Staff Report/Preliminary Plat• r
lathead Regional Development Office
723 5th Avenue East - Room 414
Kalispell, Montana 59901
Phone: (406) 758-5980
Fax: (406) 758-5781
Kalispell Mayor and City Council
Narda A. Wilson, Senior Planner
Chris A. Kukulski, City Manager
Preliminary Plat Approval - Meadow Creek Subdivision
March 6, 2000
BACKGROUND: This is a request for ten lot residential subdivision on
approximately 1.64 acres on property zoned R-4, Two Family Residential, located on
the southwest corner of Eighth Street West and Twelfth Avenue West. These lots
would average 6,000 square feet in size. The applicants' proposal is to leave the
existing roads, Eighth Street West and Twelfth Avenue West, unpaved but would pave
the new cul-de-sac and waive protest to an SID for the other paving. Within the cul-
de-sac the sidewalks are not separated by a landscape boulevard which requires a
variance from the subdivision regulations. Requiring a separated sidewalk would
reduce the lots below the required 6,000 square feet. In lieu of the landscape
boulevard, street trees would be placed within the private lots.
The planning board held a public hearing on this matter at their regular February 8,
2000 meeting and voted unanimously to forward a recommendation for approval to
the city council.
RECOMMENDATION: A motion to grant preliminary plat approval subject to
conditions would be in order.
FISCAL EFFECTS:
ALTERNATIVES:
Narda A. Wilson
Senior Planner
A minor positive effect once fully developed.
As suggested by the city council.
Report compiled: February 17, 2000
Chris A. Kukulski
City Manager
Attachments: Letter of transmittal
Staff report KPP-00-1 and back-up materials
Draft 2 / 08 / 00 planning board minutes
Providing Community Planning Assistance To:
• Flathead County • City of Columbia Falls • City of Kalispell • City of Whitefish
lathead Regionaleve e t Office
723 5th Avenue East - Room 414
Kalispell, Montana 59901
Phone: (406) 758-5980
Fax: (406) 758-5781
February 18, 2000
Chris Kukulski, City Manager
City of Kalispell
P.O. Drawer 1997
Kalispell, MT 59903
Re: Preliminary Plat Approval for Meadow Creek Subdivision
Dear Chris:
The Kalispell City -County Planning Board held a public hearing at their regular meeting of
February 8, 2000 to consider a request by KMTS, LLC for preliminary plat approval of a
ten -lot residential subdivision on approximately 1.64 acres. The property is located on the
southwest corner of Eighth Street West and Twelfth Avenue West.
Narda Wilson with the Flathead Regional Development Office presented the staff report
KPP-00-01 and recommended approval of the variance and preliminary plat subject to
conditions.
At the public hearing Thor Jackola explained the project further and stated that they
opposed having to pave Eighth Street West and Twelfth Avenue West, but would agree to
waive protest to an SID. Kenneth Sharp, neighbor, spoke against the petition stating that
the high density and small lots would lessen the surrounding property values.
After the board discussed the project a motion was made to adopt staff report KPP-00-01 as
findings of fact and recommend that the city council approve the proposed preliminary plat
subject to the amended conditions. The motion passed unanimously. Attachment A lists
recommended conditions of approval as amended.
Please schedule this matter for the March 6, 2000 regular city council meeting. You may
contact this board or Narda Wilson at the Flathead Regional Development Office if you have
any questions regarding this matter.
JJ/NW/tl
-7 .
Providing Community Planning Assistance To:
• Flathead County • City of Columbia Falls • City of Kalispell • City of Whitefish
Meadow Creek Subdivision Preliminary Plat
February 18, 2000
Page 2
Attachments: Attachment A
Staff report KPP-00-01 and application materials
Draft minutes from 02/08/00 planning board meeting
Preliminary Plats
c: w/Att: Theresa White, Kalispell City Clerk
c: w/o Att: KMTS, LLC, P O Box 1134, Kalispell, MT 59903
Jackola Engineering, PO Box 1134, Kalispell, MT 59903
H: \FRDO \TRANSMIT\KALISPEL \2000 \KPP00-0 LDOC
Meadow Creek Subdivision Preliminary Plat
February 18, 2000
Page 3
MEADOWATTACHMENT A
CREEK SUBDIVISION
AMENDED CONDITIONS OF •sVAL AS RECOMMENDED BY THE
CITY-COUNTYKALISPELL BOARD
The Kalispell City -County Planning board is recommending the following conditions to the
Kalispell City Council for the above referenced preliminary plat approval request. A public
hearing was held on this matter at the February 8, 2000 planning board meeting.
1. Development of the subdivision shall be platted in substantial compliance with the
approved preliminary plat which governs the location of lots and roadways within the
subdivision.
2. That the roadways serving the subdivision shall be constructed in accordance with the
adopted Design and Construction Standards for the City of Kalispell for local roads and
include the pavement or an SID for pavement, curbs, gutters, storm drainage,
sidewalks and a minimum five foot landscape boulevard with street trees placed in
accordance with a plan approved by the parks and recreation director. The sidewalks
installed within the cul-de-sac can be attached to the curb and shall be on both sides
of the street. Sidewalks shall be installed on the south side of Eighth Street West and
the west side of Twelfth Avenue West. A letter from an engineer licensed in the State of
Montana certifying that the improvements have been installed according to the
required specifications shall be submitted at the time of final plat approval along with a
letter from the Kalispell Public Works Department stating that the required
improvements have been inspected and comply with the City standards.
3. That the southern portion of Twelfth Avenue West be annexed into the city of Kalispell
prior to the filing of the final plat and that documentation be provided that this is a
public right-of-way or that access has been granted through a private easement.
4. A storm water drainage plan, which has been designed by an engineer licensed in the
State of Montana, shall be prepared which complies with the City's Design and
Construction Standards and shall be reviewed and approved by the Kalispell Public
Works Department.
5. That a Certificate of Subdivision Approval be obtained from the Department of
Environmental Quality and written approval by the Kalispell Public Works Department
approving the water and sewage facilities for the subdivision.
6. That an approach permit for the proposed access onto Twelfth Avenue West shall be
obtained from the Kalispell Public Works Department and any conditions or
improvements associated with the permits be completed prior to final plat submittal.
7. The cul-de-sac road within the subdivision shall be named and signed in accordance
with the policies of the Kalispell Public Works Department and the Uniform Traffic
Control Devices Manual.
8. The developer shall provide a plan for mail service approved by the U.S. Postal Service.
Meadow Creek Subdivision Preliminary Plat
February 18, 2000
Page 4
9. Street lighting shall be located within the subdivision and shall be shielded so that it
does not intrude unnecessarily onto adjoining properties.
10. That cash -in -lieu of parkland dedication be required in the amount of one -ninth of the
area devoted to lots or 0.15 acres in the amount of $5,400. The developer may provide
information to alter the amount of required cash -in -lieu of parkland based upon either
the amount paid for the property within the last six months or an independent
appraisal.
11. All utilities shall be installed underground.
12. That a letter from the Kalispell Fire Department approving the access and number and
placement of fire hydrants within the subdivision shall be submitted with the final plat.
13. All areas disturbed during development of the subdivision shall be re -vegetated with a
weed -free mix immediately after development.
14. That preliminary approval shall be valid for a period of -three years from the date of
approval.
KALISPELL CITY -COUNTY PLANNING BOARD
MINUTES OF MEETING
2000FEBRUARY 8,
CALL TO ORDER AND Jean Johnson called the meeting to order at approximately
ROLL CALL 7:04 p.m. Members present were: Jean Johnson, Rob
Heinecke, Greg Stevens, Don Garberg, Don Mann, Don Hines,
Randy Ek and Bill Rice. Brian Sipe was excused. Narda
Wilson represented the Flathead Regional Development Office.
There were approximately 2 people in the audience.
APPROVAL OF MINUTESOn a motion by Mann and seconded by Rice the minutes of the
meeting of January 11, 2000 were approved unanimously, as
corrected, amending Pages 7 and 8 as follows:
Page 7 - (first paragraph) Garberg stated that he-s
heard the council state that the policy will probably be
changed and if so this could allow city sewer services wig be
allatived to this subdivision.
Page 8 - Condition # 16 - (Garberg recommended that the
condition be left in as staff wrote it with the added wording
`unless application for city services are denied by the city'),
retain this condition as per staffs recommendation adding
arbera's recommendation, `unless application for city
services are denied by the city'.
MEADOW CREEK A request by KMTS, LLC for preliminary plat approval of
SUBD SION Meadow Creek subdivision, a ten -lot residential subdivision on
PRELIMINARY PLAT approximately 1.64 acres in the southwest part of Kalispell.
STAFF REPORT Narda Wilson of the Flathead Regional Development Office gave
a presentation on staff report KPP-00-1 in which staff
recommends approval of the preliminary plat subject to 14
conditions. She stated that this is a ten -lot subdivision on
approximately 1.64 acres and generally complies with the R-4
zoning. These lots would average 6,000 square feet. The
applicants' proposal is to leave the existing roads unpaved but
would pave the cul-de-sac. It is staffs recommendation that
the roads serving the subdivision be paved in accordance with
Kalispell's subdivision regulations. Staff is recommending that
in lieu of the landscape boulevard that the street trees be
placed within the private lots because requiring a landscape
buffer between the sidewalk and the curb would require more
right of way and would reduce these lots to below the 6,000
square foot minimum lot size. Staff is recommending approval
of the variance request and preliminary plat approval subject to
conditions.
Garberg asked for clarification on the sidewalk and Wilson
explained that one of the conditions is planting the landscape
trees on the private property so that the developers don't have
to make the lots smaller to accommodate a landscape plan.
Garberg asked and Wilson answered that staff is
recommending that the developer be required to upgrade those
roads that will service the subdivision as required under the
subdivision regulations.
Johnson asked about extending 12th Avenue West.
Wilson explained that there was some question on whether 12th
was a public right-of-way. Wilson stated that condition three
should be amended to include `that the southern portion of 12th
Avenue West be annexed into the city of Kalispell prior to the
filing of the final plat and that documentation be provided that
it is a public right-of-way or that access has been granted
through a private easement'.
Johnson asked and Wilson answered that staff if
recommending improvements to the roadway and curb, gutter
and sidewalk on the one side of the street serving the
subdivision.
Heinecke clarified that staffs recommendation would require
paving of 8th and 12th as well as the cul-de-sac, and Wilson
confirmed.
PUBLIC HEARING The public hearing was opened to those who wished to speak
on the application.
PROPONENTS Thor Jackola, 444 Sunnyside Drive, spoke in favor of the
application stating that the applicant would prefer to agree to a
waiver to an SID for future improvements to 8th Street and 12th
Avenue rather than requiring paving. The applicant felt that it
would be unfair to tax this subdivision with all of the
improvements to the roadways.
OPPONENTS Kenneth Sharp, 1300 8th Street West, asked if the developer
were building the homes or just preparing the lots for sale. He
agreed that it would be unfair of the developers to forward the
burden of the roadway improvements to the homeowners. He
stated that he felt the density was too high with ten lots, and
these little lots would not be conducive to building large homes.
He stated that because of the size of the lots, etc., this
development would likely be sold to low to middle income
people. Those would be the people that couldn't afford to add
the paving and the other amenities. He feels that a
development like that would devalue the surrounding property.
He is concerned in that this is a very quiet neighborhood and
the addition of that many homes in that small an area will do
damage to the quality of life to those already living there. He
asked that if this development were approved then he would
request that at least an 8-foot privacy fence be required on the
west boundary. He added that when considering paving 8th
Kalispell City -County Planning Board
February 8, 2000 Meeting Minutes
Page 2 of 11
and 12th, they should consider paving to 13th.
No one else wished to speak and the public hearing was closed.
BOARD DISCUSSION Stevens asked Jackola if these lots were geared towards
affordable housing and was answered yes.
Garberg asked Jackola about the sidewalk requirements.
Jackola answered that the applicant did want to have a
boulevard but would like to have the sidewalk be on the private
property so that the line would stay the same.
Wilson stated that there could be liability issues associated
with having the sidewalks on private property. It is staffs'
recommendation, due to the irregularity of having public
sidewalks on private property; they should have the trees on
the private property and no landscape boulevard.
On questioning Wilson stated that a variance would be required
through the Board of Adjustment in order to have the lot sizes
decrease to less than the required 6,000 square feet. One of
the strict criteria that the Board of Adjustment would have to
follow is that the variance would not grant them special
privilege, and that the hardship is not economic, which this
would. The subdivision variance requirements are not as strict
and they would allow a variance to put the sidewalk up against
the curb and the trees on the private property.
Mann asked and Jackola answered that they are proposing
that they would prepare their side of the street with curb,
gutter and sidewalk and out to mid street for paving and then
participate in an SID to complete the development of the
roadways.
Wilson stated that the subdivision regulations, requires that
any public or private street or road providing ingress or egress
to a subdivision shall meet the street design standards and
specifications. Although there may be some merits to not
having the developer pave the roads, it is good policy to have
the developer put the improvements in as part of the
development cost, this allows the future property owners to
have the then increased cost of the lots included in their
mortgage rather than have a separate assessment. Wilson
added that all of the other lots in the area are already
developed and it would be difficult to initiate an SID.
Rice questioned and Wilson answered that the request for
paving would be extending the paving on 8th and 12th.
Johnson asked and Jackola answered that this would be a lay
down curb and the cul-de-sac would be dedicated to the City.
Kalispell City -County Planning Board
February 8, 2000 Meeting Minutes
Page 3 of 11
He also asked and was answered that grinder pumps would be
put in, which would be dedicated to and maintained by the
City. Johnson asked and Jackola answered that it was their
feeling that 12th was probably in the city.
Hines asked and Wilson answered that over 50% of the
property owners that have frontage would have to petition the
city to initiate an SID. This street would be the access to the
subdivision.
Jackola stated that there are other stretches of streets that are
not paved in the area. The developer's would initiate an SID if
that would aid in this process.
Stevens asked and Jackola answered that it would cost around
$85 per lineal foot at about 500 feet to pave that stretch of road
with curb, gutter and sidewalk. Stevens stated that if this
subdivision, considering the number of lots, initiated an SID
then it would be enough to start one. His point is that if the
sentiment is for an SID then the current owners and the
subdivision owners would split the cost.
Heinecke stated that he does not want to see the burden
necessarily on the developer but he does not want this to go 20
years and not get paved.
Wilson answered that this is why there are regulations for
paving of the ingress and egress roads of subdivisions. Wilson
can also understand that as the last lots to be developed in the
area they would be burdened with the cost.
Heinecke stated that he wants to take advantage of the
opportunity of getting the streets paved either by SID or by the
developers, so there needs to be language to accomplish that.
Heinecke and Rice agreed that the compromise for the
sidewalks and landscaping was a good thing.
Rice suggested that they could include language to initiate an
SID and if that SID fails then the developers would be required
to make the improvements.
MOTION Garberg moved and Mann seconded to adopt staff report KPP-
00-1 as findings of fact and, based on these findings,
recommend that the Kalispell City Council approve the
preliminary plat for Meadow Creek Subdivision subject to the
14 conditions, amended as follows:
Condition 2 - include `or an SID for pavement' in the first
sentence.
Condition 3 - `that the southern portion of 12th Avenue West be
annexed into the city of Kalispell prior to the filing of the final
Kalispell City -County Planning Board
February 8, 2000 Meeting Minutes
Page 4 of 11
plat and that documentation be provided that it is a public
right-of-way or that they have been granted access through a
private easement'.
On a roll call vote all members voted Aye. The motion to
recommend approval of the preliminary plat passed
unanimously.
ROCKY MOUNTAIN HI A request by Roy Van Deren for preliminary plat approval of the
RV PARK PRELIMINARY expansion of Rocky Mountain Hi RV Park near Helena Flats
PLAT Road and Addison Square by adding 29 RV spaces to the
existing RV Park which has 62 RV spaces, 13 tent sites, two
rustic cabins and 18 mobile homes on approximately 17.5
acres.
STAFF REPORT Narda Wilson gave a presentation on staff report FPP-00-2 in
which staff recommends approval of the preliminary plat
subject to 18 conditions. She stated that this property stands
alone in the area with zoning of R-5. The zoning was done that
way so that the RV park would not be left non -conforming. The
applicants have gone before the Flathead County Board of
Adjustment and obtained a conditional use permit for the
expansion of this RV park. There are impacts to Spring Creek
and therefore the board deleted the RV spaces immediately
adjacent to the Creek. The reduction in spaces did not
significantly impact the proposed expansion. This is outside of
any sewer district and would be served by on -site systems. The
applicants have also obtained floodplain permits and they will
have to comply with the terms with those permits. Access is
provided off of Helena Flats Road. There is a roadway network
in the park that would serve the new lots, and would have to be
upgraded to subdivision standards.
Heinecke asked and Wilson answered that these are the same
conditions as were imposed by the conditional use permit.
Johnson asked and Wilson answered that the board could
request that the park rules be required, but it is not usual to
place that requirement since the County doesn't enforce park
rules.
Garberg asked and Wilson answered that a junk vehicle is
defined as unlicensed and inoperable.
PUBLIC HEARING The public hearing was opened to those who wished to speak
on the application.
PROPONENTS Bob Stauffer with Schwarz Engineering spoke on the conditions
stating that there is not a need to extend to the spaces along
the creek, as they will no longer be built. The owner does not
have to fill any longer because of the loss of those spaces.
Kalispell City -County Planning Board
February 8, 2000 Meeting Minutes
Page 5 of I I
MEADOW CREEK SUBDMSION
STAFF REPORT
••t
A report to the Kalispell City -County Planning Board and the Kalispell City Council regarding a
request for preliminary plat approval of a 10-lot residential subdivision. A public hearing on
this proposal has been scheduled before the planning board for February 8, 2000 in the
Kalispell City Council Chambers. The planning board will forward a recommendation to the
city council for final action.
A. Applicant: KMTS, LLC
P.O. Box 1134
Kalispell, MT 59903
(406) 755-3208
Technical Assistance: Jackola Engineering
P.O. Box 1134
Kalispell, MT 59903
(406) 755-3208
B. Nature of Application: This is a request for preliminary plat approval of a ten -lot
residential subdivision on approximately 1.639 acres with all lots containing over 6,000
square feet. The property is in an R-4, a Two Family Residential District, which has a
minimum lot size requirement of 6,000 square feet for single-family and duplex homes.
Five of the lots would front along the south side of Eighth Street West and then a new
cul-de-sac serving the other five lots would be constructed to the west of a new
extension of Twelfth Avenue West. City water and sewer would be extended to serve the
lots within the subdivision and all improvements would be constructed to City
standards. Cash -in -lieu of parkland dedication is being proposed.
C. Location: The proposed subdivision is located on the southwest corner of Eight
Street West and Twelfth Avenue West. This property can be described as Assessor's
Tract 3, Government Lot 3 located in Section 18, Township 28 North, Range 21 West,
P.M.M., Flathead County, Montana.
D. Size:
Total Area: 1.639 acres
Total Lot Area in Lots: 1.38 acres
Area in Roads: 0.259 of an acre
Minimum Lot Size: 6,000.5 square feet
Maximum Lot Size: 6,030.3 square feet
E. Existing Land Use: This property is currently undeveloped.
F. Adjacent Land Uses: This area can be described as being located on the fringes of the
city limits with the Ashley Creek floodplain lying to the south of this property and well -
established residential neighborhoods he to the north and east.
North:
Single-family and duplex homes, City R-4 zoning
South:
Single-family home, County R-1 zoning
East:
Senior apartment complex, City RA-1 zoning
West:
Undeveloped property, County R-1 zoning
G. Zoning: This property was recently rezoned from RA-1, a Low Density Residential
zoning district which has a minimum lot size width requirement of 60 feet, to R-4, a Two
Family Residential zoning district which has a minimum lot width of 50 feet. Both
districts have a minimum lot size requirement of 6,000 square feet. The current zoning
of R-4 allows the creation of lots with a 50-foot width thereby allowing greater flexibility
for design. The lots within the subdivision comply with the minimum lot size
requirements of the district with all lots being in slightly over 6,000 square feet in size.
There may be the need to realign some of the boundaries for proposed Lots 8 and 9
because the 50-foot minimum lot width which can be established at the building line
lies near the middle of these lots.
Setbacks in the R-4 zoning district are 15 fee
in the rear and five feet on the sides. This
envelope and thereby limit the homes with'
footprint.
H. Utilities:
t in the front and on a side corner, ten feet
would necessarily create a small building
m this subdivision to homes with a modest
Water:
City of Kalispell
Sewer:
City of Kalispell
Solid Waste:
City of Kalispell
Gas:
Montana Power Company
Electricity:
Flathead Electric Coop (underground)
Telephone:
CenturyTel (underground)
Fire:
City of Kalispell
Schools:
School District #5, Kalispell
Police:
City of Kalispell
This application is reviewed as a major subdivision in accordance with statutory criteria and
the Flathead County Subdivision Regulations.
A. Effects on Health and Safety:
Eire: This subdivision is in the service area of the Kalispell Fire Department, and the
fire station is approximately one mile from this site. The property can be considered
to be a low risk of fire because it abuts a City street, does not have steep slopes or
woody fuels. Hydrants will be required to be placed in compliance with the
requirements of the Uniform Fire Code and the fire chief. The radius of the cul-de-sac
as proposed meets the requirements for the fire department, but as proposed, creates
the need to have the sidewalk up against the curb. This will require a variance.
Flooding: According to FIRM Panel #18051) dated 9/30/92 notes that the site is
located entirely in Zone C which is not a flood prone area and no special permits are
required for development.
2
13.
M
Access: Access to proposed Lots 1 though 5 will be taken from Eighth Street West, a
City right-of-way which has been marginally developed and will need to be upgraded
to City standards as part of this development. Access to proposed Lots 6 though 10
will be from a newly created cul-de-sac to the west of Twelfth Avenue West. Twelfth
Avenue West will also have to be upgraded to City standards as part of this
subdivision. The developers are proposing that the roadways not be paved, but rather
at some point in the future, if there is a special improvement district that the future
property owners be assessed for the costs of the roadway upgrades. This proposal
does not comply with City policy to require improvements at the time of development.
Furthermore, there may health and safety factors associated with unpaved roadways
and dust generated for traffic in the area.
Curb, gutter, sidewalks and a landscape boulevard are proposed to be located along
Eighth Street West and Twelfth Avenue West for that area of the right-of-way which
adjoins the subdivision. However, an attached curb is proposed to be located within
the cul-de-sac to avoid dedicating additional right-of-way and thereby reducing the
proposed lots size below the required 6,000 square feet. Additional right-of-way
dedication would result in the loss of one of the lots. A variance to the design
standards of the subdivision regulations, Section 3.11, is required and is evaluated
later in this report. On the south side of the cul-de-sac the sidewalk should be
extended to connect with Twelfth Avenue West.
Effects on Wildlife and Wildlife Habitat:
This property is generally grasslands that were probably used for pasture in the past
and does not provide important wildlife habitat for any type of big game or endangered
species. Likely some migratory birds and occasional deer may visit the site, however,
this area does not provide significant habitat for wildlife.
Effects on the Natural Environment:
Surface nd groundwater: This subdivision will be served by public water and sewer
thereby minimizing any potential impacts to the groundwater. No surface water is in
close enough proximity to the site to create concerns with regard to this development.
Ashley Creek lies several hundred feet ,to the south and is far enough away from this
subdivision that no potential impacts would be expected from this development.
Drainage: This site is relatively level and does not pose any unusual challenges to
site drainage. Curbs and gutters will be installed and a storm drain management
plan will have to be developed to address the runoff from the site. There is a City
storm drain to the east of this site along Twelfth Avenue West which will be utilized as
part of the stormwater management plan.
Effects on Local Services:
Water: Water service is proposed to be provided by the City of Kalispell. Currently a
water main lies to the north of the site, but does not to the south along Twelfth
Avenue West. Water mains will be extended along Twelfth Avenue West and to the
cul-de-sac within the subdivision itself. Staff is recommending that the water main
be extended to the southern boundary of the subdivision to provide for future
extension to the south in the event that this property is developed in the future.
There is good development potential for the property to the south, and the short
extension seems reasonable. Fire hydrants will also be required to be placed to serve
this subdivision and are indicated on the preliminary plat. The sizing of the main will
depend on the needs for adequate water flows and for service to the subdivision.
Sewer: Sewer service will be provided by the City of Kalispell. A sewer main runs
along Eighth Street West and will be extended to the south along Twelfth Avenue West
and into the cul-de-sac serving the subdivision. In trying to plan for the reasonable
extension of utilities to accommodate future development, staff is recommending that
the sewer main be extended to the southern boundary of the subdivision to provide
for future development to the south. Design and construction of the mains and
service lines will need to be reviewed and approved by the City Public Works
Department as well as the service lines to the individual lots within the subdivision.
The Montana Department of Environmental Quality will also review the proposed
services as part of their subdivision review.
Roads: Traffic projections for this subdivision are estimated to be approximately 100
additional vehicle trips per day based on the estimate of 10 vehicle trips per residence
per day in the area. This makes the assumption that this development will be made
up of single-family homes. However, it could be developed with duplexes which would
generate substantially more traffic. The subdivision roads will be constructed to City
standards and would include curb, gutter, sidewalks and landscape boulevards on
the sides that serve the subdivision, i.e. on the south side of Eighth Street West and
along the west side of Twelfth Avenue West. Both of these roadways will need to be
upgraded to the furthest edge of the property boundary. Because of the proposed
radius along the cul-de-sac, the sidewalks are proposed to be located next to the curb
rather than separated from the road with a landscape buffer. As previously
mentioned, this will require a variance which will be evaluated later in this report.
Consideration was given to the need for any future roadway extensions. However, all
of the adjoining properties appear to have adequate access from existing City right-of-
way, and no future roadway extensions from this subdivision appear to be necessary.
According the to the proposal in the application, the developer is not proposing paving
the City streets, i.e. Eighth Street West and Twelfth Avenue West, but only proposing
to pave the interior cul-de-sac serving proposed Lots 6 through 10. The developers
would like to pave the streets as part- of a special improvement district, at the time
that one may be developed. This would be inconsistent with the Kalispell Subdivision
Regulations and the policies outlined in the Kalispell Design and Construction
standards and the staff would recommend that the developer be required to pave the
streets as part of the overall development plan.
Schools: This development is within the boundaries of School District #5, Kalispell,
and Peterson School would serve the primary grades. No response from the school
district had been received at the writing of the staff report. It can be anticipated that
approximately five to ten school age children will be generated from this subdivision
at full build out. This would have a potentially moderate to minimal impact on the
district.
Parks and Open Space: The state and local subdivision regulations have parkland /
open space requirements for major subdivisions in the amount of one -ninth of the
area proposed for the development. The developer is proposing cash -in -lieu of
9
10
parkland dedication in order to address parkland dedication requirements. There is a
small City park associated with Peterson School approximately one -quarter mile to
the north that can be accessed from a new pedestrian trail that runs from Seventh
Street West to the park. Although limited in it use, it does provide some limited play
area for the children. In calculating the requirements, 1.380 acres within the
subdivision is devoted to lots. Based on the one -ninth or 11 percent requirements
approximately 0. IS of an acre or 6,612 square feet would be required for parkland or
cash in lieu. An estimated value of the unimproved property was included with the
application materials of $36,000. which was based upon a recent purchase price.
This is consistent with other properties values for the purposes of subdivision review
within the city. Based on this value, eleven percent of this value would be
approximately $5,400 for cash -in -lieu of parkland dedication.
Police: This subdivision is in the jurisdiction of the City of Kalispell Police
Department. The department responded by stating that they can adequately provide
service to this subdivision.
Fire Protection: Fire protection would be provided by the Kalispell Fire Department.
Although fire risk is low because of good access, the number and location of hydrants
will need to be placed in accordance with the uniform fire code.
Solid 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 Services: Ambulance service is available from the fire department and ALERT
helicopter service. Kalispell Regional Hospital is close by and less than a mile from
the site.
Effects on Agriculture and agricultural water user facilities:
The site has not been traditionally used for agricultural purposes other than perhaps
some pasture land. Its location within the planning jurisdiction and its proximity to
urban services, makes this property prime for the type of development being
proposed. There will be relatively no impact on agricultural uses within the Valley
and no impact on agricultural water user facilities since this property will be served
by a public water system.
F. Relation to Master Plan Map:
This property is in the Kalispell City -County planning jurisdiction. The master plan
map designation for this area is urban residential which anticipates three to eight
dwelling units per gross acre. These areas are served by community water and sewer
and have good access to services and public facilities and would be developed with
duplex and single-family housing. At a maximum density of two dwellings per parcel,
the density would be approximately 12 dwellings per gross acre. At a single-family
density, the density would be approximately six dwellings per gross acre. The proposed
development is in substantial compliance with the urban residential land use
designation of the master plan.
This property is currently zoned R-4, a Two Family Residential zoning designation
which requires a minimum of 6,000 square feet and a minimum lot width of 50 feet.
All of the lots within the subdivision generally comply with the standards for this
zoning district. However, it should be noted that the building line where the 50-foot
lot width is taken is considerably more than 15 feet from the front property boundary
along proposed Lots 8 and 9 and the setback requirement would be approximately
100 feet. Staff would recommend that the building envelope be noted on the final plat
that indicates the setback areas on these two lots.
H. Compliance with the Kalispell Subdivision Regulations: This subdivision does not
comply with Section 3.11(c), Sidewalks, of the Kalispell Subdivision Regulations,
which states that "Residential sidewalks shall be separated from the street by a
boulevard or open space unless otherwise approved by the City Council."
Variance Request: The applicants are requesting a variance to Section 3.11 (c) as noted
above for proposed Lots 6 through 10, for the lots located within the proposed cul-de-
sac. The applicants are proposing that the sidewalk be attached to the curb to allow the
reduction in the necessary right-of-way dedication. The Kalispell Subdivision Relations
provide for consideration of a variance to the subdivision standards as outlined under
Section 7.01 and states that the City Council shall not approve variances unless they
make findings based upon evidence in each specific case that the following
circumstances apply:
1. The granting of the variance will not be detrimental to public health, safety, or
general welfare or injurious to other adjoining properties.
A sidewalk is proposed to be located so that it is connected to the curb thereby
providing pedestrian access to residents in the subdivision. Other properties would not
generally be affected by this variance request. This variance request would not
jeopardize the public welfare or be injurious to adjoining properties.
2. The conditions on which the variance is based are unique to the property on
which the variance is sought and are not applicable generally to other
property.
Increasing the radius of the cul-de-sac to accommodate a detached sidewalk would
reduce the site of the lots below the required 6,000 square foot minimum and cause the
developers to loose one lot. The other alternative of allowing an attached sidewalk will
accommodate public safety concerns while allowing the developer to realize the number
of lots within the subdivision that is proposed. Although this situation is not unique to
the property, it does seem to be a reasonable need and request.
3. Because of the particular physical surroundings, shape or topographical
conditions of the specific property, a particular hardship would result as
distinguished by a mere inconvenience if the strict letter of the regulations is
enforced.
The hardship related to requirement for a detached sidewalk would create a hardship
from the developer's standpoint because the desired number of lots could not be
Col
realized because the property is slightly under the necessary square footage to
accommodate the proposed lot layout. This would be a hardship to the developer rather
than a mere inconvenience.
4. The variance will not cause a substantial increase in public costs.
There will be no increased costs to the public as a result of granting this variance. No
additional maintenance or other costs would result from granting this variance. The
City would maintain the roadway in either event.
5. The variance will not, in any manner, vary the provisions of the adopted
zoning regulations or master plan
This variance would not vary the provisions of the zoning regulations or master plan,
but is limited to a variance to the City subdivision regulations and standard City policy.
Recommendation for Variance Requests Staff would recommend that based upon the
above evaluation criteria outlined in the subdivision regulations, that a variance to allow an
attached sidewalk be granted provided that the street trees typically located within the
landscape boulevard be located on the opposite side of the sidewalk within the lots themselves.
Staff recommends that the Kalispell City -County Planning Board adopt staff reports #KPP-00-1
as findings of fact and recommend to the Kalispell City Council that the preliminary plat be
approved subject to the following conditions:
1. Development of the subdivision shall be platted in substantial compliance with the
approved preliminary plat which governs the location of lots and roadways within the
subdivision.
2. That the roadways serving the subdivision shall be constructed in accordance with the
adopted Design and Construction Standards for the City of Kalispell for local roads and
include the pavement, curbs, gutters, storm drainage, sidewalks and a minimum five foot
landscape boulevard with street trees placed in accordance with a plan approved by the
parks and recreation director. The sidewalks installed within the cul-de-sac can be
attached to the curb and shall be on both sides of the street. Sidewalks shall be installed
on the south side of Eighth Street West and the west side of Twelfth Avenue West. A letter
from an engineer licensed in the State of Montana certifying that the improvements have
been installed according to the required specifications shall be submitted at the time of
final plat approval along with a letter from the Kalispell Public Works Department stating
that the required improvements have been inspected and comply with the City standards.
3. That the southern portion of Twelfth Avenue West be annexed into the city of Kalispell
prior to the filing of the final plat.
4. A storm water drainage plan which has been designed by an engineer licensed in the State
of Montana shall be prepared which complies with the City's Design and Construction
Standards and shall be reviewed and approved by the Kalispell Public Works Department.
7
5. That a Certificate of Subdivision Approval be obtained from the Department of
Environmental Quality and written approval by the Kalispell Public Works Department
approving the water and sewage facilities for the subdivision.
6. That an approach permit for the proposed access onto Twelfth Avenue West shall be
obtained from the Kalispell Public Works Department and any conditions or improvements
associated with the permits be completed prior to final plat submittal.
7. The cul-de-sac road within the subdivision shall be named and signed in accordance with
the policies of the Kalispell Public Works Department and the Uniform Traffic Control
Devices Manual.
8. The developer shall provide a plan for mail service approved by the U.S. Postal Service.
9. Street lighting shall be located within the subdivision and shall be shielded so that it does
not intrude unnecessarily onto adjoining properties.
10. That cash -in -lieu of parkland dedication be required in the amount of one -ninth of the
area devoted to lots or 0.15 acres in the amount of $5,400. The developer may provide
information to alter the amount of required cash -in -lieu of parkland based upon either the
amount paid for the property within the last six months or an independent appraisal.
11. All utilities shall be installed underground.
12. That a letter from the Kalispell Fire Department approving the access and number and
placement of fire hydrants within the subdivision shall be submitted with the final plat.
13. All areas disturbed during development of the subdivision shall be re -vegetated with a
weed -free mix immediately after development.
14. That preliminary approval shall be valid for a period of three years from the date of
approval.
This application shall be submitted, along with all information required by the applicable
Subdivision Regulations and the Montana Subdivision and Platting Act, and the
appropriate fee to:
Flathead Regional Development Office, 723 Fifth Avenue East, Room 414
Kalispell, Montana 59901 - Phone: (406)758-5980 Fax: (406)758-5781
FEE SCHEDULE:
sao Is --
Major Subdivision...................................................... +to/lot
(6 or more lots)
Condominiums..........................................................$450 + 10/unit
(6 or more lots - land is not subdivided)
Mobile Home Parks & Campgrounds ...........................$450 + 10/space
(6 or more spaces - land is not subdivided)
Amended Preliminary Plat..........................................$200
SUBDIVISION -A.,..
Name_jStyj TS L Lt_ Phone 75S-3,2pA
Mailing, � City/State &
Address: Zip
TECHNICAL/PROFESSIONAL PARTICIPANTS (Surveyor/Designer/Engineer, etc):
Name & Addre:
Name &
Name & Ad
City/County k'c' h5�4"a,
Street Address
Assessor's Tract No.(s) 3 Lot No.(s )
1 /4 Section i S Township .29 At Range 21 k!�
GENERAL DESCRIPTION OF SUBDIVISION: �� - Lo j' S/ r1t housto g
Number of Lots or Rental Spaces /0 Total Acreage in Subdivision 1..(,37 Qc .
Total Acreage in Lots 1.38o Ac. Minimum Size of Lots, or Spaces 60ev.4-sI.-{'f
Total Acreage in Streets or Roads 0,2517 & Maximum Size of Lots or Spaces n3o: 35'c ,
Total Acreage in Parks, Open Spaces and/or Common Areas nn4
j,1AN 1 N Lii11
1
PROPOSED USE(S) AND NUMBER OF ASSOCIATED LOTS/SPACES:
Single Family Townhouse Mobile Home Park
Duplex lb Apartment Recreational Vehicle Park
Commercial Industrial Planned Unit Development
Condominium Multi -Family Other
APPLICABLE ZONING DESIGNATION & DISTRICT
ESTIMATE OF MARKET VALUE BEFORE IMPROVEMENTS- tnA_400
I so $ UZZ415 a) o s OR if ON74-1:1 A U coll"I I
Roads: - Gravel /Paved ✓ Curb V1 Gutter &/ Sidewalks -Alleys -Other
Water System: Individual ---Multiple User -Neighborhood __Ae!!�Public Other
Sewer System: Individual Multiple User Neighborhood %,/'Public -Other
Other Utilities: - -.Z-Cable'IV I/ Telephone 1Ele'ctric v"Gas Other
Solid Waste: v1 Home Pick Up Central Storage Contract Hauler Owner Haul
Mail Delivery: ✓ Central =Individual School District:
Fire Protection: 1/ Tanker Recharge Fir Disirict:
-Hydrants e
[Frainage System:
PROPOSED • SEDIMENTATION •
VARIANCES: ARE ANY VARIANCES REQUESTED? f7o (yes/no) If yes,
please complete the information below:
R-1 i i: I ii i I i 111 E i I Oil
I '' 1 7154 1''Pi 's la 10F.1411111i I Fi][i 55111
10.5UR4,10 '009"Or V 5NV0)Ms"jV*
COMPLIANCE. OF REGULATIONS:
REGULATIONS:
11 131 2 �! I I M11 111111
P&W937%)
2
/ 1PROTIDED
BELOW:
1. Will the granting of the variance be detrimental to the public health, safety or
general welfare or injurious to other adjoining properties?
2. Will the variance cause a substantial increase in public costs?
3. Will the variance affect, in any manner, the provisions of any adopted zoning
regulations or Master Plan?
4. Are there special circumstances related to the physical characteristics of the
site (topography, shape, etc.) that create the hardship?
5. What other conditions are unique to this property that create the need for a
variance?
3
The subdivider shall submit a complete application addressing items below to the
FRDO Office at least thirty (30) days prior to the date of the meeting at which it will be
heard.
1. Preliminary plat application.
2. 16 copies of the preliminary plat.
3. One reproducible set of supplemental information. (See Appendix A -
Flathead County Subdivision Regulations).
4. One reduced copy of the preliminary plat not to exceed 11" x 17" in size.
S. Application fee.
I hereby certify under penalty of perjury and the laws of the State of Montana that the
information submitted herein, on all other submitted forms, documents, plans or any
other information submitted as a part of this application, to be true, complete, and
accurate to the best of my knowledge. Should any information or representation
submitted in connection with this application be untrue, I understand that any
approval based thereon may be rescinded, and other appropriate action taken. The
signing of this application signifies approval for the F.R.D.O. staff to be present on the
property for routine monitoring and inspection during the approval and development
process
t)
0
/404-wo
(Date)
Environmental Assessment
Tract 3, S18T28NR21W
Corner of Eighth Street and Twelfth Avenue
Kalispell, Montana
FOR:
The KMTS Group
P.O. Box 1134
Kalispell, Montana
M.
JACKOLA ENGINEERING & ARCHITECTURE, P.C.
KALISPELL, MONTANA
Tuesday, January 11, 2000
A. General
This report is outlined to the instructions issued as a guide in Appendix "B" of the
Subdivision Regulations for Flathead County, Montana — Adopted 1995 and
authored by the Flathead Regional Development Office. The tract of land is a
1.639 acre tract described as assessor's tract 3 in S18T28NR21W within the City of
Kalispell limits. The property is currently Zoned R-4, the intended use is a ten lot
subdivision as outlined on the accompanying preliminary plat. Refer to figure 1
below for a location map. Refer to the appendix for pictures of the property.
Figure 1 — Location Map, General Topography
B. Report
I. GEOLOGY
A. There are no known and/or observable hazards relating to falls, slides, or
slumps of soil, rock, mud, or snow on the property. Therefore, none are
noted on the preliminary plat.
B. Not applicable.
II. SURFACE WATER
Page 2 of 11
A. There are no natural surface water systems on the property to indicate on
the preliminary plat.
B. There are no artificial surface water systems on the property to indicate
on the preliminary plat.
C. Using the FEMA FIRM map, panel 1815 of 3425 revised September 30th,
1992 — The base flood plain elevation is 2928. This line is just off the
property to the southwest as can be noted from the preliminary plat. The
parcel lies part in panel 1805 and part in panel 1815, but 1815 shows the
flood plain elevation for that area — see figure 2 below.
Apprx.
Parcel Loc'n
RM1
LIMIT OF
DETAILED --
STUDY
III. VEGETATION
City of Kalispell
AREA NOT INCLUDED
ZONE B ZONE C
ZO t I ZONE
r"+�'
SUNNYSIDE
EB
FIGURE 2 — Portion of FIRM Panel 1815
City of Katispt
AREA NOT INCLI
,ZONE C
ZONE A5
ZONE B
Farm Rridde.
E
E
A. Vegetation is all grasses.
B. The only vegetation that will be removed from the site will be in the road
areas (Approximately 0.26 acres). When the lots are developed, then the
house and driveway will also remove vegetation as well (approximately
2000 square feet). It seems likely that the rest of the lots will be stripped
and planted for lawn upon lot development.
C. None proposed.
IV. WILDLIFE
A. Not applicable. This particular parcel is within the city proper of
Kalispell and although being near the river bottom is poor wildlife
habitat due to much urban activity, no tree cover, and the fact that it is
mowed frequently to prevent noxious weed growth and mitigate fire
danger.
B. Not applicable. There is no known wildlife areas on the property.
C. This parcel is poor wildlife habitat. Collecting storm runoff and using
municipal waste and water systems to mitigate any surrounding
Page 3 of 11
v
VI
environmental effect will protect the adjacent Ashley Creek bottom
habitat.
AGRICULTURE & TIMBER PRODUCTION
A. The site consists of 1.639 acres of Kalispell Loam series soils. The source
of this information is the Soils Survey Map & Descriptions of the Upper
Flathead Valley Area. This publication was put out in 1960 by the USDA.
Refer to figure 3 below.
kt Jw-xI- lar�ae aereage in. the:- acrid%] Part o the u—pe' r
Flathead Valley area, north and northwest of KAlispoll.
51#gh t wind erasion is evident on nearly- all of this
s ''3:_,' In few -stnsll xreas,''nearly "all the bark aux-ftee
atxl' has been drifted into humwock& Sarras sand has
b " blbim onto this soil = from- t adjoining' very m+ndy
coils.: Small spots of sandy soils were mapped with this
Wil.
Ibis is one of the more extensive soils in tba Upper
Flatheettcl Valley Area that is good for dryland farming,
and most of it is cultivated. The mal trope are winter
ie-0
ho"harley. The soil is easily tilled and is readily
�ito roots, air, and water. rt is modermely
ll stepplied with organic matter and plant nutrients
when first cultivated. This soil' is in mp+stbility, unit
iler4.
Kalispell series
The,Knlispell series consists of deep, medium -textured,
well -drained soils that have developed on outivaah faits
and glacial lake and stream terraces. The parent al-
luvium was derived largely from gray, green, and red-
dWi argillite., gwtrtzite, and dolomitic lunestone. all of
the Belt gwlogical forination: The soils derelopeil under
s moderate cover of griss.
illiispell" soils have duck grayish -brown stirfaee soils
and pale -brown subsoils with a coarse, blocky structure.
Pronoutl ;,zones, of Iiine carbonate aeeumlldatious are
lust below the subsoti.
:The Kalispell soils are oul4 slightly lighter colored
than Creston soils but liaee tfiinner A and B borizons.
They are -browner, le pray, a little lei clayey, and
bettor drained than the S�0 ners toils.
Typical "proille (Kalispell loam, in NYW 4!'-Wila ssei!. 2.
T. 28 N., It _08 W.)
A„ 0 to 8 inehe3, dark grc) h-brown to very dark hrown
(10YR 413, dry- 2( moist) to=; weak, fine and
very Sae, granular struoturei soft when dry, very
friable when moist about neutral in recotiou;
boundary clear.
137 S to 13 inches,pale-brown to dark -brown (10YIi, 5.5/3,
drJ; 3(3, moist);sllt loam; wcaly very comae, pris
made and comae, blocky 6tCucture; little or no clay
'sewttf�aigg on pegs- sotto slightly hard when. dry, fri-
able when moist; neutral to Alightly calcareous in
;lower r inch; boundary clear.
C.. 13 to 30 iocbm pale -yellow to light oliva-brown (3,5T.
7/3, dryl 514, moist) silt loam;. massive in place but
break& into weak, mediumand tine, subaugular
blocks or lumps; when dry slightly hard, when
moist alighily firm in place but very hisble when
�liaturbed; abundant accumulation of floury lime
carbonate: boundary gradual.
C 30 to 45 inches +, pale -yellow to light olive-hrotm
(3.5Y 713, (try; Sri, moist) eery fine sands loam;
massive; oftwhen dry, friable wh;u momt; cal-
careous:
Kalispell soils in the Area vary in tezture of the sur-
face-so-�thicknes of horizons, and depth to free lime
carbonate. Substrata of lonso sand or of sand and
gravel underlie most of these soils at considerable depth
but kxally are within 9 or 3 feet. of the surface In
are8s where the Kalispell snla grade into,the Tuftit and
Deniers soils, free salts occur in the lower part of the
sulmoiL
Figure 3 — Soil Classification
B. Historical production of cropping was not determined, but recent historical
hay cropping is evident.
C. Historical use of the tract and surrounding land was agricultural farming.
Currently, the surrounding areas out of the floodplain are developed into
residential and multi -family developments.
D. Not applicable — The area is no longer agricultural.
E. Not applicable — The site has no timber to speak of.
HISTORICAL, ARCHAELOGICAL, OR CULTURAL FEATURES
A. Not applicable. The parcel is vacant tract land. This parcel has been part
of a town site since the late 1800's - originally part of the Ashley town
site and more recently parts of the City of Kalispell proper.
Page 4 of 11
B. Not applicable. Same as above.
C. Not applicable. Same as above.
VII. SEWAGE TREATMENT
A. Not applicable - individual sewage treatment systems are not proposed.
B. Use of Municipal sewage system.
1. The estimated sewerage created by the development will be
approximately (Using State Circular WQB-2): 100 Gal/Capita * 4
people/lot * 10 lots = 4000 Gal/day. Using figure 1 in WQB-2,
the peak hourly flow would then be: —5*Design Avg = 5*4000/24
= 833 Gal/Hr.
2. Existing System
a. The sewer is designed to connect to the City of Kalispell
sewage system. The City of Kalispell Public Works
Department is responsible for it's operation and
maintenance.
b. The sewer will be connected to an 8" main at least 5'
beyond the end manhole in the alley west of 12Ch between
8th and 7th streets west. Refer to the master plan exemption
in the appendix for capacity issues.
C. Refer to the master plan exemption in the appendix.
3. Not applicable, no new system is proposed.
VIII. WATER SUPPLY
A. Not applicable - individual water supply systems are not proposed.
B. Use of Municipal water system.
1. The estimated sewerage created by the development will be
approximately (Using AWWA Standard M22):
Average Daily Demand:
Assume 4 people per residence, and 100 gpcd
(10 residences) x (4 people per residence) x (100 gpcd) = 4000
gallons per day
Probable Peak Demand:
(based on AWWA No. M22)
Assume the following fixtures in each house:
FIXTURE QTY. UNITS TOTALS
EACH
Bathtub
2
8
16
Water closet
2
3
6
Lavatory
2
2
4
Kitchen sink
1
3
3
Dishwasher
1
4
4
Washing machine
1
5
5
5/8" hose
1
9
9
47
(47 units) x (10 residences) = 470 units
Page 5 of I I
From Fig. 4.4, AWWA No. M22: 470 units corresponds to 85 gpm
Irrigation Demand:
Assume 3500 sq ft of irrigated surface per lot, and 1.5 inches of
water per week.
(1.5 in/wk) _ (12 in/ft) x (3500 sq ft) x (7.48 gal/cu ft) = 3273
gal/wk for each residence.
Assume irrigation occurs over a four hour period each day:
(4 hr/day) x (7 day/wk) = 28 hr/wk
(3273 gal/wk) - (28 hr/wk) = 117 gal/hr = 2 gpm each residence
TOTALS
Average Daily Demand: 4000 gallons per day
Probable Peak Demand: 105 gallons per minute
2. Existing System
a. The water system is designed to connect to the City of Kalispell
system. The City of Kalispell Public Works Department is
responsible for it's operation and maintenance.
b. There is a water main in 8th currently, and an extension is
planned down 12th. Refer to master plan exemption in
appendix for capacity issues.
c. Refer to master plan exemption in the appendix.
3. Not applicable, no new system is proposed.
IX. SOLID WASTE
A. The proposed method of disposal of solid waste is by City hauler on an
individual basis.
B. Not applicable — no central collection area.
C. The existing collection system is the City of Kalispell Garbage service, a
division of Public Works. 312 1st Ave. East, Kalispell, Montana.
X. DRAINAGE
A. Streets and Roads:
1. A drywell is proposed in the cul-de-sac as shown on the preliminary
plat. The existing streets (eighth street and twelfth avenue) drainage
will be collected into basins located at the south end of 12th avenue
and discharged to the existing City storm drain system.
2. The cul-de-sac and connecting street to twelfth avenue will be
prepared and paved to City standards. 8rh and 12th are currently gravel
with no curbs or sidewalks. This project will provide curbs and
sidewalks on the development side as indicated on the preliminary
plat. It is anticipated that the City will incorporate these streets for
improvements at their convenience.
3. Not applicable — none required.
B. Other areas:
Page 6 of 11
1. The site naturally gently slopes toward Ashley Creek to the
South/Soutwest. A drywell is planned in the cul-de sac.
2. Storm runoff will drain to the south and will be drained to the
extent that natural drainage will allow. The soil type should have
good natural drainage. Negligible impact of the storm drainage on
adjacent properties is anticipated.
3. The site has a gentle slope to the south. Being a well drained soil
type, sedimentation and erosion problems are not expected. A
drainage collection at the south end is planned as shown on the
preliminary plat.
4. Storm drainage utilities are shown on the attached preliminary plat.
XI. ROADS
A. The current roads are City streets. Ten lots are being planned with this
development which will add approximately 40 additional vehicle trips per
day.
1. The current City of Kalispell streets consisting of Eighth Street
and Twelfth Avenue west are 66 foot right-of-ways. Neither street
in the immediate area of this planned subdivision are curbed nor
paved. This is currently a residential area with little, if any,
through traffic other than local. The road surfaces are gravel in
the immediate area. The development planned paving is limited to
the cul-de-sac and connecting street to 12th.
2. It is anticipated that the City will, at some point, pave 8th street
and 12th avenue in the area as a street improvement project. These
are existing City streets and City incorporated paving requirements
will likely reduce maintenance.
B. The short street and cul-de-sac is planned to be dedicated to the City,
and installed under the development costs.
C. The soils are well drained and storm drainage provisions are planned.
Ordinary construction related problems are anticipated to be mitigated
with control of run-off on property and the right-of-way as planned.
D. The tract of ground faces to City streets full length and is not large
enough to accommodate a through street right-of-way.
E. Yes, City streets provide access.
F. Not applicable — all City right-of-way.
XII. EMERGENCY SERVICES
A. The development will be served by Emergency services of the City of
Kalispell.
1. Fire Protection
a. Not in rural fire district.
b. Not applicable — in the City Fire District.
C. Not applicable — no recharge facilities proposed.
d. Refer to master plan exemption in appendix for water
capacity, pressure is not anticipated to be a problem. One
hydrant is proposed at the south end of the development off
12th.
2. The City of Kalispell will provide police protection.
3. The City of Kalispell will provide ambulance services.
Page 7 of 11
4. Medical services are available at the Kalispell Regional Medical
Center — approximately 1-2 miles away.
B. It is anticipated that these additional needs will be negligible. The
development is relatively small and occurs in an area already serviced by
the City.
1. Not applicable.
2. Not applicable.
XIII. SCHOOLS
A. This subdivision will be served by school district 5, and Peterson School
for elementary.
B. Estimated children attending school from this subdivision is 10. School
district 5 is experiencing declining enrolments within the city as the city
population ages, as evident by the proposed closure of Russell School. It
is estimated that this development will have negligible impact on the
school system.
XIV. ECONOMIC BENEFITS
A. Current assessment is tract land in the City of Kalispell. Estimate is
based on 1999 legislatures phased in values. 1999 assessed value on the
tract was about $11,000. This may phase in increase to $22,000.
B. Assessment classification will change to 10 residential lots. Estimated
completed build out by 2005. Using $25,000 for lot value and $50,000 for
structures value per lot, the 100% buildout estimated assessed value
would be $750,000. Valuation at 25% build out is $187,500 and at 90% is
$675,000.
C. Tap fees estimated at $2,000.00/lot. Water and sewer fee increases
estimated at $300.00/lot/yr. Solid waste fees estimated at $84.00/lot/yr.
XV. LAND USE
A. Existing use of the site is vacant land with grass cover.
B. The land is zoned R-4 in the City of Kalispell with surrounding R-4 and
RA-1 zoning. It is within the City of Kalispell limits.
C. The property is accessible by city streets on two sides. The surrounding
uses are R-4 residential and duplexes, with RA-1 multifamily to the east.
D. There are no extraordinary hazards on this property. The preliminary
plat shows the approximate locations on the site of such ordinary utilities
as underground power, cable, and gas lines.
E. Not applicable. Vacant land in residential neighborhood.
XVI. PARKS & RECREATION FACILITIES
A. The property does not include recreational or park area as cash in lieu of
parkland is proposed. The parks by Peterson & Elrod Schools serve this
neighborhood.
B. The park by Peterson School is 5 block away, the park by Elrod school is
about 10 blocks away. Lone Pine State Park access is 3/4 of a mile.
C. The current value of the property is $36,000.00 per acre based on
purchase price.
Page 8 of 11
XVII. UTILITIES
A. Electrical is provided by Flathead Electric Co-op. It is anticipated to run
all underground. There currently exists an overhead power feed to an
existing lot to the south. Gas is provided by Montana Power Company.
It will all be run underground. Phone is provided by CenturyTel and will
also be run underground.
B. No, the preliminary plat will be sent in the very near future to affected
utilities.
C. All the Utilities are anticipated to be in by the summer of 2000.
C. Closing
This property is currently owned by The KMTS Group, LLC. Signature of
recognized officer is given low.
lz_-- ----- Date:
The KNITS Group, LLC
Michael A. Jackola - Member
Jackola Engineering & Architecture, P.0 has prepared this report. Signatures of
princjp,-4,Rarties in preparing the document are given below.
or A. Jackol
Shane D. rackola, P.E.
#Iistilan T. Jackola
Date:_
Date:_1i-V ___
DateJ ` UJ
Page 9 of 11
D. Appendix
Figure A - Aerial
Figure B — View Down 12th Figure C — View Down 81b
Page is of 11
Figures D and E — View Down West Property Line
Figure F — View along South Figure G — View From Southwest
Property Line Corner to the Northeast
Figure H — View along West Figure I — View along East
Property line facing North Property line facing South
Page 1 I of 11
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APPLICANT: MEADOW CREEK SUBDIVISION
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 adioining the property lines
of the property that is to be subdivided.
Assessor's S-T-It Lot/Tract
No. No.
SEE ATTACHED LIST
Property Owner
& Mail Address
APPLICANT
KMTS LLC
PO BOX 1134
KALISPELL MT 59903
TECHNICAL PARTICIPANT
JACKOLA ENGINEERING
PO BOX 1134
KALISPELL MT 59903
ADJACENT OWNERSHIP
TRACT 3, SECTION. 18, T.28N., R.21 W.
Flathead County, Montana
SECTION LOT &
ASSESSOR'S TOWNSHIP TRACT PROPERTY OWNER AND
NUMBER RANGE NO. MAILING ADDRESS
ASHLEY ADDITION AMD L7-12
0968399
S18, T28N, R21W
LOT 1A
FRANCES I. BEKKEDAHL
1235 8TH ST. W.
KALISPELL, MT 59901
0968400
S18, T28N, R21 W
LOT 2A
IVAN J. & CONNIE M. LORENTZEN
354 BLUE SPRUCE LN.
KALISPELL, MT 59901
CRAIG & CONNIE DE NMAN
V Et4T MEYBQ
SUSAN 0. & WILLIAM R. SCHOTTELKORB
0968401
S18, T28N, R21 W
LOT 3A
IVAN J. & CONNIE M. LORENTZEN
354 BLUE SPRUCE LANE
KALISPELL, MT 59901
SUSAN 0. & WILLIAM R. SCHOTTELKORB
0968402
S18, T28N, R21 W
LOT 4A
DONALD H. & HELEN E. PRICE PRINCE
1235-3RD AVE EAST
KALISPELL, MT 59901
0969117
S18, T28N, R21 W LOT 4
BROOK & JENNIFER FREUDENBURG
716 11TH AVE WEST
KALISPELL, MT 59901
0969118
S18, T28N, R21 W LOT 5
TAMMEY J. STREMEL
P.O. BOX 8805
KALISPELL, MT 59904
0969119
S18, T28N, R21 W LOT 6
KEN NARDINGER & WAYNE A. JENSEN
C/O KEN -WAY DEVELOPMENT
1128 KENWAY
KALISPELL, MT 59901
KEN -WAY NO.2 ADDITION
0971355
S18, T28N, R21 W
JENSEN-NARDINGER
0343380
0150040
0054480
ASHLEY BLK 3
0034725
0880244
0054450
ASHLEY BLK 4
0558800
0709050
0054481
1128 KEN WAY
KALISPELL, MT 59901
S18, T28N, R21 W TRACT 4A JOE & BARBARA SWARTZENBERGER
904 WALLACE AVE
KALISPELL, MT 59901
S18, T28N, R21 W TRACT 4AA MARILYN C. CLEMENTS
854-12TH AVE WEST
KALISPELL, MT 59901
S18, T28N, R21 TRACT 4 KENNETH M. & BETTY A. SHARP
1300-8TH STREET WEST
KALISPELL, MT 59901
S18,T28N, R21 W LOT 1
LOT 2
LOTS
S18, T28N, R21 W LOT 4
S18, T28N, R21W LOT 5
LOT 6
S18, T28N, R21 LOT 1
LOT 2
S18, T28N, R21 W TRACT 8A
S18, T28N, R21 W TRACT 8B
TERRY L. & PATRICIA K. BAKER
1739 FOYS LAKE ROAD
KALISPELL, MT 59901
ERIK J. ANDERSON
1228 7TH ST WEST
KALISPELL, MT 59901
PHILIP E. BOYCE
270 BRUNNER RD.
C. FALLS, MT 59912
MARSH FAMILY TRUST
954 N. MERIDIAN ROAD
KALISPELL, MT 59901
HENRY M. & MARY M. WIERSMA
701 S. MERIDIAN ROAD
KALISPELL, MT 59901
FRANCESI.BEKKEDAHL
1235 8TH STREET WEST
KALISPELL, MT 59901
APPROVED `7
FLATHEAD COUNTY PLAT ROOM
800 S. Main
Kalispell, MT 59901
Flathead Industries Eight Unit Apartments Sth Ave W and 2nd St West
ESI Television Broadcast Station 8th Ave W.N.
Meadow Creek Subdivision Preliminary Plat - Ten Lots at 8th St West and 12th Ave West
Rocky Mtn. Hi RV Park Expansion Preliminary Plat for 29 RV Spaces Helena Flats Rd
The regular meeting of the Kalispell City -County Planning Board and Zoning Commission is
scheduled for Tuesday, February 8, 2000, beginning at 7:00 PM in the Kalispell City Council
Chambers, Kalispell City Hall, 312 First Avenue East, Kalispell. During the regularly scheduled
meeting of the planning board, the board will hold public hearings and take public comments on
the following agenda items. The board will make recommendations to the Kalispell City Council
and / or Board of County Commissioners who will take final action:
To the Kalispell City Council:
1. A request by Flathead Industries for a conditional use permit to allow the construction of
an eight unit apartment complex on three lots located on the east side of Fifth Ave West
and south of Second St. West. Two four-plex units are proposed which will provide
housing for people with disabilities which will replace three blighted structures previously
removed from the property. The apartment structures are designed to fit the character of
the area and will be single story, have pitched roofs and porches. The property where these
units are proposed can be described as Lot 10 and Lot A, Amended Lots 8 and 9, Block 51,
Kalispell Original located in Section 18, Township 28 North, Range 21 West, P.M.M.,
Flathead County, Montana.
2. A request by ESI Broadcasting and West North Management, Inc for a conditional use
permit to allow the operation of a television broadcast station. The applicants would
remodel an existing building located at 65 Eighth Ave. W.N. to create office space and
would place three small satellite dishes on the south side of the building and one atop the
building for broadcasting purposes. The programming would include entertainment, sports
and informational (ESI) topics. The property is zoned I-1, Light Industrial, which lists
television and radio broadcast stations as conditionally permitted uses. The property can
be described as Lot 7 and the South half of Lot 8, Block 155, Kalispell Addition One located
in Section 7, Township 28 North, Range 21 West, P.M.M., Flathead County, Montana.
3. A request by KMTS, LLC for preliminary plat approval of Meadow Creek Subdivision, a ten
lot residential subdivision on approximately 1.64 acres in the southwest part of Kalispell.
The property is zoned R-4, a Two Family Residential zone requiring a minimum 6,000
square foot lot size. The proposed design has five lots fronting along with south side of
Eighth Street West and five lots fronting along a cul-de-sac to be constructed on the west
side of 12th Avenue West. All of the lots in the subdivision will be provided with City
infrastructure and services. This property can be described as Assessor's Tract 3,
Government Lot 3 located in Section 18, Township 28 North, Range 21 West, P.M.M.,
Flathead County, Montana.
To the Board of County Commissioners:
4. A request by Roy Van Deren for preliminary plat approval of the expansion of Rocky Mountain
Hi RV Park by adding RV 29 spaces to the existing park which has 62 RV spaces, 13 tent sites,
two rustic cabins and 18 mobile homes on approximately 17.5 acres. The property is in the
Evergreen and Vicinity Zoning District and is zoned R-5, Two Family Residential, which lists
RV parks and campgrounds as a conditionally permitted use. The proposed subdivision is
intended to be developed in two phases with Spaces 1 through 10 located near Spring Creek
on the west side of the property to be developed as Phase I and then Spaces 11 through 29
near the east part of the property to be developed as part of Phase 2. The property address is
825 Helena Flats Road and is located approximately 500 feet south of Addison Square Drive
and 600 feet east of Helena Flats Road. The property can be described as Assessor's Tracts 3,
3A, 3D and 3CA located in Section 27, Township 29 North, Range 21 West, P.M.M., Flathead
County, Montana.
Documents pertaining to these agenda items are on file for public inspection in the Flathead
Regional Development Office, 723 Fifth Avenue East, Room 414, Kalispell, MT 59901, 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 the Flathead Regional
Development Office at the above address prior to the date of the hearing or you may contact
Narda Wilson, Senior Planner, for additional information.
YL
Thomas R. Jentz
Planning Director
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Subject
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KMTS, LLC
REQUEST FOR PRELIMINARY PLAT APPROVAL OF A
10 LOT RESIDENTIAL SUBDIVISION
(MEADOW CREEK SUBDIVISION)
R-4, TWO FAMILY RESIDENTIAL ISPELL ZONING DISTRICT
PWT DAM-01/18/2000
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