Staff Report/Preliminary Plat Amendments (03/07/05)Tri-City Planningice
17 Second Street East — Suite 211
Kalispell, Montana 59901
Phone: (406) 751-1850
Fax: (406) 751-1858
tricity@centurytel.net
REPORT TO: Kalispell Mayor and City Council
FROM: Narda A. Wilson, Senior Planner
James H. Patrick, City Manager
SUBJECT Amendments to the Preliminary Plat for Sinopah Subdivision
MEETING DATE: March 7, 2005
BACKGROUND: Sinopah Subdivision, a 26 lot residential subdivision on
approximately 5.53 acres, was given preliminary plat approval by the Kalispell City
Council at their August 2, 2004 regular meeting. The property is located between
North Meridian Road and Northwest Lane south of the junior high school. The
subdivision was approved for 18 single family lots and 8 townhouses in a two unit
configuration. The property is zoned R-4, Two Family Residential. Currently there
are three houses and two mobile homes on the property that were proposed to be
removed from the property when the subdivision is developed.
However, subsequent to city council approval of the preliminary plat a more thorough
evaluation of the infrastructure was done that indicate the topography at the east end
of the site would create a slope of nearly seven percent which exceeds the maximum
grade limits in the Kalispell design standards for streets. By moving the cul-de-sac to
the west approximately 120 feet, the grade is reduced below the six percent
maximum. This redesign essentially results in the creation of two lots along North
Meridian Road where there are two of the three houses. The number of lots within
the subdivision would not be changed. There would still be 18 single family lots and
8 townhouse lots, but two of the single family lots would be relocated from the east
end of the cul-de-sac to along North Meridian Road as indicated in the sketch titled
Amended Preliminary Plat for Sinopah Subdivision verses the sketch titled
Preliminary Plat for Sinopah Subdivision.
As mentioned in a previous memo to the council, because is considered a significant
change to the preliminary plat which was approved by the city council, the change
cannot or should not be approved administratively. The city attorney's advice was to
hold a public hearing before the city council regarding this change rather than
scheduling the matter before the planning board for public hearing. Therefore, a
public hearing has been scheduled for this date, March 7, 2005.
Public hearing notices were sent to the property owner's within 150 feet from an
updated adjoining landowners list advising them of the proposed amendments to the
preliminary plat and providing an opportunity for comment.
Providing Community Planning Assistance To:
® City of Kalispell ® City of Columbia Falls • City of Whitefish
Revisions to the Preliminary Plat for Sinopah Subdivision
March 2, 2005
Page 2
The most significant change related to the amendment is the retention of two existing
accesses onto North Meridian Road. When considering the possibility of consolidating
these accesses, an on site inspection was done with the developer's engineer to
determine the feasibility of such a recommendation. Attached are sketches from the
MDOT right-of-way plan for the reconstruction of North Meridian Road that indicates
the location of the existing houses, mobile homes and accesses on this roadway. For
your convenience it is labeled, Exhibit A. Exhibit B is another MDOT sketch that
indicates the approaches that were approved for these lots as part of the right-of-way
acquisition process that are indicated with hatched lines along the edge of the right-
of-way. One of the existing approaches will be eliminated on the northern lot.
When considering whether or not these approaches could be consolidated,
consideration was given to the grade along North Meridian in this area which rises
almost ten feet in about 100 feet creating a ten percent grade. The consolidation of
the approaches does not seem feasible and the staff is recommending that the
approach approved by the MDOT with the reconstruction of North Meridian Road be
left as is in order to access the existing houses.
At this time the developer does not intend to redevelop these lots along North
Meridian Road, but would continue to use them as rentals or would sell them to
someone else in the future. There may be other options to developing this land in the
future besides the continued use of the existing single family homes which are in fair
condition.
The continued use of the existing single family residences will have limited impact on
the overall traffic patterns along North Meridian Road. With the houses and access
remaining along North Meridian Road the need for the landscape buffer is no longer
warranted and should be eliminated. The existing approaches will be redeveloped
when North Meridian Road is reconstructed and would likely stay in place until one or
both of these existing lots are redeveloped. At that time a reconsideration of the
consolidation, relocation or elimination of approaches may be warranted. The
recommended changes to the conditions of preliminary plat approval listed below are
intended to address these issues.
RECOMMENDATION: A motion to adopt the resolution approving the changes to the
preliminary plat for Sinopah Subdivision subject to the amended conditions of
approval as indicated below would be in order:
4. The existing approaches onto North Meridian Road be maintained until such
time as there is a redevelopment of the property wherein a revised access plan
may be considered.
Revisions to the Preliminary Plat for Sinopah Subdivision
March 2, 2005
Page 3
FISCAL EFFECTS: Minor positive impacts once developed.
ALTERNATIVES: As suggested by the city council.
Narda A. ilson es H. Patrick
Senior Planner City Manager
Report compiled: March 2, 2005
c: Theresa White, Kalispell City Clerk
Jeff and Karen Thiesen, 789 Fifth Ave WN, Kalispell, MT 59901
Andy Hyde, Carver Engineering, 1995 Third Ave East, Kalispell, MT 59901
Marquardt Surveying, 285 Fifth Ave EN, Kalispell, MT 59901
TRANSMIT/ 2004 / KPP04-9A MEMO AMENDMENTS
A RESOLUTION APPROVING CERTAIN REVISIONS TO THE PRELIMINARY PLAT FOR
SINOPAH SUBDIVISION, MORE PARTICULARLY DESCRIBED AS LOTS 13,14,15, 27, 28,
AND 29, BLOCK 1 NORTHWEST TRACTS, A PLATTED SUBDIVISION IN SECTION 1,
TOWNSHIP 28 NORTH, RANGE 22 WEST, P.M.M., FLATHEAD COUNTY, MONTANA.
WHEREAS, the City Council of the City of Kalispell passed Resolution 4917 on August 2, 2004,
approving the preliminary plat for Sinopah Subdivision, subject to certain conditions, and
WHEREAS, the Developer now desires to have the City Council of the City of Kalispell consider
certain revisions to the preliminary plat and is being asked to approve, disapprove or
conditionally approve the proposed revisions to the preliminary plat, and
WHEREAS, on February 7, 2005, the City Council of the City of Kalispell passed Resolution 4974, a
Resolution of Intention to consider said revisions to the Preliminary Plat and set a public
hearing for March 7, 2005, and
WHEREAS, notice of the resolution of intention was provided pursuant to MCA 7-2-4312 by
publishing such notice on February 20 and February 27, 2005, as provided in MCA 7-1-
4127; and
WHEREAS, the City Council of the City of Kalispell at its regular Council Meeting of March 7, 2005,
took public comment and found from the evidence that the revisions to the preliminary
plat of Sinopah Subdivision are in the public interest.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF KALISPELL,
AS FOLLOWS:
SECTION I. That the conditions on the Preliminary Plat of Sinopah Subdivision are hereby
amended as follows:
4. The existing approaches onto North Meridian Road be maintained until such time
as there is a redevelopment of the property wherein a revised access plan may be
considered.
SECTION II. All other conditions not amended herein remain the same.
PASSED AND APPROVED BY THE CITY COUNCIL AND SIGNED BY THE MAYOR OF THE
CITY OF KALISPELL, THIS 7TH DAY OF MARCH, 2005.
Pamela B. Kennedy
Mayor
ATTEST:
Theresa White
City Clerk
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