Staff Report/Phase 4 Zone Change & Preliminary PlatCity of Kalispell
Planning Department
17 - 2"d Street East, Suite 211, Kalispell, Montana 59901
Telephone: (406) 751-1850
Fax: (406) 751-1858
Website: kalispellplanning.com
REPORT TO: Kalispell Mayor and City Council
FROM: Nicole C. Johnson, Planner II
James H. Patrick, City Manager
SUBJECT: Bridgeland Development LLP - Northland Phase 4 rezone and
preliminary plat
MEETING DATE: November 5, 2007
BACKGROUND: The Kalispell City Planning Board met on October 9, 2007 and held a
public hearing to consider a request by Bridgeland Development LLP for a zone change
from City R-4, Two Family Residential to City R-3, Single Family Residential and
preliminary plat approval for a 19 lot subdivision on 5.83 acres. The property is Phase
4 of the Northland Subdivision and consists of a 170 foot by 1,525 foot strip of land
located south of Four Mile Drive and north of Northland Subdivision phases 1-3. The
Meadows, North Haven Heights, and Summit Ridge Subdivisions make up the eastern
boundary of the project. The property can be legally described as assessor's tract 1
located within the NE 1/4 NW 1/4 of Section 1, Township 28 North, Range 22 West,
P.M.M., Flathead County, Montana.
Nicole C. Johnson of the Kalispell Planning Department, presented staff reports #KZC
- 07-01 and KPP-07-11, evaluated the proposal, and recommended the planning board
approve both the change to R-3 and the preliminary plat request subject to 23
conditions contained in the staff report. She explained that the property was annexed
into the city in 1999 with an initial zoning of R-4 and a PUD overlay. However, the
project did not develop within the allotted time frame and the property reverted to the
base zoning designation of R-4. The developer requested the R-3 zoning because it
suited the single family residential subdivision he has proposed and the character of
the neighboring area.
Mrs. Johnson also relayed public comments received prior to the meeting; the
comments came primarily from the Summit Ridge neighbors to the east of the project
that had concerns about: the potential increase in traffic that would result from a
connection to Summit Ridge Drive, drainage and stormwater issues, and speeding
along both Summit Ridge Drive and Northland Drive.
As a result of the comments, amendments to Condition 6 were recommended to make
the developer aware of an existing drainage and storm water issues at the west end of
Summit Ridge Drive and also to require traffic calming devices along Northland Drive
and Summit Ridge Drive, such as bulb -outs and traffic circles, to ensure vehicles
travel at the posted speed limit. Condition 6 was revised as follows:
6. New infrastructure required to serve the subdivision shall be designed and constructed
in accordance with the City of Kalispell's Standards for Design and Construction and
Montana Public Works Standards; and shall be certified in writing by an engineer
licensed in the State of Montana. All design work shall be reviewed and approved in
writing by the Kalispell Public Works Department prior to construction. This
infrastructure includes the extension of Summit Ridge Drive to Northland Drive and
Northland Drive to Four Mile Drive. All new city streets as shown on the preliminary
plat shall include, but not be limited to, paved streets, street lighting, street signage,
curb, gutter, landscaped boulevards and sidewalks on both sides of the street.
(Kalispell Design and Construction Standards, project proposal)
Note: The flow and pooling of water at the west end of Summit Ridge Drive shall be
considered in the design and construction of the road infrastructure and storm water
management systems.
Note: Traffic calming devices shall be utilized to maintain the posted speed limits along
Northland Drive and Summit Ridge Drive. Designs shall be reviewed and approved
prior to construction and a letter from Public Works obtained indicating approval of any
necessary measures prior to final plat. This shall specifically include at a minimum a
traffic calming device at the intersection of Summit Ridge Drive and Northland Drive.
At the public hearing the developer and two of his consultants spoke to the merits of
the project. These included the single family housing type, larger lot sizes, intention
for common area, drainage and stormwater management.
Ten neighboring residents also commented. The majority of the speakers opposed the
subdivision portion of the request based on concerns with the traffic -related impacts,
potential water impacts to surrounding properties, air quality and change to the
adjacent neighborhood character. It was also noted that in 1999 when the Waterford
development was approved, the City Council promised the Summit Ridge
neighborhood any future connections to Summit Ridge Drive would be for emergency
access only.
After the public hearing was closed the planning board first discussed the rezoning of
the project site and recommended unanimously that the City Council approve the R-3
zoning for the site.
Discussion ensued following the zone change approval on the proposed 19 lot
subdivision. The board asked staff to address the issues raised by the public. Tom
Jentz said City Council did approve the Waterford development through the PUD
process and added that the connection to Summit Ridge Drive was agreed to be
limited to emergency access use. However, he said two main ingress/egress were
proposed to serve the Waterford development — one at Four Mile Drive and one at
Stillwater Road. The Montana Department of Transportation abandoned the Stillwater
connection and the PUD/project no longer exists. He also noted that the Northland
development was not being discussed at the time. Connectivity has become a priority
and is needed in this case with the development occurring in the area. He also
suggested the majority of traffic would likely use Northland Drive to access Four Mile
and US 93 where there is a safer intersection with a light. Mr. Jentz reminded the
2
planning board that it was important for the city to provide multiple connections
between subdivisions for safety reasons and to better disperse traffic.
Mrs. Johnson handled the questions about stormwater and air quality. The engineer,
Brett Walcheck of 48 North, would design the storm water system and mitigate the
existing flow and pooling that occurs at the west end of Summit Ridge Drive. The
developer is responsible for mitigating storm water to historical levels and certifies
with his license that the design is sufficient. In addition, the infrastructure
improvements go through a variety of reviews by the Public Works Department. Air
quality management is part of the storm water program and is managed by Public
Works. Mr. Jentz added that occasionally fines are levied for non-compliance.
One additional revision was necessary to correct an error in the amount of park land
required that would be used to pay cash in lieu of the land. Condition 13 was
amended as follows:
13. The parkland dedication requirements shall be met with the payment of cash in lieu of
parkland equal to GA —0.57 acres of land. The payment shall be based on the fair market
value of undivided, unimproved land. (Kalispell Subdivision Regulations, Section 3.19
and Findings of Fact Section D).
Ultimately the board voted to unanimously adopt the staff report as amended and
recommend to City Council the preliminary plat be approved. Support for the
subdivision and connection to Summit Ridge Drive was based on the changing
character of the area and the need for connectivity between subdivisions within city
boundaries.
RECOMAIENDATION: A motion to approve the R-3, Urban Single Family Residential
zoning and a motion to approve the preliminary plat for Northland Phase 4 with the 23
listed conditions as amended would be in order.
FISCAL EFFECTS: Positive impacts once fully developed.
TE ATIVES: As suggested by the City Council.
Respectfully submitted,
41"L C
Nicole C. Johnson
Planner II
Report compiled October 31, 2007
Names H. Patrick
City Manager
Attachments: Transmittal letter
Exhibit A (conditions)
Staff reports #KZC-07-01 and #KPP-07-11 and application materials
Draft Minutes 10/9/07 planning board meeting
c: Theresa White, Kalispell City Clerk
3
1 J 1 1' 1 .. 1 1► 1,
1 1 I '' 1, ' ', 1• 1 1
1 ►� 1 1 1 1 i 1 •, 1; ;
WHEREAS, Bridgeland Development, LLP, the owner of the property described above, petitioned
the City of Kalispell that the zoning classification attached to the above described
tract of land be zoned R-3, Urban Single Family Residential, on approximately 5.8
acres of land, and
WHEREAS, the property is located south of Four Mile Drive and north of the Northland
Subdivision Phases 1-3, and
WHEREAS, the petition of Bridgeland Development, LLC was the subject of a report compiled by
the Kalispell Planning Department, Staff Report #KZC-07-1, in which the Kalispell
Planning Department evaluated the petition and recommended that the property as
described above be zoned R-3, Urban Single Family Residential, and
WHEREAS, the Kalispell City Planning Board held a Public Hearing on the matter on October 9,
2007, and recommended that the zoning be City R-3, Urban Single Family
Residential, and
WHEREAS, after considering all the evidence submitted on the proposal to zone the property as
described R-3, Urban Single Family Residential, the City Council finds such zoning
to be consistent with the Kalispell Growth Policy 2020 and adopts, based upon the
criterion set forth in Section 76-3-608, M.C.A., and State, Etc. v. Board of County
Commissioners, Etc. 590 P2d 602, the findings of fact of KPD as set forth in Staff
Report No. KZC-07-1.
NOW THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
KALISPELL, AS FOLLOWS:
SECTION I. Section 27.02.010, of the Official Zoning Map of the Kalispell Zoning
Ordinance, (Ordinance No. 1460) is hereby amended by designating the
property described above as R-3, Urban Single Family Residential on
approximately 5.8 acres.
SECTION II. The balance of Section 27.02.010, Official Zoning Map, City of Kalispell
Zoning Ordinance not amended hereby shall remain in full force and effect.
SECTION III. This Ordinance shall take effect from and after 30 days of its passage by
the City Council.
PASSED AND APPROVED BY THE CITY COUNCIL AND SIGNED BY THE MAYOR OF THE
CITY OF KALISPELL, MONTANA, THIS 5TH DAY OF NOVEMBER, 2007.
Pamela B. Kennedy
Mayor
ATTEST:
Theresa White
City Clerk
City of Kalispell
Planning Department
17 - 2nd Street East, Suite 211, Kalispell, Montana 59901
Telephone: (406) 751-1850
Fax: (406) 751-1858
Website: kalispellplanning.com
October 31, 2007
James H. Patrick, City Manager
City of Kalispell
P.O. Box 1997
Kalispell, MT 59903
Re: Bridgeland Development LLP - Northland Phase 4 rezone and preliminary plat request
Dear Jim:
The Kalispell City Planning Board met on October 9, 2007 and held a public hearing to
consider a request by Bridgeland Development LLP for a zone change from City R-4, Two
Family Residential to City R-3, Single Family Residential and preliminary plat approval for a 19
lot subdivision on 5.83 acres. The property is Phase 4 of the Northland Subdivision and
consists of a 170 foot by 1,525 foot strip of land located south of Four Mile Drive and north of
Northland Subdivision phases 1-3. The Meadows, North Haven Heights, and Summit Ridge
Subdivisions make up the eastern boundary of the project. The property can be legally
described as assessor's tract 1 located within the NE 1/4 NW 1/4 of Section 1, Township 28 North,
Range 22 West, P.M.M., Flathead County, Montana.
Nicole C. Johnson of the Kalispell Planning Department, presented staff reports #KZC - 07-01
and KPP-07-11, evaluated the proposal, and recommended the planning board approve both
the change to R-3 and the preliminary plat request subject to 23 conditions contained in the
staff report. She explained that the property was annexed into the city in 1999 with an initial
zoning of R-4 and a PUD overlay. However, the project did not develop within the allotted time
frame and the property reverted to the base zoning designation of R-4. The developer
requested the R-3 zoning because it suited the single family residential subdivision he has
proposed and the character of the neighboring area.
Mrs. Johnson also relayed public comments received prior to the meeting; the comments came
primarily from the Summit Ridge neighbors to the east of the project that had concerns about:
the potential increase in traffic that would result from a connection to Summit Ridge Drive,
drainage and stormwater issues, and speeding along both Summit Ridge Drive and Northland
Drive.
As a result of the comments, amendments to Condition 6 were recommended to make the
developer aware of an existing drainage and storm water issues at the west end of Summit
Ridge Drive and also to require traffic calming devices along Northland Drive and Summit
Ridge Drive, such as bulb -outs and traffic circles, to ensure vehicles travel at the posted speed
limit. Condition 6 was revised as follows:
6. New infrastructure required to serve the subdivision shall be designed and constructed
in accordance with the City of Kalispell's Standards for Design and Construction and
Montana Public Works Standards; and shall be certified in writing by an engineer
licensed in the State of Montana. All design work shall be reviewed and approved in
writing by the Kalispell Public Works Department prior to construction. This
infrastructure includes the extension of Summit Ridge Drive to Northland Drive and
Northland Drive to Four Mile Drive. All new city streets as shown on the preliminary
plat shall include, but not be limited to, paved streets, street lighting, street signage,
curb, gutter, landscaped boulevards and sidewalks on both sides of the street.
(Kalispell Design and Construction Standards, project proposal)
Note: The flow and pooling of water at the west end of Summit Ridge Drive shall be
considered in the design and construction of the road infrastructure and storm water
management systems.
Note: Traffic calming devices shall be utilized to maintain the posted speed limits along
Northland Drive and Summit Ridge Drive. Designs shall be reviewed and approved
prior to construction and a letter from Public Works obtained indicating approval of any
necessary measures prior to final plat. This shall specifically include at a minimum a
traffic calming device at the intersection of Summit Ridge Drive and Northland Drive.
At the public hearing the developer and two of his consultants spoke to the merits of the
project. These included the single family housing type, larger lot sizes, intention for common
area, drainage and stormwater management.
Ten neighboring residents also commented. The majority of the speakers opposed the
subdivision portion of the request based on concerns with the traffic -related impacts, potential
water impacts to surrounding properties, air quality and change to the adjacent neighborhood
character. It was also noted that in 1999 when the Waterford development was approved, the
City Council promised the Summit Ridge neighborhood any future connections to Summit
Ridge Drive would be for emergency access only.
After the public hearing was closed the planning board first discussed the rezoning of the
project site and recommended unanimously that the City Council approve the R-3 zoning for
the site.
Discussion ensued following the zone change approval on the proposed 19 lot subdivision. The
board asked staff to address the issues raised by the public. Tom Jentz said City Council did
approve the Waterford development through the PUD process and added that the connection to
Summit Ridge Drive was agreed to be limited to emergency access use. However, he said two
main ingress/egress were proposed to serve the Waterford development - one at Four Mile
Drive and one at Stillwater Road. The Montana Department of Transportation abandoned the
Stillwater connection and the PUD/project no longer exists. He also noted that the Northland
development was not being discussed at the time. Connectivity has become a priority and is
needed in this case with the development occurring in the area. He also suggested the
majority of traffic would likely use Northland Drive to access Four Mile and US 93 where there
is a safer intersection with a light. Mr. Jentz reminded the planning board that it was
important for the city to provide multiple connections between subdivisions for safety reasons
and to better disperse traffic.
Mrs. Johnson handled the questions about stormwater and air quality. The engineer, Brett
Walcheck of 48 North, would design the storm water system and mitigate the existing flow and
pooling that occurs at the west end of Summit Ridge Drive. The developer is responsible for
mitigating storm water to historical levels and certifies with his license that the design is
sufficient. In addition, the infrastructure improvements go through a variety of reviews by the
Public Works Department. Air quality management is part of the storm water program and is
managed by Public Works. Mr. Jentz added that occasionally fines are levied for non-
compliance.
One additional revision was necessary to correct an error in the amount of park land required
that would be used to pay cash in lieu of the land. Condition 13 was amended as follows:
13. The parkland dedication requirements shall be met with the payment of cash in lieu of
parkland equal to 0 44-0.57 acres of land. The payment shall be based on the fair market
value of undivided, unimproved land. (Kalispell Subdivision Regulations, Section 3.19
and Findings of Fact Section D).
Ultimately the board voted to unanimously adopt the staff report as amended and recommend
to City Council the preliminary plat be approved. Support for the subdivision and connection
to Summit Ridge Drive was based on the changing character of the area and the need for
connectivity between subdivisions within city boundaries.
Please schedule this matter for the November 5, 2007 regular Kalispell City Council meeting.
You may contact this board or Nicole C. Johnson at the Kalispell Planning Department if you
have any questions regarding this matter.
Sincerely,
Kalispell City Planning Board
Bryan H. Schutt
President
Attachments: Exhibit A - Conditions of Approval
Staff report #KZC-07-01 /KPP-07-1 1 and application materials
Minutes from the 10/9/07 planning board meeting
c w/ Att: Theresa White, Kalispell City Clerk
c w/o Att: Bridgeland Development LLP
622 St. Andrews Drive
Columbia Falls, Montana 59912
48 North P.C.
151 Business Center Loop
Kalispell, Montana 95501
Sitescape Associates
P.O. Box 1417
Columbia Falls, Montana 59912
EXHIBIT Y;
NORTHLAND PHASE 4 SUBDIVISION
CONDITIONSOF APPROVAL
RECOMMENDEDAS PLANNING BOARD
OCTOBER r 2007
The Kalispell City Planning Board recommends to the Kalispell City Council that the
preliminary plat for Northland subdivision Phase 4 be approved subject to the
following conditions:
General Conditions:
1. That the development of the site shall be in substantial compliance with the
application submitted, materials and other specifications as well as any
additional conditions associated with the preliminary plat as approved by the
city council. (Kalispell Subdivision Regulations, Appendix C - Final Plat)
2. The preliminary plat approval shall be valid for a period of three years from the
date of approval. (Kalispell Subdivision Regulations, Section 2.04).
3. Prior to any excavation or earthwork, a City Stormwater Management Permit
shall be approved and issued from the Kalispell Public Works Department. In
accordance with Ordinance 1600, the permit shall include a permit application,
site map, narrative describing the best management practices to be used and a
completed checklist. In addition to the City Stormwater Management Permit
the developer shall submit a copy of the State General Construction Stormwater
Discharge Permit Notice of Intent (NOI) and Stormwater Pollution Prevention
Plan (SWPPP). At the time of final plat, the project engineer shall certify that the
development is in compliance with the approved City Stormwater Management
Permit. (Ordinance 1600 and Findings of Fact Section C)
Prior to final blat:
4. That a minimum of two-thirds of the necessary infrastructure for this
subdivision shall be completed prior to final plat approval. (Findings of Fact
Section A)
5. The 60-foot road right-of-way shall be dedicated to the city as shown on the
preliminary plat. This includes the 30-foot wide strip currently located on Tract
2 of Certificate of Survey 13923.
6. New infrastructure required to serve the subdivision shall be designed and
constructed in accordance with the City of Kalispell's Standards for Design and
Construction and Montana Public Works Standards; and shall be certified in
writing by an engineer licensed in the State of Montana. All design work shall
be reviewed and approved in writing by the Kalispell Public Works Department
prior to construction. This infrastructure includes the extension of Summit
Ridge Drive to Northland Drive and Northland Drive to Four Mile Drive. All new
5
city streets as shown on the preliminary plat shall include, but not be limited
to, paved streets, street lighting, street signage, curb, gutter, landscaped
boulevards and sidewalks on both sides of the street. (Kalispell Design and
Construction Standards, project proposal)
Note: The flow and pooling of water at the west end of Summit Ridge Drive
shall be considered in the design and construction of the road infrastructure
and storm water management systems.
Note: Traffic calming devices shall be utilized to maintain the posted speed
limits along Northland Drive and Summit Ridge Drive. Designs shall be
reviewed and approved prior to construction and a letter from Public Works
obtained indicating approval of any necessary measures prior to final plat. This
shall specifically include, at a minimum, a traffic calming device at the
intersection of Summit Ridge Drive and Northland Drive.
7. Water and sewer main extensions shall be designed and constructed in
accordance with the City of Kalispell's Standards for Design and Construction
and Montana Public Works Standards. The water and sewer main extension
plans shall be reviewed and approved by the Kalispell Public Works
Department. Prior to final plat, a certification shall be submitted to the Public
Works Department stating that the water and sewer mains have been built as
designed and approved. (Kalispell Design and Construction Standards)
S. The developer shall submit to the Kalispell Public Works Department for review
and approval a stormwater report and an engineered drainage plan that meets
the requirements of the current City Standards for Design and Construction.
Prior to final plat, a certification shall be submitted to the Public Works
Department stating that the drainage plan for the subdivision has been
installed as designed and approved. (Kalispell Design and Construction
Standards)
9. The developer shall submit to the Kalispell Public Works Department prior to
construction an erosion/sediment control plan for review and approval and a
copy of all documents submitted to Montana Department of Environmental
Quality for the General Permit for Stormwater Discharge Associated with
Construction Activities. (Kalispell Design and Construction Standards)
10. A letter from the Kalispell Public Works Department shall be submitted stating
that all new infrastructure has been accepted by the City of Kalispell or a
proper bond has been accepted for unfinished work. (Kalispell Design and
Construction Standards)
11. The following requirements shall be met per the Kalispell Fire Department and
so certified in writing by the Fire Department: (Kalispell Subdivision
Regulations, Section 3.20).
a. Water mains designed to provide minimum fire flows shall be installed per
City specifications at approved locations. Minimum fire flows shall be in
accordance with International Fire Code (2003) Appendix B.
6
b. Fire hydrants shall be provided per City specifications at locations approved
by this department, prior to combustible construction.
c. Fire Department access shall be provided in accordance with International
Fire Code (2003) Chapter 5.
d. It shall be noted on the face of the plat that hazardous weed abatement shall
be provided in accordance with City of Kalispell Ordinance 10-8.
e. Street naming shall be approved by the fire department.
f. Roadways between 26 feet to 32 feet wide shall be posted on one side of the
road as "no parking fire lane."
12. A letter shall be obtained from the Kalispell Parks and Recreation Director
approving a landscape plan for the placement of trees and landscaping
materials within the landscape boulevards of the streets serving the
subdivision. The approved landscape plan shall be implemented or a cash in
lieu payment for installation of the street trees and groundcover provided to the
Kalispell Parks and Recreation Department. (Kalispell Subdivision Regulations,
Section 3.11)
13. The parkland dedication requirements shall be met with the payment of cash in
lieu of parkland equal to 0.57 acres of land. The payment shall be based on the
fair market value of undivided, unimproved land. (Kalispell Subdivision
Regulations, Section 3.19 and Findings of Fact Section D).
14. A park maintenance district shall be formed incorporating all the lots within the
subdivision. The park maintenance district shall not be effective until such
time as any open space or parks are accepted by the city in which case the
taxes levied within the maintenance district shall be determined by the Parks
and Recreation Department with approvals by the Kalispell City Council.
15. The following note shall be placed on the final plat: "Property owner(s) shall
waive their right to protest the creation of a special improvement district for
road upgrades in the area to city standards which are impacted by this
subdivision." (Findings of Fact, Section D)
16. The 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 and be subject to review and approval of the Kalispell
Fire Department. A letter shall be obtained from the Kalispell Public Works
Department stating the naming and addressing on the final plat have been
reviewed and approved. (Kalispell Subdivision Regulations, Section 3.09)
17. All existing and proposed easements shall be indicated on the face of the final
plat. Utility easements for city water and sewer shall be provided to allow for the
logical extension of utilities from this subdivision to adjoining properties. A letter
from the Kalispell Public Works Department shall be obtained stating that the
required easements are being shown on the final plat. (Kalispell Subdivision
Regulations, Section 3.18)
18. Prior to filing the final plat, a letter from the US Postal Service shall be included
stating the Service has reviewed and approved of the design and location of the
mail delivery site. The mail delivery site shall be installed or bonded for prior to
7
final plat. In addition, the mail delivery site and improvements shall also be
included in the preliminary and final engineering plans to be reviewed by the
Public Works Department. The mail delivery site shall not impact a sidewalk or
proposed boulevard area. (Kalispell Subdivision Regulations, Section 3.22)
19. Street lighting shall be located within the subdivision and shall have a full
cutoff lens so that it does not intrude unnecessarily onto adjoining properties.
(Kalispell Subdivision Regulations Section 3.09(L))
20. The following statement shall appear on the final plat: "The undersigned hereby
grants unto each and every person, firm or corporation, whether public or private,
providing or offering to provide telephone, telegraph, electric power, gas, cable
television, water or sewer service to the public, the right to the joint use of an
easement for the construction, maintenance, repair, and removal of their lines
and other facilities, in, over, under, and across each area designated on this plat
as "Utility Easement" to have and to hold forever."
Developer's Signature
(Kalispell Subdivision Regulations, Section 3.18(E))
21. A homeowners association for the subdivision shall be created prior to final plat
that includes a provision for the maintenance of the common area along Four
Mile Drive. (Findings of Fact, Section D)
On going conditions:
22. All utilities shall be installed underground. (Kalispell Subdivision Regulations,
Section 3.17)
23. All areas disturbed during development shall be re -vegetated with a weed -free
mix immediately after development.
REQUESTi SUBDIVISION PHASE
REPORTSTAFF >.
-07-11
This is a report to the Kalispell City Planning Board and the Kalispell City Council
regarding a zone change for approximately 5.8 acres from R-4 to R-3 and a subdivision
to create 19 residential lots. A public hearing has been scheduled before the Kalispell
City Planning Board on October 9, 2007 beginning at 7:00 PM, to consider appropriate
zoning for the property to be annexed and the subdivision request. The Planning
Board will forward a recommendation to the Kalispell City Council for consideration.
BACKGROUND INFORMATION
The 5.8 acre area proposed for the zone change and subdivision was part of a larger
23 acre project site annexed into the city in May of 1999. Waterford of Flathead Valley
LLC proposed the annexation with initial zoning districts of RA-1 and R-4 for the 23
acre site. Along with the annexation and initial zoning request the developers received
approval of a Planned Unit Development (PUD) to accommodate a senior housing
complex. The PUD, Resolution number 4461, was also approved in May of 1999 but
with the condition that the PUD terminated by July 1, 2005 if the project had not been
built. This project was not constructed and the land remains vacant. The original R-
4/PUD zoning on the 5.8 acre project site, before the planning board and city council,
reverted back to an R-4 zoning district after July 1 of 2005.
The owner would now like to develop this property in accordance with the development
currently taking place in Northland phases 1-3. This includes single family homes,
one or two stories, on larger residential lots. Although the developer could build the
same type of housing on larger lots with the existing R-4 zoning, the R-4 would have
permitted duplexes on each of the lots. This is not the developer's intention and, after
discussion with the planning department, the developer opted to rezone the property
from R-4 to R-3. This still provides the size and type of lot that the developer wants in
order to build larger, single family homes. This rezone also prnvideC the neighhnrs
immediately west of the site with the assurance that single-family homes would be
constructed on the lots which would be in keeping with the existing, established
neighborhoods of North Haven Heights and Summit Ridge. For the city this eliminates
the potential for a future developer to construct a long row of duplex units, all of
which would most likely have a garage oriented design. This type of housing design
tends to visually detract from the adjoining streetscape and is not generally promoted
by the planning department.
A. Petitioner / Owner:
Technical Assistance:
Bridgeland Development LLP
622 St. Andrews Drive
Columbia Falls, MT 59912
(406) 862-3300
48 North P.C.
151 Business Center Loop
Kalispell, MT 59901
Sitescape Associates
PO Box 1417
Columbia Falls, MT 59912
B. Nature of the Request: This is a request for a zone change from R-4, Two
Family Residential, to R-3, Urban Single Family Residential, on approximately 5.8
acres of land located south of Four Mile Drive and north of the Northland
subdivision phases 1-3. The Meadows, North Haven Heights, and Summit Ridge
subdivisions make up the eastern boundary of the project. As part of the
subdivision, a roadway connecting Summit Ridge Drive north to Four Mile Drive
would be constructed. A small park is also planned on the north end of the
project site adjacent to Four Mile Drive that is 9,147 square feet in size.
The proposed subdivision included in this request would plat 19 lots ranging in
size from 8,390 square feet to approximately 10,800 square feet in size similar to
development to the east and south of the property. The city R-3 zoning district
has a minimum lot size of 7,000 square feet and a minimum lot width of 60 feet.
C. Location and Legal Description of Property: The property included in the zone
change and subdivision consists of a 170 foot by 1,525 foot strip of land located
south of Four Mile Drive and north of Northland subdivision phases 1-3. The
Meadows, North Haven Heights, and Summit Ridge subdivisions make up the
eastern boundary of the project. The property can be legally described as
assessor's tract 1 located within NE 1/4 NW 1/4 of Section 1, Township 28 North,
Range 22 West, P.M.M., Flathead County, Montana.
D. Existing Land Use and Zoning: The property proposed for the zone change and
subdivision is currently vacant. The existing zoning is R-4, Two Family
Residential, which was placed on the property upon annexation in 1999.
Although originally approved for a senior housing complex, that project was never
bl 11L a 14- U the land llas sat Idle Jlllce l:Vllllllg'lllto t le clly.
E. Adjacent Land Uses and Zoning: The property is located in an area which, until
recently, made up part of the western edge of the city. To the south is the
Northland subdivision, approved in 2004, consisting of 83 single family lots
similar to those proposed in Northland phase 4. To the west is vacant land within
city limits. The land west of proposed lots 1-7 of Northland phase 4 is owned by
Bridgeland Development LLP. Immediately north of the project site is the Kids
Sports athletic complex. To the east of the project site are three separate
subdivisions; The Meadows, a development within the city consisting of 138
condominium units and approved in 2006, North Haven Heights, a residential
subdivision still in the county consisting of 32 single family lots approximately '2
acre in size, and Summit Ridge, a single family residential subdivision in the city
with lot sizes ranging from 11,000 square feet to upwards of 17,000 square feet.
North: Kids Sports, P-1 zoning
South: Single family residential, R-3 /PUD city zoning
East: Single family residential/condominium apartments, R-3, R-
4/PUD, County R-2 zoning
West: Vacant land, R-3/PUD, RA-1
Figure 1. Aerial photograph of the proposed Northland Phase 4 and
F. Proposed Zoning: The proposed R-3, Urban Single Family Residential zone lists
single-family residences as a permitted use and has a minimum lot size
requirement of 7,000 square feet and a minimum lot width of 60 feet. Setbacks
are 20 feet in the front and rear and five feet on the sides. This zoning reflects the
lots that are being proposed in the subdivision with regard to lot size and the
single fare ly homes intended for development.
G. General Land Use Character: The general land use character of this area can be
described as primarily single family residential with the current city limits
surrounding the site except for a portion along the western boundary which is
included in the North Haven subdivision.
H. Utilities and Public Services: All available public services and facilities will be
provided to these properties at the same level of service as other properties
similarlv situated in the city limits.
Sewer:
City of Kalispell
Water:
City of Kalispell
Refuse:
City of Kalispell
Electricity:
Flathead Electric Cooperative
Gas:
NorthWestern Energy Company
Telephone:
CenturyTel
Schools:
School District #5, Kalispell
Fire:
Kalispell Fire Department
Police:
Kalispell Police Department
The statutory basis for reviewing a change in zoning is set forth by 76-2-303,
M.C.A. Findings of fact for the zone change request are discussed relative to the
itemized criteria described by 76-2-304, M.C.A. and Section 27.30.020, Kalispell
Zoning Ordinance.
1. Does the requested zone comply with the growth policv?
The property is designated by the Kalispell Growth Policy 2020 as "Urban
Residential" which is defined as anticipating three to twelve dwellings per acre.
The R-3 zoning district has a 7,000 square foot minimum lot size, is limited to
single family residential development and has a typical maximum gross density
of up to 4 units/gross acre. The R-3 zone does comply with the 3-12 units per
acre called out by the growth policy and would provide a lower residential density
to comply with the neighborhood character than the existing R-4 zoning district.
2. Is the requested zone designed to lessen congestion in the streets?
It can be anticipated that the proposed zone change of the property will increase
traffic impacts in the area due to the relatively low density of the area currently
and the relatively higher density allowed under the proposed R-3 zoning district.
Trafllc llllpal.LCI LV "J.%. area call be aclollllllodatld wlLll llle ex, Lulg roadway
systems and the new internal roads that will be developed as part of the
subdivision on the project site. The proposed zoning carries with it the checks
and balances, including the need for subdivision review, which will insure that
traffic flows and access are appropriately addressed.
3. Will the requested zone secure safety from fire, panic, and other dangers?
New construction will be required to be in compliance with the building safety
codes of the city which relate to fire and building safety. Adequate public
facilities are available to the site in the case of an emergency. A11 municipal
services inciuding police and fire protection i;incivaing hydrants), water and
4
sewer service is available to the area and will be extended as part of the
development of this property.
4. Will the requested zone promote the health and general welfare?
The requested R-3 zoning classification will promote the health and general
welfare by restricting land uses to those which would be compatible with the
adjoining properties and provides a place for new housing in the community.
5. Will the requested zone provide for adequate light and air?
Setback, height, and coverage standards for development occurring on this site
are established in the Kalispell Zoning Ordinance to insure adequate light and air
is provided.
6. Will the requested zone prevent the overcrowding of land?
This area is designated as being within the Kalispell Potential Utility Service
Boundary in the Kalispell Growth Policy and is anticipated for urban residential
development. Now that public water and sewer are available in the immediate
area, an R-3 zoning designation is appropriate. All public services and facilities
will be available to serve this subdivision.
7. Will the requested zone avoid undue concentration of people?
The allowable density for this property will decrease as a result of the zone
change. This in turn will provide for future development which will be one house
per lot. This project will not pose a negative impact from undue concentration of
people.
8. Will the requested zone facilitate the adequate provision of transportation water,
sewerage, schools, parks, and other public requirements?
All public services and facilities are currently available or can be provided to the
property. Development should be encouraged in areas where these services are
available. Fire, police, ambulance and public access are adequate to
accommodate potential impacts associated with the development of this site.
There will be impacts to services that can be anticipated as a result of this
proposal which can be met by the city. All public services and facilities are
culi ent-ly w ailable or can be provided Co t1+ le prGper y.
9. Does the requested zone give consideration to the particular suitability of the
property for particular uses?
The proposed R-3 zoning district is consistent with the surrounding zoning and
land uses in the area and gives due consideration of the suitability of this
property for the permitted uses in the district. Densities below what is being
proposed would not serve the community as a ,vhole considering the level of
growth and interest in the type of lots that are being proposed.
5
10. Does the requested zone give reasonable consideration to the character of the
district?
The general character of the area is urban sized lots for single family residential
development on city sewer. The proposed zone change takes into account the
existing land use pattern in the area and allows this development to address
needs within the community for housing and support services in reasonable
proximity to the city core.
11. Will the proposed zone conserve the value of buildings?
The development anticipated under the proposed R-3 zoning is no more intensive
than the land uses to the south and east of the project site. City standards will
insure that there is high quality development which will insure the value of
buildings and homes is protected, maintained and conserved. Value of the
buildings in the area will be conserved because the zoning will promote
compatible and like uses on this property as are found on other properties in the
area.
12. Will the requested zone encourage the most appropriate use of the land
throughout the municipality?
Urban scale residential development should be encouraged in areas where
services and facilities are available such as is being proposed on this parcel. The
proposed R-3 zoning is consistent with the future land use designations for the
area and surrounding zoning in the area.
Ii. REVIEW AND FINDINGS OF FACT FOR THE PRELIMINARY PLAT O
NORTHLANDS
This application is reviewed as a major subdivision in accordance with statutory
criteria and the Kalispell City Subdivision Regulations.
A. effects on Health and Safety:
Fire: This subdivision would be in the service area of the Kalispell Fire
Department once annexed into the city. The property is considered to be at low
risk of fi2-p ble—Muse the q'7}-d..,sio.`' ..!+fill +I
constructed in accordance with the International Fire Code and have access
which meets city standards. Hydrants will be required to be placed in
compliance with the requirements of the aforementioned code and approved by
the fire chief. The fire access and suppression system should be installed and
approved by the fire department prior to final plat approval because of potential
problems with combustible construction taking place prior to adequate fire
access to the site being developed.
Flooding: According to the Flood Insurance Rate Map (FIRM) Panel # 1805 dated
9 / 30 / 92 the site is located entirely in Zone C which is not a flood prone area
and no special permits are required for development.
Access: Access to the individual lots will be provided by the construction of a
new city street connecting the existing terminus of Northland Drive, on the
south side of the site, north to Four Mile Drive. This new city street will also
connect with Summit Ridge Drive. Summit Ridge Drive is a city street within a
60-foot road right-of-way and currently terminates at the project site's
southeastern boundary, immediately adjacent to proposed lot 1. The new city
street connections will allow vehicular and pedestrian traffic to travel north to
Four Mile Drive.
On -site Improvements: The City of Kalispell has required past subdivisions to
complete a minimum of two-thirds of the necessary infrastructure (water,
sewer, roads, etc.) prior to filing the final plat. The city staff recommends this
condition on each plat because staff would like to insure that prior to issuing a
building permit on a new lot, there is access which meets the fire department's
minimum standards as well as water and sewer services. The city has in the
past allowed subdivisions to file a final plat and subsequent home construction
to begin prior to a majority of the infrastructure installed. Problems have
arisen in the past with insufficient water for fire suppression and sewer mains
not working properly as new homes are being occupied. Therefore, in order to
mitigate these potential impacts to the public's health and safety, staff is
recommending a condition requiring a minimum of two-thirds of the
infrastructure be installed prior to final plat.
B. Effects on Wildlife and Wildlife habitat: This area is highly urbanized with
little or no remaining wildlife habitat on the project site or in the immediate
area. There may be some migratory birds and an occasional deer may visit the
site, however, this area does not provide significant habitat for wildlife due to
the developed nature of the area.
C. Effects on the Natural Environment:
Surface and groundwater: This subdivision will be served by public water and
sewer thereby minimizing any potential impacts to the groundwater. As stated
previously, no portion of the site is within the 100 year floodplain as shown on
the (FIRM) panel # 1805.
A Depth L Uvv7a�er Table mup dated �urih 13, 2v06 iitdi�ate"a +ie ater table ii
greater than 50 feet below the surface throughout the project site. Due to the
seater table depth staff would not recommend any prohibitions on basements
within this development. Information in the Depth to Water Table was provided
7
by the Flathead Lakers in consultation with the Flathead Lake Biological
Station.
Drainage: This site is situated on the eastern aspect of a small hill. Curbs and
gutters will be installed along the streets throughout the subdivision and
stormwater in the area of lots 1-11 will be conveyed south along the storm
sewer for the road way and tie into existing stormwater collection areas already
constructed for Northland phase 3. For lots 12-19, stormwater will also be
conveyed via roadway gutters and will travel north to a small stormwater
detention area, shown as a park lot on the preliminary plat.
A condition of approval requires that a homeowners association be created for
the maintenance of the stormwater detention area. As part of the maintenance
of the stormwater detention area the association would be required to mow the
area to reduce the fire hazard and reduce the spread of noxious weeds in
accordance with city codes.
The City of Kalispell recently adopted an ordinance to address erosion control
and stormwater pollution prevention. The new ordinance requires a developer
to obtain a city stormwater management permit and a State General
Construction Stormwater Discharge Permit Notice of Intent (NOI) and
Stormwater Pollution Prevention Plan (SWPPP) prior to any grading activities on
the site. These plans provide for managing stormwater on the site and include
stabilizing the construction site through an approved revegetation plan after
site grading is finished.
D. Effects on Local Services:
Water: Water service to the subdivision would be provided by the City of
Kalispell and likely extended from a water main located within the road right-of-
way for Northland Drive, immediately south of the site. The water system for
the subdivision will be reviewed and approved by the Kalispell Public Works
Department and the Kalispell Fire Department as part of the development of the
subdivision. There is adequate capacity within the city's water system to
accommodate this development.
Sewer: Sewer service will be provided by the City of Kalispell with service
connections to an existing sewer gravity line and force main located within the
proposed road right-of-way from Four Mile Road to Northland Drive for this
subdivision. The sewer main was installed in order to service the residential
units in The Meadows condominium development located east of the project
site. Design and construction of the service connections will be reviewed and
approved by the Kalispell Public Works Department. There is adequate capacity
within the sewage treatment plan to accommodate this development.
Roads: Traffic projections for this subdivision are estimated to be
approximately 133 to 190 additional individual vehicle trips per day based on
the estimates of 7 - 10 vehicle trips per residence per day in the area onto Four
Mile Drive.
0
As part of the subdivision the developer will be constructing a new roadway,
built to city standards, which includes a minimum of a 28-foot driving surface,
landscaped boulevards and sidewalks on both sides of the road, which would
connect Four Mile Drive to Northland Drive. The preliminary plat shows the
road right-of-way, the majority of which is under the control of the developer for
phase 4. However, a 30-foot wide strip of right-of-way is under the ownership
of the adjacent tract of land, Tract 2 of Certificate of Survey 13923. As a
recommended condition of approval, the proposed 60-foot road right-of-way will
be required to be dedicated to the city. This includes the 30-foot wide strip on
Tract 2 of Certificate of Survey 13923. This dedication will need to be shown on
the final plat.
The developer will also be constructing a small road section to the east
connecting Summit Ridge Drive with this new roadway. The connection will
provide better traffic circulation for this area by providing a road network north
to Four Mile Drive. Four Mile Drive currently extends from Highway 93 at a
signalized intersection west approximately one-half mile. Future plans for Four
Mile Drive have the roadway extending another half mile west and connect with
Stillwater Road. There are also plans to provide a roadway connection between
Four Mile Drive and Reserve Loop, which provides access to commercial
business and the new Glacier High School.
Summit Ridge Drive will see more traffic as the roadway currently terminates at
the eastern boundary of the subdivision. However, residents in Northland
phase 1-3, Summit Ridge and Northridge Heights subdivisions will have a
secondary access to the north to Highway 93. Currently, residents within these
subdivision need to travel south and/or east to the intersection of Northridge
Drive and Highway 93 or Summit Ridge Drive and Highway 93 to travel north
on the highway. The development of this subdivision will provide them with
easy access to a signalized intersection, improving their access to the north.
Overall there will be moderate impacts to Four Mile Drive as a result of this
subdivision. Four Mile Drive is a paved, two lane roadway that is in fair
condition but currently lacks through access to Stillwater Road to the west or
Reserve Loop to the north. Four Mile Drive also lacks curbs, gutters,
boulevards and sidewalks along the majority of the road. At some point,
consideration will need to be given to the upgrading and widening of Four Mile
Drive as development continues to occur in the area. Impacts to Four Mile
Drive are incrementally increasing. There are no development impact fees yet
1 d h. the ""J1. F T"-I. 11 + Four T 7 r�� Therefore,
11l place a.SSeSSeu v� 111C, ally of 11GIUSVC'll to upgrade 1 oul Mile Drive. The elore,
the planning department is recommending that at a minimum a waiver to
protest the creation of a special improvement district for upgrading roads
impacted by the development, in this case it would be Four Mile Drive, to city
standards has been included as a recommended condition of approval.
The Montana Department of Natural Resources and Conservation (DNRC)
commented on the proposal. The agency expressed concern over the
jurisdiction of Four Mile Drive noting that the road on the plat is shown as a 60
foot county right-of-way. DNRC suggested that the portion of the right-of-way
located on the underlying State Trust Land ownership has never been legally
established. The subdivision oniv includes upgrades to the south portion of the
0
road which do not include that portion of the right-of-way that exists on State
Trust Land. This is an ongoing issue and does not effect this subdivision.
Schools: This development is within the boundaries of the Kalispell School
District #5. The school district could anticipate that an additional 10 school
aged children might be generated into the district at full build out. This
number takes into account pre-school aged children, home school education
options and private school education options. Not all of the children who live in
the subdivision will be attending public schools. This subdivision would have a
potentially significant impact on the district, particularly on a cumulative level
with this subdivision in addition to other developments pending within the
district.
Parks and Open Space: The state and local subdivision regulations have
parkland / open space requirements for major subdivisions in the amount of
0.03 acres per dwelling unit for subdivisions where residential densities exceed
11,880 square feet per dwelling unit. 11 i3ereenef the eemb=ne£1area of
land to be divided into lets ene k 4f aere aaad smaRer-. The area in lots is 3.78
acres creating an average lot size of approximately 8,600 square feet which
exceeds the densities mentioned above c� eant45X' than ne l ��
b c¢xa�—res -�uz cui—ccei c.
Approximately 0.57 acres shall be dedicated or a cash in lieu payment of the
land be provided to the City. Eleven pereent of tie eembine-d- area in lets require 0. 4 1 aeres in i9a-r4E area or- easla in lieu equivalent-.
-
The developer is proposing a small park lot, approximately 9,000 square feet in
size, located on the northern end of the subdivision, adjacent to Four Mile
Drive. The park area would primarily serve as the storm water detention area
for the subdivision. After reviewing the proposed park area, the Kalispell Parks
and Recreation Department is recommending that the parkland requirement of
0.410.57 acres be met by a cash in lieu payment instead of a combination of
parkland, shown on the preliminary plat, with the remaining park requirements
made by a cash in lieu payment. The Parks and Recreation Department based
their recommendation on the following issues and concerns:
• With storm water collected and stored on site, there would be a very minimal
foot print area that would provide for a recreational amenity.
• There are 2 parks located in the first 3 phases of the Northland subdivision
that total 4 acres. The first park is approximately 600 feet away. Kids
Sports Complex is across Four Mile Drive and within this sports complex
there is Spring Prairie Park that is 2 acres in size.
• The recently adopted Kalispell Parks & Recreation Master Plan does not call
for any new "mini parks" for the next 13 years. The master plan currently
calls for an additional 10.6 acres of "Neighborhood Parks" and by 2020 it
calls for an additional 44.00 acres. The master plan even suggests selling
the "mini parks" for acquisition of larger parcels.
• The park location is next to Four Mile Drive. This location, in the future,
will be a connector road from the West Valley area to Highway 93. This
would not be the ideal location for a neighborhood "mini park".
Police: This subdivision is in the jurisdiction of the City of Kalispell Police
Department. The department can adequately provide service to this subdivision,
10
however the cumulative impacts of growth within the city further strains the
department's ability to continue to provide the high level of service the
department is committed to.
Fire Protection: Fire protection services are provided by the Kalispell Fire
Department and the subdivision will be required to comply with the
International Fire Code. The fire department is also recommending that access
to the subdivision and the hydrants are in place prior to final plat approval
and/or use of combustible materials in construction.
Solid Waste: Solid waste will be handled by the City of Kalispell as the property
was annexed eight years ago and will be 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 Medical Center is close, less than
one mile from the site.
E. Effects on Agriculture and agricultural water user facilities: The site is
adjacent to an urbanized area within the city limits. There will be relatively no
impact on agricultural uses within the valley due to the surrounding residential
development of the area and the relatively small size of the property. No
impacts on agricultural water user facilities are anticipated since this property
will be served by a public water system.
F. Relation to the Kalispell Growth Policy: This property is in the Kalispell
Growth Policy's potential utility service area and is anticipated for this type of
urban scale development at the time of connection to city utilities. The future
land use map for the area designates this area as Urban Residential
development, which anticipates a mix of primarily single family and duplex
dwellings with a density of three to 12 dwelling units per acre. The proposed
subdivision with the requested R-3 zoning would allow a density of 3.2 dwelling
units per acre. This density is in compliance with the anticipated density for this
area.
G. Compliance with Zoning: This property has been proposed to be zoned R-3,
an Urban Single Family Residential zoning district. The proposed lot sizes
rangefrom
T8,390 square feet to approximately 10,800 square
C� feet. The lots
proposed vv 1t11in L- b I lsloll till t Ull m11111111A111 tot U1Gl 0.L1U WHIM -
requirements.
H. Compliance with the Kalispell Subdivision Regulations: This subdivision
does not deviate from the Kalispell Subdivision Regulations and no variances
are being sought.
Staff recommends that the Kalispell City Planning Board and Zoning
Commission adopt staff report KZC-07-1 and recommend that the zoning of the
3.3 acre site 17e LC-J on the zoning district snap for the property.
I
II. Staff recommends that the Kalispell City Planning Board and Zoning
Commission adopt staff report KPP-07-11 as findings of fact and recommend to
the Kalispell City Council that the preliminary plat of Northland Phase 4, be
approved subject to the following conditions:
General Conditions:
1. That the development of the site shall be in substantial compliance with the
application submitted, materials and other specifications as well as any
additional conditions associated with the preliminary plat as approved by the
city council. (Kalispell Subdivision Regulations, Appendix C - Final Plat)
2. The preliminary plat approval shall be valid for a period of three years from the
date of approval. (Kalispell Subdivision Regulations, Section 2.04).
3. Prior to any excavation or earthwork, a City Stormwater Management Permit
shall be approved and issued from the Kalispell Public Works Department. In
accordance with Ordinance 1600, the permit shall include a permit application,
site map, narrative describing the best management practices to be used and a
completed checklist. In addition to the City Stormwater Management Permit
the developer shall submit a copy of the State General Construction Stormwater
Discharge Permit Notice of Intent (NOI) and Stormwater Pollution Prevention
Plan (SWPPP). At the time of final plat, the project engineer shall certify that the
development is in compliance with the approved City Stormwater Management
Permit. (Ordinance 1600 and Findings of Fact Section C)
Prior to final plat:
4. That a minimum of two-thirds of the necessary infrastructure for this
subdivision shall be completed prior to final plat approval. (Findings of Fact
Section A)
S. The 60-foot road right-of-way shall be dedicated to the city as shown on the
preliminary plat. This includes the 30-foot wide strip currently located on Tract
2 of Certificate of Survey 13923.
6. Ne`v`v' in, El rewired to serve the s'L't bd'l Vls'loll Jlla11 be UCslSo'lled dlld
constructed in accordance with the City of Kalispell's Standards for Design and
Construction and Montana Public Works Standards; and shall be certified in
writing by an engineer licensed in the State of Montana. All design work shall
be reviewed and approved in writing by the Kalispell Public Works Department
prior to construction. This infrastructure includes the extension of Summit
Ridge Drive to Northland Drive and Northland Drive to Four Mile Drive. All new
city streets as shown on the preliminary plat shall include, but not be limited
to, paved streets, street lighting, street signage, curb, gutter, landscaped
boulevards and sidewalks on both sides of the street. (Kalispell Design and
Construction Standards, project proposal)
12
Note: The flow and pooling of water at the west end of Summit Ridge Drive
shall be considered in the design and construction of the road infrastructure
and storm water management systems.
Note: Traffic calming devices shall be utilized to maintain the posted speed
limits along Northland Drive and Summit Ridge Drive. Designs shall be
reviewed and approved prior to construction and a letter from Public Works
obtained indicating approval of anv necessary measures prior to final plat. This
shall specifically include, at a minimum, a traffic calming device at the
intersection of Summit Ridge Drive and Northland Drive.
7. Water and sewer main extensions shall be designed and constructed in
accordance with the City of Kalispell's Standards for Design and Construction
and Montana Public Works Standards. The water and sewer main extension
plans shall be reviewed and approved by the Kalispell Public Works
Department. Prior to final plat, a certification shall be submitted to the Public
Works Department stating that the water and sewer mains have been built as
designed and approved. (Kalispell Design and Construction Standards)
8. The developer shall submit to the Kalispell Public Works Department for review
and approval a stormwater report and an engineered drainage plan that meets
the requirements of the current City Standards for Design and Construction.
Prior to final plat, a certification shall be submitted to the Public Works
Department stating that the drainage plan for the subdivision has been
installed as designed and approved. (Kalispell Design and Construction
Standards)
9. The developer shall submit to the Kalispell Public Works Department prior to
construction an erosion/sediment control plan for review and approval and a
copy of all documents submitted to Montana Department of Environmental
Quality for the General Permit for Stormwater Discharge Associated with
Construction Activities. (Kalispell Design and Construction Standards)
10. A letter from the Kalispell Public Works Department shall be submitted stating
that all new infrastructure has been accepted by the City of Kalispell or a
proper bond has been accepted for unfinished work. (Kalispell Design and
Construction Standards)
7 1 T1-, o �',.11 �-.. 1. ,. t 1 t..... r- �. rr t ' Kalispell
__ i
1 I-L.Le Ivuowing requirements slldll � e met per the Kalispell Fite Department and
so certified in writing by the Fire Department: (Kalispell Subdivision
Regulations, Section 3.20).
a. Water mains designed to provide minimum fire flows shall be installed per
City specifications at approved locations. Minimum fire flows shall be in
accordance with International Fire Code (2003) Appendix B.
b. Fire hydrants shall be provided per City specifications at locations approved
by this department, prior to combustible construction.
c. Fire Department access shall be provided in accordance with International
Fire Code (2003) Chapter S.
d. It shall be noted on the face of the plat that hazardous weed abatement shall
be provided in accordance with City of Kalispell Ordinance 10-8.
e. Street naming shall be approved by the fire department.
f. Roadways between 26 feet to 32 feet wide shall be posted on one side of the
road as "no parking fire lane."
12. A letter shall be obtained from the Kalispell Parks and Recreation Director
approving a landscape plan for the placement of trees and landscaping
materials within the landscape boulevards of the streets serving the
subdivision. The approved landscape plan shall be implemented or a cash in
lieu payment for installation of the street trees and groundcover provided to the
Kalispell Parks and Recreation Department. (Kalispell Subdivision Regulations,
Section 3.11)
13. The parkland dedication requirements shall be met with the payment of cash in
lieu of parkland equal to 044-0.57 acres of land. The payment shall be based on
the fair market value of undivided, unimproved land. (Kalispell Subdivision
Regulations, Section 3.19 and Findings of Fact Section D).
14. A park maintenance district shall be formed incorporating all the lots within the
subdivision. The park maintenance district shall not be effective until such
time as any open space or parks are accepted by the city in which case the
taxes levied within the maintenance district shall be determined by the Parks
and Recreation Department with approvals by the Kalispell City Council.
15. The following note shall be placed on the final plat: "Property owner(s) shall
waive their right to protest the creation of a special improvement district for
road upgrades in the area to city standards which are impacted by this
subdivision." (Findings of Fact, Section D)
16. The 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 and be subject to review and approval of the Kalispell
Fire Department. A letter shall be obtained from the Kalispell Public Works
Department stating the naming and addressing on the final plat have been
reviewed and approved. (Kalispell Subdivision Regulations, Section 3.09)
17. All existing and proposed easements shall be indicated on the face of the final
plat. Utility easements for city water and sewer shall be provided to allow for the
icgical catclisiOrt of iiuhucs 11V111 this subdivision to adJo-"tSlirlg properties. A letter
from the Kalispell Public Works Department shall be obtained stating that the
required easements are being shown on the final plat. (Kalispell Subdivision
Regulations, Section 3.18)
18. Prior to filing the final plat, a letter from the US Postal Service shall be included
stating the Service has reviewed and approved of the design and location of the
mail delivery site. The mail delivery site shall be installed or bonded for prior to
final plat. In addition, the mail delivery site and improvements shall also be
included in the preliminary and final engineering plans to be reviewed by the
Public Works Department. The mail delivery site shall not impact a sidewalk or
proposed boulevard area. (Kalispell Subdivision Regulations, Section 3.22)
E
19. Street lighting shall be located within the subdivision and shall have a full
cutoff lens so that it does not intrude unnecessarily onto adjoining properties.
(Kalispell Subdivision Regulations Section 3.09(L))
20. The following statement shall appear on the final plat: "The undersigned hereby
grants unto each and every person, firm or corporation, whether public or private,
providing or offering to provide telephone, telegraph, electric power, gas, cable
television, water or sewer service to the public, the right to the joint use of an
easement for the construction, maintenance, repair, and removal of their lines
and other facilities, in, over, under, and across each area designated on this plat
as "Utility Easement" to have and to hold forever."
Developer's Signature
(Kalispell Subdivision Regulations, Section 3.18(E))
21. A homeowners association for the subdivision shall be created prior to final plat
that includes a provision for the maintenance of the common area along Four
Mile Drive. (Findings of Fact, Section D)
On going conditions:
22. All utilities shall be installed underground. (Kalispell Subdivision Regulations,
Section 3.17)
23. All areas disturbed during development shall be re -vegetated with a weed -free
mix immediately after development.
15
City of Kalispell
Planning Department
17 - 2nd Street East, Suite 211, Kalispell, Montana 59901
Telephone: (406) 751-1850
Fax: (406) 751-1858
MAJOR SUBDIVISION PRELIMINARY PLAT APPLICATION
FEE SCHEDULE: FEE ATTACHED: $2745
Major Subdivision (6 or more lots) $750 + $105/lot
Mobile Home Parks & Campgrounds (6 or more spaces) $750 + $105 / space
Amended Preliminary Plat
Amendment to Conditions Only $350 base fee
Re -configured Proposed Lots Base fee + $40/lot
Add Additional Lots or Sublots Base fee + $105/lot
Subdivision Variance $100 (per variance)
Commercial and Industrial Subdivision $950 + $125/lot
SUBDIVISION NAME: Northland Phase Four Preliminary Plat
OWNERS) OF RECORD:
Name: Bridgeland Development LLP Phone: 862-3300, 531-9206
Mailing Address: 622 St. Andrews Drive
City: Columbia Falls State: Montana Zip: 59912
TECHNICAL/PROFESSIONAL PARTICIPANTS (Surveyor/Designer/Engineer, etc):
Name & Address: 48 North P.C., 151 Business Center Loop, Kalispell, MT 59901
Name & Address: Sitescape Associates, Box 1417, Columbia Falls, MT 59912
Name 8v
LEGAL DESCRIPTION OF PROPERTY:
Property Address: Four Mile Drive and Northland Drive
Assessor's Tract No: 1
1/4 Sec: NE1/4, NW1/4
Section: 1
GENERAL DESCRIPTION OF SUBDIVISION:
Lot No(s)
Township: T28N
Range: R22W
Number of Lots or Rental Spaces: 19 Total Acreage in Subdivision: 5.86 Acres
Total Acreage in Lots: 3.78 Acres Minimum Size of Lots or Spaces: 8,390.95 sf
Total Acreage in Streets or Roads: 1.87 Acres Maximum Size of Lots or Spaces: 10,801.44 sf
Total Acreage in Parks, open Spaces arid/ or 'Common
'iiiri is i u ear. n I
1
Single Family: 19
Townhouse
Duplex
Apartment
Commercial
Industrial
Condominium
Multi -Family
Mobile Home Park
Recreational Vehicle Park
Planned Unit Development
Other
APPLICABLE ZONING DESIGNATION & DISTRICT Current R4, Proposed R3
«11 ff-7747,
Roads: Gravel Paved X Curb X Gutter X Sidewalks X Alleys Other
Water System: Individual Multiple User Neighborhood Public X Other
Sewer System: Individual Multiple User Neighborhood Public X Other
Other Utilities: Cable TV X Telephone X Electric X Gas X Other
Solid Waste: Home Pick Up Central Storage Contract Hauler X Owner Haul
Mail Delivery: Central X Individual School District: #5
FireProtection: Hydrants X Tanker Recharge Fire District: Kalispell
Drainage System: On -site storm drainage accomodations, See Preliminary Civil
PROPOSED OSI /SEDI ENTATION CONTROL:
Best management practices will be utilized including silt fences, straw bales
tracking pads and revegetation of all disturbed areas.
VARIANCES: ARE ANY VARIANCES QUESTED' No (yes/no) If yes,
please complete the information below:
EXPLAIN TIME HARDSHIP THAT WOULD BE CREATED WITH STRICT COMPLIANCE
SECTION OF REGULATIONS CREATING SHIP:
WITH REGULATIONS
PROPOSED ALTERNATIVE(S) TO STRICT COMPLIANCES WITH ABOVE
REGULATIONS:
9
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, faster Plan or Growth Policy?
4. Are there special circumstances related to the physical characteristics of the site
(topography, shape, etc.) that create the hardship?
S. 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
Kalispell Planning Department at least thirty five (35) days prior to the date of the
Planning Board meeting at which it will be heard.
Preliminary plat application.
2. 10 copies oft the preliminary la .
3. One reproducible set of supplemental information. (See Appendix A of
Subdivision Regulations for the city where the subdivision is proposed.)
4. One reduced copy of the preliminary plat not to exceed 11" x 17" in size.
5. Application fee.
6. Adjoining Property Owners List (see example below and attached notice
from County Plat Room):
Assessor# Sec- n- g Lot/'Tract No Property Owner & Mailing Address
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 Kalispell Planning staff to be present on the
property for routine monitoring and inspection during the approval and development
process.
U
t=
(Applican
(q r ,&
-7 -
(Date)
4
City of Kalispell
Planning Department
17 - 2nd Street East, Suite 211, Kalispell, Montana 59901
Telephone: (406) 751-1850
Fax: (406) 751-1858
PETITION FOR ZONING MAP AMENDMENT
NAME OF APPLICANT: Bridgeland Development LLP
MAIL ADDRESS: 622 St. Andrews Drive
CITY/STATE/ZIP: Columbia Falls, MT 59912 PHONE: 862-3300, 531-9206
INTEREST IN PROPERTY: Owner
PLEASE COMPLETE THE FOLLOWING:
A. Address of the property: Four Mile Drive and Northland Drive
B. Legal Description: (Subdivision Name, Lot 8s Block and/or Tract Number
(Section, Township, Range) Tract 1, Section 1, T28N, R22W
See Metes and Bounds Description Attached as Exhibit A
(Attach sheet for metes and bounds)
C. Land in zone change (ac) 5.86 Acres
D. The present zoning of the above property is: R-4, Kalispell
E. The proposed zoning of the above property is: R-3, Kalispell
F. State the changed or changing conditions that make the proposed
amendment necessary:
The developer desires to provide single-family lots that more closely
resemble the standards set out in the Kalispell R-3 zoning district. There
is no desire on the part of the developer to provide duplex opportunities
to the prospective buyers.
HOW WILL THE PROPOSED CHANGE ACCOMPLISH THE INTENT AND PURPOSE OF:
A. Promoting the Growth Polic
The density standards of the Kalispell R-3 zone are a good fit for the area proposed
to be re -zoned. The Kalispell Growth Policy proposes densities of three to twelve units
per acre in this area under the heading of "urban residential". All of the proposed lots
will be single-family in excess of 7,000 square feet in size. The gross density proposed
for Northland Phase 4 is 3.26 units per acre.
1
B. Lessening congestion in the streets and providing safe access:
The proposed zone will actually lessen the potential for congestion on the streets as compared
to the current R-4 zone since it would allow for more intensive development of the site.
C. Promoting safety from fire, panic and other dangers:
The housing layout and density proposed along with the proximity ofthe site to emergency
services will insure that this phase of Northland will be safe. The opening of Northland
Drive to Four Mile Drive will provide an additional thorofare for neighborhood and
emergency traffic.
D. Promoting the public interest, health, comfort, convenience, safety and general
welfare:
In complying with the current growth policy and in seeking a less agressive residential
this re -zone application suggests a reasonable alternative to the current zone that
will continue to provide for the public interest, safety and general welfare.
E. Preventing the overcrowding of land:
The gross density of the proposed lots is 3.26 units per acre. This density falls
well within the range of the guidelines adopted for urban residential areas in
the Kalispell Growth Policy. The development of these lots will not contribute to
the overcrowding of land.
F. Avoiding undue concentration of population:
The gross density of the proposed lots is 3.26 units per acre. This density falls
within the lower range of the guidelines adopted for urban residential areas in the
Kalispell Growth Policy. The development of these lots will not create an undue
concentration of population in north Kalispell.
G. Facilitating the adequate provision of transportation, water, sewage, schools,
parks and other public facilities:
Phase 4 of Northland is in an ideal location to take advantage of Kalispell's
provisions for water and sewer. With the establishment of earlier phases of
Northland, these utlities are immediately available to the site. The site is
adjacent to Kalispell's largest open space and athletic resource and kitty-corner
to the Community College and massive shopping resources. Elementary and middle
school as well as the new high school are in close proximity to these proposed
residential lots.
W
H. Giving reasonable consideration to the character of the district:
The subject property which is currently surrounded by both R-4, R-3 R-4PUD, RA-1
and R-3 PUD will be well situated with regards to surrounding zoning. Property to the
northeast of the site is community open space and athletic fields. This is a very good
relationship for residential sites.
Giving consideration to the peculiar suitability of the property for particular uses:
The City of Kalispell has designated this area for urban residential development.
The proposed zoning and preliminary plat support that goal and guideline.
J. Protecting and conserving the value of buildings:
The proposed type of residential development on this site is complimentary to the
existing development in Summit Ridge and Nortland which is primarily single-
family in nature.
K. Encouraging the most appropriate use of land by assuring orderly growth:
According to the adopted growth policy for this area, the rezoning of this site
from R-4 to R-3 will insure that this land is developed approprately. The property
is located in an infill area on the north boundary of the City.
The signing of this application signifies approval for Kalispell Planning staff to be present
on the property for routine monitoring and inspection during approval process.
c_
(Date)
Calculated Fee: $550 + 5.03 (in) x Z-v = P666.60
3
SUBJECT PROPERTY LEGAL DESCRIPTION — "PARCEL B"
An irregular tract of land located in the Northwest Quarter, Section 1, Township
28 North, Range 22 West, Principal Meridian, in Kalispell, Montana, Flathead
County and more particularly described as follows:
Commencing at the North -Center one -quarter corner of said Section 1, an
aluminum cap monument; Thence S00°48'55"W, a distance of 29.20 feet to an
unmarked computed point; Thence N89°49'07"W, a distance of 0.10 feet to a 5/8
inch diameter rebar with a plastic cap marked "Shaw" to the TRUE POINT OF
BEGINNING: Thence S89°49'07"E, a distance of 0.10 feet to an unmarked
computed point; Thence S00°48'55"W, a distance of 1,524.59 feet to an
unmarked computed point; Thence N89°4535"W, a distance of 0.18 feet to a 5/8
inch diameter rebar with a plastic cap marked "Burton 5428S"; Thence continue
westerly along said line, a distance of 200.06 feet to a 5/8 inch diameter rebar
with a plastic cap marked "Burton 5428S"; Thence N00°4948"E, a distance of
526.76 feet to a set 5/8 inch diameter rebar with a plastic cap marked "Hughes
7322LS"; Thence S89°50'13"E, a distance of 20.00 feet to a set 5/8 inch diameter
rebar with a plastic cap marked "Hughes 7322LS"; Thence continue easterly along
said line, a distance of 30.00 feet to an unmarked computed point; Thence
N00°49'48"E, a distance of 997.61 feet to an unmarked computed point; Thence
S89°49'07"E, a distance of 30.00 feet to a set 5/8 inch diameter rebar with a
plastic cap marked "Hughes 7322LS"; Thence continue easterly along said line, a
distance of 119.76 feet to a 5/8 inch diameter rebar with a plastic cap marked
"Shaw" ...and the TRUE POINT OF BEGINNING, containing 5.86 acres. Subject to a
60 foot wide public access easement, as shown hereon, together with all
appurtenant easements of record.
MONTANA
D.O.T.
DETAIL "A'
NO SCALE
49'07'E S60'49.07E ALUM CAP
580'49'07E S&r4907'E
3O W i OAV
w
)AUN $
v
�
m
S
DETAIL "B"
W
NO SCALE
7n
S
m
I S89.50'13'E
20.00'
1
7FCHR15T
i
SW50'13E S89.50'73•E
30.W 30.00'
43283'
432-M
'BOUNDARY LINE ADJUSTMENT"
NW1/4, SECTION 1, T.28N., R.22W., P.M., MT.
FLATHEAD COUNTY, MONTANA
FOR BRIDGELAND DEVELOPMENT L.L.P. and WATERFORD ON SUMMIT RIDGE L.L.C.
DATE: JANUARY 2007
(S89'4717'E) S8V4$M7E BETWEEN
POINT of BEGOINI 1G (1043.131 10435'l
'PARCEL A-1 FOUR ABLE DRIVE r SEE DETAIL •A•
COUArrYROAD
----------------------- N89.4907•W—__— _— • iW
863. .....
PROPOSED PUBLIC
ACCESS EAS9/FM---�i
POINT OF BEGIN IIING
PARCEL "A-1 [::::::':: -PARCEL B-aE-PARCEL 8—,-
20.36 ACRES .........
HELEJA (INCLUDES PARCEL "A")
sPwNcs
WATERFORDONSUMMITRIDGECIC. FOURAIIL£LLC.
nvu
NEW BOUNDARY
o aD ..:.
s OLD BOUNDARY U')
POW OF BEGWWNG
-PARCEL A'
SORENSON � --- --- --. --- n
'PARCEL "A" 4.01 ACRES i� ' a::' sEEotraL B
�✓ ±� <f;
W _ - 88'3248
3 � ' NORTH HAVEN HEIGHTS#1 :%:::: sIIBDdwslnl
:292W
NEW BOUNDARY
.......E'b.51N I;::OLD BODY (............
SEE DETAIL•C•
/ SUNMITPJDG SUBDIVISION
(N3N7
..
PARCEL "B-1" (11909873,731 OLD 69.33 ACRES BOUNDARY
(INCLUDES PARCEL "B")
BRIDGELAND DEVELOPMENTLLP.
vici
1287A7
(1287111
(1317.041
MEADOWLAND SUBDIVISION MEADOWUWD UNIT
SUBfXVAl4w CENTER 114 CORNER
2P1ffE
SECTION 1
S89.
GRAPHIC SCALE
00 3W 0 150 3eao 12M
(INS)
i inch = 300 M
NORTHRIDGE HEIGHTS
SLOOPPMON
T
September 1, 2007
BRIDGELAND DEVELOP NT LLP. 406 862 3300
#4 940 Spokane Avenue 406 531 9206
Whitefish Montana
Director of Planning
City of Kalispell
Kalispell, Montana
Attention: Tom Jenz
This is to confirm that as per the Memorandum of Understanding between
TOUCHMARK LIVING CENTERS, INC. an Oregon corporation and Bridgeland
Development LLP a Montana LLP, it has been agreed upon that TOUCBMARK will
exchange property with BRIDGELAND such that Bridgeland shall have deed to all
property required for the location of the Road System to be built from the existing phase
3 of Northland Subdivision to 4mile Road. Such parcel shall consist of a 60 foot width
located as shown on the plan being submitted for preliminary plat application.
The Memorandum includes agreement that the 30 $. width of property on the north west
end of the proposed road system owned by Touchmark after the property exchange will
also be deeded to Bridgeland for the exclusive purpose of being included in the road
system with the understanding that such property will be deeded to the city of Kalispell at
the time of final plat of this phase of the subdivision.
Your truly
M Galt
Page 1 of 1
Sean Conrad
From: Planning Department [planning@kalispel1.com]
Sent: Friday, September 21, 2007 11:14 AM
To: sconrad@kalispell.com; 'Nicole Johnson'
Subject: FW: Northland Subdivision Phase IV
From: Lorch, Steve [mailto:slorch@mt.gov]
Sent: Friday, September 21, 2007 10:46 AM
To: planning@kalispell.com
Cc: Axline, Lisa; Thomas, Shawn; Kuennen, Norman
Subject: Northland Subdivision Phase IV
To whom it may concern:
Comments in response to Notice of October 9 public hearing on the request by Bridgeland Development
LLP for re -zoning and Northland Subdivision, Phase 4.
DNRC only has one comment relative to this request:
As has been expressed related to other area developments in the past, our concern is that Four Mile Drive is
misrepresented on the plat as a 60' County R.O.W. The portion of the stated "ROW' located on the underlying
Trust Land ownership has never been legally established.
Thank you for the opportunity to comment on this proposal. If you have any questions or would like to discuss
this matter please don't hesitate to contact me.
Thank You,
Steve
Steve Lorch, a. i. c. p.
MT 6NRC Community Planner
Northwest Lard Office
2250 Highway 93 North
Kalispell, M 1-59901
ph. 406)751 -2262, cell. ('406)250-1096,
fax 75 - 2288
e-mail - siorch@mt.gov
9/21/2007
10011Z410141400WETTV400 I
I, the undersigned certify that I did this date mail via CERTIFIED Mail a
copy of the attached notice to the following list of landowners adjoinin the
property lines of the property where a PREIMINARY PLAT AND ZONE
CHANGE are being requested.
v I
Date:
Tract/Lot: I
Bridgeland Development, LLP
622 St. Andrews Drive
Columbia Falls, MT 59912
Sitescape Associates
P.O. Box 1417
Columbia Falls, MT 59912
48 North Engineering
151 Business Center LooT
Kalispell, MT 59901
�j I IV I im,
Bridgeland Development, LLP 48 North, P.C. Sitescape Associates
622 St. Andrews Drive 151 Business Center Loop P.O. Box 1417
Columbia Falls, MT 59901 Kalispell, MT 59901 Columbia Falls, MT 59912
Waterford on Summit Ridge
Helena Springs
5150 SW Griffith Drive
Beaverton, OR 97005
Anthony & Vicki Ibison
123 N. Haven Drive
Kalispell, MT 59901
Tommy & Teruko Rogers
119 N. Haven Drive
Kalispell, MT 59901
Steven Fauerso
125 N. Haven Drive
Kalispell, MT 59901
Cindy Foot
428 Summit Ridge Drive
Kalispell, MT 59901
Skyview Development, LLC
124 Swan Ridge Court
Kalispell, MT 59901
D.R. & Gisela Morton
127 N. Haven Drive
Kalispell, MT 59901
The Meadows, LLC
8 - lst Street East, #204
Kalispell, MT 59901
Roger & Susan Bowman
440 Summit Ridge Drive
Kalispell, MT 59901
John & Kelly Thies
434 Summit Ridge Drive
Kalispell, MT 59901
James & Laura Smithwick-Hann DNRC
435 Summit Ridge Drive 2250 US Highway 93 North
Kalispell, MT 59901 Kalispell, MT 59901
West Valley LUAC Flathead County Planning Board
Attn: Gary Krueger Attn: Gene Dziza
805 Church Drive 98 Pleasant View Drive
Kalispell, MT 59901 Kalispell, MT 59901
Robert W. Berner
Margaret J. Sorenson
2130 - 9th Street West # 105
Columbia Falls, MT 59912
Gast' & Gloria Marin
121 N. Haven Drive
Kalispell, MT 59901
Charles & Lorraine Wingard
117 N. Haven Drive
Kalispell, MT 59901
Jeffrey Bain
424 Summit Circle
Kalispell, MT 59901
Carol Burtt
429 Summit Ridge Drive
Kalispell, MT 59901
City of Kalispell
Attn: City Clerk
P.O. Box 1997
Kalispell, MT 59903
City of Kalispell
Planning Department
17 - 2ad Street East, Suite 211, Kalispell, Montana 59901
Telephone: (406) 751-1850
Fax: (406) 751-1858
Website: www.kalispell.com
You are being sent this notice because you are either a property owner within
150 feet, or in the vicinity of the proposed project noted below and will be most
directly affected by its development. You have an opportunity to present your
comments and concerns at the meeting noted below. You may contact this
office for additional information.
NOTICE OF PUBLIC HEARING
KALISPELL CITY PLANNING BOARD AND ZONING COMMISSION
OCTOBER 9, 2007
The regular meeting of the Kalispell City Planning Board and Zoning
Commission is scheduled for Tuesday, October 9, 2007 beginning at
7:00 PM in the Kalispell City Council Chambers, Kalispell City Hall, 312
First Avenue East, Kalispell. The planning board will hold a public
hearing and take public comments on the following agenda items. The
Board will make a recommendation to the Kalispell City Council who will
take final action.
• A request by Danielle Heil and Joni Eystad for a conditional use
permit to operate a private preschool called the Meadowlark
Montessori within an R-4, Two -Family Residential zoning district. The
school recently changed ownership and expanded in size serving
approximately 12 to 18 students per day. The Montessori school is
considered a day care center which requires a conditional use permit
to operate within the zoning district. The property is located on the
southeast corner of 91h Street East and 2nd Avenue East and the
address is 204 91h Street East. The lot is 7,500 square feet and no
changes to the existing building or property have been proposed. The
property can be legally described as Lot 12, Block 123 of Kalispell
Addition located in Section 18, Township 28, Range 21, P.M.M.,
Flathead County, Montana.
• A request by Bridgeland Development LLP for a zone change from City
R-4, Two Family Residential to City R-3, Single Family Residential and
preliminary plat approval for a 19 lot subdivision on 5.83 acres. The
property is Phase 4 of the Northland Subdivision and consists of a
170 foot by 1,525 foot strip of land located south of Four Mile Drive
and north of Northland Subdivision phases 1-3. The Meadows, North
Haven Heights, and Summit Ridge Subdivisions make up the eastern
boundary of the project. As part of the subdivision, a roadway
connecting Summit Ridge Drive north to Four Mile Drive would be
constructed. A small park is also planned on the north end of the
project site adjacent to Four Mile Drive that is 9,147 square feet in
size. The property can be legally described as assessor's tract 1
located within NE 1/4 NW 1/4 of Section 1, Township 28 North, Range 22
West, P.M.M., Flathead County, Montana.
A request by the City of Kalispell for a zoning text amendment to
update Chapter 27.26 of the Kalispell Zoning Ordinance relating to
Off -Street Parking, including, but not limited to, changes in design
standards, landscaping requirements, and the minimum number of
required parking spaces associated with specific uses.
A request by the City of Kalispell for a text amendment to update
Chapter 27.21 of the Kalispell Zoning Ordinance relating to planned
unit developments, including, but not limited to, requiring a pre -
application meeting, establishing a 3 tiered system of PUD
applications to accommodate the level of information provided in
phased projects or projects that will be built out over a significant
number of years, and revising the application requirements, the
abandonment requirements and the density provisions.
Documents pertaining to the agenda items are on file for public
inspection at the Kalispell Planning Department, 17 Second Street East,
Suite 211, Kalispell, MT 59901, and are available for public review
during regular office hours.
Interested persons are encouraged to attend the hearing and make their
views and concerns known to the Board. Written comments may be
submitted to the Kalispell Planning Department at the above address,
prior to the date of the hearing, or you may call us at (406) 751-1850, or
e-mail us at plannin&�.kalispell.com for additional information.
i�o. 12274
NOT; UBLIC
HEARING
KALISPELL ;ITY
PLANNING BC.AF'
AND ZONING COM-
MISSION
OCTOBER 9, 2007
The regular meeting of
the Kalispell City Plan-
ning Board and Zoning
Commission is sched-
uled for Tuesday, Octo-
ber 9, 2007 beginning at
7:00 PM in the Kalispell
City Council Chambers,
Kalispell City Hall, 312
First Avenue East Ka-
lispell. The planning
board vilt hold a public
hearing and take public
comments on the follow-
ing agenda items. i he
Board will make a rec-
ommendation to the Ka-
lispell City Council who
will take final action.
1. A request by ^ ,,
ielle Heil and Jbn! E,rs-
tad for a conditioriai use
permit to operate a ori-
vate preschool . a!Ied
the Meadowlark Mon-
tessori within an R-4,
Two -Family Residential
zoning district. The
school recently changed
ownership and expand-
ed in size serving ap-
proximately 12 to 18
students per day. The
Montessc5ri school is
considered a day care
center which requires a
conditional use permit to
operate within the zon-
ing district. The property
is located on the south-
-east corner of 9th Street
East and 2nd Avenue
East and the address is
204 9th Street East. The
lot is 7,500 square feet
and no changes to the
existing building or
property have been pro-
posed. The property can
be legally described as
Lot 12, Block 123 of Ka-
lispell Aadition located
in Section 18, Township
28, Range 21, P.M.M.,
Flathead County, Mon-
tana.
A request by
3ridg land Dev=
ment i_LP for a :one
change f rom City 3-•l.
Two Family Residential
to i;itv R-3, Sinale rarn-
v `residential anti
;)re -slat approval
for , 19 : A subdivision
on acres. - ;r
property is Phase
thxNorthland
t and consist-
. J loot vy
•in :,i lori ri.y
outn of Four4t{;1ile ,ive
north of Pd01 nr
sion pnas- ,
i�3 Pv1eagows, ,i,,
u,nmit Hidge S
Ridge Drive north to
Four Mile Drive would
be construmed. A small
park is IIso pian,ned on
the north end of the
prc i� ite adjacent to
Four i,;We Drive that is
9,147 square feet in
size. The property can
be legally described as
assessor's tract 1 locat-
ed s:,ithin NE1/4 NW 1/4
of _�ection 1, Township
28 north, Range 22
West. P.M.M., Flathead
County, Montana.
3. .A request by the
City of Kalispell for a
zoning text amendment
to update Chapter 27.26
of the Kalispell Zoning
Ordinance relating tc
Off -Street Parking, in-
cluding, but not limited
to, changes in design
standards, landscaping
requirements, and the
minimum number of re-
quired parking spaces
associated with specific
uses.
4. A request by the
City of Kalispell for a
text amendment to up-
date Chapter 27.21 of
the Kalispell Zonina Or-
dinance relating to plan-
ned unit developments.
including, but not limited
to, requiring a preappli-
cation meeting, estab-
lishing a 3 tiered system
of PUD applications to
accommodate the level
of information provided
in phased projects or
projects that will be built
out over a significant
number of years, and
revising the application
requirements, the aban-
donment requirements
and the density provi-
sions.
Documents pertaining
to the agenda items are
on file for public inspec-
tion at the Kalispell
Planning Department,
17 Second Street East.
Suite 211, Kalispell, MT
59901, and are availa-
ble for public review
during regular office
hours.
In--ested persons are
couraged to attend
the hearing and make
their views and con-
ce-ts known to the
80.;rd. Written com-
ments may be submit-
ieo to the Kalispell Plan-
ning Department at the
aaove address, prior to
the date of the hearing,
r you may call us at
,P 6) 751-t850, or P.-
us at
:.l:;nning @kalispell.com
additional informa-
;:on.
STATE OF MONTAINA
FLATHEAD COUNTY
AFFIDAVIT OF PUBLICATION
RICHELLE BROUWER BEING DULY
SWORN, DEPOSES AND SAYS: THAT SHE IS THE
LEGAL CLERK OF THE DAILY INTER LAKE A
DAILY NEWSPAPER OF GENERAL CIRCULATION,
PRINTED AND PUBLISHED IN THE CITY OF
KALISPELL, IN THE COUNTY OF FLATHEAD,
STATE OF MONTANA, AND THAT NO. 12274
LEGAL ADVERTISMENT WAS PRINTED AND
PUBLISHED IN THE REGULAR AND ENTIRE ISSUE
OF SAID PAPER, AND IN EACH AND EVERY COPY
THEREOF ON THE DATES OF September 16, and 23,
2007.
AND THE RATE CHARGED FOR THE ABOVE
PRINTING DOES NOT EXCEED THE MINIMUM
GOING RATE CHARGED TO ANY OTHER
ADVERTISER FOR THE SAME PUBLICATION,
SET IN THE SAME SIZE TYPE AND PUBLISHED
FOR THE SAME NUMBER
Subscribed and sworn to
Before me this
September 24, 2007
OF INS
p
DOROTHY %LENCROSS
Notary Public for the State of Montana
Residing in Kalispell
My Commission expires 9/1 1109
SECTION 1
le!
TOWNSHIP21N RANGE22W
VICINITY MAP
A PRELIMINARY PLAT OF
NORTHLAND SUBDIVISION, PHASE 4
NE1/4 NW1/4 SEC. 1, T.28N., R.22W., P.M.,M. FLATHEAD COUNTY, MONTANA
FOR: BRIDGELAND DEVELOPMENT, LLP DATE: AUGUST 31, 2007
s7
S004855VI 1524.59-
GRAPHT
LEGEND
E UIE
R1,1-:".111E
S-1 I —ENT
LOT -ER
�SECTION LINE—
S
8"E 99_7.
rE 30.
526,79 -7- ------------- -
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AI
RESIDENTIAL LOTS ZONING RIGHT OFWAY PARK/DRAINAGE SURFACE P.C.
LOTS = 19 OVERALL SITE = 5.63 ACRES 1.84 ACRES 0.21 ACRES AVG SLOPE - 9.3% C- -1 p 5erViCeS
TOTAL = 3 .78 ACRES AVG DENSI TY = 3.26 /ACRE SOFEET MIN EL = 3047.3
S Im _ngm
MALLEST = 8,390.95 SF CURRENT KALISPELL R-4 MAX EL = 3096.5 151 BUSINESS CERITER LOOP, SLTflTA
LARGEST= 10,801.44 SF PROPOSED KALISPELL R-3 JL4LJSPF12, MONTANA 59901
406.756.4848