Staff Report/Preliminary PlatE
Tri-City Planningice
17 Second Street East — Suite 211
Kalispell, Montana 59901
Phone: (406) 758-1850
Fax: (406) 751-1858
tricity@cen to rytel.net
www.tricitypianning-mt.com
Kalispell Mayor and City Council
Narda A. Wilson, Senior Planner
Chris A. Kukulski, City Manager
Sinopah Subdivision - Preliminary Plat Approval
MEETING DATE: August 2, 2004
BACKGROUND: This is a request for preliminary plat approval of Sinopah
Subdivision., a 26 lot residential subdivision on approximately 5.53 acres in the
northwest part of Kalispell. This 26 lot residential subdivision has 18 single family
lots and 8 .two unit townhouses: A request for a zone change has been filed
concurrently with the plat, to change the zoning from R-3,, Urban Single Family
Residential, to R74, Two Family Residential 'in order to accommodate the two unit
townhouses. The property is located between North Meridian Road and Northwest
Lane,, north of Three Mile Drive.
This property is located between North Meridian Road and Northwest Lane, north of
Three Mile Drive. The property can be addressed as 125 Northwest Lane. Currently
there are three houses and two mobile homes ,that will be removed from the property
when the .subdivision is developed.
The Kalispell City Planning Board met on July 13, 2004 and held a public hearing to
consider this proposal. At the 'public hearing, ,the applicant and' consultant explained
the project � and their goals in developing the site. There was no one from the
neighborhood to speak either in favor or in opposition to the proposal.
The' planning board discussed the' request ,and issues related to the zoning and
development in the area. Some minor modifications were made to the conditions of
approval and the preliminary .'plat , was unanimously recommended for approval
subject to conditions:
COMMENDATION: A motion' to approve the preliminary plat ,subject to the
recommended conditions would be in order..
FISCAL EFFECTS:
ALTERNATIVES:
Minor positive impacts once fully developed.'
As suggested by the City Council.
Providing Community Planning Assistance To:
• City of Kalispell • City of Whitefish • City of Columbia Falls •
Sinopah Subdivision - Preliminary Plat
July 23, 2004
Page 2
Respectfully submitted,
%lain Via✓ ��,��J � l,;
Narda A. Wilson Chris A. Kukulski
Senior Planner City Manager
Report compiled: July 23, 2004
c: Theresa White, Kalispell City Clerk
Attachments: Transmittal letter
Staff report #KPP-04-9 and application materials
Draft minutes from 7/ 13/04 planning board meeting
TRANSMIT\ KALISPEL\2004 \KPP04-9MEM
• ' • . 1 • • ' ' • 1 '' C 1 •'IRIVI
1 ' • •' 1, C 1 • •
TOWNSHIP•' ' / COUNTY,
•
WHEREAS, Jeff and Karen Thiesen, the owners of the certain real property described above have
petitioned for approval of the Subdivision Plat of said property, and
WHEREAS, the Kalispell City Planning Board and Zoning Commission held a public hearing on
July 13, 2004, on the proposal and reviewed Subdivision Report #KPP-04-9 issued
by the Tri-City Planning Office, and
WHEREAS, the Kalispell City Planning Board and Zoning Commission has recommended
approval of the Preliminary Plat of Sinopah Subdivision, subject to certain conditions
and recommendations, and
WHEREAS, the City Council of the.City of Kalispell at its regular Council Meeting of August 2,
2004, reviewed the Tri-City Planning Office Report #KPP-04-9, reviewed the
recommendations of the Kalispell City Planning Board and Zoning Commission, and
found from the Preliminary Plat, and evidence, that the subdivision is in the public
interest.
NOW THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF
KALISPELL, MONTANA AS FOLLOWS:
SECTION I. That the Findings of Fact contained in Tri-City Planning Office Report
#KPP-04-9 are hereby adopted as the Findings of Factof the City Council.
SECTION II. That the application of the Thiesens for approval of the Preliminary Plat of
Sinopah Subdivision, Kalispell, Flathead County, Montana is hereby
approved subject to the following conditions:
1. Development of the subdivision shall be platted in substantial compliance with the approved
preliminary plat which governs the location of lots and roadways within the ' subdivision.
(Kalispell Subdivision Regulations, Appendix C — Final Plat)
2. That -the plans and specifications for all public infrastructure be designed and installed in
accordance with the Kalispell Design and Construction Standards and a letter shall be obtained
stating that they have been reviewed and apj roved by the Kalispell Public Works Department.
(Kalispell Subdivision Regulations, Chapter 3, Design Standards, Section 3.01).
3. That an easement shall be obtained and recorded from the property owner to the west granting
access across the property for utility extension purposes. (Kalispell Subdivision Regulations,
Section 3.08(A)).
4. That a minimum 50-foot buffer strip shall be established between North Meridian Road and the
subdivision as indicated on the plat and buffering in the form of berming or landscaping or both
shall be established.
5. The following requirements shall be met per the Kalispell 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
Uniform Fire Code (1997) Appendix III -A.
b. Fire hydrants shall be provided per City specifications at locations approved by this
department, prior to combustible construction. Additional design information shall be
submitted for approval by this department.
C. Fire Department access shall be provided in accordance with Uniform Fire Code
(1997) Article 9.
d. Secondary erg cy ce `sh 1 be es. urfiig proj eict-phasingas required by
e. m�rg��Zrm��
3 2ctu
res�isi via an dxisting
w iredatedequacy of the bridge
structure to support fire apparatus.
f. Due to project phasing, it should be noted that hazardous weed abatement shall be
provided in accordance with City of Kalispell Ordinance 10-8.
6. That a letter be obtained from the Kalispell , Parks and Recreation Director approving a
landscape plan for the placement of trees and landscaping materials within the five foot
landscape boulevard developed between the curb and the sidewalk. (Kalispell Subdivision
Regulations, Section 3.11)
7. That cash in lieu of parkland shall be accepted in the amount of $7,880 to meet the parkland
dedication requirement based on 11 percent of the,area in lots or .47 acres at a value of $17,000
per acre. An attempt shall bemade td coordinate a plan reviewed and approved by the City of
Kalispell Parks and Recreation Department and School District 5 that provides improvements
I
to the ball field that lies ' directly to the west of this property,. (Kalispell Subdivision
Regulations, Section 3.19).
8. 'The roads 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. (Kalispell Subdivision
Regulations, Section 3.09).
9. The developer shall provide a letter from the U.S. Postal Service approving the plan for mail
service. (Kalispell Subdivision Regulations, Section 3.22).
10. Street lighting shall be located within the subdivision and shall be shielded so that it does not
intrude unnecessarily onto adjoining properties. (Kalispell Subdivisions Regulations, Section
3.09(L)).
11. All utilities shall be installed underground. (Kalispell Subdivision Regulations, Section 3.17).
12. That a minimum of two-thirds of the necessary infrastructure for this subdivision shall be
completed prior to final plat submittal.
13. All areas disturbed during development of the subdivision shall be re -vegetated with a weed -
free mix immediately after development.
14. Lots !A and 2A lines shall be shifted east a minimum of 10 feet to accommodate the required
15 foot side corner setback or else replaced with single family lots.
15. A note shall be placed on the face of the plat waiving, protest to the creation of a special
improvement district for the future upgrade of Northwest Lane to City standards.
16. A note shall be placed on the face of the plat designating the lots within the subdivision as
being intended for single family dwellings other than those identified on the preliminary plat as
being intended for two unit townhouse development.
17. That preliminary, plat approval shall be valid for a period of three years from the date of
approval. (Kalispell Subdivision Regulations, Section 2.04).
SECTION III. Upon proper review and filing of the Final Plat of said subdivision in the
office of'the ,Flathead County Clerk and Recorder, said premises shall be a
subdivision of the City of Kalispell.
PASSED AND APPROVED BY THE'CITY COUNCIL AND SIGNED BY THE MAYOR OF THE
CITY OF KALISPELL, THIS 2ND DAY OF AUGUST, 2004.
Pamela B. Kennedy
Mayor
ATTEST:
Theresa White
City Clerk, ;
Aly
Tri-City PlanningOffice
17 Second Street East- Suite 211
Kalispell, Montana 59901
Phone: (406) 751-1850
Fax: (406) 751-1858
tricitv(a,)centurytehnet
www.tricitypianning-mt.com
July 23, 2004
Chris Kukulski, City Manager
City of Kalispell
P.O. Box 1997
Kalispell, MT 59903
Re: Sinopah Subdivision - Preliminary Plat Approval
Dear Chris:
The Kalispell City Planning Board met on July 13, 2004 and held a public hearing to
consider a preliminary plat approval of Sinopah Preliminary Plat, a 26 lot residential
subdivision (18 single family lots and, 8 two unit townhouses) , on� approximately 5.53
acres. A request for a zone change has been filed concurrently with the plat to change
the zoning from R-3, Urban Single Family Residential, to R-4, Two Family Residential.
The ',property is located between North Meridian Road and Northwest Lane, north of
Three Mile Drive.
Narda Wilson representing the Tri-City Planning Office, presented staff report KPP-04-
9 evaluating the request and recommended approval of the subdivision subject to
conditions.
At the public hearing, the applicant and consultant explained their plans for the
development of the property and why they believe this is a good' location for this type
of 'development.
The planning board discussed the request and made some minor modifications to the
recommended conditions of approval. A , motion was made and passed on a
unanimous vote to forward a recommendation that the Kalispell City Council approve
the preliminary plat subject to -the recommended conditions, attached as Exhibit A.
Please schedule this matter. fot,'.the August 2, 2004 regular city council meeting. You
may contact this board or Narda Wilson at the Tri-City Planning' Office -if you have any
questions regarding this matter.
Sincerely,,
Kalispell City Planning Board
l
ge ylor
President
Providing Community Planning Assistance To:
• City of Kalispell • City of Columbia Falls • City of Whitefish •
Sinopah Preliminary Plat
July 23, 2004
Page 2
GT/NW/ma
Attachments: Exhibit A - Recommended conditions of approval
Staff report #KPP-04-9 and application materials
Draft minutes 7 / 13 / 04 planning board meeting
c w/ Att: Theresa White, Kalispell City Clerk
c w/o Att: Jeff & Karen Thiesen, 789 Fifth Avenue, WN, Kalispell, MT 59901
Marquardt Surveying, 285 First Avenue, EN, Kalispell, MT 59901
Cache Creek Consulting, 10 Oregon Avenue, Whitefish, MT 59937
Frdo/Transmit/Kalispell/2004/KPP04-9 SINOPAH
Sinopah Preliminary Plat
July 23, 2004
Page 3
EXHIBIT A
•SUBDIVISION
• • • • •
KALISPELL CITY PLANNING
BOARD
••
The Kalispell City Planning Board is recommending the following conditions to the
Kalispell City Council for the above referenced preliminary plat. A public hearing was
held on this matter at the July 13, 2004:
Development of the subdivision shall be platted in substantial compliance with
the approved preliminary plat which governs the location of lots and roadways
within the subdivision. (Kalispell Subdivision Regulations, Appendix C - Final
Plat) .
2. That the plans and specifications for all public infrastructure be designed and
installed in accordance with the Kalispell Design and Construction Standards and
a letter shall be obtained stating that they have been reviewed and approved by
the Kalispell Public Works- Department. (Kalispell Subdivision Regulations,
Chapter 3, Design Standards, Section 3.01).
3. That an easement shall be obtained and recorded from the property owner to the
west granting access across the property for utility extension purposes. (Kalispell
Subdivision Regulations, Section 3.08 (A)).
4. That a minimum 50-foot buffer strip shall be established between North Meridian
Road and the subdivision as indicated on the plat and buffering in the form of
berming or landscaping or both shall be established.
5. The following requirements shall be met per the Kalispell 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 Uniform, Fire Code (1997) Appendix III -A.
b. Fire hydrants shall be, provided per City specifications at locations :approved'
by this department, prior to combustible construction. Additional design
information shall be submitted for approval by this department.
c. Fire Department, access shall be provided in accordance with Uniform Fire
Code (1997) Article 9.
d. Secondary emergency access shall be addressed during project phasing as
required by this department.
e. Ei'nergency vehicle access. to the existing 3 structures is indicated' via an
existing wooden bridge. More information is required related to' the adequacy
of the bridge structure to support fire apparatus.
Sinopah Preliminary Plat
July 23, 2004
Page 4
f. Due to project phasing it should be noted that hazardous weed abatement
shall be provided in accordance with City of Kalispell Ordinance 10-8.
6. That a letter be obtained from the Kalispell Parks and Recreation Director
approving a landscape plan for the placement of trees and landscaping materials
within the five foot landscape boulevard developed between the curb and the
sidewalk. (Kalispell Subdivision Regulations, Section 3.11).
7. That cash in lieu of parkland shall be accepted in the amount of $7,880 to meet
the parkland dedication requirement based on 11 percent of the area in lots or
.47 acres at a value of $17,000 per acre. An attempt shall be made to coordinate
a plan reviewed and approved by the City of Kalispell Parks and Recreation
Department and School District 5 that provides improvements to the ball field
that lies directly to the west of this property. (Kalispell Subdivision Regulations,
Section 3.19).
8. The roads 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. (Kalispell Subdivision Regulations, Section 3.09).
9. The developer shall provide a letter from the U.S. Postal Service approving the
plan for mail service. (Kalispell Subdivision Regulations, Section 3.22).
10. Street lighting shall be located within the subdivision and shall be shielded so
that it does not intrude unnecessarily onto adjoining properties. (Kalispell
-Subdivision Regulations Seetion 3.09(L)).
11. All utilities shall be installed underground. (Kalispell Subdivision Regulations,
Section 3.17) .
12. That a minimum of two-thirds of the necessary infrastructure for this subdivision
shall be completed prior to final plat submittal.
13. All areas disturbed during development of the subdivision shall be re -vegetated'
with a weed -free mix immediately after development.
14. Lots IA and 22A sh lines be shifted east a minimum of 10 feet to accommodate
the required 15 foot side corner setback or else replaced with single, family lots.
15. A note shall be placed on the face of the plat waiving protest to the creation of a
special improvement district for the future upgrade of Northwest Lane to City'
standards.
Sinopah Preliminary Plat
July 23, 2004
Page 5
16. A note shall be placed on the face of the plat designating the lots within the
subdivision as being intended for single family dwellings other than those
identified. on the preliminary plat as being intended, for two unit townhouse
development.
17. That preliminary plat approval shall be valid for a period of three years from the
date of approval. (Kalispell Subdivision Regulations, Section 2.04).
M
SINOPAH SUBDIVISION
TRI-CITY PLANNING OFFICE
STAFF REPORT +' •
ti•
A report to the Kalispell City Planning Board and the Kalispell City Council regarding a
request for preliminary plat approval of a 26 lot residential subdivision. A public hearing
on this proposal has been scheduled before the planning board for July 13, 2004 in the
Kalispell City Council Chambers. The planning board will forward a recommendation to
the city council for final action.
BACKGROUND: A request for a change in zoning from R-3, Urban Single Family
Residential, to R-4, Two Family Residential, has been filed concurrently with this
preliminary plat application to accommodate eight two unit townhouse lots.
Technical Assistance:
Jeff and Karen Thiesen
789. Fifth Avenue WN
Kalispell, MT 59901
(406) 257-2471
Marquardt Surveying
285 First Ave EN
Kalispell, MT 59901
(406) 755-6285
Cache Creek Consulting
Brian Wood
10 Oregon Ave
Whitefish, NIT 59937
(406) , 862-1107
1. Location and Legal Description of Property: This property is between North
Meridian Road and Northwest Lane, north, of Three Mile Drive. The property can be
addressed as 125 Northwest ,Lane and described as Lots 13, 14, 15, 27, 28, 29,
Block 1 Northwest Tracts located in Section 1, Township 28 North, Range 22 West,
P.M.M., Flathead County.,.
,,2. Nature of Application: This is a request for preliminary plat approval of a 26 lot
residential subdivision on 'approximately 5.53 acres in -,.the, northwest part of
Kalispell. Currently the property is zoned R-3, an Urban Single Family Residential,
which has a minimum lot size requirement of 7,000 square feet and a minimum lot
width of 60 feet and is intended primarily for single family dWellin!gs. The property
owners are requesting a'change in zoning to R-4, Two Family Residential, which has
a minimum lot size requirement of 6,000 square feet and a minimum lot width of 50
feet in' order to' accommodate 'iri'e eight two unit'townhou'se' lots proposed in the
subdivision.
1
A new internal subdivision road will be constructed off of Northwest Lane to the
west that will provide access to all of the lots. This road will be constructed to City
standards. City water is located in the Northwest Lane right-of-way and will be
extended to the subdivision within the new right-of-way. Sewer lies west of the
junior high school ball field and the property owners have obtained an easement to
cross them with a new sewer main and then to the subdivision itself. Because of
the relatively small size of the subdivision the developer is proposing to pay cash in
lieu of parkland dedication.
1. Size:
Total Area:
Total Lot Area in Lots
Area in Roads:
Minimum Lot Size:
Maximum Lot Size:
Open space:
5.53 acres
4.23 acres
0.95 acres
4,792 square feet (0.11 acres)
13,504 square feet (0.31 acres)
15,246 square feet (0.35 acres)
E. Existing Land Use: Currently this property contains three single wide mobile
homes and two small single family dwellings.
F. Adjacent Land Uses and Zoning: This property is in an area which has a mix of
uses transitioning from commercial use to the east along Meridian Road and single
family residential uses to the south. The junior high school lies to the north and
their football field lies to the west.
North: Kalispell Junior High School, R-3 zoning
East: Undeveloped land and auto repair, B-2 zoning
South: Single family homes, R-3 zoning
West: Kalispell Junior High School bail field, R-3 zoning
G. General Land Use Character:, The general land use character of this area is a, mix of
uses that transition from commercial to the east to residential to the west along with
the junior high school that lies to the north and west.
H. Utilities and Public Services:
Sewer:
City of Kalispell
Water:
City of Kalispell
Refuse:
City of 'Kalispell
Electricity:
Flathead Electric Cooperative
Natural Gas:
Northwest Energy
Telephone:
CenturyTel
Schools:;
School District #5
Fire,:
Kalispell Fire Department
Police:
City of Kalispell
2
I. Zoning: This property is proposed for rezoning to a designation of R-4, a Two Family
Residential, which allows single-family and duplex housing as permitted uses. The
minimum lot size requirement in the district is 6,000 square feet and a minimum lot
width of 50 feet with setbacks of 15 feet in the front and on side corners, five feet on
the side yards and 10 feet in the rear. All of the lots comply with these standards.
This matter came before the site development review committee and there was support
for the subdivision. One potential issue was identified that could become problematic is
the location of the sublots for the two unit townhouses next to Northwest Lane. Lots lA
and 22B would be subject to a 15 foot side corner setback which could limit the building
potential because of an especially shallow building footprint. The staff is recommending
that the lots be shifted east an additional 10 feet or be replaced with single family lots to
ensure there is an adequate building footprint for the townhouses.
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:
Eire: This subdivision would be in the service area of the Kalispell Fire
Department. The property can be considered to be a low risk of fire because the
subdivision end homes within the subdivision would be constructed in
accordance with the Uniform Fire Code and have access which meets City
standards. All of the lots will abut a street that has been constructed to City
standards. The property does not have steep slopes or woody fuels. Hydrants will
be required to be placed in compliance with the requirements of the Uniform Fire
Code and 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 flood insurance 'rate map this area is located in zone C
which is not a flood -prone area. There is no known high ground water or hydric
soils i the area which might create surface flooding. There, are other constrains
associated with flooding or high ground water known to this area that would pose
any threat to development, of these newly created lots. I I ' ;,
Asses.: Access to the subdivision would be from a new internal roadway that will
be developed off of Northwest Lane to the west that will provide access to'all'of the
newly created lots. There is also potential access from North Meridian Road, but
there are topographic constrains and traffic issues that merit the creation of a
buffer area as indicated on the plat. No access will be gained from Meridian Road
and the existing accesses there will .be abandoned. An approximately 50 by 300
fooe buffer will bb '
estab'lished between Meridian Road and the subdivision.
Northwest Lane ha's some peak traffic times related to the junior high school .that
lies to the north of this property. Those peak traffic times are' seasonal ,when
school is in session and then would occur in morning and afternoon hours. The
3
existing traffic does not pose a hazard to the safety of the residents in the
subdivision.
The new internal subdivision road would be constructed to City standards and
will provide good access to the lots. The roads which is part of the fire access and
suppression system within the subdivision should be completed to an acceptable
level prior to final plat submittal so that the fire department can have access to
the homes under construction within the subdivision.
B. Effects on Wildlife and Wildlife Habitat:
This property is generally level with a gentle slope that rises to the east. It has
not been used for agricultural purposes for quite some time. This property may
provide some limited wildlife habitat but cannot be considered to be important
wildlife habitat and does not provide habitat for endangered species.
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. There is no
surface or groundwater in the area that would be affected by this development.
Drainage: This site is relatively, level and does not pose any unusual challenges to
site drainage. Curbs and gutters will be installed and a storm drain management
plan will have to be developed to address the runoff from the site. There is no
City storm drain system in the immediate area and storm water will have to be
managed using on -site retention methods as part of the storm water management
plan. A storm water retention. area will need to be established and has not been
indicated on the preliminary , ,plat, but will be required to be developed in
accordance with state and local standards.
, i
D. Effects on Local Services:
Water: Water service to the subdivision would be provided by the City of Kalispell
and extended from a water, main that lies to the west of this subdivision in the
Northwest Lane right-of-way. The water extension would be done solely at the
developer's expense. The water main extension' will provide water service to the
homes in the subdivision' as well as the fire flows needed to meet the
requirements of the Uniform Fire Code. 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 and its
phases.
Sewer: Sewer service willbe provided by the City of -Kalispell with the extension
of existing sewermains from the west at the developer's expense. The sewer is
''currently located it! the Northern Lights Boulevard,'right-of-way and will be
extended across the junior high school ball field to this subdivision subject to the
acquisit on of an easement ,frost ! the,. school, district.,Design and ,construction of
the main will be reviewed and approved by,the Kalispell � Public Works Department
and will 'be required to .be constructed in accordance with the City of Kalispell's
Design and Construction Standards.
4
Roads: Traffic projections for this subdivision are estimated to be approximately
260 additional vehicle trips per day based on the estimate of 10 vehicle trips per
residence per day in the area. The subdivision roads will be constructed to City
standards and would include curb, gutter, sidewalks and landscape boulevards
within the subdivision. The internal subdivision road will access onto Northwest
Lane. The road system established in the area and existing network of roads will
not be insignificantly impacted by this development, and the impacts would not
be beyond the capacity of the roads in the area nor would they be beyond that
which would be anticipated as a result of continued growth and urban expansion
in the area. Once the roads have been constructed and accepted by the City of
Kalispell, they will be dedicated to the City and maintained. Once constructed the
roadway would be turned over to the City of Kalispell for ownership and
maintenance.
Schools: This development is within the boundaries of School District 5,
Kalispell. The school district superintendent has consistently responded to these
new subdivisions by stating that the district has no objections to the subdivision
and will accommodate any new students into the district. It can be anticipated
that approximately 10 to 15 additional school age children may be generated from
this subdivision at full build out. This would have an insignificant impact on the
district.
Parks and Open Space: The state and local subdivision regulations have parkland
/ open space requirements for major subdivisions in the amount of 11 percent or
one -ninth of the area proposed for the development. The developer has stated
that cash -in -lieu of parkland is being proposed. With 4.23 acres in lots the
parkland requirement would be the unimproved value of 0.47 acres of land. The
undeveloped value of the land has been estimated at approximately $17,000 per
acre which is plausible considering the location of the property and the values
recently assigned to property that lies further to the west in Northview Heights
and Empire Estates. For the purposes of calculating parkland dedication, the fair
market value is the value' of the undivided, unimproved land. 'Based on this
formula the developer would be required to pay $7,880 for cash in lieu' of
parkland dedication.
Police: This subdivision is in the jurisdiction of the City of Kalispell Police
Department. The department can adequately provide service to this subdivision,
however the cumulative impacts of growth within the city' further strains the
department's ability to . pontinue to provide the high level of service the
department is committed to.
Fire Protection: Fire protection services .will be provided by 'the 'Kalispell. Fire
Department, and, the subdivision will need to meet the requirements of the
Uniform Fire Code. The fire department will review and approve the number and
location of hydrants within the subdivision as well as fire flows. and access.
Although fire risk is low because of good access and fairly level terrain, the fire
department is recommendirig that access to the subdivision, the hydrants be
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 andJaken to the
0
Flathead County Landfill. There is sufficient capacity within the landfill to
accommodate this additional solid waste generated from this subdivision.
Medical Services: Ambulance service is available from the fire department and
ALERT helicopter service. Kalispell Regional Hospital is close, less than two miles
from the site.
E. Effects on Agriculture and agricultural water user facilities: The site has not
been traditionally used for agricultural purposes. The land is more efficiently and
effectively used for urban residential development. Its .location within the
planning jurisdiction and its proximity to urban services makes this property
prime for the type of development being proposed. There will be relatively little
impact on agricultural uses within the Valley and no impact on agricultural water
user facilities since this property will be served by a public water system.
F. 1Zelation to the T£alispell Growth policy: 'This property is in the Kalispell
Growth Policy potential utility service area and is' anticipated to develop as an
High Density Residential area. This land use designation anticipates a density of
S to 404 dwelling units per acre. Since this property is zoned R-4, a single-family
and duplex, residential district, it can be calculated that this subdivision has a
density of approximately three to eight dwelling units per gross acres. This
subdivision has a density of'4.7 dwellings per acre, below that anticipated in the
growth policy. The proposed development is in compliance with the anticipated
uses and development of the growth policy.
G. Compliance with Zoning: This property has been zoned R4, a Two -Residential
district that is intended for single-family and duplex residential development and
has a minimum lot size requirement of 6,000 square' feet and a minimum lot
width of 50 feet. As previously mentioned Lots lA and 22A should be shifted east
approximately 10 feet to ensure they can meet the 15 foot side corner setback
along Northwest Lane. All of the other lots in the subdivision comply with zoning
and do not appear to have potential development issues..
Compliance with the Subdivision Regulations: ' The, proposed subdivision
complies with the Kalispell, Subdivision Regulations and no variances are being
requested.
RECOMMENDATION
Staff recommends that the Kalispell City Planning Board adopt the findings in staff
report #KPP-04-9 and recommend to the'Kalispell City.C64ncil that the preliminary plat
be approved subject to the following conditions:
1. Development of the subdivision shall be platted in substantial compliance with the
approved preliminary plat which governs the location oaf lots and roadways within
the subdivision. (Kalispell' Subdivision Regulations,. Appendix C -Final Plat).
Can
2. That the plans and specifications for all public infrastructure be designed and
installed in accordance with the Kalispell Design and Construction Standards and a
letter shall be obtained stating '.hat they have been reviewed and approved by the
Kalispell Public Works Department. (Kalispell Subdivision Regulations, Chapter 3,
Design Standards, Section 3.01).
3. That an easement shall be obtained and recorded from the property owner to the
west granting access across the property for utility extension purposes. (Kalispell
Subdivision Regulations, Section 3.08 (A)).
4. That a minimum 50-foot buffer strip shall be established between North Meridian
Road and the subdivision as indicated on the plat and buffering in the form of
berming or landscaping or both shall be established.
5. The following requirements shall be met per the Kalispell 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 Uniform Fire Code (1997) Appendix III -A.
b. Fire hydrants shall be provided per City specifications at locations approved by
this department, prior to combustible construction. 'Additional design
information shall be submitted for approval by this department.
c. Fire Department access shall be provided in accordance with Uniform Fire Code
(1997) Article 9. '
d. Secondary emergency access shall be addressed during project phasing as
required by this department. ' .
e. Emergency vehicle access to the existing 3 structures is indicated via an existing
wooden bridge. More information is required related to the adequacy of the
bridge structure to support fire apparatus.'
f. Due to project phasing,it should be noted that hazardous, weed abatement shall
be provided in accordance ,with City of Kalispell Ordinance 10-8.
6. That a letter be obtained from the Kalispell Parks and Recreation Director approving
a landscape plan for the placerxient of trees and landscaping materials within the
.five foot landscape boulevard developed between the curb and the sidewalk.
(Kalispell Subdivision Regulations, Section 3.11).
7. That cash in lieu of parkland shall be accepted in the amount of'$7,880 to meet the
parkland dedication requirement, based on 11 percent ,of the, area in lots or .47 acres
at a value, of $ 17,000 per acre. An attempt shall be made to coordinate a plan
reviewed and approved by .the City of Kalispell Parks' and Recreation Department
and School District 5 that', provides improvements to the ball field that lies directly
to the' west of this property. (Kalispell Subdivision Regulations, Section 3.19).
8. The roads within the subdivisibiT,Ahall 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. (Kalispell Subdivision Regulations, Section 3.09)., ,
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9. The developer shall provide a letter from the U.S. Postal Service approving the plan
for mail service. (Kalispell Subdivision Regulations, Section 3.22).
10. Street lighting shall be located within the subdivision and shall be shielded so that
it does not intrude unnecessarily onto adjoining properties. (Kalispell Subdivision
Regulations Section 3.09(L)).
11. All utilities shall be installed underground. (Kalispell Subdivision Regulations,
Section 3.17).
12. That a minimum of two-thirds of the necessary infrastructure for this subdivision
shall be completed prior to final plat submittal.
13. All areas disturbed during development of the subdivision shall be re -vegetated with
a weed -free mixx immediately after development.
14. Lots IA and 22A shall be shifted east a minimum of 10 feet to accommodate the
required 15 foot side corner setback or else replaced with single family lots.
15. A note shall be placed on the face of the plat designating the lots within the
subdivision as being intended for single family dwellings other than those identified
on the preliminary plat as being intended for two unit townhouse development.'
16. That preliminary plat approval shall be valid for a period of three years from the
date of approval. (Kalispell Subdivision Regulations, Section 2.04).
NW
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m.E,. Preliminary Subdivision Plat of:
SINOPAH
Being An Amended Plat of Lots 13,14,15,27,28 &29
of Block 1, NORTHWEST TRACTS
SE 114, Section 1, T28N R22W, P.M_, M.
Flathead County, Montana SE 1/4, SECTION 1 T28 N R 22 W
I NO SCALE