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Tri-City Planningice
17 Second Street East — Suite 211
Kalispell, Montana 59901
Phone: (406) 758-1850
Fax: (406) 751-1858
tricity@centurytel.net
www.tricityplanning-mt.com
Kalispell Mayor and City Council
Tom Jentz, Director
Chris A. Kukulski, City Manager
Tim Birk / Three Mile Subdivision Preliminary Plat Approval
November 3, 2003
BACKGROUND: This is a request by Tim Birk for preliminary plat approval of a 31-lot
residential subdivision. The property contains approximately 9.1 acres and is located on
the north side of Three Mile Drive approximately 500 feet west of Garland Street.
The Kalispell City Planning Board held a public hearing on October 14, 2003. At the public
hearing the applicant spoke in favor stating he agreed with the conditions of the staff
report. Three letters were received in opposition stating concerns with increased traffic and
the desire for larger lots more conducive to the surrounding historical neighborhood. There
were no other comments from the public.
After the public hearing the Board discussed the request. It was pointed out that this
subdivision was in substantial conformance with the two previous subdivisions approved in
this immediate neighborhood this summer and that with the advent of municipal sewer
and water, the entire neighborhood was changing. However, this change was planned and
anticipated in our growth policy. The Board did discuss the advisability of extending the
internal road out to Three Mile Drive and agreed that at this point the road should end in a
cul-de-sac noting that when the multi -family site is developed, it may be appropriate to re-
visit the extension out to Three Mile Drive. A motion was made and passed unanimously
to forward a recommendation that staff report #KPP-03-12 be adopted as findings and the
plat with 18 conditions be forwarded on to City Council for final action.
COMMENDATION: A motion to adopt the resolution approving the preliminary plat
subject to the recommended 18 conditions would be in order.
FISCAL EFFECTS: Minor positive impacts once fully developed.
ALTERNATIVES: As suggested by the City Council.
Providing Community Planning Assistance To:
® City of Kalispell ® City of !Whitefish ® City of Columbia Falls
Birk Three Mile Subdivision — Preliminary Plat Approval
October 16, 2003
Page 2 of 2
Respectfully submitted,
Thomas R. Jent
Director
Report compiled: October 16, 2003
c: Theresa White, Kalispell City Clerk
"-
Chris A. Kukulski
City Manager
Attachments: Transmittal letter
Staff report #KPP-03-12 and application materials
Draft minutes from 10/ 14/03 planning board meeting
TRANSMIT\KALISPEL\2003 \KPP03-12MEM
WHEREAS, Tim Birk, on behalf of Thomas and Shirley Jones, the owners of certain real property
described above, has petitioned for approval of the Subdivision Plat of said property,
and
WHEREAS, the Kalispell City Planning Board and Zoning Commission held a public hearing on
October 14, 2003, on the proposal and reviewed Subdivision Report #KPP-03-12
issued by the Tri-City Planning Office, and
WHEREAS, the Kalispell City Planning Board and Zoning Commission has recommended
approval of the Preliminary Plat of Three Mile Subdivision, subject to certain
conditions and recommendations, and
WHEREAS, the City Council of the City of Kalispell at its regular Council Meeting of November
3, 2003, reviewed the Tri-City Planning Office Report #KPP-03-12, reviewed the
recommendations of the Kalispell City Planning Board and Zoning Commission, and
found from the Preliminary Plat, and evidence, that the subdivision is in the public
interest.
NOW THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF
KALISPELL, MONTANA AS FOLLOWS:
SECTION I. That the Findings of Fact contained in Tri-City Planning Office Report
#KPP-03-12 are hereby adopted as the Findings of Fact of the City Council.
SECTION II. That the application of Tim Birk for approval of the Preliminary Plat of Three
Mile Subdivision, Kalispell, Flathead County, Montana is hereby approved
subject to the following conditions:
1. Development of the subdivision shall be platted in substantial compliance with the approved
preliminary plat which governs the location of lots and roadways within the subdivision except
as modified by the conditions listed herein. (Kalispell Sub. Regs. Appendix C — Final Plat I(A)
Contents of Final Plat).
2. Because the Raven Rock subdivision lying on the west side of this subdivision has only been
granted preliminary plat approval and this subdivision depends on the access road through
Raven Rock to North Riding Road for westerly access out of the Three Mile Subdivision, if
Three Mile Subdivision is developed before Raven Rock, the internal road for Three Mile shall
be extended all the way over to access North Riding Road. (Fire Marshall — Site Review).
3. That the roadways serving the subdivision shall be constructed in accordance with the adopted
Design and Construction Standards for the City of Kalispell for local streets. Note that a
hammer -head turn around is allowed in the cul-de-sac location as an interim measure until Lot
17 is developed. (Kalispell Sub. Regs. Section 3.01 & 3.09A).
4. 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).
5. 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).
6. Development of the landscape boulevard with location of street trees shall be placed in
accordance with a plan approved by the Kalispell Parks and Recreation director. (Site Review).
7. The applicant shall acquire an easement from the City of Kalispell to extend a portion of the
access road from Sunset Court south across Sunset Park so that the applicant can develop a
reasonable road alignment for his internal subdivision road. (Note, it is recommended that the
applicant negotiate with the owner of Lot 6, Block 7 of Sunset Addition to improve the road
alignment off of Sunset Court cul-de-sac and reduce the need to encroach into Sunset Park.)
(Recommendation of the Parks Director and Site Review Committee).
8. 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 shall be reviewed and approved by the Kalispell Public Works Department. (Kalispell Sub.
Regs. Section 3.12 A).
9. The fire access and suppression system shall comply with the Uniform Fire Code and a letter
from the Kalispell Fire Department approving the access and 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).
10. That a minimum 20-foot buffer strip shall be established between Three Mile Drive and the
subdivision that would include a bike and pedestrian trail and buffering in the form of berming
or landscaping or both to coordinate and connect with the plan for Raven Rock. These
improvements are to be coordinated with the Kalispell Public Works Department, Parks and
Recreation Department and Montana Department of Transportation. (Kalispell Sub. Regs.
Section 3.06J, 3.09E, 3.11).
11. A pedestrian easement and trail shall be provided from the end of the proposed cul-de-sac
extending southerly intersecting the proposed trail described in Condition #10 above.
(Kalispell Sub. Regs. Section 3.09E, 3.11).
12. 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).
13. The developer shall provide a letter from the U.S. Postal Service approving the plan for mail
service. (Kalispell Sub. Regs. Section 3.22).
14. That the parkland dedication requirements shall be met by paying cash -in -lieu of parkland
dedication in the amount one -ninth or 11 percent of the area in lots or approximately 7.23 acres.
This calculates to $14,310 for cash -in -lieu of parkland dedication based on a purchase price of
$18,000/acre. (Kalispell Sub. Regs. Section 3.19 (A)).
15. Street lighting shall be located within the subdivision and shall be shielded so that it does not
intrude unnecessarily onto adjoining properties. (Kalispell Sub. Regs. Section 3.09 (L)).
16. 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).
17. All areas disturbed during development of the subdivision shall be re -vegetated with a weed -
free mix immediately after development. (Kalispell Sub. Regs. Section 3.13).
18. That preliminary approval shall be valid for a period of three years from the date of approval.
(Kalispell Sub. Regs. Section 2.04 (E)(7)).
SECTION III. Upon proper review and filing of the Final Plat of said subdivision in the
office of the Flathead County Clerk and Recorder, said premises shall be a
subdivision of the City of Kalispell.
PASSED AND APPROVED BY THE CITY COUNCIL AND SIGNED BY THE MAYOR OF THE
CITY OF KALISPELL, THIS 3RD DAY OF NOVEMBER, 2003.
Pamela B. Kennedy
Mayor
ATTEST:
Theresa White
City Clerk
Tri-City Planningice
17 Second Street East - Suite 211
Kalispell, Montana 59901
Phone: (406) 751-1850
Fax: (406) 751-1858
tricity@centurytel.net
October 16, 2003
Chris Kukulski, City Manager
City of Kalispell
P.O. Box 1997
Kalispell, MT 59903
Re: Three Mile Subdivision Preliminary Plat
Dear Chris:
The Kalispell City Planning Board met on October 14, 2003 and held a public hearing to
consider a request by Tim Birk for preliminary plat approval of a 31-lot residential
subdivision on 9.1 acres located on the north side of Three Mile Drive approximately 500
feet west of the Garland Street intersection. A petition for annexation and an initial zoning
assignment of R-3, Urban Residential, on approximately 7.7 acres and RA-1, Low Density
Residential Apartment, on approximately 1.4 acres has been filed concurrently with the
preliminary plat application.
Tom Jentz, of the Tri-City Planning Office, presented staff report #KPP-03-12 evaluating the
proposal. Jentz explained that this subdivision will need to acquire a small portion of
Sunset Park in order to create a proper alignment with the Sunset Court cul-de-sac. The
Parks Department is in support of this encroachment as the developer will assist in the
development of this city park and this new road will provide a good access point to the park.
The staff recommended approval of the preliminary plat subject to the conditions outlined
in the staff report.
At the public hearing the applicant spoke in favor of the proposal stating that he concurred
with the conditions of approval as submitted by staff noting that this project will help to
improve access to Raven Rock subdivision for which he received preliminary plat approval
earlier this year. Three letters of opposition were received from adjoining property owners
stating that the project will increase traffic and congestion at an entrance to our city, that
the lots were smaller than the traditional lot development in the neighborhood and that the
applicant was asking for too much density.
After the public hearing the Board discussed the request. It was pointed out that this
subdivision was in substantial conformance with the two previous subdivisions approved in
this immediate neighborhood this summer and that with the advent of municipal sewer and
water, the entire neighborhood was changing. However, this change was planned and
anticipated in our growth policy. The Board did discuss the advisability of extending the
internal road out to Three Mile Drive and agreed that at this point the road should end in a
cul-de-sac noting that when the multi -family site is developed, it may be appropriate to re-
visit the extension out to Three Mile Drive. A motion was made and passed unanimously to
forward a recommendation that staff report #KPP-03-12 be adopted as findings of fact and
the plat with 18 conditions be forwarded on to City Council for final action.
Providing Community Planning Assistance To:
® City of Kalispell ® City of Columbia Falls ® City of Whitefish
Three Mile Subdivision Preliminary Plat
October 16, 2003
Page 2 of 4
Please schedule consideration of this preliminary plat for the Kalispell City Council meeting of
November 3, 2003. You may contact this board or Tom Jentz at the Tri-City Planning Office
if you have any questions regarding this matter.
Sincerely
GT/TRJ/ sm
Attachments: Attachment A - Recommended Conditions of Approval
Staff report #KPP-03-12 and application materials
Draft minutes 10/ 14/03 planning board meeting
c w/ Att: Theresa White, Kalispell City Clerk
c w/o Att: Tim Birk, 880 Farm Rd., Kalispell, MT 59901
Rick Breckenridge, 115 Valley View Dr., Kalispell, MT 59901
TRANSMIT\KALISPEL\2003 \KPP-03-12
Three Mile Subdivision Preliminary Plat
October 16, 2003
Page 3 of 4
ATTACHMENT A
THREE MILE SUBDIVISION.. ,1
CONDITIONS OF APPROVAL AS RECOMMENDED BY THE
KALISPELL CITY PLANNING BOARD
OCTOBER11
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 October 14, 2003 planning board meeting:
Development of the subdivision shall be platted in substantial compliance with the
approved preliminary plat which governs the location of lots and roadways within the
subdivision except as modified by the conditions listed herein. (Kalispell Sub. Regs.
Appendix C - Final Plat I(A) Contents of final Plat).
2. Because the Raven Rock subdivision lying on the west side of this subdivision has only
been granted preliminary plat approval and this subdivision depends on the access
road through Raven Rock to north Riding Road for westerly access out of the Three
Mile Subdivision, if Three Mile Subdivision is developed before Raven Rock, the internal
road for Three Mile shall be extended all the way over to access north Riding Road.
(Fire Marshall - Site Review).
3. That the roadways serving the subdivision shall be constructed in accordance with the
adopted Design and Construction Standards for the City of Kalispell for local streets.
Note that a hammer -head turn around is allowed in the cul-de-sac location as an
interim measure until Lot 17 is developed. (Kalispell Sub. Regs. Section 3.01 & 3.09A).
4. 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).
5. 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).
6. Development of the landscape boulevard with location of street trees shall be placed in
accordance with a plan approved by the Kalispell Parks and Recreation director. (Site
Review) .
7. The applicant shall acquire an easement from the City of Kalispell to extend a portion
of the access road from Sunset Court south across Sunset Park so that the applicant
can develop a reasonable road alignment for his internal subdivision road. (Note, it is
recommended that the applicant negotiate with the owner of Lot 6, Block 7 of Sunset
Addition to improve the road alignment off of Sunset Court cul-de-sac and reduce the
need to encroach into Sunset Park. (Recommendation of the Parks Director and Site Review
Committee).
Three Mile Subdivision Preliminary Plat
October 16, 2003
Page 4 of 4
8. 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 shall be reviewed and approved by the Kalispell Public
Works Department. (Kalispell Sub. Regs. Section 3.12 A).
9. The fire access and suppression system shall comply with the Uniform Fire Code and a
letter from the Kalispell Fire Department approving the access and 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).
10. That a minimum 20-foot buffer strip shall be established between Three Mile Drive and
the subdivision that would include a bike and pedestrian trail and buffering in the
form of berming or landscaping or both to coordinate and connect with the plan for
Raven Rock. These improvements are to be coordinated with the Kalispell Public
Works Department, Parks and Recreation Department and Montana Department of
Transportation. (Kalispell Sub. Regs. Section 3.06J, 3.09E, 3.11).
11. A pedestrian easement and trail shall be provided from the end of the proposed cul-de-
sac extending southerly intersecting the proposed trail described in Condition # 10
below. (Kalispell Sub. Regs. Section 3.09E, 3.11).
12. 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).
13. The developer shall provide a letter from the U.S. Postal Service approving the plan for
mail service. (Kalispell Sub. Regs. Section 3.22).
14. That the parkland dedication requirements shall be met by paying cash -in -lieu of
parkland dedication in the amount one -ninth or 11 percent of the area in lots or
approximately 7.23 acres. This calculates to $14,310 for cash -in -lieu of parkland
dedication based on a purchase price of $18,000/acre. (Kalispell Sub. Regs. Section 3.19
(A))
15. Street lighting shall be located within the subdivision and shall be shielded so that it
does not intrude unnecessarily onto adjoining properties. (Kalispell Sub. Regs. Section
3.09 L)).
16. 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).
17. All areas disturbed during development of the subdivision shall be re -vegetated with a
weed -free mix immediately after development. (Kalispell Sub. Regs. Section 3.13).
18. That preliminary approval shall be valid for a period of three years from the date of
approval. (Kalispell Sub. Regs. Section 2.04 (E(7)).
KALISPELL CITY PLANNING BOARD & ZONING COMMISSION
MINUTES OF
OCTOBER2003
CALL TO ORDER AND ROLL
The regular meeting of the Kalispell City Planning Board and
CALL
Zoning Commission was called to order at 7:08 p.m. Board
members present were: Jean Johnson, Rick Hull, Jim
Atkinson, Sue Ellyn Anderson, George Taylor and John
Hinchey. Timothy Norton was absent. Tom Jentz represented
the Tri-City Planning Office. There were approximately 40
people in the audience.
APPROVAL OF MINUTES
Atkinson moved and Anderson seconded to approve the
minutes of the Kalispell City Planning Board and Zoning
Commission regular meeting of September 9, 2003.
The motion passed unanimously on a vote by acclamation.
HEAR THE PUBLIC
No one wished to speak.
THREE MILE SUBDIVISION
A request by Tim Birk on behalf of Thomas and Shirley Jones
INITIAL ZONING UPON
for an initial zoning designation of R-3, Urban Single Family
ANNEXATION
Residential, on approximately 7.7 acres and RA-1, Low
Density Residential Apartment, on approximately 1.4 acres
located on the north side of Three Mile Drive one-half mile
west of North Meridian Road upon annexation to the City of
Kalispell.
THREE MILE SUBDIVISION
A request by Tim Birk for preliminary plat approval of Three
PRELIMINARY PLAT
Mile Subdivision, a 31 lot residential subdivision, upon
APPROVAL REQUEST
annexation to the City of Kalispell.
STAFF REPORTS
Tom Jentz, with the Tri-City Planning Office, gave a
-03-13 AND IMP-03-12
presentation of staff report KA-03-18, a request for initial
zoning upon annexation of approximately 9.1 acres located
on the north side of Three Mile Drive one-half mile west of
North Meridian Road, and KPP-03-12, a request for
preliminary plat approval of Three Mile Subdivision.
Jentz showed a site map of the proposed subdivision and
stated that the applicants are asking for R-3 and RA-1
zoning. He said that Sunset Court is to the north and a city
park is to the east. In addition several large single family
residences which are in the county and zoned SAG-10 form
the eastern boundary. Wel-Life Assisted Living is to the
south across Three Mile Drive and the recently annexed
Raven Rock subdivision is to the west. He stated that this
development will connect to the Raven Rock subdivision,
with access to North Riding road. Both projects fit very well
together and there will be no access directly onto Three Mile
Drive.
Kalispell City Planning Board
Minutes of the meeting of October 14, 2003
Page 1 of 12
Jentz stated that the applicants are requesting R-3 zoning on
30 lots, and that these are 7500 square feet or larger. He
stated it is a good design and provides neighborhood
connectivity. The applicant is also requesting 1.4 acres of
RA-1 zoning along Three Mile Drive, as a buffer zone, which
is in character with other subdivisions. He stated that the
applicants can do nothing more than a single duplex if
approved without first applying for a CUP so the city will
have an opportunity to review future development plans on
this site.
Jentz explained that the access out to the west meets with
Raven Rock and will come out on North Riding Road, and
staff is not encouraging direct access onto Three Mile Drive.
Staff felt that Three Mile Drive is an arterial and will continue
to carry large amounts of traffic, and we need to localize the
intersections onto Three Mile Drive. He stated that heavier
traffic is anticipated on Three Mile Drive in the future. Jentz
said that staff is recommending a cul-de-sac at this point,
but that it will be reviewed at the time that the applicant
submits a development plan for the multi -family RA-1 site at
a latter date.
Jentz also explained that the applicant needs to use a corner
of the undeveloped city park for the road alignment off of
Sunset Court to work. He stated that cash -in -lieu will be
used for the development of this city park.
Jentz mentioned that three letters were received from
adjoining property owners, and that their concerns dealt with
the smallness of the lots and the proposal for multi -family
lots. He said that the adjoining lots are large and have been
at the edge of the city for a long time; but that the city is
growing and the growth policy indicates this type of
development in this area. Three Mile Drive will not be a great
single family lot site in the future. Jentz stated that as for
public services, the subdivision works very well and that
sewer will go to the north and south with a looped water
system.
Jentz stated that staff is recommending approval with 12
conditions.
PUBLIC HEARING I
The public hearing was opened to those who wished to speak
on the issue.
PLICANT/AGENCIES Tim Birk, applicant, stated that he is excited about the
project and that it ties in well with Raven Rock, and he has
no problem with the conditions imposed. He feels that it is a
good project.
Kalispell City Planning Board
Minutes of the meeting of October 14, 2003
Page 2 of 12
PUBLIC COMMENT
No one wished to speak and the public hearing was closed.
MOTION
Anderson moved and Atkinson seconded to adopt staff report
KA-03-18 as findings of fact and, based on these findings,
recommend to the Kalispell City Council that the initial
zoning for this property should be R-3, Urban Single Family
Residential, on approximately 7.7 acres and RA-1, Low
Density Residential Apartment on approximately 1.4 acres
upon annexation to the City of Kalispell.
BOARDDISCUSSION
Taylor asked Jentz about the park and whether it was bare
ground.
Jentz said it was undeveloped.
Taylor asked Birk about the compatibility with the junior
high school.
Birk answered they will be fairly low cost homes, good for
first time homebuyers and young families, and feels that the
proximity to the school is a big advantage.
The Board took a few minutes to read the protest letters
which were received at the beginning of the meeting. (Letters
are attached and are hereby made a part of the record).
Taylor commented on the letters which were received and
stated that while he appreciated the neighbors' comments,
he feels that this subdivision does comply with the growth
policy and will not be detrimental to the neighbors.
ROLL CALL
The motion passed unanimously on a roll call vote.
MOTION
Atkinson moved and Hinchey seconded to adopt staff report
KPP-03-12 as findings of fact and, based on these findings,
recommend to the Kalispell City Council that the proposed
preliminary plat approval for Three Mile Subdivision be
approved subject to the 18 conditions.
BOARD DISCUSSION
Jentz stated for the record that there is a person living on a
life estate where the cul-de-sac may be located, and that
there is a possibility that the road may be pulled back and
negate the need for the temporary cul-de-sac.
There was no further discussion.
ROLL CALL
The motion passed unanimously on a roll call vote.
Kalispell City Planning Board
Minutes of the meeting of October 14, 2003
Pate 3 of 12
MARY F. KAUFMAN
161 Three Mile Drive
Kalispell, MT 59901
(406) 752-9004
October 7, 2003
Tri-City Planning Board
Plarariag and Zoning Office
1035 1" Avenue West
Kalispell, MT 59901
Re: Planning Commission Meeting
Tuesday, October 14, 2003
Matter Nos. 1 and 2; Requests to Tim Birk
Dear Board Members:
As Trustee of a revocable trust, I am the beneficial owner of a residence located on Lots 5AJ and
5A6 in Section 1, Township 28 North, Range 22 West, P.M.M. These lots lie adjacent to and
directly east of the 9-acre tract subject to the requests by Tim Birk to change the zone designation
from SAG10 to RA-1 and R3, annex same to the City of Kalispell, and obtain preliminary plat
approval for a 31-lot subdivision. My husband and I will be out of town on October 14 and
unable to attend the meeting, but we object to aspects of the application and request to rezone as
follows.
The application and request to rezone 1.4 acres located on the north side of Three Mile Drive as
RA-1: low density Residential Apartment; violates the criteria established by the Montana Codes
applicable to zoning regulations .
Section 76-2-203, M.C.A., in setting forth the criteria for zoning regulations and, of course,
changes thereto, mandates as follows:
"(1) Zoning regulations must (emphasis added) be made in accordance with the
growth policy and must (emphasis added) be designed to lessen congestion in the
streets. . . to prevent overcrowding of land; to avoid undue concentration of
population, and to facilitate adequate provision of transportation...
(2) Zoning regulations must (emphasis added) be made with reasonable
consideration, among other things, to the character of the district (emphasis added)
and its suitability for past uses with a view to conserving the value of buildings
(emphasis added) and encouraging the appropriate use of land... "
Montana law mandates that, among other things, the character of the district, past uses, and
conserving value of existing buildings must be considered when deciding on a zone request. The
properties surrounding the 1.4 acres subject to a multi-family/apartment/duplex request are all
single family residences. This includes residences to the immediate east, those homes to the west
along Three Mile Drive (both on the south side and north side of the road), and all homes in the
immediate vicinity. Multi -family dwellings in this area of single-family residences violates
Montana mandatory zoning considerations.
The application, if granted, fails to consider the character of all of the surrounding land, the past
use of the land, will detrimentally impact values of existing homes, and will increase congestion
and overcrowding. it is recognized that this once agricultural area has changed. Residential
zoning, while regretful, is inevitable. However, to completely ignore what has been and is the
current use of the land to the detriment of those developed properties adjacent to the area subject
to rezoning is absolutely contrary to Section 76-2-203, M.C.A.
The Board and Council must also consider the fact that it has already approved multiple
subdivisions in the general area. The streets and roads (Meridian, Three Mile Drive, Garland,
Northridge, etc.) are very congested. A multi -family development in this area will compound the
congestion. Access will either be directly to Three Mile Drive or north to intersect at some point
with roads through the Northridge development or Garland Street. These areas are family
residential areas with children present. The Junior High School is within several blocks of this
proposed development. By opening a door to multi -family developments, in addition to altering
the character of the area, ignoring the past use, and negatively impacting values to building and
adjacent properties, this undue concentration of population will further exacerbate what is an
already grossly congested street and transportation system. This aspect of the request should and
must be denied.
My husband and I further object to the application for preliminary approval of the 31-lot
subdivision on the 9.1 acres of land. If the Board and Council accepts this proposed plan as
presented, they will be. acting contrary to the general intent and purpose enunciated in the
"Montana Subdivision and Platting Act" and particularly Section 76-3-102(2)(3)(4)(5)(6)&(8),
M.C.A., as well as the provisions of 76-2-203 regarding zoning change.
It is requested the Board and Council look at the property subject to this request. The
development as proposed is an unimaginative effort to crowd as many small lots on the property
as possible, staying barely within the minimum size and maximum density limits of lots allowed
by law. The developer in his application noted no traffic impact study was made. Ingress and
egress is to already grossly overcrowded streets and roads. The Board and Council should view
this area during the rush hours, school hours, and even early morning. The traffic is incredible.
The cramming of a bunch of small lots together adds further to the existing congestion and traffic
flow problem.
This development fails to harmonize in any regard with the subdivision directly east or those
homes to the north. The subdivision makes no effort to consider maximizing or take into account
the natural aesthetics of the area and is thus not in harmony with the existing developments.
There is no effort to preserve any open space, as we understand the developer will pay cash in lieu
of park areas, which is antagonistic to the requirement for preservation of open space. Failure
to imaginatively develop the area fails to consider the rights of adjacent property owners, fails to
create any sort of harmony with the environment, and also fails to protect the rights of adjacent
property owners to at least a pleasant residential complex. A review of lots on Garland Street as
well as those directly north of the proposed area indicates lot sizes generally greater than those
in the proposal. Obviously, the lots directly east are much larger. As part of the rezoning effort
as well as the application for approval, these surrounding areas should be considered and per law,
the division should harmonize. It should be noted there are divisions of land west of this proposal
with multiple small lots. The area here under consideration should be developed as a buffer or
transition zone between those developments and the existing developments to the east.
The application by the developer recites all adjacent properties are on city sewer and water. This
statement is in error. Almost all, if not all, properties adjacent on the east and to the south (across
Three Mile Drive) are on well and septic. While it is recognized that the handling of surface
water will be addressed in final subdivision approval, note must be made that because of the
intensity and crowding which would exist in this proposed subdivision, the handling of surface
waters will become extremely critical to avoid impacting the water systems of adjacent property
owners and severely impacting the health and safety of the adjoining property owners. Lessening
the congestion lessens the potential impact.
We also object strongly to any subdivision or development plan which requires the City of
Kalispell to grant an easement across a dedicated park area or any part of an existing park for
access. It is submitted that this preferential treatment using public lands solely for a private
benefit is a dangerous precedent and should be avoided.
It is suggested that the Board and Council, in reviewing the application and request, assume the
responsibility of promoting the general welfare not only of the developer, but for those of us who
live in the vicinily of the development and:
(1) Deny the application for 1.4 acres to be zoned RA-1 as proposed.
(2) Deny the 31-lot subdivision as proposed determining same should be reduced in
density to a minimum size of lot equivalent to the lot size of those residences on
Garland, but not less than at least 100-foot frontages.
(3) Require a redesign of the access negating easements over the city park.
(4) Require some park land, open space, and/or imaginative design to be in harmony
with the natural environment of the area.
It is recognized that the properties involved, as well as properties further to the west, have or will
become annexed to the City of Kalispell. It is also recognized that as populations grow,
annexation and subjecting these residences to city sewer and city water does have some benefit.
But the City planners and the City Council are urged to look hard at these subdivisions and insist
that the existing residents as well as this beautiful valley be protected by requiring development
with imagination and planning to prevent overcrowding, avoid undue concentration of population
adversely affecting adjacent properties, and facilitate adequate transportation. This proposed
subdivision meets none of these statutory standards, and it is urged that it be rejected in its present
form.
Thank you for your attention to this letter. We request this letter be presented to the Planning
Board and Kalispell City Council, and be part of all files on this matter to be considered in all
future proceedings.
Sincerely,
, - - - - &�� 41Z�
Mary F. Kaufma4r '- )t'�e
I=URI f0111:16 0
I
155 Three Mile Drive
Kalispell, MT 59901
(406) 752-9006
October 13, 2003
Tri-City Planning Board
Planning and Zoning Office
1035 lst Avenue West
Kalispell, MT 59901
Re: Planning Commission Meeting
Tuesday, October 14, 2003
Matters Nos. 1 and 2; Requests to Tim Birk
Dear Board Members:
We are the owners of 2.3 acres on the east border of the 9-acre tract subject to the
requests of Tim Birk to change zone designation. We will be unable to attend the
October 14th meeting. We have the following objections to this application and request to
rezone:
The application to rezone 1.4 acres located on the north side of Three Mile Drive
as RA-1, low density Residential Apartment, violates the criteria established in
Section 76-2-203, M.C.A. This section refers to prevention of overcrowding and
minimizing congestion. This entrance to Kalispell is very close to the Junior High
School and is already congested. All surrounding properties are single-family
homes of considerably larger lot size (2-plus acres on the immediate east).
2.) The same section refers to maintaining the character of the land and its
surroundings. All of the homes surrounding this multi -family complex are large
lot, single-family homes. This is one of the few remaining uncluttered entrances
to Kalispell . This development would be to the detriment of the other properties
in the area.
3.) The 31-lot subdivision on the 9.1 acres proposed is contrary to Section 76-3-102
(2)(3)(4)(5)(6)&(8) of the "Montana Subdivision and Plotting Act", as well as
76-2-203 regarding zoning change. This smallest lot, minimum dwelling size,
maximum density plan is an extremely uncreative use of a beautiful entrance to
town. It will further aggravate the congestion already present. Remember, the
Junior High is 3 blocks away. This subdivision is incompatible with the
subdivision directly east and is not in keeping with the harmony and character of
this entrance to Kalispell.
4.) The application incorrectly states that adjacent properties are on city sewer and
water. Adjacent properties to the east and south have wells and septic systems.
The density of this proposed subdivision is very likely to pollute the water
systems of adjacent properties.
5.) The request to grant an easement across a dedicated park, as requested in this
application, is preferential treatment and would set a dangerous precedent.
We propose that the Board and Council consider the above points and act as follows:
1.) Deny the application to rezone 1.4 acres to RA-1.
2.) Deny the 31-lot subdivision as proposed, insisting that lot and home size at least
be the equivalent of those homes on Garland Street to the east, with 100-foot
frontage.
3.) Eliminate the City Park access easement.
4.) Require a park.
5.) Require an imaginative design to the development, in keeping with the existing
residences and the beauty of this entrance to Kalispell.
We recognize that Kalispell is expanding to the west and north. How the Planning Board
and Council address this application will set a precedent for future expansion on this side
of town. The quality of the area is at stake and the character of surrounding properties
must be considered.
Thank you for considering this letter and presenting it at the Planning Board Meeting
October 14, 2003.
Sincerely,
Bennie J. Rossetto
Gail L. Rossetto
jn
October 10, 200-3
Tri-City Planning Board OCI 'j
Planning, and Zoning Office
1035 First Avenue West LANNJ�fJ6 OFFICE
Kalispell, MT 59901
Dear Board Members:
Re: Meeting Tuesday, October 14', 2003
Matter Nos. I and 2; Requests to Tim Birk
My wife and I have concerns with the density that is requested by the
above developer. We have lived at 212 Three Mile, which is directly
south of these developments, since 1952. We have been aware that the
city would grow in our direction and had hoped it would develop into
single family dwellings such as exists in the Northridge area. The
the developments proposed with multi -dwelling and minimum lot size
does not seem to conform to the surrounding residential area.
We are on our own well and septic system and are concerned about the run
off from a densely developed property located directly above us. The
Ashley irrigation ditch used to run on the top of that hill and when it was in
use we got water in our basement. The flooding stopped when the ditch
was abandoned.
Since we are unable to attend the meeting on October 14'h, because of a
doctors appointment in Spokane, we would appreciate your consideration
of our above stated concerns.
Sincerely
A.E. Mcglenn
Dorothy gglenn
SUBDIVISIONTHREE MILE
OFFICETRI-CITY PLANNING
STAFF REPORT KPP-03-12
OCTOBER00
A report to the Kalispell City Planning Board and the Kalispell City Council regarding a
request for preliminary plat approval of a 31-lot residential subdivision on property
proposed for concurrent annexation and initial zoning. A public hearing on this proposal
has been scheduled before the planning board for October 14, 2003 in the Kalispell City
Council Chambers. The planning board will forward a recommendation to the city council
for final action.
ISA K t'Rp 7N : A petition to annex and request for initial zoning of R-3, an Urban
Residential zoning designation on 7.7 acres, and RA-1, a Low Density Residential
Apartment zoning designation on 1.4 acres has been filed concurrently with this
preliminary plat. The property contains approximately 9.1 acres and is located between
Sunset court and Three Mile Drive on the north side of Three Mile Drive approximately 500
feet west of Garland Street.
Tim Birk
880 Farm Road
Kalispell, MT 59901
(406) 257-3141
Thomas and Shirley Jones
171 Three Mile Drive
Kalispell, MT 59901
(406) 752-9014
Bret Birk, Engineer
2302 Hwy 2 East, #9
Kalispell, MT 59901
Rick Breckenridge
115 Valley View Drive
Kalispell, MT 59901
B. Nature of Application: This is a request for preliminary plat approval of a 31 lot
residential subdivision on approximately 9.1 acres in the northwest part of Kalispell.
This property is being proposed for annexation into the city of Kalispell concurrently
with the preliminary plat. The proposed initial zoning on 7.7 acres is R-3, an Urban
Residential zoning designation that is intended primarily for single-family homes and
has a minimum lot size requirement of 7,000 square feet. On the remaining 1.4
acres a zoning designation of RA-1, a Low Density Residential Apartment zoning
district has been proposed. The RA-1 district allows single-family homes and
duplexes as permitted uses and multi -family dwellings as conditionally permitted
uses. This zoning district has a minimum lot size requirement of 6,000 square feet
for the first duplex plus an additional 3,000 square feet for each unit beyond a
duplex.
#KPP-03-12
Pn ar- 1 of a
The subdivision would be developed utilizing water extensions from Sunset Court,
Three Mile Drive and the proposed Raven Rock Subdivision to the west insuring
adequate looping of the system. Sewer would come in from the north via Sunset
Court and from the south via Three Mile. There are two accesses proposed, one to
the north out Sunset Court and the other out to the west via Raven Rock
Subdivision and over to North Riding Road. The developer has no immediate plans
for the single RA-1 zoned lot at the south end of the project. The minimum area for
an RA-1 zoned lot is 6,000 square feet. The current 53,000 square foot site greatly
exceeds that. The developer will address further development of this site at a later
time. The single lot could accommodate a duplex residence. Further subdivision or
application for a conditional use, both of which will trigger a public hearing and
review process are necessary to accommodate any development in addition to this.
The maximum number of units on a 53,000 square foot RA-1 site is 17 dwellings. In
reality the density will be significantly less due to the need to provide access and
parking for any units proposed.
C. Location and Legal Description of Property: The property proposed for subdivision
lies on the north side of Three Mile Drive approximately 500 feet west of Garland
Street. The property can be described as Assessor's Tract 5AA (Tract 1 of COS 9693)
located in Section 1, Township 28 North, Range 22 West, P.M.M., Flathead County,
Montana.
Total Area:
Total Lot Area in Lots:
Area in Roads:
Minimum Lot Size:
Maximum Lot Size:
9.1 acres
7.2 acres
1.9 acres
7,577 square feet
53,687 square feet
E. Existing Land Use: This property currently has a single-family home located on it
and has been used for limited agricultural purposes.
P. Adjacent Land Uses and Zoning: The area can be described as being located on the
western fringes of Kalispell in an area that is undergoing rapid urbanization within
the past year. To the immediate west, Northview Heights is under construction and
Raven Rock, which is being developed by the applicant, just received preliminary
plat approval this summer. To the immediate south an assisted living complex for
elderly was constructed. To the east lies an undeveloped city park and rural large
tract housing.
North: Urban residential and single-family homes, City R-3 zoning
South: Rural residential mostly single-family homes and limited agricultural
uses, County R-1 zoning as well as Well Life assisted living complex
zoned RA-1
East: Rural residential homes zoned County SAG-10 &. a city park zoned P-1
West: Urban residential, City R-3
G. General Land Use Character: The general land use character of the area is urban
density further to the east and north where City services are available. To the
immediate west, a formerly rural area is quickly being transformed to an urban
character as services are extended and as new subdivisions, including Raven Rock
and Northview Heights are developed. To the immediate south across Three Mile
#KPP-03-12
Page 2 of 9
Drive a multi family assisted living project exists. There are some large parcels in
the area that have good development potential once City services are extended to the
area with one of the largest parcels at the northeast corner of Three Mile Drive and
Stillwater Road having been annexed to the City with urban residential zoning
designations.
H. Zoning: Currently this property is located in the County zoning jurisdiction and has
a zoning designation of SAG-10, Suburban Agricultural, a zone with a 10-acre
minimum lot size requirement intended for limited agriculture and ranchettes. This
property is being annexed concurrently with review of the preliminary plat and the
developers are requesting an assignment of R-3, an Urban Residential zoning district
that is intended primarily for single-family homes on approximately 7.1 acres. The
R-3 district has a minimum lot size requirement of 7,000 square feet and a
minimum lot width of 60 feet. On the remaining 1.4 acres an RA-1 zoning
designation is being sought which is a Low Density Residential Apartment zone that
has a minimum lot size requirement of 6,000 square feet for the first duplex plus an
additional 3,000 square feet for each dwelling beyond a duplex.
I. Utilities: This subdivision would receive full City services upon annexation and
development.
Water:
City of Kalispell
Sewer:
City of Kalispell
Solid Waste:
City of Kalispell
Gas:
Montana Power Company
Electricity:
Flathead Electric Coop (underground)
Telephone:
CenturyTel (underground)
Fire:
City of Kalispell
Schools:
West Valley School District, School District
Police:
City of Kalispell
This matter came before the site development review committee on September 18th and
September 25, 2003. At those meetings, there was support from the parks department to
allow the applicant to encroach with the access road extending down out of Sunset Court
into the northwest corner of Sunset Park. The Parks Director indicated that Sunset Park
was currently undeveloped and that a reasonable trade could be made. The Parks Director
stated that with the development of both Raven Rock and the proposed Three Mile
Subdivision, he would like to take the cash -in -lieu of parklands money and begin
development of Sunset Park.
Additional discussion also ensued over the need to extend the internal road south out to
Three Mile Drive or terminate it in a cul-de-sac as proposed. Three Mile Drive is an Arterial
on the Growth Policy and is managed as a State Highway. The Fire Marshall stated he did
not need an access onto Three Mile. Staff was divided pointing out that the additional
access could improve circulation now. It was also pointed out that in the future, as traffic
increases on Three Mile (especially with the new subdivisions proposed to the west and the
by-pass road coming), the access may become more problematic and there will come a time
when controlled (stop light) access will be required on Three Mile for the street
intersections to function. It was noted that arterials are designed for convenience for the
traveling public over adjacent local streets and neighborhoods. It was agreed that at this
time the access onto Three Mile was not needed. However, when Lot 17 is developed,
#KPP-03-12
PA Q-P 2 of A
either a subdivision or Conditional Use permit will be needed to build anything more than a
duplex. The extension onto Three Mile should be re -visited and possibly be the subject of
an engineering traffic study
This application is reviewed as a major subdivision in accordance with statutory criteria
and the Kalispell City Subdivision Regulations.
A. Effects on Health and Safety:
Eire: This subdivision would be in the service area of the Kalispell Fire Department.
The property can be considered to be at low risk of fire because the subdivision and
homes within the subdivision would be constructed in accordance with the Uniform
Fire Code and have access which meets City standards. All of the lots will abut a
street that has been constructed to City standards. The property does not have
steep slopes or woody fuels. Hydrants will be required to be placed in compliance
with the requirements of the Uniform Fire Code and the approved by the fire chief.
The fire access and suppression system should be installed and approved by the fire
department prior to final plat approval because of potential problems with
combustible construction taking place prior to adequate fire access to the site being
developed. It was noted that this subdivision will greatly enhance the looping of
water mains in this neighborhood. In addition, the new road extension from Sunset
Court will greatly improve the access situation out of the newly approved Raven
Rock subdivision. This new access route will greatly improve emergency and
neighborhood access.
Flooding: According to FIRM Panel #1805D dated 9/30/92 there are no areas of the
100-year floodplain within the site and no other obvious constraints on the property
that would lead to a flood -prone situation.
Bccesa: Access to the subdivision would be from a new internal roadway that will
connect Sunset Court to the north with the proposed Raven Rock Subdivision
approved this August. The road through Raven Rock accesses onto North Riding
Road and ultimately Three Mile Drive. A cul-de-sac is proposed at the south end of
this subdivision. This is supported as staff agreed that an additional access onto
Three Mile may ultimately create greater traffic problems as traffic increases on
Three Mile. The present design would generate upwards of 310 additional vehicle
trips. Note that North Riding Road is becoming a collector street. In addition, Three
Mile Drive is a major arterial. Finally, the proposed Highway 93 by-pass lies
approximately 1/4 mile to the west. Construction of this is anticipated in the next 10
years.
There is lack of pedestrian access along Three Mile Drive. As was required with
several previous subdivisions including Raven Rock and Empire Estates, staff would
recommend that a pedestrian access along this roadway be coordinated with the
public works department, parks and recreation department and the Montana
Department of Transportation. A 20-foot landscape buffer is recommended which
should incorporate a bike and pedestrian trail as well as buffering in the form of a
berming or landscaping or both. In addition, a pedestrian easement and trail should
be provided for from the cul-de-sac in Lot 17 to Three Mile Drive for pedestrian
access.
#KPP-03-12
Page 4 of 9
B. Effects on Wildlife and Wildlife Habitat: This property is generally level with a
gentle slope and was used for minimal agricultural purposes. There may be some
migratory birds and occasional deer may visit the site, however, this area continues
to urbanize and does not provide significant habitat for wildlife.
Surface and groundwater: 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.
Drainage: This site is relatively level with a small rise in the midpoint dropping
down to Three Mile. It does not pose any unusual challenges to site drainage.
Curbs and gutters will be installed and a storm drain management plan will have to
be developed to address the runoff from the site. There is no City storm drain
system in the immediate area and storm water will have to be managed using on -site
retention methods as part of the storm water management plan. The drainage plan
will have to comply with the City of Kalispell's standards and State standards and
will be required to be designed by a professional engineer.
D. Effects on Local Services:
Water: Water service to the subdivision would be provided by the City of Kalispell
and extended from several sources. A water main lies to the west of this subdivision
along North Riding Road that will be extended into Raven Rock Subdivision.
Additionally, a water main will be extended up from Three Mile and an additional
line can be extended from Sunset Court providing looping from 3 directions. The
water system for the subdivision will be reviewed and approved by the Kalispell
Public Works Department and the Kalispell Fire Department as part of the
development of the subdivision. There is adequate capacity within the City's water
system to accommodate this development.
Sewer: Sewer service will be provided by the City of Kalispell. Service will be
extended from Three Mile drive to serve Lots 14 - 20. All remaining lots can be
served by an extension from Sunset Court to the north. No easements for the sewer
would need to be acquired from private property owners. Design and construction of
the mains will be reviewed and approved by the Kalispell Public Works Department.
There is adequate capacity within the sewage treatment plan to accommodate this
development.
Bps: Traffic projections for this subdivision are estimated to be approximately 310
additional vehicle trips per day based on the estimate of 10 vehicle trips per
residence per day. A significant portion of the traffic will utilize North Riding Road
and Three Mile Drive. Traffic also has several options of going north toward the
Junior High or Northridge Drive and US 93 North. The subdivision roads will be
constructed to city standards and would include curb, gutter, sidewalks and
landscape boulevards with trees within the subdivision.
There will be some moderate impacts to Three Mile Drive as a result of this
subdivision and North Riding Road to the west. Three Mile Drive is a paved, two
lane State secondary roadway that is in fair condition. In 1997 the daily average
vehicle trips east of Stillwater Road was 3,064. There will be a moderate increase in
traffic on Three Mile Drive with the commensurate impacts. At some point,
#KPP-03-12
Page 5 of 9
consideration will need to be given to the upgrading and widening of Three Mile
Drive as development continues to occur in the area. Typically this would be the
responsibility of the State with regard to design, funding and construction. Three
Mile Drive in this area is over 100 feet in width and would not require the
reservation of any additional right-of-way for future expansion. Note that at the time
the by-pass is constructed, significant improvements will be occurring in this stretch
of road. However, this is at least 10 years away.
Schools.: This development is within the boundaries of the Kalispell School District
#5. The school district could anticipate that an additional 15 school aged children
might be generated into the district at full build out. This number is used because it
takes into account pre-school aged children, Not all of the children who live in the
subdivision will be attending public schools as home school education and private
school education options are available. Enrollment trends have been increasing
within District #5 over the past 4 years however, they are still significantly down
from the peaks of 10 years ago.
Parks and Open Space: The state and local subdivision regulations have parkland /
open space requirements for major subdivisions in the amount of 11 percent or one -
ninth of the area proposed for the development. The developer intends to pay cash
in lieu of parkland dedication to satisfy this requirement based on the purchase
price of the property of $ 18,000 per acre. With approximately 7.23 acres of the
property in lots, 11 percent for parkland requirements would be 0.795 acres. This
calculates to $14,310 for cash in lieu of parkland dedication.
There is an undeveloped City park that lies directly to the east of this site, Sunset
Park. These funds can be used in all or in part for the development of amenities to
this park area.
Police: This subdivision would be in the jurisdiction of the City of Kalispell Police
Department. The department can adequately provide service to this subdivision,
however the cumulative impacts of growth within the city further strains the
department's ability to continue to provide the high level of service the department is
committed to.
,Fire Protection: Fire protection services will be provided by the Kalispell Fire
Department, and the subdivision will need to meet the requirements of the Uniform
Fire Code. The fire department will review and approve the number and location of
hydrants within the subdivision as well as fire flows for compliance with applicable
fire codes. Although fire risk is low because of good access and fairly level terrain,
the fire department is recommending that access to the subdivision and the
hydrants are in place prior to final plat approval and / or use of combustible
materials in construction.
Solid Waste: Solid waste will be handled by Evergreen Disposal and taken to the
Flathead County Landfill. There is sufficient capacity within the landfill to
accommodate this additional solid waste generated from this subdivision. City crews
will not pickup solid waste for a minimum of 5 years from date of annexation.
M .di .al S .rvi e : Ambulance service is available from the fire department and
ALERT helicopter service. Kalispell Regional Hospital is close, less than two miles
from the site.
#KPP-03-12
Page 6 of 9
E. Effects on Agriculture and agricultural water user facilities: The site has been
traditionally used for very limited agricultural purposes and is more efficiently and
effectively used for urban residential development. Its location within the planning
jurisdiction and its proximity to urban services makes this property prime for the
type of development being proposed. There will be no impact on agricultural uses
within the valley and no impact on agricultural water user facilities since this
property will be served by a public water system.
F. Relation to the Kalispell Growth Policy: This property is in the Kalispell Growth
Policy's potential utility service area and is anticipated for this type of urban scale
development at the time of connection to City utilities. The future land use map for
the area indicates this area is anticipated to be developed as Urban Residential.
Areas designated as Urban Residential are anticipated to be served by community
water and sewer and have good access to services and public facilities. This land
use designation anticipates a density of 3 to 12 dwelling units per acre and the
requested R-3 and RA-1 zoning for the site has an overall maximum density of
approximately 8 dwelling units per acre. This subdivision is in compliance with the
Kalispell Growth Policy and its goals and policies.
G. Compliance with Zoning: This property has been proposed to be zoned R-3, an
Urban Residential district that is intended for single-family residential development
and has a minimum lot size requirement of 7,000 square feet and a minimum lot
width of 60 feet and RA-1, a Low Density Residential Apartment district that has a
minimum lot size requirement of 6,000 square feet and a minimum lot width of 60
feet. All of the lots comply with these standards. Note that Lot 17 proposed to be
zoned RA-1 zoned would be subject to future subdivision of conditional use permit
processes to accommodate more than a single duplex on the 53,000 square foot lot.
H. Compliance with the Kalispell Subdivision Regulations: This subdivision
complies with the Kalispell Subdivision Regulations and no variances have been
requested.
Staff recommends that the Kalispell City Planning Board adopt staff report #KPP-03-12 as
findings of fact and recommend to the Kalispell City Council that the preliminary plat be
approved subject to the following conditions:
1. Development of the subdivision shall be platted in substantial compliance with the
approved preliminary plat which governs the location of lots and roadways within the
subdivision except as modified by the conditions listed herein. (Kalispell Sub. Regs.
Appendix C - Final Plat I(A) Contents of final Plat).
2. Because the Raven Rock subdivision lying on the west side of this subdivision has
only been granted preliminary plat approval and this subdivision depends on the
access road through Raven Rock to north Riding Road for westerly access out of the
Three Mile Subdivision, if Three Mile Subdivision is developed before Raven Rock, the
internal road for Three mile shall be extended all the way over to access north Riding
Road. (Fire Marshall - Site Review)
3. That the roadways serving the subdivision shall be constructed in accordance with the
adopted Design and Construction Standards for the City of Kalispell for local streets.
#KPP-03-12
Page 7 of 9
Note that a hammer -head turn around is allowed in the cul-de-sac location as an
interim measure until Lot 17 is developed. (Kalispell Sub. Regs. Section 3.01 & 3.09A)
4. 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).
5. 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).
6. Development of the landscape boulevard with location of street trees shall be placed in
accordance with a plan approved by the Kalispell Parks and Recreation director. (Site
Review) .
7. The applicant shall acquire an easement from the City of Kalispell to extend a portion
of the access road from Sunset Court south across Sunset Park so that the applicant
can develop a reasonable road alignment for his internal subdivision road. (Note, it is
recommended that the applicant negotiate with the owner of Lot 6, Block 7 of Sunset
Addition to improve the road alignment off of Sunset Court cul-de-sac and reduce the
need to encroach into Sunset Park. (Recommendation of the Parks Director and Site Review
Committee) .
8. 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 shall be reviewed and approved by the Kalispell Public
Works Department. (Kalispell Sub. Regs. Section 3.12 A).
9. The fire access and suppression system shall comply with the Uniform Fire Code and a
letter from the Kalispell Fire Department approving the access and 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).
10. That a minimum 20-foot buffer strip shall be established between Three Mile Drive
and the subdivision that would include a bike and pedestrian trail and buffering in the
form of berming or landscaping or both to coordinate and connect with the plan for
Raven Rock. These improvements are to be coordinated with the Kalispell Public
Works Department, Parks and Recreation Department and Montana Department of
Transportation. (Kalispell Sub. Regs. Section 3.06J, 3.09E, 3.11).
11. A pedestrian easement and trail shall be provided from the end of the proposed cul-de-
sac extending southerly intersecting the proposed trail described in condition # 18
above. (Kalispell Sub. Regs. Section 3.09E, 3.11).
12. 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).
#KPP-03-12
Page 8 of 9
13. The developer shall provide a letter from the U.S. Postal Service approving the plan for
mail service. (Kalispell Sub. Regs. Section 3.22).
14. That the parkland dedication requirements shall be met by paying cash in lieu of
parkland dedication in the amount one -ninth or 11 percent of the area in lots or
approximately 7.23 acres. This calculates to $14,310 for cash in lieu of parkland
dedication based on a purchase price of $18,000/acre. (Kalispell Sub. Regs. Section 3.19
(A))
15. Street lighting shall be located within the subdivision and shall be shielded so that it
does not intrude unnecessarily onto adjoining properties. (Kalispell Sub. Regs. Section
3.09 L)).
16. 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).
17. All areas disturbed during development of the subdivision shall be re -vegetated with a
weed -free mix immediately after development. (Kalispell Sub. Regs. Section 3.13).
18. That preliminary approval shall be valid for a period of three years from the date of
approval. (Kalispell Sub. Regs. Section 2.04 (E(7)).
#KPP-03-12
Page 9 of 9
KAj ISPELL FIRE DEPARTMENT
Randy Brodehl - Fire Chief
Jim Stewart - Assistant Chief/Prevention
Dee McCluskey — Assistant Chief/Operations
TO: TOM JENTZ, DIRECTOR
FROM: JIM STEWART, FIRE MARSHAL
DATE: SEPTEMBER 26, 2003
312 First Avenue East
Kalispell, Montana 59901
(406)758-7760
FAX: (406) 758-7952
SUBJECT: ANNEXATION AND INITIAL ZONING —THREE MILE SUBDIVISION
We have reviewed the information submitted on the above -referenced project and have
the following comments.
1. Water mains designed to provide minimum fire flows shall be installed per City
specifications at approved locations. Minimum fire flows shall be in accordance
with Uniform Fire Code (1997) Appendix III -A. Single-family homes in excess of
3600 square feet shall be provided with a minimum fire flow of 1500 gpm or
more, dependent on square footage and type construction.
2. Fire hydrants shall be provided per City specifications at locations approved by
this department, prior to combustible construction.
3. Street designs shall provide for a minimum clear width of 20' for emergency
vehicle access. No Parking signage shall be provided as necessary to maintain
width.
4. Approved emergency vehicle turnarounds shall be provided at dead-end access
roads that exceed 150' in length. This requirement will also need to be
addressed during project phasing.
5. Secondary emergency vehicle access shall be provided as required by this
department. This requirement will also need to be addressed during project
phasing.
6. It should be noted that secondary access phasing of this project directly relates
to the secondary access of the Raven Rock project and shall be provided as
required by this department.
7. Street names shall be approved by this department.
Please contact me if you have any questions. I can be reached at 758-7763.
"Assisting our community in reducing, preventing, and mitigating emergencies. "
I
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
i
Major Subdivision (6 or more lots)
Condominiums (6 or more units)
Mobile Home Parks 8s Campgrounds (6 or more spaces)
Amended Preliminary Plat
Subdivision Variance
Commercial and Industrial Subdivision
SUBDIVISION
•gg g ow-mixos g Dwelza
Name v na-S J_8
$650 + $30/lot
$650 + $30/unit
$650 + $30/space
$200
$100 (per variance)
Add $200 to base
preliminary plat fee
Phone
Mailing Address
City _ _ State Zip
• • i
Name & Address .�•+2���` /..`��/2 �2<3d � it'v" f f��IlSf . LL
Name & Address Riak 115 Za (1911 112ELt) fir^-
Name & Address
City/ County__ (115 ,=IC L IGtZ%P a
Street Address _1_'71 - tre.e. Akjam. DY,. Kd-h.6n-e f1 11 T n5lgrl,/
Assessor's Tract No(s) Lot No(s)
1 /4 SecS\� ��! 5E L4 Section �_ Township IS Range x
Number of Lots or Rental Spaces 31— Total Acreage in Subdivision 111, C
Total Acreage in Lots 'T W 3 Minimum Size of Lots or Spaces �ZS
Total Acreage in Streets or Roads Maximum Size of Lots or Spaces
Total Acreage in Parks, Open Spaces and/or Common Areas
PROPOSED USE(S) AND NUMBER OF ASSOCIATED LOTS/SPACES:
Single Family +,0 Townhouse Mobile Home Park
Duplex Apartment Recreational Vehicle Park
Commercial
Condominium
Industrial Planned Unit Development
Multi -Family Other
ESTIMATE OF MARKET VALUE BEFORE IMPROVEMENTS '! z4 4 o
of risZelyj W) I wyowulazMTj I r r
Roads: Gravel ✓ Paved
Curb Gutter
Sidewalks Alleys
Other
Water System: Individual
Multiple User
Neighborhood ✓Public
Other
Sewer System: Individual
Multiple User
Neighborhood _Public
Other
Other Utilities: Cable TV _Telephone ZElectric Gas
Other
Solid Waste: Home Pick Up
Central Storage
Contract Hauler
Owner Haul
Mail Delivery: Central Individual School District
5
Fire Protection: Hydrants Tanker Recharge Fire District: K a1.. SaQ 11
Drainage System:
PROPOSED EROSION/ SEDIMENTATION CONTROL: As n j du ci,;
L
VARIANCES: ARE ANY VARIANCES REQUESTED? NC (yes/no) If yes,
please complete the information below:
SECTION/• OF •. HARDSHIP:
ILXPLAIN THE HARDSHIP.: • • BE CREATED WITH STRICT
COMPLIANCE OF •
PROPOSED ALTERNATIVE(S) TO STRICT COMPLIANCES WITH ABOVE
REGULATIONS: tiA
PLEASE ANSWER THE FOLLOWING QUESTIONS IN THE SPAC'_��LPRKCW_TDMX
BELOW:
2
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?
NJ 1A
5. What other conditions are unique to this property that create the need for a
variance? A
3
The subdivider shall submit a complete application addressing items below to the Tri-
City Planning Office at least thirty (30) days prior to the date of the meeting at which
it will be heard.
1. Preliminary plat application.
3. One reproducible set of supplemental information. (See Appendix A of
Subdivision Regulations for the city where the subdivision is proposed.)
4. One reduced copy of the preliminary plat not to exceed 11" x 17" in size.
5. Application fee.
6. Adjoining Property Owners List (see example below):
Assessor# Sec-Twn-Rng Lot/Tract No Property Owner & Mailing Address
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 Tri-City Planning staff to be
present on the property for routine monitoring and inspection during the approval
and de t process. p
' � O
(App V ant) ( (ate)
As approved by the TCPB, Effective 05/01/03
0
CITY OF KALISPELL, MONTANA
SUBDIVISION REGULATIONS
ii�hli7►i
THREE MILE SUBDIVISION
APPLICANT RESPONSES IN ITALICS
I. GEOLOGY
A. Locate on a copy of the preliminary plat:
1. Any known hazards affecting the development which could result in property damage or personal
injury due date to:
a) Falls, slides or slumps - soil, rock, mud, snow;
There are no known geological hazards on the subject property.
b) Any rock outcropping.
No danger reduction measures are required.
H. SURFACE WATER
Locate on a copy of the preliminary plat:
A. Any natural water systems such as streams, rivers, intermittent streams, lakes or marshes
(also indicate the names and sizes of each).
None.
B. Any artificial water systems such as canals, ditches, aqueducts, reservoirs and irrigation systems
(also indicate the names, sizes and present uses of each)
There is an abandon irrigation delivery system that is in disrepair. It appears as the concrete piping
served water to adjacent lands that are now subdivisions.
C. Any areas subject to flood hazard, or if available, 100 year flood plain maps (using best available in-
formation)
The subject property is not in the 100 year flood plain according to F.I. R.M panels.
III. VEGETATION
A. Locate on a copy of the preliminary plat the major vegetation types within the subdivision (e.g. marsh,
grassland, shrub and forest).
The only vegetation are lawn and pasture grasses.
Environmental Assessment
Three Mile S»hdivsion
B. Describe the amount of vegetation that is to be removed, or cleaned from the site, and state the reasons
for such removal.
The lot layout shows where the proposed roads will be built. There is a house that will be removed from
the area after the life estate has expired
C. Describe any proposed measures to be taken to protect vegetative cover.
Disturbed areas will be required to be seeded as required by after construction.
A. What major species of fish, wildlife, if any, use the area to be affected by the proposed subdivision?
None.
B. Locate on a copy of the preliminary plat any known important wildlife areas, such as big game winter
range, waterfowl nesting areas, habitat for rare and endangered species and wetlands.
The property has been residential and so it poses no threat to any of the above.
C. Describe any proposed measures to protect wildlife habitat or to minimize habitat degradation.
Standard notes can be placed on the Final Plat to alert potential home owners of Wildlife concerns in this
area as a method to minimize impacts to wildlife.
A. State the acreage, type and agricultural classifications of soils on the site.
None.
B. State the history of production of this site by crop type and yield.
None.
C. State the historic and current agricultural uses which occur adjacent to the site.
None. All the adjacent use is residential.
D. Explain any steps which will be taken to avoid or limit development conflicts with adjacent
agricultural uses.
None needed.
E. If the site is timbered, state any timber management recommendations which may have been suggested
or implemented by the USDA Division of Forestry in the area of this proposal.
Not applicable because there is not any timber on this property.
VI. HISTORICAL, ARCHAEOLOGICAL OR CULTURAL FEATURES
Environmental Assessment
Three Mile Subdivsion
A. Locate on a copy of the preliminary plat any known or possible historic, archaeological or cultural
sites which exist on or near the site.
None known, the property is currently residential.
B. Describe any known or possible sites delineated on the preliminary plat.
There are no known sites, none are shown on the plat.
C. Describe any measures that will be taken to protect such sites or properties.
Not applicable, see B. above.
VII. SEWAGE TREATMENT
A. Where individual sewage treatment systems are proposed for each parcel:
1. Indicate the distance to the nearest public or community sewage treatment system.
The nearest system is the City of Kalispell Water and Sewer which has service available and is currently
servicing all the development in the vicinity.
2. Provide as attachments:
a) Two copies of the plat which show the proposed suitable location on each lot for a subsurface treatment
system and a 100% replacement area for the subsurface treatment system. Show the location of neighboring wells
and subsurface systems and the distances to each.
None needed. All adjacent property is on City of Kalispell Water and Sewer.
b) The results of percolation tests performed in representative areas for drain fields in accordance with
the most recent Department of Environmental Quality Bulletin. Each percolation test shall be keyed to a number
on a copy of the plat with the information and results provided in the report. The number of preliminary
percolation tests required shall be one -forth of the total number of proposed lots and these tests shall be spaced
throughout the subdivision in the absence of soil variability.
Not applicable.
c. A detailed soils description for the area shall be obtained from test holes at least seven feet in depth.
The number of test holes will depend upon the variability of the soils. The US Department of Agriculture's Soils
Classification System shall be used in the descriptions. Information on the internal and surface drainage character-
istics shall be included. Each test hole shall be keyed by a number on a copy of the plat with the information
provided for in the report.
Not applicable
d. A description of the following physical conditions.
(1) Depth to groundwater at a time of year when water table is nearest the surface and how the
information was obtained.
Environmental Assessment
Three Mile Subdivsion
(2) Minimum depth to bedrock or other impervious material, and how this information was obtained.
B. For a proposed public or community sewage treatment system:
1. Estimate the average number of gallons of sewage generated per day by the subdivision when
fully developed.
2. Where an exisiting system is to be used:
Design Flow: 36 Lots x 300 GPD =10, 800 GPD
Annexation to the City of Kalispell is being sought concurrently with this
preliminary plat application. It is proposed that city main be extended to serve this
project. A letter from the City of Kalispell Public Works Department indicating the
ability to serve this project is attached:
Sewage treatment fees are based on a base rate of $2.65 per 1, 000 gallons and
sewer rate schedules are available from the City of Kalispell, Public Works ice
located at 312 I st Ave. East.
3. Where a new system is proposed:
a. Attach a copy of the plat showing the location of all collection lines and the location
and identification of the basic components of the treatment system.
b. If subsurface treatment of the effluent is proposed, give the results of the preliminary
analysis and percolation tests in the area of the treatment site.
c. Provide a description of the following physical conditions:
1. Depth to groundwater at time of year when water table is nearest the surface
and how this information was obtained.
2. Minimum depth to bedrock or other impervious material, and how this
information was obtained.
d. Indicate who will bear the costs of installation and who will own, operate and
maintain the system. Also, indicate the aticpated date of completion.
VIII. WATER SUPPLY
A. Where an individual water supply system is proposed for each parcel:
Environmental Assessment
Three Mile Suhdivsion
1. If individually drilled wells are to be used, provide evidence as to adequate capacity and quantity of the
water supply.
Not applicable. Water to be serviced through City of Kalispell Water and Sewer.
2. If any other method of individaul water supply is to be used:"
a. Explain why the alternate form of water supply is proposed instead of drilled wells.
Not applicable. Water to be serviced through City of Kalispell Water and Sewer.
b. Identify the source of water supply and provide evidence that it is suffeicient quanity and
quality to serve the development.
3. Attach two (2) copies of the plat showing the proposed location of each spring, well, cistern, or other
water source and indicate the distance to existing or porposed sewage treatment systems.
A. Where a public or community water system is proposed:
1. Estimate the number of gallons per day required by the development (including
irrigation, if applicable).
2. Where an existing system is to be used:
Extension of City of Kalispell water main is proposed Given a peak daily demand of
600 GPD per lot including irrigation, total demand will be 21,600 GPD. Water usage
base rate is S2.65 and S1.39 per 1000 gallons. Water rate schedules are available
from the City of Kalispell, Public Works Office located at 3121st Ave. East.
3. Where a new system is to be used:
a. Provide evidence that the wate supply is adequate in quanity, quality and
dependability.
b. Indicate who will bear the costs of installation, when it will be completed
and who will own, operate and maintain the system.
c. Attach a copy of the plat showing the proposed location of the water source
and all distibution lines.
IX. SOLID WASTE
A. Describe the proposed method of collecting and disposing of solid waste.
Upon annexation, the development will fall within the City of Kalispell solid waste collection area.
Residential solid waste residential service rates are $80.00/year - assessed to property taxes.
B. If central collection areas are proposed within the subdivision, show location.
Curb side pickup is proposed.
Environmental Assessment
Three Mile Subdivsion
C. If use of existing collection system is proposed, describe:
Not applicable.
MAIMEN-ITIMMUN
A. Streets and Roads
1. Describe any proposed measures for disposing of storm run-off from streets and roads.
Storm drainage is to be handled on site. Drainage from the asphalt surfaces will be collected at a catch
basin and piped to oil and sediment separator tanks. These separator tanks will then discharge to filter cloth
wrapped subsurface rock trenches and a disposal bed. These will be designed to Circular DEQ 8 Standards for a
10 year, six hour storm. Roof drainage will be either allowed to percolate or will be connected to this system
where appropriate. Design standards for the development will accomdate the storm drain.
2. Indicate the type of road surface proposed.
Paved parking and common parking approaches are shown on the lot layout..
3. Describe any proposed facilities for stream and drainage crossings (i.e. culverts)
Not applicable.
B. Other areas.
Undisturbed ground will retain the existing natural drainage system.
1. Describe how surface run-off will be drained or channeled from lots or common areas.
2. Indicate if storm run-off will be drained or channeled from lots or common areas.
3. Describe any proposed sedimentation and erosion controls to be utilized both during, and after,
construction.
4. Attach a copy of the plat showing how drainage on lots, road and other areas will be handled
(include sizes and dimensions of ditches, culverts, etc.)
A. Estimate how much daily traffic the development, when fully developed will generate on existing or
proposed roads providing access to the development.
Environmental Assessment
Three Mile Suhdiv-,ion
It is estimated that 36 lots will generate an additional 360 vehicle trips per day or 10 vehicle trips
per unit. It is estimated that an additional 50 vehicles will be generated during the peak hour.
1. Discuss the capability of existing and proposed roads to safely accommodate this increased traffic
(e.g. conditions of the road, surface and right of way widths, current traffic flows, etc.)
A detailed traffic study was not performed however, the proposal should not significantly impact Three
Mile Drive since it is design as an collector for Highway 93. All access will be off North Riding Road which is
paved and maintained
2. Describe any increased maintenance problems and costs that will be caused by this increase in volume.
The maintenance cost for all dedicated rights of way in this proposal will be offset by a property tax
assessment by the City of Kalispell
B. Indicate who will pay the cost of installing and maintaining dedicated and/or private roadways.
The Developer will pay the cost of installing all dedicated roads. Once the plat is accepted by the city
council all maintainence will by completed by the City of Kalispell.
C. Describe the soil characteristics, on site, as they relate to road and building construction and measures
to be taken to control erosion of ditches, banks and cuts as a result of proposed construction.
The soils are sand, sandy loam or loam. These types of soils are excellent soils on which to build a road..
D. Explain why access was not provided by means of a road within the subdivision if access to any of the
individual lots is directly from City, County, State or Federal roads or highways.
Not applicable
E. Is year-round access by conventional automobile over legal rights -of -way available to the subdivision
and to all lots and common facilities within the subdivision?
Yes.
F. Identify the owners of any private property over which access to the subdivision will be provided.
None
XI. EMERGENCY SERVICES
A. Describe the emergency services available to the residents of the proposed subdivision including
the number of personnel and number of vehicles and/or type of facilities for:
1. Fire Protections:
a) Is the proposed subdivision in an urban or rural fire district? If not, will one be formed or extended.
Protection is provided by the City of Kalispellftre deparment. A water main and fire hydrant is adjacent
to the propertyfor extentions within the subdivision. All hydrants within this proposal shall be at the direction of
the cityfire chief.
b) In the absence of a fire district, what fire protection procedures are planned.
Environmental Assessment
Three Mile Suhdivsion
Not applicable.
c) Indicate the type, size and ration of any proposed recharge facilities.
Will be a condition of approval to be worked out with local fire dept.
d) If fire hydrants are proposed, indicate water pressure capabilities and hydrant locations.
All fire hydrants will be installed in compliance with acceptable engineering standards in cooperation
with the City of Kalispell Fire Chief. Pressures and capabilities are established and maintained by the City of
Kalispell Water Department.
2. Police protection
City of Kalispell.
3. Ambulance Service
City of Kalispell Fire Department
4. Medical Services
Kalispell Regional Medical Center
B. Can the needs of the proposed subdivision for each of the above services be met by present personnel
and facilities?
Yes
If not what additional expense would be necessary to make these services adequate.
F.it1 � . • �T�y
A. Describe the educational facilities which would serve the subdivision.
It is estimated that the subdivision would add an additional 18 children assuming 0.5 children per lot.
The subdivision will be served by the Kalispell School District. The children will most likely range in age from
K-12 and would be spread out among the different grades in the K-12 system.
B. Estimate number of school children added.
See A. above.
XIV. ECONOMIC BENEFITS
A. Provide the present assessment classifications and range of the total assessed valuation of all land and
structures.
For the current tax year, the land is valued at $41, 952 and the structures are valued at $61, 065.
B. Provide the anticipated assessment classification and range of the total assessed valuation of all
structures (at 25% and 90% occupancy - also estimated year of occupancy)
Environmental Assessment
Three Mile Suhdivsien
$6, 600, 000. 00 with 100 % capacity by 2006
C. Provide anticipated revenue increases from fees.
Estimated to be from S2000 additional per unit after full build -out, since this property is currently
assessed as agricultural land
XV. LAND USE
A. Describe the existing historical use of the site.
Property is currently used as residential.
B. Describe any comprehensive plan recommendations and other land use regulations on and adjacent
to the site. Is zoning proposed? If located near an incorporated city or town, is annexation proposed?
Property is zoned SAG-10. The developer is requesting R3 for30 lots and RA1 for 1 lot.
C. Describe the present uses of lands adjacent to or near the proposed development. Describe how the
subdivision will affect access to any adjoining land and/or what measures are proposed to provide access.
All residential.
D. Describe any health or safety hazards on or near the subdivision.
None
E. Describe any on -site uses creating a nuisance.
None.
XVI. PARKS AND RECREATION FACILITIES
A. Describe park and recreation facilities to be provided within the subdivision.
Developer will deposit cash in lieu offees for parks. There are several city parks in the vicinity.
B. List other parks and recreation facilities in the area.
The parks in the area include a city park in Sunset. There is also the playground at the Kalispell Junior
High School.
C. If cash -in -lieu of park land is proposed, state the purchase price or market value.
$18, 000 per acre. 1/9`6 of the area or 11 % equals 1.00 acres. The cash value would be $18, 000.
XVII. UTILITIES
A. Indicate the utility companies involved in providing power, gas or telephone service.
Electrical power will be supplied by Flathead Electric Co -Op and telephone service by Centurytel.
B. Has preliminary plat been submitted to affected utilities?
Environmental Assessment
Three Mile Snhdivsinn
No.
C. Estimate the completion date of each utility installation.
Within 2 years of Preliminary Plat approval.
f�
vironmental Assessment prepar by nd submitted this J day of��� , 2003
4 d
e"R. eckenridge, P.L.S.
Montana Mapping Associates, Inc.
Darren R. Breckenridge, P.L.S.
115 Valley View Drive
Kalispell, MT 59903
Tele: 406-752-3539
Environmental Assessment
Three Mile Suhdiv.sion
Tri-City Planning Office
17 Second Street East— Suite 211
Kalispell, Montana 59901
Phone: (406) 751-1850
Fax: (406) 751-1858
tricity@eenturytel.net
Iill I it Cal
TO: Kalispell City Staff and Other Interested Parties
FROM: Tom Jentz;
October 14, 2003 - Kalispell City Planning Board Agenda
DATE: September 15, 2003
Attached with this memo is information relating to items that will go before the
planning board on the above referenced date.
1. A request by Tim Birk for annexation, R-3 and RA-1 zoning and preliminary
plat approval of Three Mile Subdivision, a 31 lot residential subdivision on 9.1
acres of land lying on the north side of Three Mile Drive approximately one half
mile west of North Meridian Road. The plat would create 30 lots intended for
single family development and 1 lot intended for multi -family development. The
subdivision would be developed in accordance with the City of Kalispell's design
and construction standards. The preliminary plat is being submitted in
conjunction with a request for annexation (above
2. A request by Ge " as Development LLO to amend the Kalispell City Zoning
Jurisdiction Map from R-3 Single Family Residential to R-S Residential/
Professional Office for a one city block area described as Block 203 of Kalispell
Addition 3 within the City of Kalispell. The site contains the former Courthouse
East building and lies between 7+h 8s 8th Streets East and 5th & 6th Avenues East
on the east side of Kalispell. This zoning designation allow as a permitted use
single family and duplex hosing as well as professional offices.
3. A request by Northwest Health-care Corp. for preliminary plat approval of a
commercial re -subdivision proposed for the Buffalo Commons development. The
applicant proposes to take three existing commercial lots on 3.72 acres and
create a total of 5 commercial lots. Lot 3, Block 3, Phase 3 of Buffalo Commons
located between Commons Loop and Commons Way would be divided into 2
commercial lots. In addition two eXI'sting lots 3 (% 4, Block 1, Phase 4 of Buffalo
Commons w1iich front on Commons Loop would be divided into 3 lots.
4. A request by ACG - Xallspell ;uvestors LLC for preliminary plat approval of
Gateway West Subdivision Unit -2, a two lot commercial development. on 1.39
Providing Community Planning Assistance To:
C tv of TXalispeil - City of CJlumbia Fails - City of � llitefisia
Referrals KPB 10/ 14/03 mtg
September 15, 2003
Page 2
acres of land and a retention pond on .62 acres of land on a site located on the
north side of US Highway 2 and west of Glenwood Drive at the main (south)
entrance to the Gateway West Shopping Center. The two lots would straddle
either side of the entrance road into the Mall. The site is zoned B-3 Community
Business.
S. A request by Foppiano Construction, Inc for an initial zoning designation of R-
3, Single Family Residential upon annexation to the City of Kalispell on
approximately 1.0 acre of land located on the east side of Denver Avenue
immediately east of the intersection of Phoenix Street in southwest Kalispell.
This zoning designation anticipates single-family residences. The property is
currently zoned R-1 single family residential in the County zoning jurisdiction.
6. A request by Larry and Arlene Johnson for an initial zoning designation of I-1
Light Industrial upon annexation to the City of Kalispell on approximately a .34
acre tract of land located generally between the Kalispell city airport and US 93
South on the south end of Kalispell. This zoning designation anticipates light
industrial uses including airplane hangers. The property is currently zoned B-2
General Business in the County zoning jurisdiction. The property proposed for
annexation and zoning can be described as Parcel B of Certificate of Survey 8340
located in Section 20, Township 28 North, Range 21 West, P.M.M., Flathead
County, Montana.
These items will go before the Site Development Review Committee in the Kalispell
Building Department beginning at 10:00 a.m. on the following dates:
• September r
u September 25, 2003 Final • ra u r - . ,,. conditions
These matters will go before the Kalispell City Planning Board on Tuesday, October 14,
2003 for public hearing. Please bring your comments to the above referenced site
review committee meeting(s) or submit your comments in writing or by phone, prior to
September 25, 2003 so that they can be incorporated into the staff report to the
planning board. You can reach me at 751-1351.
If you need additional information regarding any of these items, please call me. Thank
You for taking the time to review and comment on these items.
Referrals KPB 10 / 14/ 03 mtg
September 15, 2003
Page 2
c: w/ attachments: Jim Stewart, Fire Dept.
Mike Baker, Parks and Rec
Chris Kukulski, City Manager
PJ. Sorenson, Zoning Administrator
Roger Kraus, Police Dept.
Frank Castle, Civil Engineer
Jim Hansz, Director Public Works
Sandy Wheeler, Community Redevelopment
Susan Moyer, Community Development Director
Craig Kerzman, Chief Building Inspector
Charles Harball, City Attorney
Steve Herzog, MDOT
Charlie Johnson, Co. Rd. Superintendent
Applicant / Owner
H: \... \AGREF\KALISPELL\-EPB 10-14REF.DQC
No 743`= —
• NOTIGE-017' PUBT IG'
HEARING;'
KALISPELL. " lTY`
IQ
Go
1. A request by Tim
;Birk on behalf of Tho-
mas and Shirley Jones
for an initial zoning des-
ignation upon annexa-
tion to the City of Kalis-
pell of R-3, Single Fami-
Ig Residential on ap-
proximately 7.7 acres
and RA-1, Low Density
Residential Apartment
on approximately 1.4
-acres located on the
,north side of Three Mile
Drive approximately
-one-half mile west of
North Meridian Road.
This zoning designation
anticipates single-family
,.in the R-3 area and sin-
gle-family, duplex and
multi -family in the RA-1
area. The property is
"currently in the County
.zoning jurisdiction and
fs zoned SAG-10, a
Suburban Agricultural
zoning designation. A
preliminary plat for 31
lots as described below
ins being filed concur-
rently with the annexa-
tion and zoning request.
;The property proposed
for annexation and zon-
ihg can be described as
Tract 1 of Certificate of
Survey 9693 and the
immediately abutting
portion of Three Mile
.Drive located in Section
1, Township 28 North,
Range 22 West,
P.M.M., Flathead Coun-
ty, Montana.
2. A request by Tim
Birk for preliminary plat
approval of Three Mile
Subdivision, a 31-lot
residential subdivision
on 9.1 acres of land ly-
ing on the north side of
:Three Mile Drive ap-
proximately one half
`mile west of North Meri-
,dian Road. The plat
would create 30 lots in -
`tended for single-family
;development and 1 lot
intended for multi -family
development. The sub-
division would be devel-
oped in accordance with
the City of Kalispell's
.design and construction
standards. The prelimi-
nary plat is being sub-
mitted in conjunction
with the annexation of
the property and desig-
nation of initial zoning of
R-3 Urban Residential
and RA-1, Low Density
Residential Apartment.
'The property can be de-
scribed as Tract ' of
Certificate of Surrey
9693 located in Section
1. Township 28 North,
Range 22 West,
P.M.M., Flathead Coun-
ty, Montana.
3. A request by Geli-
.nas Development LLC
to amend the Kalispell
City Zoning Jurisdiction
Map from R-3 Single
Family Residential to R-
5 Residential/ Professio-
nal Office for a one city
block area described as
Block 203 of Kalispell
Addition 3 within the
City of Kalispell. The
site contains the former
Courthouse East build-
ing and lies between 7th
& 8th Streets East and
5th & 6th Avenues East
on the east side of Ka-
lispell. This zoning des-
ignation allow as a per-
mitted use single family
and duplex hosing as
well as professional offi-
ces.
_4. A request by North
west Healthcare Corp.
for preliminary plat ap-
proval of a commercial
re -subdivision proposed
:for the Buffalo Com-
mons development. The
applicant proposes to
take three existing com-
mercial lots on 3.72
:acres and create a total
;`of 5 commercial lots.
Lot 3, Block 3, Phase 3
of Buffalo Commons lo-
cated between Com-
mons Loop and Com-
inons Way would be
divided into 2 commer-
cial lots. In addition two
existing lots 3 & 4, Block
1;, Phase 4 of Buffalo
Commons which front
an Commons Loop
would be divided into 3
lots. The subdivision
Would be developed in
accordance with City of
Kalispell's design and
construction standards.
The proposed lots are
located within the City of
Kalispell in Section 6,
Township 28N, Range
22 West, PMM Flathead
County, Montana.
5. A request by ACG —
Kalispell Investors LLC
for preliminary plat ap-
proval of Gateway West
Subdivision Unit #2, a
'two -lot commercial de-
velopment on 1.89
acres of land and a re-
tention pond on .62
acres of land on a site
located on the north
side of US Highway 2
and west of Glenwood
Drive at the main
(south) entrance to the
Gateway West Shop-
ping Center. The two
lots would straddle ei-
ther side of the entrance
road into the Mall. The
site is zoned B-3 Com-
munity Business. The
property is generally de-
scribed as the southerly
portion of Lot 2 of Gate-
wav `Nest Addition 34 in
Section 12, Township
28N, Range 22 West,
PMM Flathead County,
'.1ontana.
6. A request by Fop -
piano Construction, Inc
for an initial zoning des-
ignation of R-3, Single -
Family Residential upon
annexation to the City of
Kalispell on approxi-
mately 1.0 acre of land
located on the east side
of Denver Avenue im-
mediately east of the in-
tersection of Phoenix
Street in southwest Ka-
lispell. This zoning des-
ignation anticipates sin-
gle-family residences.
The property is currently
zoned R-1 single-family
residential in the County
zoning jurisdiction. The
property proposed for
annexation and zoning
can be described as
Tract 2 of Certificate of
Survey 11,352 located
in Section 19, Township
28 North, Range 21
West, P.M.M., Flathead
County, Montana.
7. A request by Larry
and Arlene Johnson for
an initial zoning desig-
nation of 1-1 Light Indus-
trial upon annexation to
the City of Kalispell on
approximately a .34
acre tract of land locat-
ed generally between
the Kalispell city airport
and US 93 South on the
south end of Kalispell.
This zoning designation
anticipates light industri-
al uses including air-
plane hangers. The
property is currently
zoned B-2 General
Business in the County
zoning jurisdiction. The
property proposed for
annexation and zoning
can be described as
Parcel B of Certificate of
Survey 8340 located in
Section 20, Township
28 North, Range 21
West, P.M.M., Flathead
County, Montana.
Documents pertaining
to these agenda items
are on file for public in-
spection at the Tri-City
Planning Office, 17 Sec-
ond Street East, Suite
211, Kalispell; MT
59901, and are availa-
ble for public review
during regular office
hours.
Interested persons are
encouraged to attend
the hearing and make
their views and con-
cerns known to the
Board. Written com-
ments may be submit-
ted to the Tri-City Plan-
ning Office at the above
address. prior to the
date of the hearing, or
contact Tom Jentz. Di-
rector, at (406) 751-
1850 for additional infor-
mation.
/s/Thomas R. Jentz
Thomas R. Jentz
Planning Director
September 28. 2003.
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VICINITY MAP
TIM BIRK
PRELIMINARY PLAT FOR "THREE MILE SUBDIVISION
30 SINGLE FAMILY RESIDENTIAL LOTS
MULTI -FAMILY RESIDENTIAL LOT
ON 9.08 ACRES
CONCURRENT WITH ANNEXATION & INITIAL ZONING
FILE# PP - Q - ISCE " = 00' �Z_