Staff Report/Preliminary PlatUlathead Regional Development Office
723 5th Avenue East - Room 414
Kalispell, Montana 59901
Phone: (406) 758-5980
Fax: (406) 758-5781
May 23, 1997
Clarence Krepps, City Manager
City of Kalispell
P.O. Drawer 1997
Kalispell, MT 59903
Re: Preliminary Plat for Lands Subdivision
Dear Clarence:
Enclosed is Staff Report KSR-97-1 for a two lot residential subdivision in northwest
Kalispell. The parent tract is approximately 5.70 acres in size. Lot 1 contains 2.67
acres and Lot 2 contains 3.03 acres. The property is zoned RA- 1, Low Density
Residential Apartment. The property can be described as Assessor's Tract 5AM in
Section 12, Township 28 North, Range 22 West, P.M.M., Flathead County, Montana.
The City Council previously approved a conditional use permit to allow two 32 unit
personal care facilities on the property in October of 1996. The property is being
proposed for subdivision for lending purposes and would not effect the terms of the
conditional use permit.
This information is being forwarded to you to be scheduled for the June 16, 1997 City
Council. Please contact me if you have any questions regarding this matter.
Sincerely,
Narda A. Wilson, AICP
Senior Planner
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Attachments: FRDO Report #KSR-97-1 w/ application materials
c: w/Att: Debbie Gifford, Kalispell City Clerk
Lantis Ent., Ray Ames, 4755 Colo Blvd., Spearfish, S.D. 57783
Larsen Eng., P.O. Box 2071, Kalispell, MT 39901
H:\ ... \TRANSMIT\ 1997\KPP971
Providing Community Planning Assistance To:
SUBDIVISIONLANTIS
r r - • • • t •TM
SUBDIVISION
REPORT
MAY 20,
A report to the Kalispell City Council regarding a request for preliminary plat approval of
a two lot subdivision in an RA-1, Low Density Apartment zoning district.
Lantis Enterprises
Attn: Ray Ames
P.O. Box 699
Spearfish, S.D. 57783
Technical sistance: Larsen Engineering & Surveying, Inc.
P.O. Box 2071
Kalispell, MT 59903
(406)752-7808
B. cation: The lots proposed for subdivision are located between Three Mile
Drive and Liberty Street approximately one -hats mile west of Meridian Road. The
property can be described as Assessor's Tract SAM located in Section 12,
Township 28 North, Range 21 West, P.M.M., Flathead County, Montana.
C. Size: Total area: 5.70 acres
Lot 1: 2.67 acres
Lot 2: 3.03 acres
D. Mature of the Request: A conditional use permit has been granted by the
Kalispell City Council for this property to allow the construction of two 32 unit
personal care facilities. This permit was granted on October 21, 1996. The
applicant is requesting to be able to create two parcels from the existing parcel
primarily for financing purposes. At this time, only one unit will be constructed.
If the market prevails for their service, the second unit will be constructed. The
proposed subdivision would not impede the ability of the property owner to meet
the conditions attached to the conditional use permit.
E. 1hdsting Land Use: This property is currently undeveloped although previously
approved for the construction of two personal care facilities under Conditional
Use Permit #KCU-96-8.
F. Adjacent Land Uses and Zoning: Single-family residences he to the north, east
and west of this site. Multi -family uses lie to the south.
North: Single family residential uses, R-4 and R-1 zoning;
East: Single family and two family residential uses; R-4 and R-1 zoning;
:•.ily, two-family, personal care facility, -. 1 zoning;
residentialWest: Single-family uses,zoning.
The zoning for this property is RA-1, a Low Density Residential
Apartment district. The minimum lot size requirement for this district is 6,000
square feet. Both of the lots exceed this minimum requirement. As previously
noted, this parcel has been approved for two 32 unit personal care facilities.
Approval of the proposed subdivision would not effect the construction of the
facilities.
urban residential. This subdivision is in compliance with that land us:;
designation.
Water:
City of Kalispell
Sewer:
City of Kalispell
Pacific Power and Light (underground)
Telephone:Electricity:
PTI Communications (underground)
Solid r..ste:
City of Kalisp
Fire:
City of •
Schools:••
i Russell School
Police.
City of Kalispell
This application is reviewed as a minor subdivision in accordance with State statutory
review criteria and the Kalispell 'Subdivision Regulations.
ire: The risk of fire in this area is low because this is a generally urban area
with good access and lack of fire hazards in the area.
.2hy: The topography of the site has moderate slopes from the north to
the south. The grades are between five and eight percent in some areas.
Development of the site will need to consider these grades and construct the
building accordingly.
Ro : Primary access to the site will be from Three Mile Drive with a secondary
access from a private road that will be constructed as part of this subdivision
from Liberty Street. Access to the site is adequate.
2
Minimal impacts to wildlife and wildlife habitat can be anticipated as a result of
this subdivision. The properties lie on the urban fringes of Kalispell and it is
anticipated that this area will continue to experience significant growth.
I r-
I 77MI17 - -' 3
Potential erosion and storm water runoff could present significant problems
because of some of the slopes on the site. The developer submitted preliminary
engineering plans during the conditional permit review process which designated
an on -site detention area in the southwestern comer of the property. This
drainage plan will ultimately need to be reviewed and approved by the Kalispell
Public Works Department prior to construction. The drainage detention area
should be indicated as an easement on the final plat. The drainage detention
area is important to avoid impacts to the adjoining property owners to the south.
Sewer: Sewer service will be provided by the City of Kalispell. The developer will
have to extend the necessary lines as required by the Kalispell Public Works
Department. There is adequate capacity with the Kalispell sewage treatment
system to accommodate the additional needs created by this subdivision.
Water: The City of Kalispell will provide water service to the lots in accordance
with the design specifications of the City of Kalispell. Water hook-up fees will be
assessed at the time of connection. There is adequate capacity within the
Kalispell water system to accommodate this proposed subdivision.
Schools: This subdivision is within the boundaries of School District #5 and
elementary school aged children would attend Russell School. Russell School
has experienced intense growth pressures over the past several years because of
the amount of multi -family and single-family development within its school
district boundaries. If these lots are developed with personal care facilities as
intended, there will be minimal impact to the school. If, for some reason, these
lots are not developed as intended, but rather developed as multi -family units,
this would further strain Russell School's ability to provide a quality educational
environment for their students.
Parks: This subdivision is being treated as a minor subdivision and therefore
would not be subject to parkland dedication requirements.
Police Protection: The site is served by the Kalispell Police Department. There
would be limited impacts on the police department and adequate service will be
able to be provided.
Fire r • . property is server` by of Kalispell Department.
Minimal impacts to the department can be anticipated as a result of this
subdivision.
Medical Services: Kalispell Regional Hospital is approximately two miles from the
Kalispell ambulance serves this area and access is good..
Residential development is anticipated in this area. No impacts to agriculture or
• is [ s s't • • 7. Z
requiresThis property is zoned RA-1 which is a Low Density Apartment district tha!
c .. • / of • 100 square footminimum lot size requirementfor
duplex lots • 3,000for over duplex. The lots within the
subdivision exceed this requirement. A note should be placed on the face of the
1,slat which requires that these lots be used for a townhouse development and
that in the event • or both of the units is destroyed by fire,shall be
rebuilt within the original footprint.
H. Compliance with the Subdivision Regulations
The preliminary plat appears to be in substantial compliance with the State and
City Subdivision Regulations.
The Flathead Regional Development Office would recommend that Kalispell City Council
adopt the Staff Report #KSR 97-1 as findings of fact and grant preliminary plat approval
for this subdivision subject to the following conditions:
That ,. substantial conformance with the
roadways.approved preliminary plat which shall govern. the general location of the lots and
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2. That the Certificate of Subdivision Approval be obtained from the Department of
Environmental Quality for water and sewer service to the lots.
3. That the roadway from Liberty Street be constructed in accordance with the City
of Kalispell's design and construction standards for paved roads and that a letter
from a professional engineer licensed in the State of Montana certify that the
road has been constructed accordingly.
4. That the road providing access from Liberty Street be privately owned and
maintained for year-round use.
S. That the property owner shall provide a cul-de-sac which meets the City of
Kalispell's subdivision standards at the terminus of the road providing access
from Liberty Street or that the internal roadway system between Liberty Street
and Three Mile Drive be completed prior to final plat approval.
6. That an approach permit be obtained from the Kalispell Public Works
Department for access onto Liberty Street and that the terms and conditions of
the permit be met prior to final plat approval.
7. That an approach permit be obtained from the Flathead County Road
Department for access onto Three Mile Drive and that the terms and conditions
of permit be met prior to final plat approval.
S. That an easement be placed on the southwest comer of the property for on -site
storm water detention.
9. That the following notes shall be placed on the face of the final plat:
a. All house numbers shall be placed to be visible from the road, either at the
driveway entrance or on the building.
b. That the road from Liberty Street to Lot 1 is a privately owned and
maintained road open to public use.
C. That an engineered drainage plan shall be approved by the Kalispell
Public Works Department prior to the issuance of a building permit.
10. That this preliminary plat shall be valid for a period of three years from the date
of approval.
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