Environmental Assessment[OMT1001
HIGHLAND DEVELOPMENT LLC.
SAINT ANDREWS DRIVE, BOX 2789
COLUMBIA FALLS, MT
59912
CREATED BY:
STUMPTOWN ARCHITECTURE & ENGINEERING, P.C.
P.O. BOX 651
WHITEFISH, MT
59937
M-0 a DEtilLoLlial#X aa
CHAPTER
I. GEOLOGY
11. SURFACE WATER
Ill. VEGETATION
IV. WILDLIFE
V. AGRICULTURE
VI. HISTORICAL, ARCHAEOLOGICAL OR
CULTURALFEATURES
VII. SEWAGE TREATMENT
VIII. WATER SUPPLY
IX. SOLID WASTE
X. DRAINAGE
XI. ROADS
XII. EMERGENCY SERVICES
XIII. SCHOOLS
XIV. ECONOMIC BENEFITS
XV. LAND USE
XVI. PARKS AND RECREATION FACILITIES
XVII. UTILITIES
APPENDIX A
PRELIMINARY PLAT
APPENDIX B
EXHIBIT A
EXHIBIT B
EXHIBIT C
EXHIBIT D
EXHIBIT E
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2
3
4
4
6
8
8
10
11
12
13
14
15
16
ENVII2ONMENTAL ASSESSMENT
Site Data
The proposed subdivision referenced as Northland is located on the northwest
perimeter of the city of Kalispell. It is bounded to the south by vacant land and county
residential development (Meadowlands), to the east by city residential development
(Northridge Heights), to the north by vacant land, and the west by residential/commercial
development along Stillwater Road. The site contains 67.49 acres and has the legal
description of Tract 1 CA in Northwest Quarter of Section 1, Township 28 North, Range
22 West, Flathead County, Montana. See Appendix A for copy of the Preliminary Plat.
A. Locate on a copy of the preliminary plat:
Any known hazards affecting the development which could result in property
damage or personal injury due to:
a) Falls, slides or slumps — soil, rock, mud, or snow.
b) Any rock out cropping.
The terrain on the proposed site area has moderate elevation changes and
does not possess any hazards from falls, slides or slumps. The site does not
contain any visible rock out cropping.
B. Describe any proposed measures to prevent or reduce the danger of property
damage or personal injury form any of these hazards.
Not applicable; See comments in section I part A.
A. Locate on a copy of the preliminary plat:
1. Any natural water systems such as streams, river, intermittent streams, lakes or
marshes (also indicate the names and sizes of each).
The site does not contain natural bodies of water or wetlands.
2. Any artificial water systems such as canals, ditches, aqueducts, reservoirs and
irrigations systems (also indicate the names, sizes of each).
The site contains no natural watercourses within the site boundary. A
small ditch running partially through the site appears to channel storm
water runoff from the topology above it.
3. Any areas subject to flood hazard, or if available, 100-year floodplain maps
(using best available information).
The subject site is not located within the 100-year flood plain and appears
to be located within Zone C: "Areas of minimal flooding (No shading.)"
Please see Exhibit A for a copy of Flood Insurance Rate Map (FIRM).
A. Locate on a copy of the preliminary plat the major vegetation types within the subdivision
(e.g., marsh, grassland, shrub and forest).
The subject site entirely consists of grassland and/or minor cultivation; no
areas on the subject site have significant shrubs or trees.
B. Describe the amount of vegetation that is to be removed, or cleaned from the site,
and state the reasons for such removal.
All vegetation will be removed at the location of all proposed roads. There
are approximately 6755 feet of roads with a right of way width of 60 feet.
Existing vegetation on the individual lots will remain intact until future lot
owners initiate development; Typical residential vegetation conforming to the
surrounding area is expected.
C. Describe any proposed measures to be taken to protect vegetative cover.
Vegetation that conforms to the development plan will be preserved.
A. What major species of fish and wildlife, if any, use the area to be affected the
proposed subdivision?
The site contains no lakes or streams and therefore has no effect on aquatic
species. It is assumed that other transient wildlife does visit the area and it is
not apparent that any major species relies on the existing site as primary
habitat. Tri-City Planning Office Growth Policy documents (2003) indicate
the proposed subdivision within the subject site is not listed as important
riparian, black bear, deer, elk, moose, or mountain lion habitat. The proposed
improvements thus should have a minimal impact on wildlife.
B. Locate on a copy of the preliminary plat any known important wildlife areas, such
as big game winter range, waterfowl nesting areas, habitat for rare and endangered
species and wetlands.
The site is not located on or near any important wildlife areas; See comments
in Section IV Part A.
C. Describe any proposed measures to protect wildlife habitat or to minimize habitat
degradation.
At the current time there are no proposed measures that are to be instituted.
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A. State the acreage, type and agricultural classifications of soils on the site.
Tri-City Planning Office Growth Policy documents (2003) indicate the
proposed subdivision within the subject site is not listed as Prime Farmlands
or Farmlands of Statewide Importance. Furthermore, Montana Department
of Administration CADASTRAL records indicate the subject site (67.49
acres) is currently classified as "rural vacant land, non -qualified as
agricultural land." historical uses of the land are consistent with this current
classification.
B. State the history of production of this site by crop type and yield.
Not applicable; See comments in section V part A.
C. State the historical current agricultural uses which occur adjacent to the site.
Properties adjacent to the subject site are similarly classified and are not
currently used for significant agriculture.
D. Explain any steps, which will be taken to avoid or limit development conflicts with
adjacent agricultural uses.
Although none of the adjacent properties are used for significant agricultural
purposes, the proposed subdivision should by no means limit any
conventional agricultural activities on the adjacent properties. All disturbed
areas will be reseeded to prevent the spread of any noxious weed.
E. If the site is timbered, state any timber management recommendations, which may
have been suggested or implemented by the U.S.D.A Division of Forestry in the
area of this proposal.
the subject site dues not contain Signiaic�anaiy cii3ibered areas.
A. Locate on a copy of the preliminary plat any known or possible historic,
archaeological or cultured sites, which exist on or near the site.
Tri-City Planning Office Growth Policy documents (2003) indicate the
proposed subdivision within the subject site is not listed as a historical or
architectural resource. Furthermore, there are no known historic,
archaeological or cultured areas on the site.
B. Describe any known or possible sites delineated on the preliminary plat.
There are no known historic, archaeological or cultured areas on the site.
C. Describe any measures that will be taken to protect such sites or properties.
Since it is believed that there are no known historic, archaeological or
cultured areas on the site, no proposed measures have been instituted.
13-Y11 Y:��7TI Y�hH►f 1�
A. Where individual sewage treatment systems are proposed for each parcel:
1. Indicate the distance to the nearest public or community sewage system.
2. Provide as attachments:
a. Two (2) copies of the plat which show the proposed suitable location on
each lot for a subsurface treatment system and a 100% replacement area
for the subsurface treatment system. Show the location of neighboring
wells and subsurface treatment systems and the distances to each.
b. The results of percolation test performed in representative areas for drain
fields in accordance with the most recent DEQ Bulletin. Each percolation
test shall be keyed by a number on a copy of the plat with the information
and results provided in the report. The number of preliminary percolation
tests required shall be one-fourth (1/4) of the total number of proposed lot
and these tests shall be performed in different soil types, or evenly spaced
throughout the subdivision in the absence of soil variability.
c. A detailed soils description for the area shall be obtained from test holes at
least seven (7) feet in depth. The number of test holes will depend upon
i 1 7' r..l 7 Tl TT 0 T%__ ��G._ 1 i' A _..W 71-..�,.9.. GGcc++
the variaoillty of the soils. The U.J. Departinent of 2 r,11cU 1l UiG J "Soils
s
Classification System," shall be used in the description. Information on the
internal and surface drainage characteristics shall be included. Each test
4.
hole shall be keyed by a number on a copy of the plat with the information
provided for the report.
d. A description of the following physical conditions:
(1) Depth to groundwater at time of year when water table is nearest
the surface and how this information was obtained.
(2) Minimum depth to bedrock or other impervious material, and how
this information was obtained.
B. For a proposed public or community sewage treatment system:
The proposed site is to be serviced by the existing public works sanitary sewer
system operated by the city of Kalispell. Please see Exhibit fl for proposed
sewer line location.
1. Estimate the average number of gallons of sewage generated per day by the
subdivision when fully developed.
The following is only an estimate and complete engineering design
calculations have not been finalized. The average single-family residence in
Kalispell (3 bedroom) is estimated to produce 300 gallons sewage per day.
Estimated sewage flow would be:
83 residences * 300 gallons = 24,900 gallons per day (gpd)
Using a peaking factor 3.0, the peak hourly flow would be 51.9 gallons per
minute (gpm)•
2. Where an existing system is to be used:
a. Identify the system and the person, firm or agency responsible for its
operation and maintenance.
City of Kalispell public works sanitary sewer system.
b. Indicate the system's capacity to handle additional use and its distance from
the development.
Existing sewer system connections are located on the subject site's
eastern border at the confluences with Northridge Drive and Hilltop
Avenue. 'Tri-City Planning Office Growth Policy documents (2003)
indicates the existing wastewater treatment plant is operating at
approximately 77% capacity out of a designed capacity of 3.1 million
gallons per day. Distance from the proposed subject site to the City of
Kalispell Wastewater 'Treatment Plant is approximately 3.5 miles.
C. Provide evidence that permission to connect has been granted.
The proposed site is still in the design phase and permission has not
been granted.
3. Where a new system is proposed:
Not applicable, see previous comments in section VII part B, 1&2.
a. Attach a copy of the plat showing the location of all collection lines and
the location and identification of the basic components of the treatment
systems.
b. If subsurface treatment of the effluent is proposed, give the results of the
preliminary analysis and percolation tests in the area of the treatment site.
c. Provide a description of the following physical conditions:
(1) Depth to groundwater at time of year when water table is nearest the
surface and how this information was obtained.
(2) Minimum depth to bedrock or other impervious material, and how this
information was obtained.
d. Indicate who will bear the costs of installation and who will own, operate
and maintain the system. Also, indicate the anticipated date of
completion.
A. Where an individual water supply system is proposed for each parcel:
Not applicable, see comments in section VIII part B.
1. If individually drilled wells are to be used, provide evidence as to adequate
quantity and quality of the water supply.
2. If any other method of individual water supply is to be used:
a. Explain why the alternate form of water supply is proposed instead of drilled
wells.
b. Identify the source of water supply and provide evidence that it is of
sufficient quantity and quality to serve the development.
3. Attach two (2) copies of the plat showing the proposed 'location of each spring,
well, cistern, or other water source and indicate the distance to existing or
proposed sewage treatment systems.
I
B. Where a public or community water system is proposed:
The proposed site is to be serviced by the existing public works water system
operated by the City of Kalispell. Please see Exhibit B for proposed water
line location.
1. Estimate the number of gallons per day required by the development (including
irrigation, if applicable).
The following is only an estimate and complete engineering design
calculations have not been finalized. The following assumptions have been
made due to the absence of past operating records:
Average Daily Demand is the average amount of water used each day during
a one-year period for the entire system. Average Daily Demand is estimated
to be 300 gallons per day (gpd) per dwelling unit.
83 residences * 300 gallons = 24,900 gpd 25.9 apm*
Maximum Daily Demand is the average rate of consumption on the day of
highest consumption in a one-year period for the entire system. Maximum
Daily Demand is estimated to be 200 percent of the Average Daily Demand.
200% * 24,900 gpd = 49,800 gpd d 51.9 a
121pul,
Peak Daily Demand is the maximum rate of water used in a single hour of
any day during a one-year period for the entire system. Peak Daily Demand
is estimated to be 400 percent of the Average Daily Demand.
400% * 24,900 gpd = 99,600 gpd 104 -pm*
*Residential communities water use rate in gallons per minute is based on 16-hour period of use
2. Where an existing system is to be used:
a. Identify the system and the person, firm or agency responsible for its
operation and maintenance.
City of Kalispell public works
b. Indicate the system's capacity to handle additional use and its distance from
the development.
water Existing v er system connections are located on the subject' site's
- j -
eastern border at the confluences with Northridge Drive and Hilltop
Avenue. Tri-City Planning Office Growth Policy documents (2003)
indicate the city's existing water supply system has a pumping capacity
�n
of 7500 gpm with a storage capacity of nearly 4.5 million gallons. Water
source locations are spread throughout the city.
c. Provide evidence that permission to connect has been granted.
The proposed site is still in the design phase and permission has not been
granted.
3. Where a new system is to be used:
Not applicable, see previous comments in section VIII part B part 1&2.
a. Provide evidence that the water supply is adequate in quantity, quality and
dependability.
b. Indicate who will bear the costs of installation, when it will be completed and
who will own, operate and maintain the system.
C. Attach a copy of the plat showing the proposed location of the water source
and all distribution lines.
{ • 1
A. Describe the proposed method of collecting and disposing of solid waste
from the development.
City of Kalispell Public Works
B. If central collection areas are proposed within the subdivision, show their location
on a copy of the preliminary plat.
Not applicable.
C. If use of an existing collection system or disposal facility is proposed, indicate the
name and location of the facility.
City of Kalispell Public Works
A. Streets and Roads:
1. Describe any proposed measures for disposing of storm run-off from streets and
roads.
0
All streets will have a 2 percent crown that slopes to the curb and gutters.
Engineering designs will appropriately control storm water runoff that
minimizes infiltration of groundwater into the existing sewer system.
2. Indicate the type of road surface proposed.
All roads will be paved with asphalt.
3. Describe any proposed facilities for stream or drainage crossing (i.e., culverts,
bridges).
The proposed site is still in the design phase, and any proposed drainage
features will be engineered to appropriately control storm water run-off
and drainage. It is assumed that cross -pans will be utilized to route storm
water at overland crossings and culverts below road sections.
B. Other areas
1. Describe how surface run-off will be drained or channeled from lots or
common areas.
(Depending on lot configurations, the flow will sheet flow off the lots and be
directed to gutters or ditches. The flow will then be routed to a detention
facility or existing storm water facilities.
2. Indicate if storm run-off will be drained or channeled from lots or common
areas.
The proposed site is still in the design phase and will be appropriately
engineered to control storm water run-off and drainage.
3. Describe any proposed sedimentation and erosion controls to be utilized both
during, and after, construction.
Silt fences will be installed at locations that are down slope of any
disturbed areas and straw bales will be placed around the culverts and
existing catch basins. This preventative measures will be utilized during
construction and until new vegetation has been established.
4. Attach a copy of the plat showing how drainage on lots, road and other areas
will be handled (include sizes and dimensions of ditches, culverts, etc.)
A. Estimate how much daily traffic the development, when fully developed, will
generate on existing or proposed roads providing access to the development.
1. Discuss the capability of existing and proposed roads to safely accommodate
this increased traffic (e.g., conditions of the road, surface and right-of-way
widths, current traffic flows, etc.).
The proposed development is located on the northwest edge of the City of
Kalispell and can be accessed from existing roads to the west (Stillwater
Road), to the east (Hilltop Avenue and Northridge Drive), and to the south
(Fox Hill Drive). All roads receive low to moderate traffic flows from
residents that live in the neighboring residential areas. Montana
Department of Transportation reports 2002 traffic data on Northridge
Drive (U6703) at 1,265 vehicles per day and Three Mile Drive (U6706) at
5150 vehicles per day. Estimated additional traffic would be:
83 residences x 4 trips/day = 332 vehicles per day
Please see Exhibit D, traffic counts.
The existing roads are considered local and have 60 foot right of ways. The
conditions of the existing roads would be considerate moderate or in fair
conditions.
2. Describe any increased maintenance problems and cost that will be caused by
this increase in volume.
The proposed subject site will add approximately 6755 linear feet of
roadway, and no extraordinary maintenance increases problems are
expected. Multiple accesses reduce the concentration of traffic to both the
proposed and existing residential developments, which may mitigate some
of these increases.
B. Indicate who will pay the cost of installing and maintaining dedicated and/or
private roadway.
All proposed street improvements will be dedicated to the City of Kalispell.
The developer will be responsible for the installation costs.
C. Describe the soil characteristics, on site, as they relate to road and building
construction and measures to be taken to control erosion of ditches, banks and cuts
as a result of proposed construction.
The onsite soils characteristics appear to be typical for this area. Any ditches,
cuts or banks will be installed having a maximum of 4:1 slope. All erosion
10
control measures such as silt fences and straw bales will be kept in place until
new vegetation has established itself.
D. Explain why access was not provided my means or a road within the subdivision if
access to any of the individual lots is directly from City, County, State or Federal
roads or highways.
All lots will access the paved roads within the subdivision.
E. Is year-round access by conventional automobile over legal rights -of way available
to the subdivision and to all lots and common facilities within the subdivision?
See comments in Section XI fart A
F. Identify the owners of any private property over which access to the subdivision
will be provided.
Not Applicable; all connecting roads are owned and maintained by either the
City of Kalispell or Flathead County.
XII. EMERGENCY SERVICES
A. Describe the emergency services available to the residents of the proposed
subdivision including the number of personnel and number of vehicles and/or type
of facilities for:
The proposed subdivision is to be annexed into the City of Kalispell and all
lots owners will utilize emergency services provided by the City of Kalispell.
1. Fire Protection:
a) Is the proposed subdivision in an urban or rural fire district? If not, will one
be formed or extended?
The City of Kalispell fire district will protect the proposed subdivision.
b) In absence of a fire district, what fire protection procedures are planned?
Not applicable, see comments in Section XII Part A Number la.
c) Indicate the type, size and location of any proposed recharge facilities.
The water system will be connected to C;t1' of Kalispell public water
system, with flows and pressures designed to handle base and fire flow
demands.
11
d) If fire hydrants are proposed, indicate water pressure capabilities and the
locations of hydrants.
The maximum spacing between fire hydrants will be 360 feet. The
design flows will accommodate a 1000 gpm fire demand plus base
demand and maintain a minimum residual pressure of 20 psi.
2. Police Protection.
Police protection will be provided by the City of Kalispell.
3. Ambulance Service.
Ambulance service will be provided by the City of Kalispell.
4. Medical Services.
Medical services will be provided by the City of Kalispell.
B. Can the needs of the proposed subdivision for each of the above services be met by
present personnel and facilities?
It is impossible to say any new development will not have impacts on any
emergency services. However, it can be stated that by using proper
development techniques that impacts can be kept to a minimum. It is
believed that the site is easily accessible and multiple routes to the site are
available. The development will provide resources for fire protection and the
lighted streets will provide visibility to deter theft and vandalism.
1. If not, what additional expense would be necessary to make these services
adequate?
2. At whose expense would the necessary improvements be made?
A. Describe the educational facilities which would serve the subdivision (school
facilities, school personnel, bus routes and capabilities, etc.).
The subdivision is within school district 5 (16 facilities, approximately 4755
students). Building capacity and enrollment figures for 2000-2001 indicate
approximately 87% capacity with a declining enrollment beginning school
year 2005-2006. Bus routes are nearby within the existing Northridge Heights
subdivision.
12
B. Estimate the number of school children that will be added by the proposed
subdivision, and how they will affect existing facilities.
2000 Census figures for Flathead County indicate approximately 0.65 school -
age children per household. Estimated additional school children:
83 residences x 0.65 school -age children = 54 children
This development should not significantly affect the existing School District 5.
A. Provide the present assessment classifications and range of the total assessed
valuation of all land and structures.
For the tax year of 2002, Flathead County has assigned a market value of
$2,688 (with no buildings assessed) to the subject site. Taxes and fees for 2002
total $337.28.
B. Provide the anticipated assessment classification and range of the total assessed
valuation of all structures (at 25 % and 90% occupancy — also give estimated year
of said occupancy).
Current real estate appraisals of the proposed site's value after improvements
have not been obtained at this time. future assessed valuations after
improvements, at both 25% and 90% occupancy, are expected to greatly
increase and provide substantially more revenue than the current assessment
classification.
C. Provide anticipated revenue increases, per unit, from water, sewer and solid waste
fees.
Using current utility rates from the City of Kalispell for sewer, water, and
garbage, the anticipated revenues should approximately be:
Water: (Current Rate @ $1.51 / 1000 g + $2.65 admin fee)
$16.42/month * 12 months/year = $197.05/year
$197.05/year * 83 lots = $16,355 / year
Sewer: $33.48/month * 12 months/year = $401.71/year
$401.71/year * 83 lots = $33,342 / vear
Solid $85.00/year
Waste: $85.00/year * 83 lots = $7,055 / year
13
A. Describe the existing historical use of the site.
The site is vacant land and historical uses may have included cultivation for
seasonal hay / grain crops.
B. Describe any comprehensive plan recommendations and other land use regulations
on and adjacent to the site. Is zoning proposed? If located near an incorporated
city or town, is annexation proposed?
The planned use of the proposed subdivision is to be used as a residential area
per the City of Kalispell PUD/R-3 zoning requirements. The site is currently
zoned SAG-10 (County, Suburban Agriculture) on the outside edge of
Kalispell city limits with plans to be annexed into the City of Kalispell.
Neighboring properties are zoned PUD (County RA-1, Residential Apartment
and County R-4, Two Family Residential), R-2 (County, One Family Limited
Residential), and R-3 (Kalispell, Urban Single Family Residential). Tri-City
Planning Office Growth Policy documents (2003) indicate the proposed
subdivision within the subject site is consistent with the future land use
designation of Urban Residential.
Please see Exhibit E, zoning.
C. Describe the present uses of lands adjacent to or near the proposed development.
Describe how the subdivision will affect access to any adjoining land and/or what
measures are proposed to provide access.
The subject site is surrounded by land of various classification and use.
Undeveloped land to the north and southwest borders the subject site(both
are currently in the development planning stage); Remaining land is
residentially developed. The proposed development would connect to existing
roads within the residentially developed areas and does not propose new
access through or to the other parcels. Proposed development furthermore
does not restrict access to any surrounding parcel.
D. Describe the basis of the need for the subdivision. How much development of a
similar nature is, or is not, available in the area?
Census figures and other numerous data sources establish the long-term, high
growth trends of the Flathead Valley and Kalispell areas. Tri-City Planning
Office Growth Policy documents (2003) indicates a projected continuation of
14
growth and outline a need for more residential housing. The proposed
subdivision will produce real estate that is consistent with those properties the
market demands, and will feature generous amounts of green space desired
by the Growth Policy's recommendations.
E. Describe any health or safety hazards on or near the subdivision (mining activity,
high voltage lines, gas lines, agricultural and farm activities, etc.) Any such
conditions should be accurately described and their origin and location identified.
There are no known current health or safety hazards in the immediate
proximity of the subject site that are not already associated with the normal
hazards of the existing residential developments. This engineering firm is not
an expert in the determination of all health and safety hazards that may apply
to the subject site.
F. Describe any on -site uses creating a nuisance (unpleasant odor, unusual noises,
dust, smoke, etc.). Any such conditions should be accurately described and their
origin and location identified.
There are no known current nuisances in the immediate proximity of the
subject site that are not already associated with the normal conditions of the
existing residential developments. This engineering firm is not an expert in
the determination of all nuisances that may apply to the subject site.
A. Describe park and recreation facilities to be provided within the proposed
subdivision and other recreational facilities which will serve the subdivision.
Proposed zoning for the subject site is Planned Unit Development with a
Kalispell R-3 overlay. Multiple park areas are proposed for the site and will
be maintained by the homeowners association.
B. List other parks and recreation facilities or sites in the area and their approximate
distance from the site.
The City of Kalispell maintains a park in nearby Northridge Heights, less
than one mile from the subject site.
C. If cash -in -lieu of parkland is proposed, state the purchase price per acre or current
market value (values stated must be no more than 12 month old).
15
II. UTILITIES:
A. Indicate the utility companies involved in providing electrical power, natural gas,
or telephone service. To what extent will these utilities be place underground?
Electrical Power: Flathead Electric Co-op
Natural Gas: Northwestern Energy
Telephone: CenturyTel
All utilities will be installed underground within the subdivision.
B. Has the preliminary plat been submitted to affected utilities for review?
Only preliminary discussions have taken place with the utility companies and
no drawings have been submitted for review.
C. Estimate the completion date of each utility installation.
Completion dates have not been determined at this time.
16
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Page 16
CHAPTER 27.06
Sections:
27.06.010 Intent
27.06.020 Permitted Uses
27.06.030 Uses Which May Be Permitted By Conditional Use Permit
27.06.040 Property Development Standards
27.06.010: Intent. A residential district to provide lot areas for urban development. This
development must be served by all public utilities.
27.06.020: Permitted Uses.
(1). Boarding house, incidental (see definition).
(2). Day care (family or group day-care homes).
(3). Dwelling, single family.
(4). Parks.
27.06.030: Uses Which May Be Permitted By Conditional Use Permit.
(1). Bed and breakfast.
(2). Church/worship/parish/Sunday school buildings.
(3). Community center/gym/swim pools -operated by public/quasi-public.
(4). Community residential facility for eight (8) or fewer persons.
(5). Day care center.
(6). Dwellings, cluster development.
(7). Electrical distribution station.
(8). Foster or group homes serving eight (8) or fewer persons.
(9). Golf courses.
(10). Law enforcement/fire stations.
(11). Railroad rights -of -way.
(12). Recreational area, non-commercial.
(13). Schools, public/private, grades 1-12.
(14). Temporary building/structure.
(15). Water storage facilities.
R- 3 Residential- Page 17
27.06.040: Property Development Standards.
(1). Minimum Lot Area: 7000 square feet
(2). Minimum Lot Width (FT): 60
(3). Minimum Yards (FT):
Front Yard - 20
Side Yard - 5
Rear Yard - 20
Side Corner - 20
(4). Maximum Building Height (FT): 35
(5). Permitted Lot Coverage (%): 40
(6). Off -Street Parking: Refer to Section 27.26.
(7). Maximum Fence Heights (FT):
As per 27.22.090.