FRDO Staff Report/Preliminary PlatPRELIMINARY PLAT STAFF REPORT FPP-98-4
MAY • !.
A report to the Kalispell City County Planning Board and the Board of County
Commissioner regarding a request by Lonny and Bonnie Hanson for preliminary plat
approval to allow a 14 space expansion of an existing manufactured home park. A
public hearing has been scheduled before the Kalispell City County Planning Board for
May 12, 1998, beginning at 7:00 PM in the Kalispell City Council Chambers in Kalispell.
The request is to allow the addition of 14 spaces in an existing 24 unit manufactured
home park for a total of 38 spaces. Preliminary plat approval is required from the Board
of County Commissioners, and a conditional use permit, which was granted on April 9,
1998 by the Flathead County Board of Adjustment.
A. Petitioner: Lonny and Bonnie Hanson
P.O. Box 5345
Kalispell, MT 59901
(406)752-8733
Technical Assistance:
Paul J. Stokes 8s Associates, Inc.
343 First Avenue West
Kalispell, MT 59901
(406)755-8707
The site is located east of LaSalle Road and on the north side of East Cottonwood
Drive. The area proposed for the 14 space expansion contains approximately
three acres. There are two access roads, one which accesses onto LaSalle Road
and the other which accesses onto East Cottonwood Drive. The property can be
described as Assessor's Tracts 2CF and 2CAD in Section 4, Township 28 North,
Range 21 West, P.M.M., Flathead County, Montana.
Subdivision area:
Minimum lot area:
Maximum lot area:
Area in Roads:
Open Space:
3.10 acres
5,000 square feet
9,690 square feet
0.47 acre
0.63 acre
D. E2dsting Land Use and Zonin13
Currently this property is undeveloped. There are some dilapidated buildings on
the property along with some heavy brush. The entire park area including these
two parcels is zoned R-5, two family residential district which has a minimum lot
size of 5,400 square feet. This district is residential and allows duplexes and
single -wide manufactured homes which meet HUD standards as permitted uses.
The R-5 districts are generally found in areas which are served by both
community water and sewer and where full community services are available.
This area can be described as urban with a mix of commercial uses to the west
and primarily residential uses to the south, north and east. Most of the
residential property in the area is to the east and is zoned R-3, a single family
residential district which does not allow single wide manufactured homes. There
are a number of manufactured homes in the area which exist as non -conforming
uses in the R-3 district. Specific uses and zoning adjacent to the parcel are as
follows:
North.: Some single family residential and vacant land;
R-5, two family residential
South: Single family homes, R-5, two family residential zoning
West:: Small retail businesses, B-2, general business zoning.
East: Primarily single family residential; R-3, single family zoning
F. Utilities/Services:
Sewer service: Evergreen community sewer system
Water service: Evergreen community water system
Solid Waste:
Contract hauler
Gas:
Montana Power Company
Electric:
Pacific Power (underground)
Phone:
PTI (underground)
Police:
Flathead County Sheriff's Office
Fire:
Evergreen Volunteer Fire Department
Schools:
School District #5 and #50, Kalispell and Evergreen
12111ts.11 a 02 4 via)
This application is reviewed as a minor subdivision in accordance with statutory criteria
and the Flathead County Subdivision Regulations.
Fire: This subdivision is in the Evergreen Volunteer Fire Department's service
area, and the fire station is nearby, one-half mile from this property. The site can
be considered to be a low to moderate risk of fire because it abuts a county road,
does not have steep slopes and the fire station is nearby. Hydrants will be
required to be placed in compliance with the requirements of the fire chief.
Flooding: The site is not mapped in the 100 year floodplain according to FIRM
Panel # 2340D.
Topography/Soils: The site is mapped as having McCaffery coarse sand soils (Mb)
in the Upper Flathead Valley Soil Survey. The soils are not suitable for farming.
Access: Primary access will be from two driveways. One is an established
approach on the west from LaSalle Road. The other new driveway will be by way
of a leg of land that extends to East Cottonwood Drive to the south. The
approach along LaSalle road will need review by the State Department of
Transportation because of the potential for additional traffic being generated. The
approach along East Cottonwood Drive will need to be approved by the Flathead
Count Road Department. It does not appear that there are any remarkable
conditions which exist which might hinder the approval from either of these
accesses. One concern which might arise with regard to these approaches onto
LaSalle Road and East Cottonwood Drive is that they both run between two other
parcels. Particularly along LaSalle Road it would be prudent to clearly delineate
the approaches possibly with some rolled curbing in addition to the asphalt.
Comments from the County Road Department state that a 24 foot wide paved
approach should be completed along East Cottonwood Drive.
The area is mapped by the Montana Department of Fish, Wildlife and Parks as
not providing important winter range for big game. The urban location will not
pose significant impacts on wildlife.
Since there are no significant environmental challenges associated with this
property, impacts on the environment are anticipated to be insignificant. All
drainage will be required to be retain on -site and will be required to be
engineered. The Evergreen Water and Sewer District has concerns regarding
grading and that no water will be left standing over manholes or service risers.
Water: Currently the existing park area is served by Evergreen water and sewer.
A main and new service lines will be required to serve the new lots. The
specifications for these extensions will be required to be reviewed and approved
by the Montana Department of Environmental Sciences and the Evergreen Water
and Sewer District. The district has made some comments regarding the size of
the water main extension coming from East Cottonwood Drive stating that it
should be upsized to eight inches rather than six.
Sewer: Sewer service is also proposed to be provided Evergreen Water and Sewer
District and will be accomplished by extending the necessary mains and service
lines along the internal roadway. Plans and specifications as well as allocation of
capacity will need to be approved by the Evergreen Water and Sewer District and
the State. Evergreen Water and Sewer District has an allocation from the City of
Kalispell for effluent treatment which is monitored by the District. In comments
received from the district, they state that allocation capacity is available, but that
they would like excess sewer capacity charges paid or otherwise guaranteed per
the district requirements prior to final plat approval.
Roads: Traffic projections for this subdivision are estimated to be approximately
150 vehicle trips per day or slightly fewer once the spaces are fully occupied.
Generally, manufactured home parks generate slightly lower vehicle counts than
3
single family residences. East Cottonwood Drive is indicated as a local street in
the Kalispell City -County Master Plan and appears to be adequate to
accommodate the additional traffic which might be generated from this
subdivision. Comments from the County Road Department include the need for
a 24-foot wide paved approach. A new approach permit will be required.
Schools: This development is within the boundaries of School District #5,
Kalispell, and School District #50, Evergreen. The Evergreen School District is
one of the few school districts which is not experiencing overcrowding. It can be
anticipated that approximately seven to twelve school age children will be
generated from this expansion. It appears that there is adequate space within
the districts to accommodate these children.
Parks and Open Space: The Flathead County Subdivision Regulations have
parkland / open space requirements for manufactured home parks in the
amount of one -ninth of the area proposed for the development. The applicants
have indicated their desire is to address through a payment of cash -in -lieu of
parkland. The one -ninth requirement is based upon the unimproved value of the
property. According to the Flathead County Appraiser's Office, this approximate
2.0 acres devoted to lots would be valued within a range of approximately
$45,000 to $60,000. One -ninth of this amount would be approximately $5,000
for cash -in -lieu of parkland dedication. The County typically has preferred cash -
in -lieu of parkland or private park development..
Police: This manufactured home park is in the jurisdiction of the Flathead
County Sheriff's Office. This department has stated that any additional demands
on the department would have a detrimental impact, and that in the case of an
emergency, response time would be slow.
Fire Protection: Fire protection would be provided by the Evergreen Volunteer
Fire Department. Fire risk appears to be low because of the topography and
good access. It would be reasonable to require that the local fire department
approve the fire suppression system for this development. Hydrants may be
required. None have been proposed.
Solid Waste: Solid waste is proposed to be handled by a contract hauler and
taken to the Flathead County Landfill. There is sufficient capacity within the
landfill to accommodate this additional solid waste generated from this
subdivision.
Medical Services: Ambulance service is available from the fire department and
ALERT helicopter service. Kalispell Regional Hospital is approximately five
road miles from the site.
E. Effects on Agriculture and agricultural water user facilities:
The urban area is currently undeveloped and uncultivated. The soils are
indicated to be Birch gravelly loam, but are of limited value because of the size
and location of the site. The impacts of this subdivision on agriculture and
agricultural water user facilities is insignificant.
11
F. Compliance with Master Plan:
This site lies within the boundaries of the Kalispell City -County Master Plan. The
master plan map designates this area as Suburban Residential. This land use
designation anticipates a density of two or less units per acre devoted to single-
family homes. However, there is a provision in Chapter 5, dealing which
suburban residential land use which states "As community sewer and water
systems are extended into suburban residential areas and as other community
services become available„ these areas should be routinely reviewed and, where
appropriate, redesignated to a higher, more appropriate residential district."
Such is the case with this property, particularly because the existing
manufactured home park use has been established and Evergreen water and
sewer have been extended to this property.
r r s
This property is zoned R-5, a two family residential zoning district which requires
a minimum lot size of 5,400 square feet. Manufactured home parks are required
to comply with the underlying density of the zoning district. This subdivision
does not exceed the allowable number of lots and is in compliance with the R-5
zoning district.
H. Compliance with the Flathead County Subdivision Regulations:
This subdivision is in substantial compliance with the Flathead County
Subdivision Regulations.
It is recommended that the Kalispell City -County Planning Board adopt staff report
#FPP-98-4 as findings of fact and recommend to the Board of County Commissioners
that the preliminary plat for Mountain View Mobile Manor be approved subject to the
following conditions:
That the development of the site will be in substantial conformance with the
approved site plan. The approved plan shall govern the general location of the
lots, roadways and open space
2. That the roadways within the manufactured home park shall be constructed in
accordance with the Flathead County Subdivision Regulations and AASHTO
standards for paved roads, and that a licensed professional engineer shall certify in
writing that the road system has been constructed accordingly.
3. That the manufactured home park comply with the standards outlined in the
Flathead County Subdivision Regulations, Section' 4.8, that address lot size,
setbacks and skirting.
4. That the fire access and suppression system, including the number and location of
fire hydrants, shall be reviewed and approved by the fire chief of the Evergreen
Volunteer Fire Department.
5
5. That a Certificate of Subdivision Approval be obtained from the Department of
Environmental Quality which shall approve the water and sewage treatment
facilities for the subdivision.
6. That a letter from the Evergreen Water and Sewer District be obtained which
approves the plans and specifications for the water and sewage treatment facilities.
That the letter from the district also contain a "will serve" statement and verify that
the necessary easements have been granted and that excess sewer capacity
charges have been paid or otherwise guaranteed.
7. That an engineered drainage plan be prepared by a licensed professional engineer
that retains the storm water runoff on -site or within established drainage culverts.
8. That an approach permit be obtained from the Flathead County Road Department
and the Montana Department of Transportation for the upgrading of the two
accesses, one off of East Cottonwood Drive and the other off LaSalle Road and that
the conditions of those permits be met.
9. That letter from the utility company be submitted that that all new utilities within
the park be placed underground and extended to each lot.
10. That a common off-street mail facility shall be provided by the developer and
approved by the local post office
11. That the parkland dedication shall be met by paying a cash -in -lieu of parkland fee
equaling one -ninth of the area devoted to lots based upon the unimproved market
value of the property or in the amount of $5,000.
12. That a chain link fence be constructed around the perimeter of the park and that a
dense vegetative hedge be planted which will reach a mature height of a minimum
of six feet within three years.
13. That the preliminary plat is valid for a period of three years from the date of
approval; the conditional use permit will be valid concurrent with the preliminary
plat approval.
\FRDO \... \FPP98-4
31
•zlealeltao� i. 1i1t `•`
This application shall be submitted, along with all information required by the applicable
Subdivision Regulations and the Montana Subdivision and Platting Act, and the
appropriate fee to:
Flathead Regional Development Office, 723 Fifth Avenue East, Room 414
Kalispell, Montana 59901 - Phone: (406)758-5980 Fax: (406)758-6q§$ ICATION ,
FEE SCHEDULE: �# ;
J,
Major Subdivision......................................................$450 + 10 hl APB 19$
(6 or more lots) i'f k
Condominiums..........................................................$450 + 1691
(6 or more lots - land is not subdivided) F. R. D. 0.
Mobile Home Parks & Campgrounds ...........................$450 + 10/space
(6 or more spaces - land is not subdivided)
Amended Preliminary Plat..........................................$200
Mountain View Mobile Manor - Expansion
Name Lonny & Bonny Hanson Phone (406) 752-8733
Mailing P.O. Box 5345 'tY/S TApell, MT 59901
Address: Zip-
TECHNICAL/PROFESSIONAL PARTICIPANTS (Surveyor/Designer/Engineer, etc):
Name & Address :Paul J. Stokes & Associates, Inc.
Name & Address 343 First Ave. W. , Kalispell, MT 59901
Name & Address
City/County Evergreen/Flathead
Street Address2155 Highway 2 East, Kalispell, MT
Assessor's Tract No. (s) 2CF, 2CAD ( Portion) Lot No.(s )
1/4 Section SW/4,NE/4, Sec.TJwnship 28N. Range 21W.
GENERAL DESCRIPTION OF SUBDIVISION: Fourteen (14) lot expansion to existing
Mountain View Mobile Manor, east of LaSalle Road (Hwy 2) & north of East Cottonwood
Number of Lots or Rental Spaces 14 Total Acreage in Subdivision 3.1
Total Acreage in Lots 2.0 Minimum Size of Lots or Spaces 5000 SQ.FT.
Total Acreage in Streets or Roads 0.47 Maximum Size of Lots or Spaces 9690 SQ.FT.
Total Acreage in Parks, Open Spaces and/or Common Areas 0.63
1
Single Family Townhouse Mobile Home Park 14
Duplex Apartment Recreational Vehicle Park
Commercial Industrial Planned Unit Development
Condominium Multi -Family Other
ZONINGAPPLICABLE DESIGNATION & DISTRICT Evergreen Vicinity -R5
ESTIMATEOF -E IMPROVEMEN
Roads: Gravel `XX Paved Curb Gutter Sidewalks Alleys Other
Water System: Individual Multiple User Neighborhood XXX Public Other
Sewer System: Individual Multiple User Neighborhood Public Other
Other Utilities: XXX Cable TV )22 Telephone XXY Electric XXY Gas Other
Solid Waste: Home Pick Up Central Storage XXX Contract Hauler Owner Haul
Mail Delivery: XXX Central Individual School District:
Fire Protection: Hydrants Tanker Recharge Fire District: Evergreen Volunteer
Drainage System: Engineered, surface infiltration, drainage to remain onsite.
��
VARIANCES: ARE ANY VARIANCES QUESTED? NO (yes/no) If yes,
please complete the information below:
SECTION/ REGULATION OF REGULATIONS CREATING HARDSHIP:
COMPLIANCEOF
s 3
2
s: s
The subdivider shall submit a complete application addressing items below to the
FRDO Office at least thirty (30) days prior to the date of the meeting at which it will be
heard.
Preliminary plat application.
2. 16 copies of the preliminary plat.
3. One reproducible set of supplemental information. (See Appendix A -
Flathead County Subdivision Regulations).
4. One reduced copy of the preliminary plat not to exceed 11" x 17" in size.
5. Application fee.
I hereby certify under penalty of perjury and the laws of the State of Montana that the
information submitted herein, on all other submitted forms, documents, plans or any
other information submitted as a part of this application, to be true, complete, and
accurate to the best of my knowledge. Should any information or representation
submitted in connection with this application be untrue, I understand that any
approval based thereon may be rescinded, and other appropriate action taken. The
signing of this application signifies approval for the F.R.D.O. staff to be present on the
property for routine monitoring and inspection during the approval and development
process,
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1. Will the granting of the variance be detrimental to the public health, safety or
general welfare or injurious to other adjoining properties?
2. Will the variance cause a substantial increase in public costs?
3. Will the variance affect, in any manner, the provisions of any adopted zoning
regulations or Master Plan?
4. Are there special circumstances related to the physical characteristics of the
site (topography, shape, etc.) that create the hardship?
5. What other conditions are unique to this property that create the need for a
variance?
3
ENVIRONMENTAL
EXPANSION
TO
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INTRODUCTION
The proposed Subdivision is located east of LaSalle Road (Highway 2) and north of East
Cottonwood Drive in Evergreen in the SW1/4 of the NE1/4, Section 4, Township 28N.,
Range 21W., Flathead County, Montana. The proposal is for a fourteen (14) lot
expansion to the existing twenty-four (24) unit Mountain View Mobile Manor. The area
contains 3.1 acres, with 2.0 acres in manufactured home rental spaces, 0.47 acres in roads
and 0.63 acres in open space. A Conditional Use Permit was obtained from the Flathead
County Board of Adjustment for use of the land as a mobile home park, a conditional use
in the R-5 Zone of the Evergreen and Vicinity Zoning district on April 9, 1998.
I. GEOLOGY
A. The proposed mobile home park is located in a relatively safe geological
area. The site is void of any major rock outcroppings, slide areas or slumps.
B. There are no known conditions that would require immediate measures to
prevent or reduce the danger of property damage or personal injury.
A. The proposed site is void of any natural water systems, rivers streams, lakes
or wetlands.
B. The proposed site is void of any artificial water systems.
C. The site is identified by FEMA as being in flood zone B, the 500 year
flood1lain according to FIRM Panel if 1810D. This zone does not require
special development permits or special flood insurance in the 100 year
floodplain.
III. VEGETATION
A. The proposed site is open with native grasses mixed with noxious weeds
from area development. The area is void of any major stands of trees.
Page 2
B. Onsite vegetation will be striped and replaced with new roadways,
landscaping, seeded or sodded lawns, with the exception of the open area,
which will be left in a natural state. All disturbed areas will be revegetated.
C. The existing vegetation that will be disturbed does not warrant salvaging.
IV. WILDLIFE
A. The proposed site is not suitable habitat for wildlife. The close proximity of
residences on all sides of the property prevents wildlife migration.
B. & C. Not applicable.
A. The total acreage of the proposed site consists of 3.1 acres The SCS has
classified the soils as Birch gravely loam. This soil is typically gravel
overlain with surface soils.
B. Not applicable.
C. There is no know historical data available to determine agricultural activity
in the area.
D. & E. Not applicable.
VI. HISTORICAL, ARCHAEOLOGICAL OR CULTURAL FEATURES
A. There are no known historical, archaeological, or cultural features associated
with the land. Should any be discovered during any construction, work in
that area will be suspended until the site can be properly evaluated.
A. Individual sewage - N/A
B. Community sewage treatment system.
1. When the proposed mobile home park is fully developed the acreage
number of gallons of sewage generated will be 3,500.
Page 3
2. Existing community system.
a. The proposed mobile home park will be serviced by and operated
by:
The Evergreen Sewer and Water District
130 Nicholson Drive
Kalispell, Montana
b. The existing system is currently on an allocation basis. Application
has been applied for and is- currently being reviewed.
c. Same as above. (See Appendix)
3. N/A
VIII. WATER SUPPLY
A. Individual water supply system. N/A
A. Public water system.
1. When the mobile home park is fully developed the projected
usage is 3500 gallon per day.
2. Existing System.
a. Same as VII, Sewage Treatment, Section B-2-A.
3. N/A
IX. SOLID WASTE
A. Solid waste will be collected by a private firm from designated trash areas
located on the preliminary plat.
B. Same as A above N/A.
C. The existing collection is currently being serviced by:
0-
Evergreen Disposal
1970 Whalebone Drive
Kalispell, Montana
The contractor hauls the solid waste to the Flathead County Landfill.
Y
A. Street and Roads.
1. The topography and permeable of the soils will allow runoff water to
dissipate and will not be required to be collected and transported.
Catchment areas may be provided. A formal drainage plan will be
formulated and submitted prior to revised preliminary plat approval.
2. The roads will be constructed to county standards and finished with
asphalt.
3. No through drainage's exist within the project.
1. Runoff will be collected and contained onsite.
2. No drainage from this project will be discharged to state waters.
3. This project will not alter any existing water course.
VNIN le• l
A. When the proposed mobile home park is fully developed, the estimated daily
trips will be 84.
1. The traffic will ingress/egress to East Cottonwood Drive a paved
county maintained road. A portion of the traffic could utilize the
existing county road and discharge onto LaSalle Road or Highway 2.
2. The proposed mobile home park will not generate any increased
maintenance.
Page 5
B. The developer will bear the cost of installing and maintaining the private
roads within the private roads within the mobile home park.
C. The soil characteristics are conducive to proper road construction. Bank
cuts will be minimal and all disturbed areas will be recontoured and seeded.
E. Year-round access to all lots via conventional automobile will be provided.
The developer will provide snow removal for those roads not maintained by
the County.
F. No access over private property is planned.
A. Emergency services for the Subdivision are available as follows:
l . Fire protection.
a. Fire protection would be provided by the Evergreen Volunteer
Fire Department. Fire risk appears to be low because of the
topography and good access. It would be reasonable to require
that the local fire department approve the fire suppression
system for this development. Hydrants will be installed and are
identified on the utility plan.
2. Police protection will be provided by the Flathead County Sheriffs
Department. Local deputies reside in the area and are available for
quick response.
3. Ambulance- service is available from Kalispell Ambulance or Alert Air
Ambulance.
4). Medical service is available at Kalispell Regional Hospital.
B. The mobile home park should not require any additional personnel or
facilities for emergency services.
XIII. SCHOOLS
A. This development is within the boundaries of School District ##5, Kalispell,
and School District #50, Evergreen. The Evergreen School District is one of
the few school districts which is not experiencing overcrowding. It can be
anticipated that approximately seven to twelve school age children will be
generated from this expansion. It appears that there is adequate space within
the districts to accommodate these children.
A. The subject site is void of any structures. The assessment classification is
vacant and the assessed value $ 25,040.
B. The estimated assessed- valuation of the proposed mobile home park is
$32,547 and the estimated year of 90% occupancy the year 2000.
C. The anticipated per unit, per year increase revenue for:
Water = $101.00
Sewer = $378.00
Solid Waste = $ 96.00
XV. LAND USE
A. The proposed site is surrounded by mature residences. The historical use of
the land has been that of a vacant lot.
B. The area is zoned R5.
C. See A above.
D. There are no known health or safety hazards on or near the subdivision.
E. There will not be any nuisances created by the subdivision, other than
temporary road construction activities.
Page 7
A. B. C. There are no well developed County park facilities in the immediate
proximity to this property. The nearest recreational area would probably be
at West Evergreen School approximately one half mile to the northwest.
Although there is an open space area to the east being proposed, it really
does not serve as a recreation area and the owners do not plan on making
improvements to it. A cash -in -lieu of parkland is being proposed to a
address the park requirement of the subdivision regulations.
XVII. UTILITIES
A. All utilities in the proposed subdivision will be placed under ground and
provided by:
Electricity: Pacific Power
North Meridian
Kalispell, Montana
Telephone PTI Communications
290 North Main
Kalispell, Montana
TV Cable TO Cablevision of Montana
333 1st Avenue East
Kalispell, Montana
B. Copies of the Preliminary Plat have been submitted to the affected utilities for
review.
C. The three utilities to be installed will use the- same trench, therefore the
installation will be concurrent. Completion dates are projected for the late
fall of 1999.
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PAUL I STOKES & ASSOCIATES, INC. MOUNTAIN VIEW MOBILE MANOR
Consulting Engineers EXPANSION
SW/4 NE/4 SEC. 4, T.28N., R.28N.
FLATHEAD COUNTY
Consutting Engineers
MOUNTAIN VIEW MOBILE MANOR - EXPANSION
FLATHEAD COUNTY
PAUL J STOKES t ASSOCIATES, INC.
Consulting Engineers
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SECTION MAP
MOUNTAIN VIEW MOBILE MANOR - EXPANSION
TRACTS 2CF AND 2CAD
SECTION 4, T.28N., R.21W.
FLATHEAD COUNTY
05/04/98 13:33 FAX 406+756+1588
EVERGREEN WATER
Z01
.�U aver
& Sewer Dis,—
CrIct
130 Nicholson 0" • Kalispell. MT 59901
Phone: {4061257-5861 Fax: 14061756-1588
May 4, 1998
Flathead Regional Development
723 5th Ave_ E. Room 414
Kalispell, MT 59901
Attention: Narda Wilson, Senior Planner
Dear Narda:
Regarding your letter of April 23 concerning preliminary plat approval for the proposed
expansion of Mountain View Mobile Manor, I want to make you aware of several concerns the
District has based on the examination of the application material by our staff and consulting
engineer.
In compliance with District regulations, Mr. Hanson has made application for the necessary
wastewater capacity. If adequate RSID non -allocated capacity exists, and the Board so
chooses, sewer capacity can be reserved temporarily for this project. This decision will be
made at the next regular board meeting to be held on May 13, 1998.
I suggest that a condition be included in the preliminary plat approval requiring that the
excess sewer capacity charges be paid or otherwise guaranteed per District requirements
prior to the filing of the final plat.
Prior to approving a sewer main extension agreement for a main to serve spaces 28 through
32, plans must be submitted to the District Board and Health Department for review. Mr.
Hanson will be required to grant an easement to the District for the new sewer main.
The ground falls off along the east edge of spaces 32 and 33. The sewer main and services must
be kept high and dry. The whole site must be graded so water does not puddle over
manholes or service risers.
A dumpster site is proposed near existing manhole #2-45. If a concrete slab is proposed in the
dumpster area, it would be in the easement for the sewer main and would make future excavation
difficult. Additional information should be provided to the District about what is proposed
for the dumpsters.
Page 1 of 2
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The location of other new buried utilities must be considered in relationship to both the
existing and new water and sewer mams.
AD trailers should be kept out of the sewer easement area to maintain access to the manholes
and sewer mains for maintenance purposes.
A six inch diameter water main is proposed from East Cottonwood Dr. Upon examination of the
plans by the Board, they may request that this be upsized to 8".
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easement to the District for the new water mains and the District must receive written
approval for placement of fire hydrants from the Evergreen Fire Department.
Curbstops on each water service are needed. The curbstops must be located at the front
property line of each lot. Individual meters are required for each lot. The meters and their
outreaders must he located near the front of the lot.
If you have any questions, please contact me.
Sincerely,
(�IL
Roberta Struck -
District Manager
Page 2 of 2
TLA`_-HEAD C 0 U N T Y.
R C A D A N D 3 R I D G E D E P T
800 South Main
Kalispell, MIL 59901
Phone: (A 06)758-5790
Fax: (406)758-579 A
11
May 4, 1998
APPLICATION MA_'
1;' MAY 4 1998
Narda Wilson F. R. D. O.
Flathead Regional Development Office
723 Sth Avenue East Rm 414
Kali -spell MT 59901
Dear Ms Wilson:
The road department has the following recommendations
concerning the Mountain View Mobile Manor expansion.
1. All new roads in the mobile home park
be paved.
2. The access road intersecting with
Cottonwood Drive be built according
to the "primary access road" standard
in Section 3.9 of the subdivision
regulations: i.e. 24 ft paved surface.
This road will contain the mailbox
turnout.
3. Curve radii within the subdivision be
widened from the planned 20 foot inside
radius to at least 35 feet. This will
accommodate the movement of large vehicles.
4. The developer should take this opportunity
to resurface the pre-existing roads in the
Mountain View Mobile Manor. The owner of
this facility has made a sincere effort to
keep the roads patched. Given their
deteriorating condition, however, mere
patching will not be adequate for much
longer. Long sections of the roads are
alligatored. Other sections have longitudinal
cracking. Nearly all utility crossings have
begun to crack laterally. An asphalt overlay
will extend the useful, life of these roads
well into the future.
It should be further noted that road deterioration such as we
see here is accelerated by the lack of an underground storm
drainage system. Standing water from snow melt, and its
eventual saturation of the roadbed, shortens the 'Life of roads
throughout the valley. Future developments should all be
designed with an eye toward solving this problem. These
systems are not cheap to install. Requiring one in this case
may not be economically feasible. Also, it makes little sense
given the larger part of the development's current design.
Thank you for your attention to these concerns.
Respectfully submitted,
J,I It Mohn
R ht of Way Foreman
JM: dv
cc: file
_ - - atex 8 Sew z 8
130 Nicholson Ocive • Kafispell, Nrl SSS01
Phone: Fax- (406) 7S6-1588
GO
[4afiJ 257-5861 1.
APPLICATION FOR DETEP-NMNUTZON & PURCHASE
OF RSED NON -ALLOCATED SEWER CAPACITY
PROPERTY OtiyNER• � Y'- & 3oiiny Hansp
NAME OF APPLICANT: ' Paul J.-Stokes & Assoc., Inc. for the above.
RELATIONSHIP TO OWTgM: Agent on mobile home park expansion.
NLA-MINE ADDRESS: 343 First Ave. W.
KALISPELL, MT 59901
PHONE #: 755-8707 OLD ASSESSOR # • NEW ASSESSOR �
PROPERTY ADDRESS: 2155 Hwy. 2 East, Kalispell, MT
LEGAL DESCREMON:Tract 2CF & A Portion of 2CAD, Sec. 4, T.28N., R.21W.
SUBBIVIDLSION NAME (H" ANY?: Expansion Ito Moun�ai`nView Morffe Manoj1AI111 ILOCK
ExLFi-LPG STRUCTURES & USES ON PROPERTY ; Vacant
DESCRIBE PROPOSED USE: 14 Tnt- n,nhi 1 e home =al lots
DFSCRIP'nON AND VALUES OF DIV'IC?ED LOTS Fourteen (14) mobile home rental spaces.
REQLMSTED WASTEWATER FLOW IN GALLONS PER DAY, 'If 900 gal 1 Qnc; r&r day.
ADOMONAL Vr'rVRb1A=M REGARDe4G DAILY WATMWATER FLOW %ATZ MfCHT A6 UQUUEzD PRIOR M FMAL AFROVAL
PLEASE INDICATE WHICH OF THE FOLLOWING YOU WILL PROVIDE TO OBTAIN FINAL APPROVAL:
HUMDngC MMPP n000 MUN PC3. U
SU90IYL57Q:f24yt R' ZONBCHANGL
CO"MOM L USt FEL'ti..r C M OrEcFn Plans, Specifications, DEQ approval .
EXPECTED DATE OF PROJECT COMPLETION: 5/99
DATE Off' PAYMEIV'T OF W.00 APPLICATION FEE: 4/14/98
PIZASE ATtAGH (:OR O7 rt.AT OR CMtTMCATE OF SUk VST FOR PROrKM
T AFORARY 45 DAY APPROVAL:
GENMUL MANAGER DATE OF 45 DAY APPROVAL
FLATHEAD COUNTY WATER & SEWER DISTRICT
EXPIRATION DATE OF TEMPORARY APPROVAL:
FINAL 1 YEAR APPROVAL
BOARD PRESIDENT ' DATE OF FINAL 1 YEAR APPROVAL
FLA'S'M D COUNTY WATER & SEWER DWMICT
EXPIRATION DATE OF FINAL APPROVAL:
5RW ERIPLANh(NC,MCSAP
No. 1375
NOTICE OF PUBLIC
HEARING
KALISPELL .`'CITY -
COUNTY• PLANNJNG`
BOARD :"AND ..ZONING'
ing Commission ,is sched:
uled for Tuesday,_May,12,
1998, beginning at 7:00
PM in -the Kalispell City
Council Chambers, Kalis
peil CityHaif,;,312 First
Avenue East, `Kalispell.
During this ' regularly
scheduled meeting, the
Board .will 'hold ,public
hearings "to consider the
following -agenda items
and make a recommenda-
tion to the Kalispell City
Council or the Board' of
County Commissioner who
will take final action:
-To the Kalispell City
Council
1 A request by Buf-
falo Chip Partners for an-
nexation into the" "City of
Kalispell and initial zoning
of RA-1, Low Density Res-
idential Apartment, and R-
5, Residential / Professio-
nal Office, for approxi-
mately 8.546 acres. The
property proposed for an-
nexation is located on the
west side of Whitefish
Stage Road and north of
Edgerton School and is
known as Buffalo Stage
Phase 111, excluding the,
buffer strip / park area
along Whitefish Stage
Road. Currently this prop-
erty is'in,the Evergreen
and Vicinity Zoning District
and is zoned County RA-1,
a Low Density Residential
76
A,"t
Ili
To the Board of County
immissioners:
2. 'A, request by
iul J. Stokes and Assoc]-,r,
m1s on Behalf of Lonny
id. Bonnie Hanson •for
aliminary plat approval'
allow a 14 space expan-
tin to'an' existing 24 unit
anufactured home park,
juntain 'Niew- Mobile
inor:"The property pro
sed for the expansion is,
:cited east of, LaSalle
>ad and north bf East
oTgreen ano vicinity zon-
Ing District and is zoned R-
5, Two,
wo Family Residential,
which lists'manufactured
home parks as a condi-
tionally permitted use.
The property proposed for
development can be de-
scribed. as :Assessor's
Tracts 2CAD and 2CF to-
cated- in. Section 4, Town-
ship 28 North, Range 21
West, ;P,M.M., Flathead
County,`Montana.
"Documents pertaining to
these agenda items are on
file in the Flathead Region-
al Development Office,
723 Fifth Avenue East,
Room' 414, Kalispell, MT
59901, (406)758-5980,
and are available for public
review during regular of-
fice hours.
Interested persons are
encouraged to attend the
hearings and make their
views and concerns known
to the Board. Comments
in writing may -be 'submit
ted to Narda Wilson of.the
Flathead Regional Devel-
opment Office at the
date of the "hearing:
Ctmjffcs i isi`1
APPLICANT: LONNY AND BONNIE HANSON
FRDO FILE #: FPP-98-4 MOUNTAIN VIEW MOBILE MANOR
I, the undersigned, certify that I did this date mail via certified or
registered mail a copy of the attached notice to the following list of
landowners adjoining the property lines of the property that is to be
subdivided.
Date:
Assessor's S-T-R LotOTract Property Owner
No. No. & Mail Address
4-28-21 2CAD & 2CF LONNY AND BONNIE HANSON
P 0 BOX 5345
KALISPELL MT 59903
PAUL STOKES & ASSOCIATES
343 FIRST AVE WEST
KALISPELL MT 59901
ALL ADJOINING LANDOWNERS
ON LIST
ASSESSOR'S
I
SECTION -
I
NUMBER
LOT OR TRACT
TOWNSHIP - RANGE
PROPERTY OWNER
MAILING ADDRESS
0721750
1CB
4-28-21
I KENNETH R. & IVA B. PEDERSEN
2132 HWY. 2 E
I
� i
I KALISPELL, MT 59901-2814
nrlR1Fnn
4-28-21 i
KENNETH R. PEDERSEN 12132 HWY 2 E.
!GLORIA SMITH, SIGURD N. & MILDRED!KALISPELL, MT 59901-2814
PEDERSEN LIFE ESTATES
I ' I
0135600 I 2 4-28-21 RUBY G. CASADY 11035 8TH ST. W.
i
I !COLUMBIA FALLS, MT 59912
I i �
0280820
i
( 2CA
I '
i 4-28=21 LONNY & BONNY HANSON !PO BOX 5345
I !KALISPELL, MT 59903-5345
:0469201
I
2CF
I 4-28-21 I LONNY L. & BONNY E. HANSON PO BOX 5345 �
KALISPELL, MT 59903-5345 I
L
I
I
10280820
I 2CAD
4-28-21
I LONNY & BONNY HANSON
PO BOX 5345 J
1
1
I
KALISPELL, MT 59903-5345
'.0466200
I 2CAS
4-28-21
DOUGLAS D. & DARLENE R. KOHLBECE
114 CARDIFF j
L
i
KALISPELL, MT 59901-2706
0152796
2CABS 1
4-28-21 I
PARTICIA ALEX
114 CARDIFF AVE.
KALISPELL, MT 59901-2706
I
I
I
I I
I
(
I
PAGE
i
I i
ASSESSOR'S
(
( SECTION -
�9$kB
I LOT OR TRACT
I TOWNSHIP - RANGE I PROPERTY OWNER MAILING ADDRESS
10657000
2CABA
4-28-21 I DOUGLAS D. KOHLBECK I114 CARDIFF AVE.
!
!
DARLENE P. ALEX !KALISPELL, MT 59901-2706
I i j
0167319 2CAC i 4-28-21 ! REX A. & KERRY A. KEELEY 12117 HWY 2 E.
I KALISPELL, MT 59901-2813
j I i i i
I 1 i
I I i I I
0489800 2CD8 I 4-28-21 I KAREN J. LEE !2113 HWY. 2 E.
I
'KALISPELL, MT 59901-2813
I
� I j
I
I j ,
0934225 2CD 4 28 21 LORI SUSAN MARINO '2109 HWY. 2 E.
i I !KALISPELL. MT 59901-2813
ji ( I
!nnn9R35 I 9OnA 4-9R.91 I HFNRY H & MARY R nl SON 1791 BIAINF VIFW nR
!KALISPELL, MT 59901-7631 j
I
i
i
1
I
I
'0975831
I 2COAA
4-28-21
HENRY H. & MARY R. OLSON
793 BLAINE-VIEW DR.
7
lKALISPELL, MT 59901-7631
i
h006677520-3
2C
4-28-21
GARRET C. & DENISE R. MICHEL 1109
E. COTTONWOOD DR.
KALISPELL, MT 59901-2934
j
10970031
2CFA I
!
4-28-21
I
I BRADFORD & DIANE NAUMAN IPO BOX 5111
KALISPELL, MT 59903-5111
1
i
l
(
PAGE 2
ASSESSOR'S i ! SECTION - I
NSA aO I LOT OR TRACT I TOWNSHIP - RANGE PROPERTY OWNER i MAILING ADDRESS
� I i
;0308950 2CE 4-28-21 .CONTRACT BUYERS: !121 E. COTTONWOOD DR.
! DONALD D. MILLER KALISPELL, MT 59901-2934
CURTIS CHAGUN
I !VESTED OWNER:
i I I
l HELEN E. MAGSTADT I
I
i
i
0141900 2CEA 4-28-21 JAMES W. & ROSE M. CHRISTENSEN 1123 E. COTTONWOOD DR.
XKALISPELL, MT 59901-2934
I '
i
0141925 2C6 4-28-21 I1 JAMES W. & ROSE M. CHRISTENSEN .123 E. COTTONWOOD DR. I
KALISPELL MT 59901-2934
i
I
I
`0967812
2BJAD
j 4-28-21 ( RUSSELL D. & DEBRAA. CHAVEZ i110 PARK DR. i
!
I !KALISPELL, MT 59901-2920
10199400
4TB
I 4-28-21
JOHN A. JUMP FAMILY TRUST
687 SCENIC DR.
IKALISPELL,
MT 59901-2333
i
f
•MOUNTAIN SQUARE SUBDIVISION;
I I
!0470140
I
1 ( 4-28-21 MOUNTAIN BANK DBA FIRST IPO BOX Sgjj2
I
INTERSTATE BANK OF COMMERCE ! B;11; �q MT
I ! ( J
i
0982827 i 2A
4-28-21
JUMP INVESTMENTS i687 SCENIC DR.
I
i
I !KALISPELL, MT 59901-2333
I_
PAGE3
ASSESSOR'S I SECTION -
NUMBER LOT OR TRACT ! TOWNSHIP - RANGE j PROPERTY OWNER MAILING ADDRESS
I !
:0983358 2B ( 4-28-21 i JUMP INVESTMENTS 1687 SCENIC DR.
i ,
::KALISPELL. MT 59901-2333
MOUNTAIN VIEW MOBILE MANOR
�0280823 1 ; 4-28-21 LONNY & BONNY HANSON iPO BOX 5345
I I
!KALISPELL, MT 59903-5345
j
� ' I
RANZI'S ACRE
0860475 1 4-28-21 MARVIN D. & MARCIA V. HAMMON '135 E. COTTONWOOD DR.
!KALISPELL, MT 59901-2934
!0982578 I 2 i 4-28-21 I RICHARD C. & NANCY C. MEHRING I100 PARK AVE.
I
! KALISPELL, MT 59901-2920
j
0982579 I 3 I 4-28-91 !CONTRACTRLIYFR• IPO ROX 5553 I
PEGGY E. ERDMANN
I
KALISPELL, MT 59903-5553
(VESTED OWNER:
j
I
I ROBERT J. RINKE
i !
i
i
I I
'
SPRINGDALE I
I
! !
I
'0192380 !LOT 1, BLOCK 1 i
!
4-28-21 MARCIA DELONG-FLEMING 116 PARK AVE. i
! j
I I
'
.KALISPELL, MT 59901-2920
!
;0480260 !LOT 2, BLOCK 1
{ 4-28-21 I CHERYL A. LARSON
1118 PARK AVE.
I
IKALISPELL, MT 59901-2920
PAGE 41
I i �
ADJACENT OWNERSHIP FOR:
!
ILONNY L. & BONNY E. HANSON
:TRACT 2CF, 2CA, 2CAD, & MOUNTAIN VIEW MOBILE MANOR
iSECTION 4, T.28N.; R.21 W. i
FLATHEAD COUNTY, MT
I
I
ASSESSOR'S SECTION -
Y�lLBB�R
i LOT OR TRACT I TOWNSHIP - RANGE ! PROPERTY OWNER
i MAILING ADDRESS
0164855
,LOT 3, BLOCK 1
I 4-28-21 ! BRUCE J. & LYNN G. SCHMIDT
120 PARK AVE.
!KALISPELL, MT 59901-2920
0164855
1S 47.5' OF LOT 4,
i
4-28-21
BRUCE J. & LYNN G. SCHMIDT
1120 PARK AVE.
�
BLOCK 1 I
j
I
IKALISPELL, MT 59901-2920
i i I i
'SPRINGDALE
III
j
0398425
N 27.5' OF LOT 4, ! 4-28-21 ROBERT B. & GINA K. OWEN !124
PARK AVE.
r
BLOCK 1 KALISPELL, MT 59901-2920
0398425 LOT5, BLOCK 1
4-28-21'
I i
! ROBERT B. & GINA K. OWEN {124 PARKAVE.
I
; � I
!KALISPELL, MT 59901-2920
I
I
0398425 'LOT 6, BLOCK 1
I 4-28-21
ROBERT B. & GINA K. OWEN
1124 PARK AVE.
I !
IKALISPELL, MT 59901-2920
i
I
10195560
'LOT 7, BLOCK 1
( 4-28-21
JAMES V. DETTMANN
i
128 PARK AVE.
I
!KALISPELL, MT 59901-2920 I
i
I
i
'0619500 !!LOT 1, BLOCK 6
I
4-28-21 I
MARION J. & N. LAVONNE BOWER 1125 PARK AVE.
I
i
KALISPELL, MT 59901
i
:0619499 !LOT 2, BLOCK 6
r I
! 4-29-21 {
I
DARRON .& DORENE LAWSON 1123
j
PARK AVE.
I
I
!KALISPELL, MT 59901 i
!
I
PAGE 5!
0695825 !LOT 3, BLOCK 6 4-28-21 f JAMES R. & CECILIA R_ PICKERING 1121 PARK AVE.
MT 59901
I
0477685 -LOT 4, BLOCK 6 ! 4-28-21 1 DAVE F. & CHERYL LaPORTE i119 PARK AVE.
XALISPELL, MT 59901
SPRINGDALE ! '
I i
0265320 'LOT 5, BLOCK 6 4-28-21 JAMES J. TORGERSON 1120 CHRISTOPHER COURT
i
'KAL.ISPELL, MT 59901-7581
i
I
i I
0045660 !LOT 6, BLOCK 6 4-28-21 SUZANNA VAUGHN 1115 PARK AVE.
PAGE 61
The regular meeting of the Kalispell City -County Planning Board and Zoning Commission is
scheduled for Tuesday, May 12, 1998, beginning at 7:00 PM in the Kalispell City Council
Chambers, Kalispell City Hall, 312 First Avenue East, Kalispell. During this regularly
scheduled meeting, the Board will hold public hearings to consider the following agenda items
and make a recommendation to the Kalispell City Council or the Board of County
Commissioner who will take final action:
To the Kalispell City Council:
1. A request by Buffalo Chip Partners for annexation into the City of Kalispell and initial
zoning of RA-1, Low Density Residential Apartment, and R-5, Residential / Professional
Office, for approximately 8.546 acres. The property proposed for annexation is located on
the west side of Whitefish Stage Road and north of Edgerton School and is known as
Buffalo Stage Phase III, excluding the buffer strip / park area along Whitefish Stage Road.
Currently this property is in the Evergreen and Vicinity Zoning District and is zoned
County RA-1, a Low Density Residential Apartment. The property can be described as
Lots 76 through 87 and Parcel A of Buffalo Stage Phase III located in Sections 31 and 32,
Township 29 North, Range 21 West, P.M.M., Flathead County, Montana.
To the Board of County Commissioners:
2. A request by Paul J. Stokes and Associates on behalf of Lonny and Bonnie Hanson for
preliminary plat approval to allow a 14 space expansion to an existing 24 unit
manufactured home park, Mountain View Mobile Manor. The property proposed for the
expansion is located east of LaSalle Road and north of East Cottonwood Drive and
contains approximately two acres. It is in the Evergreen and Vicinity Zoning District and
is zoned R-5, Two Family Residential, which lists manufactured home parks as a
conditionally permitted use. The property proposed for development can be described as
Assessor's Tracts 2CAD and 2CF located in Section 4, Township 28 North, Range 21 West,
P.M.M., Flathead County, Montana.
Documents pertaining to these agenda items are on file in the Flathead Regional Development
Office, 723 Fifth Avenue East, Room 414, Kalispell, MT 59901, (406)758-5980, and are
available for public review during regular office hours.
Interested persons are encouraged to attend the hearings and make their views and concerns
known to the Board. Comments in writing may be submitted to Narda Wilson of the Flathead
Regional Development Office at the above address prior to the date of the hearing.
d
LYA-e-n* ?iIvQF---
Thomas R. Jentz
Planning Director
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VICINII Y MAP
LONNY & BONNIE HANSON
MOUNTAIN VIEW MOBILE MANOR
PRELIMINARY PLAT FOR A 14 SPACE EXPANSION
TO EXISTING 24 UNIT MANUFACTURED HOME PARK
R-5, TWO FAMILY RESIDENTIAL,
EVERGREEN & VICINITY ZONING DISTRICT
PLOT DAFILE # FPP-98-4 SCALE 1" = 300' H:\gis\sit\FPP98/4.dwg -
PAUL J. STIES & ASSOCIATE=
ConsuitN Eng�eers
LONNY L. & BONNY E. HANSON
TRACTS 2CF, 2CA, 2CAD, &
MOUNTAIN VIEW MOBILE MANOR
SECTION 4, T.28N., R.21 W:
FLATHEAD COUNTY, MT
MOt-TN-TA-1N- VIEW
PARK
2115 Highway 2 Easr :
Kalispell, MT 59901
LANDLORD: Lonny L. Hanson P.O. Box 5345, Kalispell, MT 59903 Phone 752-8733
TENANT: Phone
Tenant's Street Address:
Tenant's Leszal Address:
PARTIES AGREE THAT each of the general and special terms of this agreement and of Mobile Home Park Rules
and Regulations, constitutes an independent condition on Tenant's right to possession of the premises. Any failure
by Tenant to comply with one or more of such terms shall constitute a default hereunder and Landlord may
terminate this Agreement and Tenant's right to possession of the premises in any manner provided by Iaw.
SPECIAL TERMS
PARTIES FURTHER AGREE THAT:
1. The terms of tenancy shall be month to month beginning 19
2. Tenant shall pay to Landlord a monthly rental of S payable in advance without demand on the
day of each month. Tenant hereby agrees that in the event said rent is not paid by tenant when due
said tenant shall pay a penalty of S 10.00 per month plus interest.
3. Tenant shall pay for all utilities and services supplied to the premises except
and this can change with a 30-day notice.
4. Tenant shall not assign this agreement or sublet or otherwise permit the use of premises for any purpose other
than as a private dwelling solely for Tenant and his/her family consisting of:
5. Receipt of S is hereby acknowledged to secure Tenant's compliance with all the conditions of
this agreement. This agreement together with the rules and regulations of this park constitutes the full under-
standing between Landlord and Tenant. Tenant agrees that the Rules and Regulations of the mobile home park are
incorporated into this lease. Tenant must give thirty (30) days written notice before moving.
Signature of Landlord or Landlord's Agent Signature of Tenants
Date
Date Date
MOBILE HOME PARK RULES AND REGULATIONS
Effective June 1, 1995
I. Introduction
1. Your street address will be:
Kalispell, MT 59901.
2. The mobile home park office is located at l l l South Cedar Drive 411 1/2, Kalispell, NIT
and is open by appointment only. To arrange an appointment call 752-8733 and a leave a
message.
3. All tenants must have a signed rental agreement before moving into the park.- If your
mobile home is for sale you must first give written notice to the park management. If it sells, the
new tenant must be approved by the management, sign a rental agreement, pay all fees and rents,
including transfer and application fees, before being given permission to stay. Said buyer must
also have a written notice of property being transferred from previous owner.
4. No mobile home more than 15 years old will be allowed to move into the park. If you own
a home that is more than 15 years old, and it is already set up in the park, you are not allowed to
transfer it to another buyer. If sold, it must be moved.
5. Mobile homes that use fuel oil are not allowed in the mobile home park.
6. Management reserves the right to refuse admittance and refund any advance deposits and
payments minus advertising costs to anyone whose mobile home is not acceptable in appearance
acid condition. All applications for rental of a mobile home lot must have a picture of the home
included.
7. This property is licensed for a mobile home park only and a business of any other nature is
prohibited. There shall be no subleasing or commercial renting of homes, no commercial
enterprises, nor any yard sales without approval of management.
8. Any major problems or complaints are to be brought to the attention of the management.
If you complain to management about a problem such as pets, speeders, loud disturbances,
reckless driving, etc. we ask that you have the following in writing:
a. What the problem is.
b. Space #/s where problem is originating.
c. License number or description of car, pet, or person.
- d. If you call the police, please inform us of the incident so we are aware of the problem.
9. Any breach of this agreement could result in forfeiture of your deposit and eviction from
the park.
II. Utilities
Listed below are the utility companies you will have to contact to make arrangements for service. .
Montana Power Company
890 North Meridian
Phone 752-8340
PTI Communications
290 North Main
Phone 752-7700
Pacific Power & Light Co
448 South Main
Phone 756-3600
TCI Cablevision
333 1st Ave. East
Phone 755-7200
Evergreen Disposal Service
1970 Whalebone Drive
Phone 257-1739
Evergreen Water & Sewer
130 Nicholson Drive
Phone 257-5861
1. After placement of mobile home, skirting with a nonflammable material colored to
complement the mobile home is to be completed within 30 days with access door/s for inspection
and maintenance. No flammable material or anything else is allowed to be stored under your
mobile home. Platform, steps, porches, or storage buildings are to be built in a craftsmanlike
manner, in good repair, and painted to complement mobile home (factory -built preferred); and be
approved by management before construction.
2. All electrical installations must be done by a licensed electrical contractor and inspected.
Tenant shall be responsible for the electricity from the meter outlet and for the gas from
the gas meter distribution point. No propane tanks are allowed.
4. Sewer line should be of schedule 40 PVC or better and have a gradual slope with no dips
in the line to the sewer line in the ground. All connections on sewer are to be sealed so sewer gas
will not leak under home. Tenant is responsible for installing sewer from mobile home to main
line.
5. If you are hooked up to city sewer all blockage or stoppage of your sewer line is the
tenant's responsibility.
6. Water lines are to be wrapped with heat tape and inspected each year before frost. Replace
heat tape when necessary. Plumbing faucets and toilet valves are to be kept drip free, as one
dripping faucet can leak out 200 gallons of water --per month:—Water--trickle--is not permitted for ----
freeze-up prevention. The management can assess additional rents for leaking faucets or pipes
that have not been repaired and allowed to leak, or your tenancy may be terminated. Tenant is
responsible for the installation of water line from the mobile home to the existing stand and will
heat tape in such a manner that all lines are protected from freezing.
2
7. Persons not living in park are not allowed to do laundry in your home as it uses services,
namely water and sewer, which we provide. Tenants are not allowed to wash their vehicles in
the park. Doing so could result in extra fees and/or termination.
III. Lot Care and Maintenance
1. The care of each lot is the responsibility of the tenant. Lawns must be watered, mowed,
and trimmed and weeds controlled along skirting fences and buildings. You must provide the
equipment (hose, sprinklers, clippers or weed -eater, lawn mower, etc.) to maintain your lot. You
agree to keep your grounds around your mobile home in a safe, clean, and sanitary condition.
Do not let water run out of nozzle, do not water the roof of your trailer to cool the interior, and
do not use sprinklers for children to play in only. Tenant failing to water and mow lawn will be
assessed S20.00 minimum or $15.00 per hour, whichever is greater, each time this responsibility
is done for you. Make arrangements when on vacations. Fire Marshall requires that tall grass
around mobile home and fences be trimmed short. No grass longer than six inches will be
tolerated.
2. In Spring Creek Park the outside water for irrigation comes directly from Spring Creek and
is untreated. It is not safe to drink.
3. Porches and storage sheds shall be constructed and painted to complement the mobile
home. Porches and sheds will have to be approved by the management before construction
begins. There are underground utilities on every lot that cannot be covered by buildings.
Porches shall be no larger that 128 square feet. Sheds shall be no larger that 200 square feet.
4. Storage sheds are the responsibility of and will be maintained by the tenant. Storage sheds
that are not in good repair will be moved from the premises.
5. Fences must be painted pickets, chain link, or equivalent and approved by management
before installation. Any digging of holes or pounding of posts that damages underground
utilities will be the responsibility of the tenant.
6. No ham radio, CB radio, nor TV antennae, no TV dishes larger than 18 inches, and no
clothes lines will be allowed in the park without written approval of the management.
7. Any change to a lot, such as additional shrubs, trees, fence, masonary, etc. must be
approved by management and will remain as part of the property when vacating. Remember,
you are liable if your digging damages any underground utilities.
8. Tenant is to carry insurance on own home, pets or equipment, including liability. The
mobile home park is not responsible for damage or loss due to fire, theft, wind, flood, acts of
God, or accident to either the property or person of any resident or guest.
IV. Safety
1. County Health Department and/or park manager will inspect mobile homes and lots
annually. Any violations or citations shall be corrected within 30 days. All tenants must abide
by the Flathead County Health Department's health and safety rules, and comply with all laws
affecting the use or occupancy of these premises.
2. Your lot number must be placed on your home for identification within 30 days of placement
of the home. Numbers at least 4 incles in height must be placed on the left front of the home
between 5 1/2 and 7 feet above the ground.
3. Management is not responsible for mailboxes nor mailbox keys. You must make arrangements
for your own. No minor children under 12 years of age shall retrieve mail.
4. No musical instruments, radios, TV's, or stereos shall be operated in a manner that is disturbing
or annoying to other people. No reving of engines or loud pipes on vehicles.
5. No noise will be tolerated after 10:00 PM nor before 7:00 AM.
6. No drunkenness, immoral conduct, nor illegal activities are permitted within the park.
7. There will be no use of fire arms, pellet guns, B-B guns, bows and arrows, sling shots, nor
shooting of fireworks within the park. No rock throwing is allowed.
8. It will be the responsibility of the parents to supervise proper activities of their children at all
times. Management will be the judge of proper activities.
V. Rents
1. All rent is due on or before the first of each month. Late payment will result in a $10.00 late
fee plus interest at 18% and will carry over to the next month's rent.
2. Visitors staying longer that 7 days are required to inform management for registration. After 7
days a $20.00 per person per week charge will be added to rent. Any change in occupancy other than
those listed on the rental agreement will have to be made by written notice to the management and be
approved by management before siad personal can remain. Persons moving into the mobile home
park who are not listed on the rental agreement will be evicted along with the tenant/s in violation.
3. Monthly rent starts at 4:00 PM on the first calendar day of each month and ends at 10:00 AM
on the last calendar day of each month. Persons remaining beyond that time will be charged rent
prorated by the day until they have vacated the premises.
E
4. Management reserves the right to change rents with a 30-day written notice to tenant.
5. There will be a $15.00 charge for any check returned by the bank for any reason.
6. Bankruptcy does not preclude the need to pay rent.
VI. Vehicles
1. A vehicle is any motorized means of transportation including, but not limited to, cars,
trucks, boats, snowcats, jet skis, motorbikes, and motorhomes. For this document pickup campers,
camper trailers, and utility trailers are considered vehicles.
2. A maximum of 2 vehicles per lot is allowed. No parking on grass nor behind mobile home.
No washing of cars will be permitted. Minor auto repair, in own parking areaJs allowed if
completed within two days and causes no safety hazards. All vehicles must be in operating
condition and legal for road use. Absolutely no junk vehicles are to be accumulated or under
repair.
3. Any tenant having or planning to get more than two vehicles will have to have written
consent from the management. When replacing an existing vehicle with a new one please notify
the management in writing the make, model, color, loan agent, and the vehicle it will be replacing.
4. No dumping of motor oil on park premises.
5. Persons not living in the park are not allowed to do auto repairs at your lot nor are they
allowed to store their vehicles on park property.
6. The park speed limit is 10 miles per hour. This applies to visitors as well as tenants.
Tenants are responsible for their guests.
7. No snowmobiles nor three -wheel ATV's are allowed to be driven in the park. Four-wheel
ATV's and motorcycles may come and go under the rules governing automobiles.
VIL Garbage
1. Garbage is to be placed in plastic bags, tied, and placed in designated container. No gas, oil
metals, pesticides, wood, appliances, furniture, tires, nor any other toxic material or material on the
EPA unsafe list is to be placed in the dumpster. Tenants dumping such items will be billed for
their disposal. Any person not living in the park who empties garbage into the park dumpster
shall be reported to the management immediately.
2. No tires from automobiles, boats, bikes, nor any vehicle are allowed to accumulate on the
premises and must be disposed of by tenant. No appliances, old furniture, car parts, etc. are to be
stored on property and must be removed at tenant's expense. The management will charge for the
removal and disposal of any of the above items as well as excess household items or garbage.
3. No wood stoves in mobile homes nor piles of wood outside will be allowed without written
approval of management.
4. Any material or items that are not rubbish which are left on the premises after the
termination of this rental agreement, including personal property, will become the property of the
landlord.
VIII. Animals
1. No animals are allowed in the mobile home park without written approval of management.
All animals will have to comply with county ordinances. Under certain circumstances pets may be
allowed with these restrictions:
(a) One quiet spayed or neutered house cat is permissible in owner -occupied homes. No
cats allowed in rented homes.
(b) There are existing dogs in some lots in the park. They may remain in the park if dog
ordinances and rules are followed. Owners of dogs will pay a S10.00 fee per month per dog
and will be fully responsible for temperament of animal or any lawsuits involving dog. Once
the dog is removed from the park the tenant may not replace it with another dog. All dogs must
be registered and approved by management.
(c) Pets allowed must be kept enclosed in tenant's space or kept on a leash and not allowed
to run in park.
(d) Excretions are to be cleaned up daily, placed in sealed garbage bag, and disposed of in
dumpster.
(e) All animal houses, kennels, etc. shall be approved by management before construction
and kept in a neat and repaired condition.
(f) Any noises or other disturbances caused by animals will not be tolerated.
(g) Any damage done to lawns or yards, such as holes, worn areas, excretions, etc. will be
tenant's responsibility to clean and repair.
2. Any pet brought into park without approval of the management will be reason for eviction.
This includes pets brought in by your guests.
R
IX. Eviction
1. The landlord may terminate your rental agreement for one or more of the following reasons:
(a) nonpayment of rent, late charges, or common area maintenance fees as established in
the rental agreement;
(b) late payment of rent, late charges, or common area maintenance fees as established in
the rental agreement three or more times within a 12-month period if written notice is given by the
landlord after each failure to pay;
(c) violation of a mobile home park rule that creates an immediate threat to the health and
safety of any resident of the mobile home park if the violation has not been remedied 24 hours
after the violator is given written notice of the violation;
(d) two or more violations within a 12-month period of any combination of one or more
mobile home park rules;
(e) two or more violations within a 12-month period of the same rule;
(f) disorderly conduct that results in disruption of the rights of others to the peaceful
enjoyment and use of the premises, endangers other residents or mobile home park personnel or
causes substantial damage to the mobile home park premises;
(g) conviction of the mobile home owner or a tenant of the mobile home owner of a
violation of a federal or state law or Iocal ordinance, when the violation is detrimental to the
health, safety, or welfare of other residents or the landlord of the mobile home park;
(h) changes in the use of the land;
(i) a legitimate business reason of the landlord.
2. In any dispute attorney fees will be awarded to the prevailing party.
7
2. Speed limit, is 10 miles per hour.
3. Plastic liners around all household garbage and garbage bags put inside containers
awns mowed .4. Keep I d and. trimmed 6-inch rule.
5.* No rubbish piled alongside mobile home, on decks, etc.
6. All vehicles have to be
e legal for road use, in running condition, and licensed.
7. No oil dumping of any kind in park.
8. Thirty days to skirt mobile home; electrician must hook it up.
9. Curfew is at 10:00 PM; No loud parties.
10. You are liable for the actions of your friends and relatives.
11. Treat your neighbors as
you would want to be treated.
12.'The only way management can help is if they are informed.
These rules have been reviewed and found to
be fair. by the undersigned:
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