Staff Report/Preliminary Plat Road IssuesTri-City Planningice
17 Second Street East — Suite 211
Kalispell, Montana 59901
Phone: (406) 751-1850
Fax: (406) 751-1858
tricity@centurytel. net
REPORT TO: Kalispell Mayor and City Council
FROM: Narda A. Wilson, Senior Planner
Chris A. Kukulski, City Manager
SUBJECT Roadway Issues on G.R. Kirk Subdivision Preliminary Plat
MEETING DATE: July 21, 2003
BACKGROUND: Under consideration is a request by G.R. Kirk for preliminary plat
approval of a six lot commercial subdivision is located between Meridian Road and the
Burlington Northern railroad tracks north of Second Street West. This matter was
tabled at the July 7, 2003 regular city council meeting to have staff further research
the issues related to the southern part of the roadway right-of-way and report back to
the council. Total area in the subdivision is 4.36 acres with the area in lots of 3.59
acres and area in roads 0.77 acres. The property owner has a lot that fronts along
Second Street West that is 50 feet wide which will provide the link between the
roadway to the north and Second Street West. This short section of the new internal
roadway extension for approximately 140 feet will need a variance from the 60 foot
right-of-way requirements to 50 feet. The new internal roadway extension would
otherwise be constructed to City standards and will create a grid street system in an
area that currently has limited to non-existent access to the area.
At the last city council meeting there was opposition to the location of the roadway
next to a single family residence that is under construction. The residence was
constructed within five feet of the property boundary on the east side in accordance
with the side yard setback requirements of the R-4 zoning district. However, as a
corner lot the setback on the "side corner" is 15 feet in the R-4 zoning district which
would create a situation where the building would be non -conforming with regard to
the side corner setback. This non -conforming status would not in any way effect the
current or future use of the residence.
In an effort to address the concerns of the property owner several alternatives were
discussed, but the most appropriate alternative is to limit the potential impacts to this
property to the greatest extent possible. This matter came before the Site
Development Review Committee on July 10, 2003 for discussion among the staff.
There was a strong consensus among the committee members that the benefits of
having a through roadway significantly outweigh the potential impacts to this
property. Overall benefits of the grid street system include greater mobility of the
local traffic from the subdivision, better emergency access by fire and police as well as
meeting the requirements of the uniform fire code.
Providing Community Planning Assistance To:
• City of Kalispell • City of Columbia Falls • City of Whitefish •
G.R. Kirk Subdivision
July 16, 2003
Page 2
The site review committee discussed alternatives to reducing the impacts to the
property owner and agreed on an alternative roadway design. The cross section of the
road would include the following: A five foot sidewalk attached to the curb to the
eastern edge of the right of way, a two foot curb, a 24 foot wide roadway, another two
foot curb and another five foot sidewalk. The area between the western edge of the
sidewalk and the edge of the right of way would be 12 feet. Rather than creating a
landscape boulevard between the curb and the sidewalk, this 12 foot area of right -of
way would be landscaped in accordance with a plan approved by the parks and
recreation director and would be intended to provide buffering between the roadway
and the residence.
The effect of this design would be there would be 17 feet between the edge of the
sidewalk and the drip line of the building. This 17 feet would essentially look and feel
the same as if the building were setback 17 feet from the property boundary which is
typically the edge of the sidewalk. A sketch of the proposed roadway profile is
attached.
The staff would propose the following language be used to replace existing condition
8: "That the last 142 feet of the roadway be constructed with the following roadway
profile: A five foot sidewalk attached to the curb on both sides with eastern sidewalk
to the east edge of the right of way, two foot curb and gutter and a 24 foot wide
roadway. The remaining 12 feet of right of way to the west shall be landscaped in
accordance with a plan approved by the Kalispell Parks and Recreation Director to
buffer potential impacts of the road on the adjoining residential property to the west."
RECOMMENDATION: A motion to approve preliminary plat subject to conditions
would be in order with an amended condition 8 as reflected in Resolution 4809.
FISCAL EFFECTS: Minor positive impacts once developed.
ALTER -NATIVES: As suggested by the city council.
Respectfully submitted,
-Iqh
rA��_ A -
Narda A. ViAon Q3ris A. Kukulski
Senior Planner City Manager
Report compiled: July 16, 2003
c: Theresa White, Kalispell City Clerk
H: \FRDO \TRANSMIT\KALISPEL\2002 \KPP-03-&MEMO. DOC
1 11
1
WHEREAS, G.R. Kirk Co., the owner of certain real property described above, has petitioned for
approval of the Subdivision Plat of said property, and
WHEREAS, the Kalispell City Planning Board and Zoning Commission held a public hearing on
June 10, 2003, on the proposal and reviewed Subdivision Report #KPP-03-7 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 Kirk Subdivision, subject to certain conditions
and recommendations, and
WHEREAS, the City Council of the City of Kalispell at its regular Council Meeting of July 7,
2003, reviewed the Tri-City Planning Office Report #KPP-03-7, reviewed the
recommendations of the Kalispell City Planning Board and Zoning Commission, and
found from the Preliminary Plat, and evidence, that the subdivision is in the public
interest.
NOW THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF
KALISPELL, MONTANA AS FOLLOWS:
SECTION I. That the Findings of Fact contained in Tri-City Planning Office Report
#KPP-03-7 are hereby adopted as the Findings of Fact of the City Council.
SECTION II. That the application of G.R. Kirk Co. for approval of the Preliminary Plat of
Kirk Subdivision, Kalispell, Flathead County, Montana is hereby approved
subject to the following conditions:
1. That subdivision shall be in compliance with the preliminary plat, which shall govern the
general location of the lots, roadways and improvements.
2. The developer shall obtain a Certificate of Subdivision Approval from the Montana
Department of Environmental Quality and obtain a letter from the Kalispell Public Works
Department, which states that the water and sewer facilities have been reviewed and
approved for compliance with the City of Kalispell's Design and Construction Standards.
That the internal roadway shall be designed and constructed in accordance with the City of
Kalispell's Design and Construction Standards with the exception of the southern end of the
roadway for which a variance to the right-of-way width has been granted to allow a 50 foot
right-of-way for approximately 142 feet and a letter be obtained from the Kalispell Public
Works Department verifying the construction.
4. That an engineered storm water management plan shall be designed in accordance with the
Kalispell Design and Construction Standards and shall be reviewed and approved by the
Kalispell Public Works Department prior to final plat approval.
5. That a letter be obtained from the Kalispell Fire Department approving the fire access and
suppression system for compliance with the Uniform Fire Code.
6. A note shall be placed on face of the final plat which establishes a no -access strip along the
railroad tracks to the west.
7. That all new utilities for the subdivision be placed underground.
8.
a.ii,,at the vvrvivrvi i„ii LtJL Vl L: I.tLL+ the 1VCLJt 1111tJUNL LV 1VL
14 by meving it te the east.
That the last 142 feet of the roadway be constructed with the following roadway profile: A
five foot sidewalk attached to the curb on both sides with eastern sidewalk to the east edge of
the right of way, two foot curb and gutter and a 24 foot wide roadway. The remaining_12
feet of right of way to the west shall be landscaped in accordance with a plan approved by
the Kalispell Parks and Recreation Director to buffer potential impacts of the road on the
adjoining residential property to the west.
9. That screening be placed on the southern boundary of the subdivision to screen the businesses
from the residential area.
10. That the preliminary plat shall be valid for a period of three years from the date of its
approval.
SECTION III. Upon proper review and filing of the Final Plat of said subdivision in the
office of the Flathead County Clerk and Recorder, said premises shall be a
subdivision of the City of Kalispell.
PASSED AND APPROVED BY THE CITY COUNCIL AND SIGNED BY THE MAYOR OF
THE CITY OF KALISPELL, THIS 7TH DAY OF JULY, 2003.
ATTEST:
Theresa White
City Clerk
Pamela B. Kennedy
Mayor
EXHIBIT "A"
Tract A of Lot 11, Tract A of Lot 12, Lot 13 excepting the East 188.1 feet, Lot 14 excepting the East
188.1 feet and Lot 15 excepting the East 188.1 feet of Hollister's Meridian Tracts and Lot 13, Block
1 of Meridian Addition all in Section 13, Township 28 North, Range 22 West, P.M.M., Flathead
County.
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