Staff Report/Preliminary Plat Work Session,rri-City Planning
17 Second Street East — Suite 211
Kalispell, Montana 59901
Phone: (406) 758-1850
Fax: (406) 751-1858
tricity@centurytel.net
www.tricitypianning-mt.com
PORT TO: Kalispell Mayor and City Council
FROM: Thomas R. Jentz, Director
Chris A. Kukulski, City Manager
SUBJECT Spring Prairie Center Preliminary Plat
EETING DATE: November 17, 2003 study session
BACKGROUND: This is a request by Goldberg Properties Inc. for preliminary plat approval
of Spring Prairie Center, a 29-lot commercial development on approximately 54.37 acres
located in the northwest corner of the intersection of US 93 and West Reserve Drive in
Kalispell.
The Kalispell City Planning Board met on November 12, 2003, and held a public hearing to
consider the request. Staff recommended approval based on 20 conditions. At the public
hearing the applicant's spoke in favor of the project. One person from the audience
addressed the board asking questions about the BPA easement, the extent of the
pedestrian trails and if their was a plan for future extension of the collector streets. There
were no other comments from the public.
After the public hearing the board discussed the request and agreed, based on staff
recommendations to amend conditions #3 8s 10 to add clarifying language, to change
condition 12e to reduce the number of sidewalks from 2 to 1 that crossed east -west across
each of the major parking tenant lots of phases 1 8v 2, to have the one sidewalk line up
with the major tenant's front door and to replace the second sidewalk corridor with a
landscape planter the full length. Condition 15c was modified to specify that the north -
south landscape treatment through the middle of the phase 1 and phase 2 large tenant
parking lots was 18' x 36 feet planters with raised edges. Condition 19 was modified to
reflect the fact that the 12" sewer main may not be required to be extended all the way to
the west on the north collector street. The motion to approve KPP-03014 passed
unanimously.
RECOMMENDATION: Review the attached materials in anticipation of the study session
scheduled for November 17.
Respectfully submitted,
Thomas R. Jentz E Chris A. Kukulski
Director City Manager
Providing Community Planning Assistance To:
® City of Kalispell • City of Whitefish . City of Columbia Falls
Spring Prairie Center Preliminary Plat
November 12, 2003
Page 2
Report compiled: November 13, 2003
c: Theresa White, Kalispell City Clerk
Attachments: Staff report KPP03-9 and application materials
Attachment A - Planning Board Conditions of Approval
TRANSMIT\KALISPEL\2003 \KPP03-14MEMO-A
ATTACHMENT A
SPRING PRAIRIE CENTER SUBDIVISION
#KPP-03-14
CONDITIO11S OF -•
NOVEMBER 12,2003
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 November 12, 2003 planning board
meeting:
That the development of this site will be in compliance with the adopted
Spring Prairie PUD and PUD agreement adopted in December 2001 as
amended. (Spring Prairie PUD).
2. That the development of the site will be in substantial conformance with
the approved preliminary plat documents entitled Spring Prairie Center
and associated submittal drawings which shall govern the general
location of the lots, easements, roadways freestanding signage,
landscaping and pedestrian access facilities except as modified by the
conditions listed herein. Those documents are listed below. (Kalispell Sub.
Regs. Appendix C - Final Plat I(A) Contents of final plat.)
• Spring Prairie Center Site plan dated 10/ 16/03
• Spring Prairie Center Preliminary Plat Document A-1 dated 10/6/03
• Spring Prairie Center Site Drainage Concepts DP dated 9/30/03
• Spring Prairie Proposed Infrastructure Section 36, T29N, R22W as
approved by DNRC
• Spring Prairie Center Phasing Schedule dated 10/ 16/03
• Spring Prairie Center Phase One Utility and Road Infrastructure
dated 9/30/03
3. That the streets roadways (rFiva-tom or Elie) serving the subdivision shall
be constructed in accordance with the adopted Design and Construction
Standards for the City of Kalispell for local streets. (Kalispell Sub. Regs.
Section 3.01 & 3.09A).
4. 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. (Kalispell Sub Regs. Sections
3.09 K(7) & M).
5. A storm water drainage plan which has been designed by an engineer
licensed in the State of Montana shall be prepared which complies with
the City's Design and Construction Standards and said plan shall be
reviewed and approved by the Kalispell Public Works Department.
(Kalispell Sub. Regs. Section 3.12 A).
6. That a letter be obtained from the Kalispell Public Works Department
approving the plans and specifications for water, sewer and drainage
facilities for the subdivision. (Kalispell Sub. Regs. Section 3.12 - 3.15).
7. A letter from an engineer licensed in the State of Montana certifying that
the improvements have been installed according to the required
specifications shall be submitted at the time of final plat approval along
with a letter from the Kalispell Public Works Department stating that the
required improvements have been inspected and comply with the City
standards. (Kalispell Sub Regs. Sections 3.09, 3.11 - 3.15).
8. The two major east -west roads (one on the north and the other on the
south) exiting out onto proposed traffic lights will be dedicated to the
City. All remaining roads will be private in terms of ownership and
maintenance. (Site Review Committee).
9. The two city streets extending east -west form the proposed traffic signals
should be designed to minimum Collector .Road Standards. (Kalispell
Subdivision regulations Sec. 3.09, Table 1).
10. The southerly east -west City street which forms the southerly boundary
to the subdivision shall be accessible and available to provide
coordinated access to the lands to the south including the DNRC State
Office Complex and the Kalispell Kid's Sports site.
11. The applicants engineer shall certify to the City that it has received
access approach permits from MDT and that all conditions of each
access permit, including required traffic studies and required
improvements have been achieved and or installed to the satisfaction of
MDT. (Per request of Steve Herzog, Maintenance Supervisor, MDT Kalispell
Office) .
12. Pedestrian access shall be provided as shown on the Spring Prairie
Center "Site Plan" dated 10/ 16/03. In addition to and for clarification
the following shall apply:
a. A pedestrian bike trail (typically a minimum of 10 feet wide) shall be
constructed along the entire US Highway 93 frontage with each
phase. The bike path shall be integrally designed into the landscape
plan required between the curb line of US 93 and the 20 foot required
landscape buffer required by the PUD.
b. All sidewalks extending westerly from the three main access roads
shall integrate into and connect with the Highway 3 bike path.
c. In lieu of a sidewalk, a bike trail should be constructed along the
south side of the southerly major east -west access road which forms
the southern boundary of phase 2 of the subdivision.
d. In addition, one twe east -west sidewalk corridors per major tenant
parking lot are shown and will be required to extend through the
main tenant parking lots in Phases 1 and 2. The sidewalk should be
coordinated with the main entrance of the major tenant store. T4iis
ensures that an east west sidewa44E is never- more than 500 feet on
aver -age -any.
e North -south sidewalks will be required along twee two north -south
corridors provided in this subdivision. First, a sidewalk will be
required along the complete length of the internal private access road
that parallels US 93 and bisects the traffic circle. Second, a sidewalk
will be required along the fronts of the major building pads including
Lowe's extending from the south boundary bike trail to the north
boundary of the subdivision in a continuous fashion. F4nal y,
side:w—alk vpj4 be required to eiftend the entire length of the prapeFty,
in-e-r-uh - seuth through the eenter of the major- tenant par4dag lots e
Phase -I and Phase 2 as sheerm-on the site plan.
f. Phase 3 shall have the same pedestrian access treatment as specified
above for Phases 1 8s 2. Each internal street shall have detached
sidewalks with landscaped boulevard. Sidewalk corridors should be
extended through major parking lots in the same theme as phases 1
and 2.
g. Unless sidewalks and trails are located inside tenant parking lots
they shall be detached in nature with a landscape boulevard between
the walk/trail and the curb.
h. Sidewalks shall be extended from adjacent trails and sidewalks into
actual parcels to provide a connected and continuous walking area.
i. All sidewalks located within parking lots shall have a raised concrete
surface where they eress landseape islan for separation from traffic
and parking. Where sidewalks cross traffic lanes, the sidewalk may
be at grade but shall be constructed of colored or textured concrete,
stone or other contrasting material to visually denote a pedestrian
way. Simply painting the walk area is not adequate. Per Section 3.03
(B) of the PUD Agreement, Section 1 #8 of the PUD ordinance and submitted
site plan dated 10/ 16/03)).
13. The fire access and suppression system shall comply with the Uniform
Fire Code and a letter from the Kalispell Fire Department approving the
access, placement of fire hydrants and fire flows within the subdivision
shall be submitted with the final plat. The fire access and suppression
system shall be installed and approved by the Fire Department prior to
final plat approval. (Uniform Fire Code).
14. All new utilities shall be installed underground. (Kalispell Sub. Regs.
Section 3.17A).
15. Development of an overall landscape plan addressing public and private
street boulevards, street trees; perimeter project landscaping, parking lot
landscaping and all common area landscaping shall be submitted to the
City Parks Director for approval in writing prior to installation. The plan
shall address all PUD requirements and compliance with attached plans
and applications materials. The landscaping improvements in the public
R/W and the landscape strip described in (c) below shall be
accomplished at the time of final plat. The landscaping improvements on
private property shall be address at the time of building_ permit issuance.
In particular the landscape plan shall address:
a. All landscape buffers, boulevards, tree planters, landscape islands,
tree wells, etc. and common areas with live landscape materials shall
be provided with adequate irrigation.
b. The applicant or future leases shall be responsible to insure the live
landscaping as approved on the original landscape plan and installed
is maintained in a "live" condition.
c. An irrigated landscape corridor of at least 20 feet in width shall
parallel the R/W of US Highway 93 including undulating topography
and have a mix of tree plantings with a ground cover predominately of
lawn. A similar 10-foot landscape treatment shall be developed along
West Reserve the West Side Bypass Corridor.
d. In developing the landscape plan, the developer shall comply with the
definition of landscaping as defined in the Kalispell zoning ordinance
as follows: "Some combinations of planted, living trees, shrubs,
hedges, vines, living ground cover and flowers suitable for the climate
exposure and site conditions. In addition, the combination or design
may include earth sculpture, cobble, bark, mulch, edgers, flower
tubs, rock and such structural features as foundations, pools, art
works, screens, walls, fences or benches, but such objects alone shall
not meet the requirements of this provision." Bark, mulch, rock, etc.
may augment live landscape features but the primary feature in all
landscaping treatments shall be growing materials unless specifically
modified as in special cases such as internal parking lot sidewalk
corridors where trees would be in a protective grate as they line a
sidewalk and form a canopy.
e. Landscape islands within parking lots shall incorporate
predominately living materials. One exception would be the raised
sidewalk corridors extending through the parking lots as shown on
the submitted October 16, 2003 Spring Prairie Center colored site
plan where trees within tree grates lining sidewalks is acceptable.
Note that in parking lot landscape islands, shade trees shall be placed
in such intensity and location as to form a canopy where they cover
or line sidewalks and where ever they are used, a visual break from
the open asphalt panting areas surrounding it. The site plan shows
two shade trees at the ends of islands and 4 trees within internal
islands. This may or may not be adequate depending on species
selected.
f. The maior landscape corridor extending north -south through the
major tenant parking lots of phases 1 & 2 are intended to raised curb
planters measuring approximately 18' x 36' or typically 4 parking
spaces in size. (PUD Section 2.01 (E(2(F-G))) ).
16. All exterior lighting within the subdivision shall be shielded and directed
downward so that it does not intrude unnecessarily onto adjoining
properties or cause excessive glare or otherwise excessively light the site.
In doing this all exterior lighting fixtures on buildings, streets and in
parking lots shall be shielded with cut-offs and baffles with a minimum
cut-off angle of 20 degrees below horizontal and the maximum light
standard height is set at 30 feet above adjacent grade. This is not meant
to discourage low intensity exterior lighting for architectural or landscape
accent purposes. (Site review, PUD Section 2.02 H (3).
17. Prior to development of Phase 3, DNRC shall negotiate an easement with
BPA and the applicant shall certify that Phase 3 is developed within the
confines and terms of this easement. (BPA lease requirements).
18. That a minimum of two-thirds of the necessary infrastructure for each
phase of the subdivision shall be completed prior to final plat submittal.
With the filing of the final plat for each phase, an additional three-year
extension shall be automatically granted for subsequent phases. (Site
Review) .
19. With the development of Phase 1, the infrastructure as illustrated in the
Phase One Utility and Road Infrastructure Exhibit A-1 dated 9/30/03
and issued 10/6/03 shall be complied with. Specifically the northern
most east -west City street shall be fully constructed from the traffic light
on the east to the westerly subdivision line. In addition the 14" water
main and the 12 " sewer main shall be extended to this boundary as well
unless otherwise proven unnecessary by the Public Works Department.
(Kalispell Standards for Design and Construction).
20. The preliminary approval shall be valid for a period of three years from
the date of approval. Upon the filing of each successive phase, an
additional two years from date of final plat approval of the previous
phase shall be granted. Prior to the expiration of any phase, a one-year
extension may be requested. (Kalispell Sub. Regs. Section 2.04 (E (7)).
A report to the Kalispell City Planning Board and the Kalispell City Council regarding a
request for preliminary plat approval of a 29 lot commercial subdivision within the Spring
Prairie PUD. A public hearing on this matter has been scheduled before the Kalispell
Planning Board for November 12, 2003 beginning at 7:00 PM in the Kalispell City Council
Chambers. A recommendation from the Planning Board will be forwarded to the Kalispell
City Council for final action.
A. applicant: Gary Elerman
SEM Architects, INC
677 South Colorado Boulevard, Suite 200
Denver, CO 80246
(303) 220-8900
Developer/Lessor: Grant Nelson
Goldberg Properties, Inc.
1120 Lincoln Street Suite 903
Denver, CO 80203
(303) 759-8000
Development Manager: Don Lawhead
Western Project Services
5881 South Sherman Way
Centennial, CO 80121
(303) 794-6252
Owner: David Greer
Dept. of State Lands
2250 Highway 93 North
Kalispell, MT 59901
B. Location: This property is located on the southwest corner of the intersection of
West Reserve Drive and US Highway 93. The site has approximately 1/2 mile of
frontage along US 93 and is generally described as lying in the E2 of the NE4 of
Section 36, Township 29N, Range 22 West, PMM, Flathead County, Montana.
C. Size: Total area: 54.37 acres
Area in Lots: 51.14 acres
Area in Streets: 3.23 acres
Minimum Lot Size: 0.49 acres
Maximum Lot Size 13.40 acres
D. Nature of the Request: The applicants are requesting preliminary plat approval of a
29-lot commercial subdivision proposed to be developed on the State School Trust
Site. The applicants/developers, Goldberg Properties, Inc. have successfully bid and
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are under contract with the DNRC to develop this commercial POD. The applicants
propose a 3-phase commercial development. The phases are divided by major
east/west roads. The first phase will be the center portion of the site. Note that the
largest building pad on the center phase is labeled Lowe's as this company has
committed to be the first tenant. Phase 2 lies to the south of the first phase and
phase three lies to the north of the Lowe's Phase. Please note that while the
applicants are requesting permission to create up to 29 individual lease lots on this
54 acres, as was the case across the street on the Home Depot Site, larger tenants
will probably consolidate several of these parcels into single development projects.
The site plan shows a potential build out with a Lowe's, two additional larger box
stores and 13 smaller pads or footprints. At this point the applicant would choose to
maintain flexibility not knowing for sure what the actual tenant mix and needs will
be.
A neighborhood plan (Section 36 Neighborhood Plan) was approved for the entire
School Trust Section in 1999. This neighborhood plan designated areas of the State
School Section for various proposed uses including the 136 acre City recreation site
for Kids Sports, the mixed commercial POD (under discussion with this project), the
mixed professional POD in the northwest portion of the section and a Residential
POD in the southwest portion of this section. Shortly after adoption by the City, the
neighborhood plan was the subject of a state MEPA (Montana Environmental Policy
Act) review and assessment which further refined the neighborhood plan. This was
required as the neighborhood plan was considered a significant State action.
In December 2001, Section 36 was annexed and a PUD overlay (Spring Prairie PUD)
was approved by the City of Kalispell for Section 36 which developed the zoning and
design standards in compliance with the neighborhood plan. The Spring Prairie
PUD will guide and regulate this proposed subdivision. Please find a copy of the
Spring Prairie PUD attached to this staff report for your review should you have
speck questions as to the nature or conditions of the PUD agreement governing
this site.
E. Existing Land Use: The property is generally farmland and is void of all structures
except for a BPA overhead transmission line that bisects the northerly portion of he
site. One set of towers are located on the very northeast corner of the site and
overhead lines straddle the site.
F. Adjacent Land Uses: The project site abuts US Highway 93 for approximately 1/2
mile along the eastern boundary. Across this 5-lane arterial lies the Mountain Plaza
commercial development containing Home Depot, Target, Pier 1, Petco, etc. To the
immediate south lies the DNRC State Lands office complex and helicopter pad.
Further south lies Kid's Sports, the City's Sports Complex. To the west lies 1/4 of a
mile of open farmland owned by DNRC. To the north across West Reserve Drive lies
a significant apartment complex called Mountain Villa and a residential
condominium development and further west lies single-family houses.
G. Existing Zoning: This property is zoned as the Spring Prairie PUD, adopted in
December, 2001 in compliance with the Section 36 neighborhood plan and further
refined by the state MEPA process. This particular site is regulated under the mixed
commercial POD standards which anticipate a broad spectrum of retail commercial
activities. The PUD utilized the B-5 zone as the underlying zone. It also addresses
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building design standards, setbacks, parking lot design, signage standards, lighting,
access, and landscaping.
Under separate request and report the applicants are requesting to modify several
aspects of the PUD along with this project. These revisions, per the PUD amendment
section, are forwarded directly to the Council for consideration and are not directly
part of the board discussion.
H. Adjacent Zoning:
North: County - RA-1
South: Spring Prairie PUD
East: Commercial - Mountain Plaza PUD
West: Spring Prairie PUD (Mixed Commercial POD)
I. Relation to Growth Policy Map: The Section 36 neighborhood plan was adopted as
an addendum to the Kalispell Growth policy. The neighborhood plan designates the
subject area of this subdivision as Commercial/Retail. The Spring Prairie PUD was
adopted as the implementing tool of the neighborhood plan. The PUD designates the
site as a Mixed Commercial PUD based on a 8-5 zone classification. This project will
be required to be in compliance with the PUD as amended through the process.
J. Utilities:
Water:
City of Kalispell
Sewer:
City of Kalispell
Electricity:
Flathead Electric Cooperative (underground)
Telephone:
CenturyTel (underground)
Solid Waste:
City of Kalispell
Fire:
City of Kalispell
Schools:
School District #5, Kalispell
Police:
City of Kalispell
lavisplFa
This application is reviewed as a major subdivision in accordance with State statutory
review criteria and the Kalispell City Subdivision Regulations. The following findings are
made:
A. Effects on Health and Safety:
Fire: The proposed subdivision has excellent access via US 93 and West Reserve
Drive. This subdivision would be in the service area of the Kalispell Fire
Department. The property can be considered to be at low risk of fire because the
subdivision would be constructed in accordance with the Uniform Fire Code and has
access which meets 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 the approved by the fire marshal. 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. The City is in the process of developing a satellite fire station at the
corner of Four Mile and US 93. This would place the new station approximately 1/2
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mile from the entrance to this site. It is projected that the new station will be
operational in 2006.
Flooding: According to the Flood Insurance Rate Map panel # 1805D, there are no
areas subject to flooding or mapped within the designated 100-year floodplain.
BPA Utility Corridor: Note that a BPA utility power line bisects the property
east/west primarily extending through phase 3 on the north end of the project. It
should be noted that no easement exists at this time to specifically define uses and
limitations. The original power line was constructed in the late 1940's and no record
exists of a filed easement. The DNRC is in the process of procuring an easement at
this time. As is typically the case, within the BPA corridor area, no structures of any
kind are allowed. The easement must be kept open both for access to the facilities
(towers. wires, etc.) and from a safety standpoint as these lines carry significantly
high loads. Passive uses such as parking lots, landscape and open space and
streets are allowed. This will serve to be a major design factor as this project
proceeds.
Access: All access to this subdivision will be via US Highway 93. This road is on the
Federal Highway system and is owned and managed by the Montana Department of
Transportation. All approaches and their design will be required to be approved by
MDT. The applicants are proposing 3 major approaches onto US 93. The northerly
approach will enter at the Home Depot traffic light thus providing a four-way traffic
light controlled intersection utilizing the existing stoplight. This access will be a
dedicated City street which is intended to serve both this project and lands further
west as development phases continue ultimately intersecting with the proposed by-
pass and then heading north to Reserve. This approach will be constructed with
Phase 1.
The center access (note the traffic circle midway on the street) is proposed to be a
private road with a % intersection design. No stoplight is proposed and the
intersection would not allow left turns out or straight exit across the highway to the
Target entrance. This intersection does line up with the Target intersection which is
right turn in - right turn out only, but the intersections would have no relationship
under this design. The applicant's feel strongly about this design and state that it
will function as an entrance and exit of opportunity between the two proposed traffic
lights. They do not want a stop light here as the spacing of stoplights would be to
close to accommodate free flowing traffic. This center access road includes a traffic
circle within the parking lot area. This road will be a private street and will only
provide access to the immediate commercial parking area. It does not extend
westerly beyond this subdivision. It ends in a service road that loops behind the
Lowe's building pad and a southerly anchor for service access only. This approach
will be constructed with Phase 1.
The third access is proposed along the south side of the subdivision. It is proposed
to be a dedicated City street, built with Phase 2 entering onto US 93 with a full
traffic light design. This intersection lines up across US 93 at a point between the
north boundary of the college land and the Hutton property (a 20-acre parcel
between the Target development and the college lands fronting on US 93). Thus,
this would be an ideal location for a future traffic light to serve properties on both
sides of US 93. At site review there was concern that this third southerly access
road be designed and made available to the DNRC office complex so that now and in
the future, future traffic from the state office complex site could use the controlled
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intersection. Note that uncontrolled full intersections along this stretch of highway
will become more problematic in the future as traffic increases. In addition, there is
concern that the sports complex to the south have access to this controlled
intersection road so that any traffic that may come in or out of this site to the north
could utilize the stop light intersection as well.
Please note that the Spring Prairie PUD limits the number of access points from this
project to two onto US 93. The applicants have requested the third access to allow
the site to better function. Staff at city site review did concur with the applicants
recommendation to allow the third access noting that the applicants are developing
1/2 mile of highway frontage and each access point will be the subject of a traffic
study and access design submittal to MDT. The matter of the amendment to the
PUD agreement will be forwarded directly to the City Council for action at the time
they review the preliminary plat after the Planning Board has made their
recommendation.
The site is not mapped within any big game winter range and does not provide
significant habitat to wildlife. The property has been intensely farmed in small
grains for several decades. It contains no trees, shelter, forage or riparian areas.
Development of this site will not impact with wildlife or wildlife habitat.
C. Effects on the Natural Environment:
Surface and Ground Water: This subdivision will be served by public water and
sewer thereby minimizing any potential impacts to the groundwater. No surface
water is in close enough proximity to the site to create concerns with regard to this
development. There is no floodplain in the area or on the property.
Drainage There is no municipal storm water system serving this site. All storm
water will have to be managed and maintained on site via an engineered collection
and disposal plan. The preliminary proposal shows a detention pond in the very
northeast corner of the site with plans to flow water in this direction for collection,
treatment and disposal. This is the location of an historical drainage. In past
decades there was a natural flow through this portion of the property and then
northeasterly under US 93 via a culvert to the Stillwater River. This drainage has
been significantly altered with the construction and widening of US 93.
D. Effects on Local Services:
Sewer: Municipal sewer has already been extended to this site. A 12" sewer main
has been extended under US 93 to the southeast corner of this site. This sewer
main will be extended, according to a phasing plan. With the development of Phase
1 (Lowe's project) the 12" sewer will be required to be extended to the very western
edge of the subdivision per city policy. With Phase 2 development, the 12" main will
be extended to the southerly end of the south main access road. Note that the State
DNRC has already engineered a backbone utility plan for Section 36 that has been
the subject of a State MEPA review. The extension of the 12" line will provide greater
capacity than this project requires. However, per the internal development
agreement DNRC has with the developer, Goldberg Properties, the developer is
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responsible for the full cost of extending the 12" sewer main into and through the
proposed subdivision.
Water: Municipal water has also been extended to this site. A 12" water main has
been extended along the entire length of US 93. The applicants will be required in
phase 1 to hook to the 12" main and extend a 14" main into and through phase 1.
Again note that the State DNRC has already engineered a backbone utility plan for
Section 36. The extension of the 14" line through phase 1 and additional 12" lines
to serve phases 2 and 3 will possibly provide greater capacity than this project
requires. However, per the internal development agreement DNRC has with the
developer, Goldberg Properties, the developer is responsible for the full cost of
extending the 12" and 14" water mains into and through the proposed subdivision.
These mains will allow adequate fire flows and domestic use for the project.
Storm water management: There is no municipal storm water system serving this
site. All storm water will have to be managed and maintained on site via an
engineered collection and disposal plan. The preliminary proposal shows a
detention pond in the very northeast corner of the site with plans to flow water in
this direction for collection, treatment and disposal. This is the location of an
historical drainage. In past decades there was a natural flow through this portion of
the property and then northeasterly under US 93 via a culvert to the Stillwater River.
This drainage has been significantly altered with the construction and widening of
US 93 and the resulting flow to the northeast may have been lost. Note that the
developer is required to develop his system to function on -site with out reliance on
off -site flows.
Roads: Roads and road access form a critical aspect of this project. All access will
be off of US 93, a federal highway. Access permits will be issued by MDT for each of
the three proposed access points. The State will require an engineering traffic
analysis of each intersection and the applicant will be responsible to construct the
improvements necessary to make the intersections function. The DNRC has done
preliminary work with MDT on these approaches up to this point to assure
feasibility.
The northerly most access (across from Home Depot) which is controlled by a traffic
light will be dedicated to the City and maintained as a City street. It will contain a
travel surface, curb & gutter, landscaped boulevard and street trees. The R/W width
is at approximately 115 feet as it enters the project tapering down to 80 feet as it
extends westerly. This road will extend to the westerly end of the project in
anticipation of its future extension into later phases of development. As part of
Phase 1, this street will terminate at a point just past the Lowe's front building face
with the remainder of this street extended to the western most end of the
subdivision with development of Phase 3.
The center access road is intended to be a 3/4 intersection which means that the curb
design will allow right -in and right -out as well as left -in but no left -out or straight
across Highway 93 movements. This approach lines up with the Target right -in/
right -out access onto US 93. No signal is proposed and this road would be a private
street. It contains a traffic circle which will help internally control the flow of traffic
from major parking lots at this intersection. This private street generally terminates
at the front of the Lowe's building with only a service delivery road providing access
to the rear of the proposed major building pads. This private road will be required to
#KPP-03-14
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be built to City standards including curb, gutter, landscape boulevard, detached
sidewalk and street trees but remain private in terms of management and
ownership. This road will also be built with Phase 1 development.
The third primary access road along the south boundary of the project will be
controlled by a traffic light. This street will be built to City street standards as well
and dedicated to the City. This street shows as a 60-foot wide R/W but appears to
need to be a minimum of 80-feet to accommodate anticipated traffic along with the
required curb & gutter, landscape boulevard and sidewalk and a recommended bike
path. This street will be constructed to the far westerly end of the site with Phase 2.
This street will need to provide access to the lands to the immediate south including
a DNRC Office site access and a future City Parks access to allow traffic in this
neighborhood an opportunity to flow to a controlled intersection.
The remaining internal roads will function as private streets providing access to
parking lots and smaller out -parcel building pads. These streets will be built to a
standard that requires streets trees on both sides and detached sidewalks along at
least one side.
Pedestrian access: The Spring Prairie PUD Ordinance Section 1, Statement #8
states pedestrian walkways shall be provided that provides a continuous and
connected system with the existing walkways along Highway 93, Four Mile and
within the developed areas. Section 3.03 (B) of the PUD Agreement requires that a
paved pedestrian bike path will generally follow the collector roads. Pedestrian
access and movement is considered a key element of this project.
The applicants will be required to construct a pedestrian bike trail (typically a
minimum of 10-feet wide) along the US highway 93 frontage to parallel the Highway
93 bike trail on the east side of the highway.
From the Highway 93 bike trail, sidewalks should be extended along both sides of
the three main access roads extending east -west to their westerly ending points.
However, in lieu of a sidewalk, a bike trail should be constructed along the south
side of the southerly major east -west access road which forms the southern
boundary of Phase 2 of the subdivision to comply with Section 3.03 (B) of the PUD.
Sidewalks are shown on the submitted site plan, the bike trails are not specifically
noted.
In addition, two east -west sidewalk corridors per major tenant parking lot are shown
and will be required extending through the main tenant parking lots in Phase 1 and
Phase 2. This ensures that an east -west sidewalk is never more than 500 feet on
average away.
North -south sidewalks will be required along three north -south corridors provided in
this subdivision. First sidewalks will be required along the complete length of the
internal private access road that parallels US 93 and bisects the traffic circle.
Second, they will be required along the fronts of the major building pads including
Lowe's extending from the south boundary bike trail to the north boundary of the
subdivision in a continuous fashion. Finally, they will be required to extend the
entire length of the property, north - south through the center of the major tenant
parking lots of Phase 1 and Phase 2 as shown on the site plan.
#KPP-03-14
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subdivision is a planned and anticipated project in the path of the planned urban
expansion of Kalispell.
- .. . ,, °I
The Kalispell City Growth Policy Map acknowledges the adopted Section 36
neighborhood plan. The plan designates the subdivision site as mixed commercial
and provides a series of guidelines and policies for its development as a commercial -
retail center. Such a designation anticipates a wide variety of retail and service
oriented commercial activities and is further implemented by the adoption of PUD
zoning. The goals of the mixed commercial neighborhood were to identify the
appropriate location for commercial uses, to minimize the appearance of highway
strip development, to identity appropriate commercial uses and to identify
appropriate development standards. In that effort 13 policies were listed addressing
the need for appropriate setbacks, the need to provide municipal services, limiting
"strip -type" uses and gambling establishments, encouraging a village or cluster
concept of development versus a linear pattern, landscaping and signage design
policies, building design features and lighting all intended to avoid a strip
development and instead create a village concept. These features have been factored
into the project and specifically implemented by the Spring Prairie PUD. In addition,
staff has added comments and conditions to address those areas it specifically feels
is lacking in compliance.
G. Compliance with Zoning Regulations
This zoning for this property is a specially crafted PUD ordinance (Spring Prairie
PUD) adopted in December 2001 by the City Council. It is attached to the staff report
for your reference. It is based on the B-5 Commercial zone. While the Spring Prairie
subdivision as submitted generally complies with the adopted PUD requirements,
please note that the applicants have requested approximately 18 amendments to the
PUD agreement. The 18 amendments run the gamut from minor to major in impact.
Some are only editorial in nature; some are for clarification of terms and roles of
developer, applicant, etc. because this is a multi -tiered development with the State
leasing the project to a developer and the developer subleasing the sites to
businesses. Approximately 5 are deemed to be substantive in nature. Only one of
the 5 requests, that being a third access onto US 93, affects this subdivision
submittal. The substantive issues are:
® Requesting an additional access point onto US 93 for a total of three. The
original PUD limited access to US 93 to only 2.
® Modify the minimum signage requirements for both on -site businesses and
for off -site entrance signage.
® Increasing the maximum height allowance for the site from 35 to 60 feet.
• Allowing buildings in excess of 60,000 square feet to be built within 150 feet
of US 93 instead of the current 300 feet requirement.
® Modifying the list of permitted commercial uses to include a statement, "and
other similar uses not specifically mentioned herein the PUD agreement but
that are found to be similar in nature."
#KPP-03-14
Page 9 of 13
F
Phase 3 should have the same pedestrian access treatment. Each internal street
shall have detached sidewalks with landscaped boulevard. Sidewalk corridors
should be extended through major parking lots in the same theme as Phase 1 and 2.
Schools: This subdivision is within the boundaries of School District #5. Because of
its commercial nature it will not generate school children. Taxes generated from the
project will benefit the school district and proceeds from the leases collected by the
DNRC will benefit the School Trust Fund.
Parks: This subdivision is not subject to the parkland dedication requirements
because it is a commercial subdivision as outlined in the Kalispell Subdivision
Regulations and under State Statute. However, a central gathering area or culture -
civic center was proposed to be constructed in Phase 3 in an earlier proposal to the
public and to DNRC. This focal center is now lacking on the current site plat
submittal. It would be extremely beneficial for this project and for the character and
prominence of this site as a significant commercial center and focal point in the City
of Kalispell to incorporate such a feature in Phase 3. Such a center could include a
plaza, fountains, art or architectural focal point, passive open space, distinctive
landscaping and room for outdoor gatherings/functions.
Police Protection: This development will be served by the Kalispell Police
Department. According to the Kalispell Police Department, they will be able to
adequately serve this area.
Fire Protection: This development will be served by the Kalispell Fire Department.
The location and placement of fire hydrants needs to be addressed. Fire flows in the
area are adequate to accommodate any necessary hydrants. Street and parking lot
design has been reviewed by the fire marshal and tentatively approved. More
specific review will occur at the time of building permit issuance for specific uses. A
satellite fire station is proposed for the northwest corner of Four Mile and US 93
approximately 1/2 mile south of this site. It is anticipated that the site will be
operational in 2006. This will allow immediate fire protection for this site.
Refuse Disposal: The subdivision will be served by the City of Kalispell for solid
waste disposal. Adequate space at the County landfill is available for the solid waste
which will be generated by the subdivision. Individual service will be addressed with
each building or facility constructed.
Medical Services: Kalispell Regional Hospital is approximately two miles from the
site. Ambulance services are available to serve this subdivision and access is good.
Effects on Agriculture and Agricultural Water Users Facilities:
This property has been actively farmed for several decades under a state managed
lease program with proceeds going to the State School Trust. Soils are Kalispell
Loams and are classified as class 2 and class 3 soils according to the Upper Flathead
Valley Soil Survey. Loss of this agricultural site will incrementally impart the
agricultural land base in Flathead County. However, the site lies within the City of
Kalispell, has US Highway 93 frontage, abuts urban scale development on 3 sides,
has a sewer and a water trunk line extended to the site and the subject site has
already gone through a MEPA analysis by the State in anticipation of commercial
development of this site. While there is an impact to agriculture, the proposed
#KPP-03-14
Page 8 of 13
6. That a letter be obtained from the Kalispell Public Works Department approving the
plans and specifications for water, sewer and drainage facilities for the subdivision.
(Kalispell Sub. Regs. Section 3.12 - 3.15).
7. A letter from an engineer licensed in the State of Montana certifying that the
improvements have been installed according to the required specifications shall be
submitted at the time of final plat approval along with a letter from the Kalispell
Public Works Department stating that the required improvements have been
inspected and comply with the City standards. (Kalispell Sub Regs. Sections 3.09, 3.11 —
3.15).
8. The two major east -west roads (one on the north and the other on the south) exiting
out onto proposed traffic lights will be dedicated to the City. All remaining roads will
be private in terms of ownership and maintenance. (Site Review Committee).
9. The two city streets extending east -west form the proposed traffic signals should be
designed to minimum Collector Road Standards. (Kalispell Subdivision regulations Sec.
3.09, Table 1).
10. The southerly east -west City street which forms the southerly boundary to the
subdivision shall provide coordinated access to the lands to the south including the
DNRC State Office Complex and the Kalispell Kid's Sports site.
11. The applicants engineer shall certify to the City that it has received access approach
permits from MDT and that all conditions of each access permit, including required
traffic studies and required improvements have been achieved and or installed to the
satisfaction of MDT. (Per request of Steve Herzog, Maintenance Supervisor, MDT Kalispell
Office) .
12. Pedestrian access shall be provided as shown on the Spring Prairie Center "Site
Plan" dated 10/ 16/03. In addition to and for clarification the following shall apply:
a. A pedestrian bike trail (typically a minimum of 10 feet wide) shall be constructed
along the entire US Highway 93 frontage with each phase. The bike path shall be
integrally designed into the landscape plan required between the curb line of US
93 and the 20 foot required landscape buffer required by the PUD.
b. All sidewalks extending westerly from the three main access roads shall integrate
into and connect with the Highway 3 bike path.
c. In lieu of a sidewalk, a bike trail should be constructed along the south side of
the southerly major east -west access road which forms the southern boundary of
phase 2 of the subdivision.
d. In addition, two east -west sidewalk corridors per major tenant parking lot are
shown and will be required to extend through the main tenant parking lots in
Phases 1 and 2. This ensures that an east -west sidewalk is never more than 500
feet on average away.
e. North -south sidewalks will be required along three north -south corridors
provided in this subdivision. First, a sidewalk will be required along the
complete length of the internal private access road that parallels US 93 and
bisects the traffic circle. Second, a sidewalk will be required along the fronts of
the major building pads including Lowe's extending from the south boundary
bike trail to the north boundary of the subdivision in a continuous fashion.
#KPP-03-14
Page 11 of 13
The provisions of the PUD agreement require all amendments to the Spring Prairie
PUD to be submitted to the Kalispell Site Review committee. Those amendments
which are considered to be minor in nature may be implemented. Those
amendments considered by the Site Review Committee to be major or significant are
to be sent directly to the City Council for consideration and action. This course is
being followed and the changes are being forwarded to City Council for consideration
and action. This part of the project is not specifically within the review authority of
the planning board but only mentioned here for clarification of the process.
H. Compliance with the Subdivision Regulations
The preliminary plat appears to be in substantial compliance with the State and City
Subdivision Regulations
Staff recommends that the Kalispell City Planning Board adopt staff report #KPP-03-14 as
findings of fact and recommend to the Kalispell City Council that the preliminary plat be
approved subject to the following conditions:
That the development of this site will be in compliance with the adopted Spring
Prairie PUD and PUD agreement adopted in December 2001 as amended. (Spring
Prairie PUD).
2. That the development of the site will be in substantial conformance with the
approved preliminary plat documents entitled Spring Prairie Center and associated
submittal drawings which shall govern the general location of the lots, easements,
roadways freestanding signage, landscaping and pedestrian access facilities except
as modified by the conditions listed herein. Those documents are listed below.
(Kalispell Sub. Regs. Appendix C - Final Plat I(A) Contents of final plat.)
® Spring Prairie Center Site plan dated 10/ 16/03
® Spring Prairie Center Preliminary Plat Document A-1 dated 10/6/03
® Spring Prairie Center Site Drainage Concepts DP dated 9/30/03
® Spring Prairie Proposed Infrastructure Section 36, T29N, R22W as approved by
DNRC
® Spring Prairie Center Phasing Schedule dated 10/ 16/03
® Spring Prairie Center Phase One Utility and Road Infrastructure dated 9/30/03
3. That the roadways (private or public) serving the subdivision shall be constructed in
accordance with the adopted Design and Construction Standards for the City of
Kalispell for local streets. (Kalispell Sub. Regs. Section 3.01 & 3.09A).
4. 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. (Kalispell Sub Regs. Sections 3.09 K(7) & M).
5. A storm water drainage plan which has been designed by an engineer licensed in the
State of Montana shall be prepared which complies with the City's Design and
Construction Standards and said plan shall be reviewed and approved by the
Kalispell Public Works Department. (Kalispell Sub. Regs. Section 3.12 A).
#KPP-03-14
Page 10 of 13
Finally, a sidewalk will be required to extend the entire length of the property,
north — south through the center of the major tenant parking lots of Phase 1 and
Phase 2 as shown on the site plan.
f. Phase 3 shall have the same pedestrian access treatment as specified above for
Phases 1 & 2. Each internal street shall have detached sidewalks with
landscaped boulevard. Sidewalk corridors should be extended through major
parking lots in the same theme as phases 1 and 2.
g. Unless sidewalks and trails are located inside tenant parking lots they shall be
detached in nature with a landscape boulevard between the walk/trail and the
curb.
h. Sidewalks shall be extended from adjacent trails and sidewalks into actual
parcels to provide a connected and continuous walking area.
i. All sidewalks located within parking lots shall have a raised concrete surface
where they cross landscape islands for separation from traffic and parking.
Where sidewalks cross traffic lanes, the sidewalk may be at grade but shall be
constructed of colored or textured concrete, stone or other contrasting material to
visually denote a pedestrian way. Simply painting the walk area is not adequate.
Per Section 3.03 (B) of the PUD Agreement, Section 1 #8 of the PUD ordinance and
submitted site plan dated 10/ 16/03)).
13. The fire access and suppression system shall comply with the Uniform Fire Code
and a letter from the Kalispell Fire Department approving the access, placement of
fire hydrants and fire flows within the subdivision shall be submitted with the final
plat. The fire access and suppression system shall be installed and approved by the
Fire Department prior to final plat approval. (Uniform Fire Code).
14. All new utilities shall be installed underground. (Kalispell Sub. Regs. Section 3.17A).
15. Development of an overall landscape plan addressing public and private street
boulevards, street trees; perimeter project landscaping, parking lot landscaping and
all common area landscaping shall be submitted to the City Parks Director for
approval in writing prior to installation. The plan shall address all PUD requirements
and compliance with attached plans and applications materials. In particular the
landscape plan shall address:
a. All landscape buffers, boulevards, tree planters, landscape islands, tree wells,
etc. and common areas with live landscape materials shall be provided with
adequate irrigation.
b. The applicant or future leases shall be responsible to insure the live landscaping
as approved on the original landscape plan and installed is maintained in a "live"
condition.
c. An irrigated landscape corridor of at least 20 feet in width shall parallel the R/W
of US Highway 93 including undulating topography and have a mix of tree
plantings with a ground cover predominately of lawn. A similar 10-foot
landscape treatment shall be developed along West Reserve.
d. In developing the landscape plan, the developer shall comply with the definition
of landscaping as defined in the Kalispell zoning ordinance as follows: "Some
combinations of planted, living trees, shrubs, hedges, vines, living ground cover
and flowers suitable for the climate exposure and site conditions. In addition,
the combination or design may include earth sculpture, cobble, bark, mulch,
edgers, flower tubs, rock and such structural features as foundations, pools, art
works, screens, walls, fences or benches, but such objects alone shall not meet
the requirements of this provision." Bark, mulch, rock, etc. may augment live
#KPP-03-14
Page 12 of 13
landscape features but the primary feature in all landscaping treatments shall be
growing materials unless specifically modified as in special cases such as
internal parking lot sidewalk corridors where trees would be in a protective grate
as they line a sidewalk and form a canopy.
e. Landscape islands within parking lots shall incorporate predominately living
materials. One exception would be the raised sidewalk corridors extending
through the parking lots as shown on the submitted October 16, 2003 Spring
Prairie Center colored site plan where trees within tree grates lining sidewalks is
acceptable. Note that in parking lot landscape islands, shade trees shall be
placed in such intensity and location as to form a canopy where they cover or line
sidewalks and where ever they are used, a visual break from the open asphalt
parking areas surrounding it. The site plan shows two shade trees at the ends of
islands and 4 trees within internal islands. This may or may not be adequate
depending on species selected. (PUD Section 2.01 (E(2(F-G))) ).
16. All exterior lighting within the subdivision shall be shielded and directed downward
so that it does not intrude unnecessarily onto adjoining properties or cause
excessive glare or otherwise excessively light the site. In doing this all exterior
lighting fixtures on buildings, streets and in parking lots shall be shielded with cut-
offs and baffles with a minimum cut-off angle of 20 degrees below horizontal and the
maximum light standard height is set at 30 feet above adjacent grade. This is not
meant to discourage low intensity exterior lighting for architectural or landscape
accent purposes. (Site review, PUD Section 2.02 H (3).
17. Prior to development of Phase 3, DNRC shall negotiate an easement with BPA and
the applicant shall certify that Phase 3 is developed within the confines and terms of
this easement. (BPA lease requirements).
18. That a minimum of two-thirds of the necessary infrastructure for each phase of the
subdivision shall be completed prior to final plat submittal. With the filing of the
final plat for each phase, an additional three-year extension shall be automatically
granted for subsequent phases. (Site Review).
19. With the development of Phase 1, the infrastructure as illustrated in the Phase One
Utility and Road Infrastructure Exhibit A-1 dated 9 / 30 / 03 and issued 10 / 6 / 03
shall be complied with. Specifically the northern most east -west City street shall be
fully constructed from the traffic light on the east to the westerly subdivision line. In
addition the 12 " sewer main and the 14" water main shall be extended to this
boundary as well. (Kalispell Standards for Design and Construction).
20. The preliminary approval shall be valid for a period of three years from the date of
approval. Upon the filing of each successive phase, an additional two years from
date of final plat approval of the previous phase shall be granted. Prior to the
expiration of any phase, a one-year extension may be requested. (Kalispell Sub. Regs.
Section 2.04 (E (7)).
#KPP-03-14
Page 13 of 13
ins a � i' + E' ��! • '.� !1� � � ��■r� �:
This application shall be submitted, along with all information required by the applicable
Subdivision Regulations and the Montana Subdivision and Platting Act, and the appropriate
fee to:
Tri-City Planning Office, 17 Second St East, Suite 211
Kalispell, Montana 59901 Phone: (406) 751-1850 Fax: (406) 751-1858
FEE SCHEDULE
Major Subdivision (6 or more lots)
Commercial and Industrial Subdivision
$650 +$30/Lot x 29 Lots + $200 = $1720
$650 + $30 / lot
$650-1 $30i URIt
$650 1 $30 � spase
$200
Add $200 to base preliminary plat fee
SUBDIVISION NAME: Spring Prairie Center
OWNER(S) OF RECORD:
Name Department of Natural Resources & Conservation, David Greer
Mailing Address 2250 Highway 93 North
City Kalispell State MT Zip 59901
TECH NICAL/PROFESSIONAL PARTICIPANTS (Surveyor/Designer/Engineer, etc.):
Architect SEM Architects Inc, Gary Ellermann & Michael Hockett
(Applicant on Behalf of Developer) 677 S. Colorado Blvd., Ste 200
Name & Address: Denver, CO 80246 PH: (303) 220-8900 Fax: (303)220-0708
Developer
Goldberg Properties, Inc., Grant Nelson
Name & Address:
1120 Lincoln Street, Ste 903
Denver, CO 80203 PH: (303) 759-8000
Fax: (303) 863-0275
Development Manager
Western Project Services, Don Lawhead
Name & Address:
5881 South Sherman Way
Centennial, CO 80121 PH: (303) 794-6252
Fax: (303) 794-6112
Civil Engineer
Morrison-Mairerle, Inc., Keith Belden
Name & Address
1228 Whitefish Stage
Missoula, MT 59802 PH: (406) 442-7862
Fax: (406) 542-0009
Geo-Technical Engineer
NTL Engineering, Josh Smith
Name & Address
1075 Trumble Creek Rd, Unit A
P.O. Box 5350
Kalispell, MT 59903-5353 PH: (406) 257-6479
Fax: (406) 257-6470
Landscape Architect
Sitescape Associates, Bruce Lutz
Name & Address
385 Golf Course Dr., PO Box 1417
Columbia Falls, MT 59912 PH: (406) 892-3492
Fax: (406) 892-0367
Surveyor
Eby & Associates, Inc., Jane Eby
Name & Address
PO Box 7144
Kalispell, MT 59904 PH: (406) 755-5329
Fax: (406) 755-9132
LEGAL DESCRIPTION OF PROPERTY
City / County Kalispell / Flathead
Street Address Hiahwav 93 North
Assessor's Tract No(s) 5 Lot No(s) N/A
1/4 Sec East 1/2 of North East 1/4 Section 36 Township 29 North Range 22 West
GENERAL DESCRIPTION OF Commercial property within the Spring Prairie Center PUD
SUBDIVISION:
Number of Lots or Rental Spaces 29 Total Acreage in Subdivision 54.37
Total Acreage in Lots 51.14 (+/-) Minimum Size of Lots or Spaces 0.49 (+/-)
Total Acreage in Streets or Roads 3.23 (+/-)* Maximum Size of Lots or Spaces 13.4 (+/-)
Total Acreage in Parks, Open Spaces and / or Common Areas N/A
* Publicly dedicated Roads (Private Roads / Drive Excluded)
SiRgle Family N/A TewRheese
N/A Mobile Heme Park
flex N/A Aft
N/A
Commercial TBD Industrial
N/A Planned Unit Development
OeRdGrni ,iw4;4 N/A
N/A 9#-her
N/A
N/A
See Proposed PUD Amendments
N/A
APPLICABLE ZONING DESIGNATION & DISTRICT Spring Prairie Center PUD
ESTIMATE OF MARKET VALUE BEFORE IMPROVEMENTS $7.1 million
Roads: _ Gravel
X Paved
X Curb X Gutter
X Sidewalks
_ Alleys
Other
Water System: _Individual
_ Multiple User _
Neighborhood
X Public
Other
Sewer System: _Individual
_ Multiple User _
Neighborhood
X Public
Other
Other Utilities: X
Cable TV
X Telephone X
Electric
X Gas
Other
Solid Waste: _Home
Pickup
_ Central Storage _
Contract Hauler
_ Owner Haul
Mail Delivery: _Central
X Individual _
School District
Fire Protection: X
Hydrants
Tanker Recharge
Fire District
Drainage System: Surface drainage to detention / storm water quality control areas, then released into
existing system at Highway 93 at W. Reserve Drive.
PROPOSED EROSION / SEDIMENTATION CONTROL: All work on the Spring Prairie Center commercial
project shall incorporate storm water Best Management Practices (BMP's) during construction and shall comply
with Montana DEQ's Storm Water Discharge permits and regulations. Storm water will be detained and treated
on -site and released at the predevelopment release rates as identified in the design report prepared in
accordance with DEQ Circular 8. Sedimentation and erosion during construction and at final stabilization, at
the conclusion of construction, shall be in accordance with state and local regulations and with the storm water
discharge permit.
The Owner and their Consultants, prior to the start of construction, shall complete the following forms for the
storm water discharge permit: Notice of Intent Form and the Storm Water Pollution Prevention Plan.
VARIANCES: ARE ANY VARIANCES REQUESTED? No If yes, please complete the information below
SECTION / REGULATION OF REGULATIONS CREATING HARDSHIP: N/A
EXPLAIN THE HARDSHIP THAT WOULD BE CREATED WITH STRICT COMPLIANCE OF
REGULATIONS: N/A
PROPOSED ALTERNATIVE(S) TO STRICT COMPLIANCES WITH ABOVE REGULATIONS: N/A
PLEASE ANSWER THE FOLLOWING QUESTIONS IN THE SPACES PROVIDED BELOW:
1. Will the granting of the variance be detrimental to the public health, safety or general welfare or injurious
to other adjoining properties? N/A
2. Will the variance cause a substantial increase in public costs? N/A
3. Will the variance affect, in any manner, the provisions of any adopted zoning regulations or Master Plan?
N/A
4. Are there special circumstances related to the physical characteristics of the site (topography, shape,
etc.) that create the hardship? N/A
5. What other conditions are unique to this property that create the need for a variance? N/A
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VICINFrY MAP
GOLDBERG PROPERTIES, INC
PRELIMINARY PLAT — "SPRING PRAIRIE CENTER
A 29 LOT COMMERCIAL SUBDIVISION ON 54.37 ACRES
IN A B5, 1ND USTRIAL/C OMMERC IAL DISTRICT
WITH A PLANNED UNIT DEVELOPMENT (PUD) OVERLAY
PLM DATE: 10/15/03
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Section 36, T29N R22W
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