking creates an undue
hardship rather than a mere inconvenience because it would require additional expense
and land to achieve the require standards while it would not accomplish the goals
intended with the regulations.
4. The variance(s) will not cause a substantial increase in public costs.
Granting these variances will not create an increase in cost to the public, but rather will
reduce the costs because the internal access road will be privately owned and maintained
rather than being owned and maintained by the City of Kalispell.
5. The variance(s) will not, in any manner, vary the provisions of any adopted zoning
regulations or the master plan.
The zoning regulations would allow 90 degree parking on an internal driveway system, but
would not allow this parking configuration on a public street. These variances will not
vary the provisions of the zoning regulation or the master plan, but will provide the needed
flexibility to allow the proposed design of the development to function within these
regulations.
ON
The staff would recommend that the subdivision variances be granted based on the above
referenced findings and compliance with the subdivision variance evaluation criteria.
6 r
The Flathead Regional Development Office would recommend that the Kalispell City
County Planning Board adopt staff report KPP98-1 as findings of fact and recommend that
the Kalispell City Council approve Buffalo Stage Professional Park subject to the following
conditions:
1. That subdivision shall be in compliance with the preliminary plat which shall
govern the location of the buildings, the parking lot and access which was
reviewed and approved by the planning board and city council.
2. The developer shall obtain a letter from the Montana Department of
Environmental Quality stating that the subdivision complies with rules and
regulations administered by that department.
3. That the developer obtain a letter from the Kalispell Public Works Department
which states that the proposed plans and specifications for all improvements
including pavement, curbs, gutters, sidewalks, landscaping and drainage systems
have been reviewed and approved in accordance with Kalispell's Design and
Construction Standards and have been constructed accordingly.
4. That cross easement agreements be granted through the covenants or
accomplished by a note of the face of the final plat granting access to all lots within
the subdivision by way of the internal road and utility easements indicated on the
plat.
5. That covenants be filed with the final plat which ensures that the architectural
design of the buildings comply with the elevation drawing submitted to the FRDO
as part of County Conditional Use Permit FCU-97-21 are be generally residential
in character with a minimum of 4 to 12 pitched roof and are single story
6. The a common sign shall be used which shall be ground mounted and
constructed of natural materials such as wood and rock.
7. That the fire suppression system and access to the site be reviewed and approved
by the Kalispell fire chief or his designee.
8. That a suitable mailbox location be provided along Bruyer Way and approved by
the United Stated Postal Service.
7
9. That a drainage plan prepared by a licensed civil engineer be reviewed and
approved by the Kalispell Public Works Department.
10. That sidewalks shall be provided along the north end of the property which
connect with the sidewalks within the project site. All pedestrian access shall be
accomplished during the initial development of the site.
11. That a minimum five foot landscape boulevard be provided between the sidewalk
and Bruyer Way and that street trees which are a minimum of a two inch caliper
be planted a every 50 feet or less along the northern boundary of the property.
12. That the landscape plan on file with the Flathead Regional Development Office
which was part of the terms of County Conditional Use Permit FCU-97-21 be
accomplished as the phases are constructed with the exception of landscaping
required under condition 6 which shall be accomplished prior to occupancy.
13. That the driveway approach into the site be aligned with the roadway to the north
or located a minimum of 125 feet from its intersection.
14. That the preliminary plat shall be valid for a period of three years from the date of
its approval.
9
FLATEMAD COUNTY BOARD OF ADJUSTMENT
• ) •'
OCTOBER• .
Granted to: Charles W. Mason, DDS
295 Kirby Lane
Bigfork, ?SIT 59911
Property Description: An approximately 3.20 acre parcel to ba created from a
portion Assessor's Trac: 5 in Sec -on 31, Township 29 North, Range 21 West, P.Ni.-Li.,
Flathead County and all of proposed Parcel A, a .936 acre tract sho-.L:z on the Buffalo
Stage Subdivision preliminary plat as a park and school dedication. The property- is in
the Evergreen & Vicinity Zoning District and is zoned RA-1, Low Density Residential
Apartment, which allows medical/dental offices with a conditional use permit.
Description: This conditional use permit is granted to allow the construction of four
duplex medical/dental office buildings which each office building containing
approximately 2,300 square feet each. The eight offices are part of an overall
development plan for this property and the property to the north which will be
integrated into the Buffalo Stage Subdivision as a park, buffer area and bike trail.
Conditions of Approval for Permit No. FCU-97-21:
1. That development of the site shall be in compliance with Site Plan 1 which was
reviewed by the Flathead Regional Development Office and approved by the
Flathead County Board of Adjustment when evaluating this proposal.
2. That the parking lot shall contain a maximum of 112 parking spaces as shown
on Site Plan 1 and that the uses within the office buildings shall be made to
comply with those parking standards.
3. That Phase A be allowed to commence up the receipt of a:l required senices
and utilities and a building permit from the City of Kalispell. That Phase B be
allowed to commence upon the final platting of Buffalo Stage Phase III. That
Phase C be allowed to commence upon annexation into the City of Kalispell.
That Phase D be allowed to commence upon compliance with the required
parking standards.
4. That the architectural design of the buildings be generally residential in
character and provide a minimum of 4 to 12 pitched roof and be single story.
Signage shall be unobtrusive and low level with a maximum sign height not
exceed 12 feet. The sign shall be ground mounted and constructed of natural
materials such as wood and rock.
5. That a certificate of survey or subdivision plat be Sled showing a ten foot right-
of-way reservation the future expansion of Whitefish Stage Road, a ten foot
bicycle/pedestrian easement along the east boundary of the property and the
proposed park/buffer area to the north as part of Buffalo Stage Phase III.
i
6. That the applicant participate in the costs of maintenance of. the private road,
Breyer Way, until such time as the area is annexed into the City of Kalispell.
This shall be accomplished through a road users agreement or other such
document.
7. That a suitable mailbox location be provided along Breyer Way and approved by
the United Stated Postal Service.
8. That a drainage plan prepared by a licensed civil engineer be reviewed and
approved by the Kalispell Public Works Department prior to obtaining a
building permit.
9. That sidewalks shall be provided along the north end of the property which
connect with the sidewalks within the project site. All pedestrian access shall
be accomplished during the initial development of the site with Phase A.
10. That a minimum five foot landscape boulevard be provided between the
sidewalk and Breyer Way and that street trees which are a minimum of a two
inch caliper be planted a every 50 feet or less along the northern boundary of
the property.
11. That a landscape plan for the entire property be reviewed and approved by the
Flathead Regional Development Office and that the landscaping for the site be
accomplished as the phases are constructed with the exception of landscaping
required under condition 6 which shall be accomplished prior to occupancy.
12. That the development be served by Evergreen Water and Sewer District for
water and by the North Village Sewer District for sewer. A petition for
annexation into the City of Kalispell shall be filed at the time sewer service is
provided.
13. That the driveway approach into the site be aligned with the roadway to the
north or relocated a minimum of 125 feet from its intersection.
14. This permit is valid for a period of 12 months after which time it will terminate
if commencement of authorized activity has not begun. Activity can be
demonstrated by a continuous, good faith effort to secure financing, permits,
engineering and design.
Thomas R. Jentz
Flathead County Zoning Administrator
H\... \CUP\FC \97\FCU97-21 a
APPLICANT: BUFFALO STAGE PROFESSIONAL PARK
KPP-98-1
I, the undersigned certify that I did this date mail via certified or registered mail a copy
of the attached notice to the following list of landowners adjoining the property lines
of the property that is to be subdivided.
Assessor's S-T-It Lot/Tract Property Owner
No. No. & Mail Address
SEE ATTACHED LIST
APPLICANT
CHARLES MASON
295 KIRBY LANE
BIGFORK MT 59911
TECHNICAL PARTICIPANTS
SANDS SURVEYING INC
1995 THIRD AVENUE EAST
KALISPELL MT 59901
CARVER ENGINEERING
1995 THIRD AVENUE EAST
KALISPELL MT 59901
SANDS!'
AVENUE1995 THIRD
KALISPELL,55901
FLATHEAD 00!jl'NTY �'LAT ROOM
800 S. Main
Kalispell, MT 59901
APPROVED
ADJACENT OWNERS TO
BUFFALO STAGE PROFESSIONAL PARK
February 12, 1998
SECTION 31, T.29N., R..21 .,
�l1 Buffalo Chip Partners
157 N. Meridian #112
(0113019) Kalispell, MT 59901-3848
1A Kalispell School District #5
233 1st Avenue East
(E003780) Kalispell, MT 59901-4560
1CA Corporation of the Presiding Bishop of
ULV the Church of Jesus Christ of Latter Day
(E000282) Saints
Tax Division 22nd Floor
50 E. North Temple
Salt Lake City, UT 84150-0000
SECTION 32, T.29N., R.21W.,
GJJ 5K Corporation of the Presiding Bishop of
the Church of Jesus Christ of Latter Day
(E000282) Saints
Tax Division 22nd Floor
50 E. North Temple
Salt Lake City, UT 84150-0000
O(L- 5 Kal Mont Dairy Farm
620 Michels Slough Rd
(0428760) Columbia Falls, MT 59912-9227
SE Kalispell School District #5
233 1st Avenue East
(E003781) Kalispell, MT 59901-4560
5N Buffalo Chip Partners
157 N. Meridian #112
(0113019) Kalispell, MT 59901-3848
5C Roger F. Schulze
AST GARMISCH Unit 24515 BOX 335
(0775011) APO AE 90535000
SUBDIVISIQN No. 150
Lot 2 Gerald O. & Genevieve L. Schulze
620 Michels Slough Road
(0001199) Columbia Falls, MT 59912-0000
Lot 3 Roger F. Schulze
all AST GARMISCH Unit 24515 BOX 335
(0001200) APO AE 90535000
Lot 4 K&I Mont Dairy Farm
620 Michels Slough Rd
(0001201) Columbia Falls, MT 59912-9227
• :• -1 • • •
The regular meeting of the Kalispell City -County Planning Board and Zoning Commission is
scheduled for Tuesday, July 14, 1998, beginning at 7:00 PM in the Kalispell City Council
Chambers, Kalispell City Hall, 312 First Avenue East, Kalispell. During this regularly
scheduled meeting, the Board will hold public hearings to consider the following agenda
items and make a recommendation to the Kalispell City Council or the Board of County
Commissioners who will take final action:
To the Kalispell City Council:
1. A request by Sands Surveying on behalf of Charles Mason for preliminary plat
approval of Buffalo Stage Professional Park, a subdivision containing four lots with
each lot containing two duplex office condominiums, for a total of eight condominium
lots. The subdivision is located on the southwest corner of Whitefish Stage Road and
Bruyer Way in Kalispell. The subdivision contains approximately 3.025 acres This
property was recently annexed into the city of Kalispell and is zoned R-5, a
Residential / Professional Office zoning district. The property proposed for this
subdivision can be described as Parcel A of Buffalo Stage Phase III located in Sections
31 and 32, Township 29 North, Range 21 West, P.M.M., Flathead County, Montana.
2. A request by Ivan and Marian O'Neil for a zone change from RA-1, Low Density
Residential Apartment, to B-2, General Business. The property proposed for rezoning
is located on the east side of Third Avenue East, north of Western Ace Home Center
and east of the Outlaw Inn. The property address is 1500 Third Avenue East and
contains approximately five acres. The property can be described as Assessor's Tracts
5-0, 5-2 and 5-18 located in Section 17, Township 28 North, Range 21 West, P.M.M.,
Flathead County, Montana.
3. A request by Sally Welder on behalf of Kalispell Montessori Center, Inc. for a
conditional use permit to allow the conversion of an existing single family residence
into a school. The property where the school expansion is proposed is zoned RA-1, a
Low Density Residential Apartment zoning district which lists schools as a
conditionally permitted use. The property proposed for the expansion adjoins the
existing Montessori school property to the west. The applicants propose to convert an
existing residence and the three parcels where the home is located into an expansion
of the existing school. The property proposed for the school expansion is at 11 Park
Hill Road which is located at the west end of Park Hill Road in Kalispell. The property
can be described as Lots 5, 6 and 7, Block 2, Willis Addition located in Section 8,
Township 28 North, Range 21 West, P.M.M., Flathead County, Montana.
4. A request by Western Catering, Inc. d.b.a. Magic Diamond Casino for a conditional
use permit to allow the expansion of an existing casino in the Kalispell Center Mall.
The property where the casino is located is zoned B-4, the Central Business District,
which lists casinos as a conditionally permitted use. The applicants intend to expand
the existing casino in the Cavanaugh's lobby by approximately 1,000 square feet by
taking over the space where the western art gallery currently exists. The casino is
located at the east end of the Kalispell Center Mall. The property address is 20 North
Main, Unit B-22 in Kalispell. The property proposed for the casino expansion can be
described as Assessor's Tract 2AB located in Section 7, Township 28 North, Range 21
West, P.M.M., Flathead County, Montana.
To the Board of County Commissioners
5. A request initiated by the Board of County Commissioners for a zone change from AG-
, an Agricultural zoning district which has a 0 acre minimum lot size requirement
for newly created lots, to SAG-5, a Suburban Agricultural zoning district which has a
five acre minimum lot size requirement for newly created lots. The property proposed
for rezoning lies in the northwest Foys Lake area generally west of the intersection of
North Foys Lake Road and Daley Lane including property to the south along Daley
Lane and Newsom Lane. The total property area under consideration for rezoning is
approximately 120 acres, and can be described as Assessor's Tracts 1A, IAA, 3, 3B,
3C, 3CA, 2BB, 2BBA, 2BBB, 2BBC, 2BBD, 2BBE, 2BBG located in Section 27,
Township 28 North, Range 22 West, P.M.M., Flathead County, Montana.
Documents pertaining to these agenda items are on file in the Flathead Regional
Development Office, 723 Fifth Avenue East, Room 414, Kalispell, MT 59901, (406)758-
5980, and are available for public review during regular office hours.
Interested persons are encouraged to attend the hearings and make their views and
concerns known to the Board. Comments in writing may be submitted to Narda Wilson of
the Flathead Regional Development Office at the above address prior to the date of the
hearing.
Thomas R. Jentz
Planning Director
H 1-1
U N TR y SOUTH
ROPERTIESS
2
L 9,
w
R=5
9 -7,-AGE
54
KA
72
53 yw,%
rARCEL C ssz,
52
7`
51
Nf 1 74
8851 761
50 � 71 Z# 1
I 41E
47 7 - BRV� �— leAY
76 77 /6 7919 . . . . . . . . . .
4A. - - - - - - - - - - - - ----------
48
+5 183
REM
47 gJ'-y✓ 1A R9
44
v
43 41 40
IMBERMAN—SCH 5E
24
� %48 15
cn —� 37
23
47 138
'22
461 9 7
21
51
44 41
20 142 9
19 10
43
18
17 12
16 13A
14A
15
Of Lom
14
5G
21
2
2 1 1 CA I 5K
w.
10. 11
4--r-- STAGE
ILAN
kyj kvi
0
F'ARK
PRELIMINARY PLAT APPROVAL OF
BUFFALO STAGE PROFESSIONAL PARK
1 4 LOTS / 8 DUPLEX OFFICE CONDOMINIUMS
ALI -,vll-l-D7=�lWlT4 IN 071-
KALISPELL ZONING DISTRICT
PLOT DATE:06/23/9-El
H.\Zis\site\ FILEJ KPPXPP98�98�1 SCALE 1 400' - 1. d w,,,t
APPLICATION FOR SUBDIVISION PRELIMINARY PLAT APPROVAL
This application shall be submitted, along with ail intbrmation required by the applicable Sued
Montana Subdivision end Platting Act PM the appropriate Vise toe
Flathead Regional Development ORloe, 723 Fifth Avenue Bast, Room
Kalispell, Montana 59901 - Telephone (406) 758-5780
NAMB:
OWNER(s) OF RBq�i�p /
Name L `�' Yl !� t e S I� 5,= Phono
City. state
a �® 7_RS l��rbu lane
PER5014(b7 AUTHORIZED to represent the subdivision and to whops all correspondence is to be sentt
Q
Name � )Ql rl s Isuyue-t i 1 1` a , I n e _ . Phone'
ddrs Rail�-f iAes&Zp�e
ATION MATERI
AR 5 1998
F. R. D. 0.
hr�k MT-
5�1�
)6-i�•�-G, cIF3l
6(:7go
TECHNICAL/PROFESSIONAL PARTICIPANTS (Surveyor/Desisner/Ensinnoer, etc.)t
Name & Address �jc.�i( n& rStuu Q i ria I ne, 1 "1 q 5 -3 i�F, t`� et
Name do Addreb ('L{ K) r ('Yl G l olcLl YLe 3- rj'of C,, i.Q . =I
Name & Address
LEGAL DBSCRIP'ITON Assessor's
PROPER/T�Y:
City/County Flo- ca�- ( &uVtd TreatNo(s)
Street Lot
Address NOW.
1/4
Section Township l NI Range ��- , ....Poi. m .
OBNERAL D13SC UMON OF PROPOSBD SUBDIVISION: 4 L ( 8 U-1(,// LM P trC�
Ln ne. .-- N)c,(- -h of
Number of Lots or Rental Spaces
-Ka Z-L p '
L�{s ,,t tTotal Acreage in Subdivision
Total Acreage in Lots
Minimum Sim of Lob or Spaces CG O
Total Acreage in Streets or Rondo
Maximum Sim of Lots or z •s`fi
Total Acreage in Parks, Open Space and/or Common Areas
PROPOSBD USB(S) AND NUMBER OF ASSOCIATED LOTSMPACES:
Single Family
Townhouse
Duplex
Mobile Home park
Multi -Family:
Rcormdonal Vehlole Park
Apartment
CommeroW�
Planned Unit Development
Industrial
Condominium
�^ Other
APPLSCABLB ZONING DBSIONATION der D14TRICr I A l
! BSrIMATB OF MARKET VALUB BEFORE IMPROV 3MBMS
IMPROVBMBNTS TO BB PROVIDED:
Roads: Orevel X Pa,
Curb Outten Sidewalks Alloys Other
Water System: Individual
Multiple User Neighborhood Public Other
Sewer Syrtenn: Individual
y
Multiple User Neighborhood v Pub l* Other
Other Ut11i(1es: „f - Cable TV _ W Telephone X Electric V Gas Other
Solid Waste: Home Pick-up
Central Storage X_ Contract Hatiltir OwnerHaut
Mall Delivery: _K Central
Individual School DlsUiott
F1re Protection: 0- Hydrants
Tanker Redrarse Ptre DWriot CiI�G'T�1 �%i
• L��ltI1/�///l�SJ.��i�!
z••• _s _.r. •_ .eisl zr • •• -r
1
VARIANCES: ARE ANY VARIANC338 REQUESTED? /7,0 If ro, plea" complete the Informatlon below.
(yes/no)
SBCTION/RBOULATION OF REGULATIONS CREATING HARDSHIPS
EXPLAIN THE HARDSHIP THAT WOULD BE CREATED WITH STRICT COMPLIANCE OF .
REOUTATIONS:
PROPOSED ALTBRNATIVEM TO STRICT COMPLIANCE WITH ABOVE REOULATIOM
PLBASB ANSWER THB POLLAWINC3 QUBMONS IN THB SPACBS PROVMBD BBLOWt A a7-
1. Wlli the granting of the variance be detrhaenial to the public health, safety or general waiters or injurious to
other adjoining properties?
2. Will the variance cause a substantial Increase in public costs?
3. Will the variance &Wool, in any manner, the provisions of any adopted zoning regulations or Master Plan?
d. Am there special etroumstances related to the physical characteristics of the site (topography. shape, etc.) that
ceente the hardship?
S. What other conditions are unique to We property that create the need for • ?
LIST OF MATERIALS SUB TJs_n WITH THIS APPLIICATIONt
C�nDreO ��� //i�in ��f e / O e1 GtS
b. //x/ f
C. .S3o g. -+-
d. h,
I embq ender penalty of perjury and the laws or the State of Montana that the information submitted herein, on all
other submitted forms, documents, plans or any other information submitted as part of this application, to be tnu+ —Plate,
and accurate to the best of my knowledge. Should any Inibrmation or representation submitted In connection with this
applloatlon be untrue, I understand that any approval based thereon may be rescinded, and other appropriate action taken.
The slgning of this application signilka approval for P.R.D.O. staff to be present on the property for routine monitoring and
Inspection d approv and devclopment Process.
r met
P
Revised 7/2"3 dh
BUFFALO STAGE PROFESSIONAL PARK
OWNER: CHARLES MAS
295 KIRBY LANE
BIGFORK, 59911
ENVIRONMENTAL ASSESSMENT
GENERAL INSTRUCTIONS
This Environmental Assessment format shall be used by the applicant
as a guide in compiling a thorough description of the potential
impacts for the proposed subdivision. Each questions pertinent to
the proposal must be addressed in full (both maps and text) those
questions not applicable shall be so stated. Incomplete
Environmental Assessments will not be accepted.
The sources of information for each section of the Assessment shall
be identified. All Environmental Assessments shall contain the
signature, date of signature and mailing address of the owner of
the property and the person, or persons, preparing the report.
I. GEOLOGY
A. Locate on a copy of the preliminary plat:
1. Any known hazards affecting the development which
could result in property damage or personal injury
due to:
a. Falls, slides or slumps - None exist in area.
Area is less than 2% slope.
b. Any rock outcropping - None exist in area.
B. Describe any proposed measures to prevent or reduce the
danger of property damage or personal injury from any of
these hazards. N/A
II. SURFACE WATER
Locate on a copy of the preliminary plat:
A. Any natural water systems such as streams, rivers,
intermittent streams, lakes or marshes (also indicate the
name and sizes of each). NONE
B. Any artificial water systems such as canals, ditches,
aqueducts, reservoirs and irrigation systems (also
indicate the names, sizes and present uses of each). A
drainage easement with pipe is north of the property.
C. Any Areas subject to flood hazard, or if available, 100-
year flood plain maps (using best available information).
Area is in Zone C, per FIRM, community -panel 1300023--
1810D of Oct. 16, 1996. Panel 1810 of 3425.
III. VEGETATION
A. Locate on a copy of the preliminary plat the major
vegetation types within the subdivision (e.g., marsh,
grassland, shrub and forest). The site was previously
agricultural farming. Now the field is wild grasses, hay
and weeds.
B. Describe the amount of vegetation that is to be removed,
or cleaned, from the site, and state the reasons for such
removal. All existing vegetation will be removed. Trees
and grass to be planted in designated areas not paved or
building sites.
C. Describe any proposed measures to be taken to protect
vegetative cover. N/A
IV. WILDLIFE
A. What major species of fish and wildlife, if any, use the
area to be affected by the proposed subdivision? NONE
B. Locate on a copy of the preliminary plat any known
important wildlife areas, such as big game winter range,
waterfowl nesting areas, habitat for rare and endangered
species and wetlands. NONE
C. Describe any proposed measures to protect wildlife
habitat or to minimize habitat degradation. N/A
V. AGRICULTURE AND TIMBER PRODUCTION
A. State the acreage, type and agricultural classifications
of soils on the site. Soils are "Ke", Kalispell loam: 0-
3% slope. Per "Soil Survey" of "Upper Flathead Valley
Area, Montana".
B. State the history of production of this site by crop type
and yield. This site was previously used as agricultural
farming, mostly hay and grains.
C. State the historical and current agricultural uses which
occur adjacent to the site. The land adjacent to the
site has previously been used for agriculture uses. But
D. Explain any steps which will be taken to avoid or limit
development conflicts with adjacent agricultural uses.
No agriculture uses are adjacent to the site now.
E. If the site is timbered, state any timber management
recommendations which may have been suggested or
implemented by the U.S.D.A. Division of Forestry in the
area of this proposal. N/A
VI. HISTORICAL, ARCHAEOLOGICAL OR CULTURAL FEATURES
A. Locate on a copy of the preliminary plat any known or
possible historic, archaeological or cultured sites which
exist on or near the site. None are known.
B. Describe any known or possible sites delineated on the
preliminary plat. /A
C. Describe any measures that will be taken to protect such
sites or properties. /A
VII. SEWAGE TREATMENT
A. Where individual sewage treatment systems are proposed
for each parcel: N/A
1. Indicate the distance to the nearest public or
community sewage treatment system.
2. Provide as attachments:
a. Two (2) copies of the plat which show the
proposed suitable location on each lot for a
subsurface treatment system and a 100%
replacement area for the subsurface treatment
system. Show the location of neighboring
wells and subsurface treatment systems and the
distances to each.
b. The results of percolation tests performed in
representative areas for drainfields in
accordance with the most recent Department of
Environmental Quality Bulletin. Each
percolation test shall be keyed by a number on
a copy of the plat with the information and
results provided in the report. The number of
preliminary percolation tests required shall
be one-fourth (1/4) of the total number of
proposed lots and these tests shall be
performed in the different soil types, or
evenly spaced throughout the subdivision in
the absence of soil variability.
go
C. A detailed soils description for the area
shall be obtained from test holes at least
seven (7) feet in depth. The number of test
holes will depend upon the variability of the
soils. The U.S. Department of Agriculture's
"Soils Classification System" shall be sued in
the descriptions. Information on the
internal and surface drainage characteristics
shall be included. Each test hole shall be
keyed by a number on a copy of the plat with
the information provided for in the report.
d. A description of the following physical
conditions:
(1) Depth to groundwater at time of year when
water table is nearest the surface and
how this information was obtained.
(2) Minimum depth to bedrock or other
impervious material, and how this
information was obtained.
For a proposed public or community sewage treatment
system:
1. Estimate the average number of gallons of
sewage generated per day by the subdivision
when fully developed. SEE ENGINEERS REPORT
2. Where an existing system is to be used: SEE
ENGINEERS REPORT
a. Identify the system and the person, firm
or agency responsible for its operation
and maintenance. SEE ENGINEERS REPORT
b. Indicate the system's capacity to handle
additional use and its distance from the
development. SEE ENGINEERS REPORT
C. Provide evidence that permission to
connect has been granted. SEE ENGINEERS
REPORT
3. Where a new system is proposed: N/A
a. Attach a copy of the plat showing the
location of all collection lines and the
location and identification of the basic
components of the treatment system.
b. If subsurface treatment of the effluent
is proposed, give the results of the
preliminary analysis and percolation
tests in the area of the treatment site.
c Provide a description of the following
physical conditions:
(1) Depth to groundwater at time of year
when water table is nearest the
surface and how this information was
obtained.
(2) minimum depth to bedrock or other
impervious material and how this
information was obtained.
d. Indicate who will bear the costs of
installation and who will own, operate
and maintain the system. Also, indicate
the anticipated date of completion.
Viii. WATER SUPPLY
A. Where an individual water supply system is proposed for
each parcel: N/A
1. if individually drilled wells are to be used,
provide evidence as to adequate quantity and
quality of the water supply.
2. If any other method of individual water supply is
to be used:
a. Explain why the alternate form of water supply
is proposed instead of drilled wells.
b. Identify the source of water supply and
provide evidence that it is of sufficient
quantity and quality to serve the development.
3. Attach two (2) copies of the plat showing the
proposed location of each spring, well, cistern, or
other water source and indicate the distance to
existing or proposed sewage treatment systems.
B. Where a public or community water system is proposed: SEE
ENGINEERS REPORT
(1) Estimate the number of gallons per day required by
the development (including irrigation, if
applicable). SEE ENGINEERS REPORT
(2) where an existing system is to be used:
a. Identify the system and the person, firm or
agency responsible for its operation and
maintenance. SEE ENGINEERS REPORT
b. Indicate the system°s capacity to handle
additional use and its distance from the
development. SEE ENGINEERS REPORT
C. Provide evidence that permission to connect
has been granted. SEE ENGINEERS REPORT
(3) Where a new system is to be used:
a.
Q
C.
IX. SOLID WASTE
X.
Provide evidence that the water supply is
adequate in quantity, quality and
dependability.
Indicate who will bear the costs of
installation, when it will be completed and
who will own, operate and maintain the system.
Attach a copy of the plat showing the proposed
location of the water source and all
distribution lines.
A. Describe the proposed method of collection and disposing
of solid waste from the development. Contract hauler to
Flathead County Landfill.
B. If central collection areas are proposed within the
subdivision, show their location on a copy of the
preliminary plat. N/A
C. If use of an existing collection system or disposal
facility is proposed, indicate the name and location of
the facility. Flathead County Landfill
DRAINAGE
A. Streets and Roads:
1. Describe any proposed measures for disposing of
storm run-off from streets and roads. Engineered
drainage plan will be approved.
2. Indicate the type of road surface proposed. N/A,
parking lot & entrance will be paved.
3. Describe any proposed facilities for stream or
drainage crossing (i.e., culverts, bridges). N/A
B. Other areas:
1. Describe how surface run-off will be drained or
channeled from lots or common areas. SEE ENGINEERS
REPORT
2. Indicate if storm run-off will be drained or
channeled from lots or common areas. Storm run off
will be channeled from lots to existing drainage
line north of property.
3. Describe any proposed sedimentation and erosion
controls to be utilized both during, and after,
construction. Standard erosion control measures
will be taken during construction.
4. Attach a copy of the plat showing how drainage on
lots, road and other areas will be handled (include
sizes and dimension of ditches, culverts, etc.)
XI. ROADS
A. Estimate how much daily traffic the development, when
fully developed, will generate on existing or proposed
roads providing access to the development. Approximately
200 vehicle trips per day will be generated at total
build out.
1. Discuss the capability of existing and proposed
roads to safely accommodate this increased traffic
(e.g., conditions of the road, surface and right-
of-way widths, current traffic flows, etc.). Site
is accessed from a city road "Bruyer Way" which is
38 foot of paved road. Bruyer Way accesses
Whitefish Stage Road, a paved county road.
2. Describe any increased maintenance problems and
costs that will be caused by this increase in
volume. Minimal additional maintenance problems
should occur for the City or County. The parking
and entrnce will be maintained by the Business
owners Association (Common Area).
B. Indicate who will pay the cost of installing and
maintaining dedicated and/or private roadway. The owners
of the lots.
C. Describe the soil characteristics, on site, as they
relate to road and building construction and measures to
be taken to control erosion of ditches, banks and cuts as
a result of proposed construction. The road is to be
designed and constructed under the supervision of an
D. Explain why access was not provided by means of a road
within the subdivision if access to any of the individual
lots is directly from City, County, State or Federal
roads or highways. N/A
E. Is year-round access by conventional automobile over
legal rights -of -way available to the subdivision and to
all lots and common facilities within the subdivision?
Yes, the site accessed Bruyer Way (City Road) and then
Whitefish Stage Road (County Road). The parking and
entrance are common areas.
F. Identify the owners of any private property over which
access to the subdivision will be provided. N/A
XII. EMERGENCY SERVICES
A. Describe the emergency services available to the
residents of the proposed subdivision including the
number of personnel and number of vehicles and/or type of
facilities for:
1. Fire Protection:
a. Is the proposed subdivision in an urban or
rural fire district? If not, will one be
formed or extended? Evergreen Fire District
b. In absence of a fire district, what fire
protection procedures are planned? /A
C. Indicate the type, size and location of any
proposed recharge facilities. N/A
d. If fire hydrants are proposed, indicate water
pressure capabilities and the locations of
hydrants. SEE ENGINEERS DESIGN
2. Police Protection. Flathead County Sheriff, City
of Kalispell when annexed.
3. Ambulance Service. Evergreen Quick Response, Alert
Helicopter, Kalispell Ambulance.
4. Medical Services. Kalispell Regional Hospital
B. Can the needs of the proposed subdivision for each of the
above services be met by present personnel and
facilities? YES
1. If not, what additional expense would be necessary
to make these services adequate? N/A
2. At whose expense would the necessary improvements
be made? N/A
XIII. SCHOOLS
A. Describe the educational facilities which would serve the
subdivision (school facilities, school personnel, bus
routes and capabilities, etc.). N/A - this is a business
park, not a residential development.
B. Estimate the number of school children that will be added
by the proposed subdivision, and how they will affect
existing.facilities. NONE
XIV. ECONOMIC BENEFITS
A. Provide the present assessment classifications and range
of the total assessed valuation of all land and
structures. The property is presently classified as
agriculture. There are no structures on the site. It's
value is probably assessed at $10,000.00.
B. Provide the anticipated assessment classification and
range of the total assessed valuation of all structures
(at 25% and 900 occupancy - also give estimated year of
said occupancy). After contruction of 25% occupancy in
2000, value will be approximately $350,000, at 90% in
2004 that value will be approximately $1,260,000.
C. Provide anticipated revenue increases, per unit, from
water, sewer and solid waste fees. Revenue to the City
will be about $100.00 per month per lot for utilities.
XV. LAND USE
A. Describe the existing historical use of the site. As
previously stated, this parcel was a portion of a large
tract of land used agriculturally. Since the development
of Edgerton School and Buffalo Stage Subdivisions, this
land has not been actively farmed. It has occasionally
harvested small grains.
B. Describe any comprehensive plan recommendations and other
land use regulations on and adjacent to the site. Is
zoning proposed? If located near an incorporated city or
town, is annexation proposed? This parcel will be
annexed to the City of Kalispell and is Zoned RA1.
C. Describe the present uses of lands adjacent to or near
the proposed development. Describe how the subdivision
will affect access to any adjoining land and/or what
measures are proposed to provide access. Lands to the
north and northwest are residential. Land to the south
and southwest is Edgerton School property.
D. Describe any health or safety hazards on or near the
subdivision (mining activity, high voltage lines, gas
lines, agricultural and farm activities, etc.) Any such
conditions should be accurately described and their
origin and location identified. None known.
E. Describe any on -site uses creating a nuisance (unpleasant
odor, unusual noises, dust, smoke, etc.) Any such
conditions should be accurately described and their
origin and location identified. None foreseen.
XVI. PARKS AND RECREATION FACILITIES
A. Describe park and recreation facilities to be provided
within the proposed subdivision and other recreational
facilities which will serve the subdivision. This is a
business park, parkland was dedicated on Buffalo Stage
Subdivisions.
B. List other parks and recreation facilities or sites in
the area and their approximate distance from the site.
Edgerton School is adjacent to the site. A
bike/pedestrian trail is dedicated along Whitefish Stage
Road.
C. If cash -in -lieu of parkland is proposed, state the
purchase price per acre or current market value (values
stated must be no more than 12 months old). N/A
XVII. UTILITIES
A. Indicate the utility companies involved in providing
electrical power, natural gas, or telephone service. To
what extent will these utilities be placed underground?
PP&L Power Company, Montana Power (gas), PTI Telephone.
All new utilities will be placed underground.
B. Has the preliminary plat been submitted to affected
utilities for review? No
C. Estimate the completion date of each utility
installation. September 1998
This report is being written to describe and evaluate water, sewer and stormwater
drainage systems that will serve Buffalo Stage Professional Park. The information
provided will address applicable sections in the Environmental Assessment.
There is an existing 8" PVC AWWA C900, Class 150 water main in Bruyer Way,
installed as a part of Buffalo Stage, Phase 111, and a valved 8" PVC line was installed
off that main to serve the development being proposed on this property. This "stub"
line will be extended to serve the proposed office units. The new water main will be
8" PVC AWWA C900, Class 150 pipe buried at a minimum depth of 6'-6".
1). WATER USE DATA:
a. Domestic Use. Water for domestic/office use is based on 500 GPD per
office unit. Average domestic water use will likely be significantly less than
this; however, without a clear understanding of the types of professional
business that will occupy the units, it was decided to be a bit conservative. It
the table below, gallons per minute (GPM) was calculated using an 8-hour
period of use.
Average Daily Demand:
8 x
500 GPD
4,000 GPD 8.3 GPM
Maximum Daily Demand:
2 x
4,000 GPD
8,000 GPD 16.7 GPM
Peak Hourly Demand:
2 x
8,000 GPD
16,000 GPD 33.3 GPM
b. Irrigation. Of the total acreage being developed, there will be
approximately 45,000 sq. ft. that will be dedicated as lawn or landscape areas.
If this area is irrigated at a rate of 2" per week, an additional 8,015 gallons of
water will be needed each day to meet irrigation demands.
C. Fire Protection and System Capacity. With recent improvements to the
District's water system, which included four (4) new wells that specifically
serve the "bluff area", the system now has sufficient capacity to provide fire
flows in excess of 1,000 GPM for a period of at least two (2) hours without
seriously affecting service to other users throughout the "bluff area".
Buffalo Stage Professional Park - Page 1 of 5 Pages
The new wells are on line and collectively they have a pumping capacity of
about 2,400 GPM. Improvements were also made to the existing booster
pump station, that previously served the "bluff area", so it can be used as a
backup to the new four -well system should flows in excess of 2,400 GPM
ever be needed.
The new system operates at a near constant discharge pressure of 65 psi
during normal operating conditions. With 8", 10" and 12" main throughout
much of the service area, and very little elevation change from one end of the
service area to the other, pressures throughout the system are reasonably
close to 65 psi.
A hydraulic analysis was run on WaterCAD, with 20 gpm demands at various
locations throughout the system, totaling 980 gpm, to simulate maximum
average domestic/irrigation flow, and a flow of 1,420 gpm at the proposed
hydrant in Buffalo Stage Professional Park, to simulate fire flow conditions.
Under these hypothetical conditions, residual pressure at the flowing hydrant
was 48 psi, and the lowest pressure at any other point on the system was 47
psi.
2). OWNERSHIP:
The water system extension will be installed by the Developer(s). After construction
and testing of the system is completed, the Evergreen Water and Sewer District will
be responsible for system operation and maintenance.
An extension of the Village County Sewer District's public wastewater collection
system is being proposed to serve the condominium units in Buffalo Stage
Professional Park. Through an agreement between the District and the City of
Kalispell, wastewater collected by the District's system, which serves Fairway
Boulevard Townhouses, Village Greens, River View Greens, Buffalo Stage and
Edgerton School, is pumped to a point on the City's collection system with
subsequent treatment taking place at the City's wastewater treatment facility.
Because the District has no maintenance personnel, the City has taken over operation
and maintenance responsibilities of the District's collection system. In fact, when the
District's bonds are paid off, the City will take over ownership of the collection
system, as most of the service area has been, or will be, annexed to the City of
Kalispell.
Buffalo Stage Professional Park - Page 2 of 5 Pages
As a part of Buffalo Stage, Phase 111, a manhole was installed in Bruyer Way adjacent
to the entrance to Buffalo Stage Professional Park, and an 8" PVC gravity "stub" line
was installed from this manhole to the property line. The new main will be extended
to a new manhole near the south end of the property. The new sewer mains serving
this development will be 8" PVC, SDR 35 pipe installed at a minimum grade of
0.40% and at a minimum depth of 4'-0". All wastewater generated in Buffalo
Stage Professional Park will gravity flow to an existing lift station located near the
northwest corner of the Edgerton School property, that was installed as a part of
Buffalo Stage, Phase I improvements. This lift station presently serves 10 lots in
Phase I and all 31 lots in Phase II, although not all of these lots are developed.
1). WASTEWATER FLOW:
Wastewater flow for the professional office buildings is based on 450 GPD/office
unit, which is just slight less than the amount used for domestic/office water use. As
with water use, wastewater flow will likely be significantly less; however, for design
purposes a conservative estimate is preferred.
Average Daily Flow: 8 x 450 GPD 3,600 GPD 7.5 GPM
Peak Hourly Flow: 4.2 x 3,600 GPD 15,120 GPD 31.5 GPM
The 3,600 GPD average daily flow would be equivalent to 12 single-family dwellings.
2). EXISTING SYSTEM CAPACITY:
Wastewater flow from the professional office lots will gravity flow to an existing lift
station, located in a Buffalo Stage, Phase I Park near the northwest corner of the
Edgerton School property. As previously mentioned, this lift station also serves 10
lots in Buffalo Stage, Phase I and all 31 lots in Phase 11. Wastewater from this lift
station is pumped to an existing manhole in Buffalo Stage Road, just south of Lot 46
in Phase II, and it then gravity flows to the District's main lift station in the Fairway
Boulevard Townhouse development. Wastewater from the main lift station is then
pumped across Buffalo Hills Golf Course, the Stillwater River and Lawrence Park to a
manhole on the City of Kalispell's collection system. Subsequent treatment is at the
City's wastewater treatment plant.
The Buffalo Stage lift station, which was installed as a part of Phase I improvements,
was designed to handle flows from a total of 93 single-family residential in the
Buffalo Stage development. This lift station consists of a packaged self -prime duplex
pumping system, housed in a fiberglass enclosure, set over a 5-foot inside diameter
wet well. Each pump is capable of delivering 125 GPM at a total dynamic head of
24'. With the 10 lots in Phase I; 31 lots in Phase 11; 13 lots in Phase 111; and the 8
new lots (12 equivalent dwelling units) in Buffalo Stage Professional Park, there will
Buffalo Stage Professional Park - Page 3 of 5 Pages
be a total of 62 lots or 66 equivalent dwelling units connected to the Buffalo Stage
lift station. Based on average daily flows of 300 GPD/dwelling unit, and a peaking
factor of 4.2, peak hourly flows from the 66 units would be about 58 GPM. This is
about 46% of the pumping capacity of each lift station pump.
Based solely on design wastewater flows from the District's service area, it was
thought that the District's main lift station was nearing its pumping capacity;
however, recent studies have indicated that this is not the case. There is now a total
of 285 equivalent dwelling units within the service area that have already been built
or are currently under construction, and at 300 GPD/dwelling unit, the projected or
design average daily flow from these existing dwelling units is approximately 59
GPM. Based on a peaking factor of 3.8, the projected peak hourly flow would be
224 GPM. The existing pumps at the District's main lift station each have a pumping
capacity of 165 GPM.
City of Kalispell records indicate that the total run time for the two (2) pumps at the
main station is averaging about 31.6 hours per week during normal dry periods (July -
August, 1997). This total amount of run time translates to an average daily flow of
44,690 GPD or 31 GPM. If a peaking factor of 3.8 was applied to this average daily
flow, the peak hourly flow rate to the main lift station would be 117.8 GPM. This is
only 53% of the projected peak hourly flow rate that was determined using
hypothetical residential wastewater flows. For the 285 existing dwelling units, the
measured average daily flow of 44,690 GPD corresponds to average daily flow of
about 157 GPD/DU. Measured wet weather flows are understandably higher, and
the highest weekly total run time recorded so far this past year was 51.8 hours. This
peak occurred between June 7 and June 13, 1997 and would correspond to an
average daily flow of 73,260 GPD or 50.9 GPM. This would equate to 257
GPD/dwelling unit if it were assumed that all of the flow was from domestic
wastewater. This assumption is not realistic as the additional flow experienced
during wet weather conditions can, for the most part, be attributed to inflow at
manholes. City crews have noted that several manholes are at low points in paved
areas and are partially submerged during wet weather.
In summary, although estimated design flows throughout the District indicate that the
main lift station is at its design capacity, actual measured flows are significantly
lower and indicate that the main lift station still has reserve capacity.
3). OWNERSHIP:
The sewer main extension will be installed by the developers of Buffalo Stage
Professional Park, and after construction and testing has been completed, the City of
Kalispell, through an agreement with the Village County Sewer District, will operate
and maintain the sewer system.
Buffalo Stage Professional Park - Page 4 of 5 Pages
The roads and parking areas within Buffalo Stage Professional Park will be graded to
drain to a new catch basin, located at the intersecting centerline of the east -west and
north -south roadways. Collected runoff water will then be conveyed through a new
8" line to an existing storm drainage system, that also serves the Edgerton
Elementary School, with subsequent discharge at an existing stormwater detention
pond on the west side of the Glacier Village Greens development. All roads and
parking areas within the development will be paved.
Runoff from roofs, sidewalks and landscape areas will also drain to the road/parking
areas and will be collected and conveyed as previously described. A very small
amount of runoff from lawn areas may drain to Bruyer Way and/or Whitefish Stage;
however, the quantity of this runoff will be not be significant.
To protect the new and existing stormwater collection systems from sedimentation,
adequate inlet protection, consisting of a gravel filter berm, will be required around
the new catch basin. Considering the very flat nature of the project site, and the
relatively permeable surface soils, erosion during or after construction should not be
a problem that warrants specific control measures.
There will be no stream or drainage crossings associated with the proposed
stormwater drainage improvements.
Buffalo Stage Professional Park - Page 5 of 5 Pages
BY: S FDS SURVEYING INC.
pue0a m i saam BUFFALO STAGE PROFESS/ONAL P RK
fav auesaev aar of naxat a our cr evrac Brace xas�-nrl �, .a
xv me er/zse/ sec sr ow w�/s .sac .rz w ...r.. a
lOBI 15BW1 (199dY.1M0) T3 w.1Jw, P.M.. Al, fUJHEVJ Cd/Nrl: J/LWl wum u uow, wa.
Po4 CIWLLtl MA90N GRAPOC SCA46 .
w5a r®avurr zz lava o orA[ AREA: 3.025 c¢' 1J1770 rg.A
aesuml vwiss83146
UN ,4 (B) .116 oc. 4862 sq ff.
' , �� - s • GbA/MON AREA 1. //6 oc. 48624 sgff.
EDGERTON SCHOOL
BRUYER PARK i �I
T
9
I T
J yyy L
UNIT UNIT IA .
UNIT ss 8 E
UNIT 1B a
0
Rtd 'p
W -
N�ulxlr za 7MICAL BU/[O/NC
^,UNIT aw uNlr zAj ( no.. NrY Nn 45"•
„ I
= I, g
zrr > ,v..E. xxs�w Jazss• � _4 ,� e p .
arosw sArrr3v-w��, scnvry------------------- --- ----
9
WH/rEF/SN STAGE R �------t- ri ---