Staff Report/Preliminary PlatWIN _D);L*J Z4 W103
Flathead a ional 91
Development Office
723 5th Avenue East - Room 414
Kalispell, Montana 59901
Kalispell Mayor and City Council
Narda A. Wilson, Senior Planner
Chris A. Kukulski, City Manager
Preliminary Plat Approval for Village Plaza
June 21, 1999
Phone: (406) 758-5980
Fax: (406) 758-5781
PACKGRE O— ND: Sands Surveying, on behalf of George E, Schulze, has filed a
request for preliminary plat approval of a five lot commercial subdivision located on
the northeast corner of West Evergreen Drive and Whitefish Stage Road which
contains approximately 6.83 acres. Concurrent with this subdivision, a request for
annexation and initial zoning of B-1, a Neighborhood Buffer District for this property
has also been filed. Currently this property is undeveloped with the exception of a
small barber shop near the southeast corner of the site. Annexation will provide the
property owner with the needed public services for the development of the property.
The property owner has requested annexation to the North Village Sewer District.
Because this is a minor subdivision containing fewer than six lots, it did not go to the
Kalispell City County Planning Board for consideration. The staff is recommending
approval subject to standard conditions.
RECOMMENDATION: A motion to adopt the resolution granting preliminary plat
approval for Village Plaza subdivision would be in order.
FISCAL EFFECTS: Minor positive impacts once developed.
ALTERNATIVES: As suggested by the city council.
Narda A. Wilson Chris A. Kukulski
Senior Planner City Manager
Report compiled: June 11, 1999
Attachments: Staff report KSR-99-2 and back-up materials
Providing Community Planning Assistance To:
• Flathead County • City of Columbia Falls • City of Kalispell • City of Whitefish •
Flathead egi al Development Office
723 5th Avenue East - Room 414
Kalispell, Montana 59901
Phone: (406) 758-5980
Fax: (406) 758-5781
June 16, 1999
Chris Kukulski, City Manager
City of Kalispell
P.O. Drawer 1997
Kalispell, MT 59903
Re: Preliminary Plat Approval for Village Plaza Subdivision
Dear Chris:
Attached please find a staff report regarding a request for preliminary plat approval of a five
lot commercial subdivision located on the northeast corner of Whitefish Stage Road and West
Evergreen Drive. Concurrent with this subdivision proposal, is a request for annexation into
the city of Kalispell and initial zoning of B-1, Neighborhood Buffer District. The subdivision
contains approximately 6.83 and includes an internal subdivision road intended to be
dedicated to the City upon completion and recording of the final plat.
Please schedule this matter for the June 21, 1999 regular city council meeting where the
council will also be acting on the request for annexation and initial zoning for this property.
The preliminary plat request should, of course, be acted upon after the resolution and
ordinance for annexation have been considered by the council.
If you have any questions regarding this preliminary plat, call me at (406) 758-5980.
Sincerely,
U-,-
Narda Wilson
Senior Planner
NW / sm
Attachments: Staff Report #KSR-99-2
Application
Preliminary Plat (3)
c/w att: George E. Schule, 111 W. Nichlaus, Kalispell, MT 59901
Sands Surveying, 1195 Third Ave West, Kalispell, MT 59901
c/wo att: Theresa White, Kalispell City Clerk
LETTERS\1999\KSR9902
Providing Community Planning Assistance To:
® Flathead County • City of Columbia Falls • City of Kalispell • City of Whitefish •
SUBDMSION REPORT••
,..
A report to the Kalispell City Council regarding a request for preliminary plat approval of
a five lot commercial subdivision proposed for annexation into the city of Kalispell with
an initial zoning designation of B-1, Neighborhood Buffer District.
A.Owner/Applicant:
Technical Assistance
George E. Schulze
111 W. Nichlaus Drive
Kalispell, MT 59901
(406)752-4668
Sands Surveying
1995 Third Avenue East
Kalispell, MT 59901
(406)755-6481
E. Location: The property proposed for subdivision is located on the northeast
corner of West Evergreen Drive and Whitefish Stage Road in the east part of
Kalispell. The property can be described as a 6.83 acre portion of Assessor's
Tract 4 located in Section 32, Township 29 North, Range 21 West, P.M.M.,
Flathead County, Montana.
C. Size: Total area: 6.826 acres
Lot 1: 1.264 acres
Lot 2: 2.092 acres
Lot 3: 0.834 acres
Lot 4: 0.584 acres
Lot 5: 0.762 acres
Road: 1.290 acres
D. Nature of the Request: The property owner is requesting annexation to the city
of Kalispell and initial zoning of B-1, Neighborhood Buffer District, concurrent
with proposing to create five commercial lots and a remainder tract. The
remainder will be indicated "not a part of." This property will retained by the
property owner for future development and will stay in the county. The proposed
five commercial lots would be available for commercial development permitted
under the B-1, Neighborhood Buffer District, zoning designation.
E. Zoning: The zoning for this property is currently County B-1, a Neighborhood /
Professional Business District. With the annexation and initial zoning request of
City B-1, Neighborhood Buffer District; this property will fall under the City
zoning jurisdiction. The minimum lot size requirement for this district is 7,000
square feet and the minimum lot width is 60 feet. All of the lots within the
proposed subdivision exceed this minimum lot size and lot area.
F. Existing Land Use: This property can be considered to be essentially
undeveloped with the exception of a small barber shop located near the
southeast corner of the site..
G. Surrounding Zoning and Land Uses Zoning: The area is generally residential
in nature with some supporting facilities in the area with a church to the south
and west, a school and some professional office uses along the west side of
Whitefish Stage Road.
North: Undeveloped property owned by the applicant, County R-5 zoning
South: Church, County R-1 zoning
East: Single family homes, County RA-1 zoning
West: Single family home and undeveloped property owned by the
applicant, County R-5 zoning
Relation to Master Plan Map: This property lies within the Kalispell City -
County Planning jurisdiction and is designated on the master plan land use map
as commercial. Within the plan itself this property is identified as neigbhorhood
commercial. This subdivision is in compliance the master plan for the area.
Utilities: .
Water:
Evergreen Water and Sewer District
Sewer:
City of Kalispell via North Village Sewer District
Electricity:
Flathead Electric Cooperative (underground)
Telephone:
CenturyTel (underground)
Solid Waste:
City of Kalispell
Fire:
City of Kalispell
Schools:
School District #5, Edgerton School
Police.
City of Kalispell
This application is reviewed as a minor subdivision in accordance with State statutory
review criteria and the Kalispell Subdivision Regulations.
A. Effects on Health and Safety:
Fire: The risk of fire in this subdivision can be considered generally low because
this is an urban area, has good access, will have fire hydrants located within the
subdivision and the types of uses proposed for the site do not present any
significant threat of fire.
n.
Topography: The topography of the site is generally level. Development of the
site will give adequate consideration of drainage and vegetation of the setback
areas which will provide some on -site retention and absorption areas. Storm
sewer improvements may be necessary as part of the obtaining of final plat
approval of this subdivision.
Roads and Access: Primary access to the lots within the subdivision will be from
a proposed interior roadway constructed to City standards. This will be a loop
road that will access from the west off of Whitefish Stage Road, a County roadway
in moderately good condition. Another access to the east is proposed from West
Evergreen Drive, also a County roadway in moderately good condition. Both of
these accesses will require the review and approval by the Flathead County Road
Department and any necessary improvements made prior to final plat approval.
Both of these roads are indicated as minor arterials on the Kalispell City -County
Master Plan and intended to handle large volumes of traffic even though it is
generally recognized that these roads are in need of upgrading. Whitefish Stage
Road is listed as a second priority for upgrade, but at this time no plans or
design have been done nor has any funding been earmarked for improvements.
No improvements to West Evergreen Drive are planned within the near future.
Driveways to the individual lots will be located solely from the internal roadway
with proposed Lots 2 and 3 to gain access through Lots 1 and 4 by way of an
easement. Limited access onto both Whitefish Stage Road and West Evergreen
Drive will limit potential traffic conflicts and help the development to function in
a more efficient manner.
All of the property to the north is undeveloped, but will likely develop with
relatively high density residential use in the future. Staff will recommend that
sidewalks be located on the side of the roadway which will serve the subdivision
and require sidewalks to the north at some point in the future when the property
is developed. The Kalispell Subdivision Regulations require sidewalks for both
commercial and residential subdivisions separated by a five foot landscape
boulevard. Street trees within the landscape boulevard area are recommended.
Effects on Wildlife and Wildlife Habitat:
Minimal impacts to wildlife and wildlife habitat can be anticipated as a result of
this subdivision. The properties he within a developing urban area of Kalispell
and it is anticipated that this area will continue to experience significant growth.
C. Effects on the Natural Environment:
Potential storm water runoff could present some limited development constraints
because there is no public storm sewer system in the area, however, there is a
private storm sewer system which was developed, in part, by the applicant. The
developer will need to demonstrate to the Kalispell Public Works Department that
stormwater issues have been adequately addressed by on -site retention methods
and compliance with the City's storm water management policies.
D. Effects on Local Services:
Sewer: This property is outside of the North Village Sewer District boundary and
will need to annexed to the district or some other arrangement made to
adequately address the provision of public sewer services to the site. Sewer
service will be provided by the City of Kalispell. A sewer main will need to be
extended to serve the lots which comply with the design specifications of the City
of Kalispell. Adequate capacity exists within the Kalispell sewage treatment
system to accommodate the additional needs created by this subdivision.
Water: This property lies within the service district boundaries of the Evergreen
Water and Sewer District. A water main may need to be extended in order to
service these lots. The mains and lines will need to be designed an constructed
in accordance with the District's specification and will be required to be reviewed
and approved by the district. Additionally, hydrants will be needed to serve the
subdivision.
Schools: This subdivision is within the boundaries of School District #5,
however, no impacts to the school system can be anticipated as a result of this
development because of its commercial nature.
Parks: There are no developed City parks in the immediate area. However, there
is a County park in close proximity. Impacts to the park system will be limited.
Parkland dedication is not required for commercial subdivisions.
Police Protection: The site will be served by the Kalispell Police Department upon
annexation. There would be limited impacts on the police department and
adequate service can be provided. However, as the City grows there are
cumulative impacts on the department which need to be considered.
Fire Protection: This property will be served by the City of Kalispell Fire
Department upon annexation. Fire hydrants will likely be needed to be placed
within the subdivision as part of the subdivision approval process. The
department will be able to adequately service this development, however, there a
have been cumulative effects on the department as a result of the commercial
and residential development in the city.
Refuse Disposal: Once the property is developed, the City of Kalispell will
provide solid waste disposal to the site. Adequate space at the County landfill is
available for the solid waste which will be generated by the subdivision.
Medical Services: Kalispell Regional Hospital is approximately four miles from
the site. Kalispell ambulance service as well as ALERT are able to provide service
to this area. Access to the site will be good once the internal street is developed.
4
E. Effects on Agriculture and Agricultural Water Users Facilities:
Commercial development is anticipated in this area. Because this is in an
established and growing urban area, no impacts to agriculture or agricultural
water users facility are anticipated as a result of this subdivision. Some limited
agricultural use of this property has traditionally taken place, but not for several
years.
F. Compliance with Master Plan
The Kalispell City -County Master Plan Map designates this area as Neighborhood
Commercial, a designation intended to serve residents within the immediate area
and not attract a broader market. The proposed subdivision complies with this
land use designation.
G. Compliance with Zoning Regulations
This property is currently zoned County, B-1, a Neighborhood / Professional
Business, zoning district. Upon annexation, the property should be zoned City
B-1, a Neighborhood Buffer District., a district that requires a minimum of 7,000
square foot for newly created lots. This district provides for a limited range of
commercial uses including professional offices, retail under 3,000 square feet,
but done not include bars, taverns, casinos or large retail stores. This
subdivision complies with the Kalispell Zoning Ordinance both in the
development standards and the uses intended for the site.
H. Compliance with the Subdivision Regulations
The preliminary plat is in substantial compliance with the State and City
Subdivision Regulations.
e 0
The Flathead Regional Development Office would recommend that Kalispell City Council
adopt the Staff Report #KSR 99-2 as findings of fact and grant preliminary plat approval
for this subdivision subject to the following conditions:
1. That the development of the site will be in substantial conformance with the
approved preliminary plat which shall govern the general location of the lots and
accesses.
2. That this property be annexed into the North Village Sewer District or that some
other acceptable arrangement be made to provide public sewer service to the
subdivision which is mutually agreeable to the District and the Kalispell Public
Works Department.
3. That all improvements for the subdivision shall be designed and constructed in
compliance with the City of Kalispell's Design and Construction Standards for
local streets. Certification from a engineer licensed in the state of Montana shall
be submitted with the final plat stating that all of the improvements have been
constructed accordingly.
4. That approval of the water and sewer facilities for the subdivision be obtained
from the Montana Department of Environmental Quality.
5. That a letter from the Kalispell Public Works Department shall be obtained which
states that the proposed plans and specifications all improvements including
sewer facilities, road paving, curbs, gutters, sidewalks, landscaping and drainage
systems have been reviewed and approved in accordance with Kalispell's Design
and Construction Standards and have been constructed accordingly.
6. That a letter be obtained from the Evergreen Water and Sewer District stating
that the plans and specifications for the water facilities have been reviewed and
approved by the district and that service will be provided.
7. A letter from the Kalispell Public Works Department shall be obtained which
states that a storm water drainage plan which addresses storm water
management has been reviewed and approved.
8. That sidewalks be constructed on the side of the new unnamed street serving the
subdivision. Sidewalks shall be separated by a five foot landscape boulevard and
the placement of street trees shall be coordinated with the City Parks and
Recreation Department.
9. That approach permits be obtained from the Flathead County Road Department
for the location of driveways along West Evergreen Drive and Whitefish Stage
Road for the new internal subdivision road and any required conditions be met
prior to final plat approval.
10. That a note be placed on the face of the plat stating that not lot shall obtain
individual access from either Whitefish Stage Road or West Evergreen Drive and
cross easement be noted on the face of the plat which grants access to the
internal lots, Lots 3 and 2, through Lots 1, 3 and 4 or a cross easement be filed
as a separate document.
11. That a common mail facility be located for the subdivision and be approved by
the local postmaster.
12. That the number and location of fire hydrants within the subdivision be reviewed
and approved by the City of Kalispell Fire Department.
0
13. That any areas disturbed during construction be revegetated with a weed -free
mix in accordance with a plan approved by the Flathead County Weed
Department.
14. That the preliminary plat shall be valid for a period of three years from the date of
approval.
H: \... \98 \KSR99-2
7
May 17, 1999
«name»
«address 1»
«address2»
«address3»
«address4»
«address5»
«address6»
Re: Village Plaza Annexation and Subdivision
«salutation»
Our office has received a request by George Schulze, Kal-Mont Dairy Farm, for annexation,
initial zoning of B-1, Neighborhood Buffer District, along with a request for preliminary plat
approval of Village Plaza Subdivision. The property is located on the northeast corner of
Whitefish Stage Road and West Evergreen Drive. The subdivision proposes five commercial
lots on 5.536 acres with lot sizes ranging from 0.584 acres to 2.092 acres. Any comments
you or your office may have on this application are greatly appreciated.
Our office must prepare a report by May 28, 1998, to the Kalispell City County Planning
Board, who will hold a public hearing on the request on June 8, 1999. Please submit your
comments in writing or by phone prior to June 8, 1999, so that they can be incorporated
into the staff report or presented to the board. If you have any questions, you can reach
me at 758-5980.
Sincerely,
Narda Wilson
Senior Planner
NW/sm
Attachments: Applications
Preliminary Plat
Send to:
Chris Kukulski, City Manager # 106
Ted Waggoner, Kalispell Fire Department # 13
Jim Hansz, Kalispell Public Works # 110
Dick Ammerman, Kalispell Public Works #205
P J Sorenson, Kalispell Zoning Administrator #94
Frank Garner, Kalispell Police Chief # 108
Mike Baker, Kalispell Parks and Rec # 123
Donna Maddux, School Dist. #5 - #102
H:\FRDO\AG-REF\99\KSR99-2
The Kalispell
Department
May 25, 1999
Flathead Regional Development Office
Narda Wilson
Senior Planner
723 - 5' Avenue East - Room 414
Kalispell, MT 59901
Dear Narda,
I have reviewed the preliminary plat for Village Plaza Subdivision. My only concern
would be the traffic impact on Whitefish Stage. I can find no deleterious impact for our
department from this proposal. I anticipate little impact to our services as a result.
Please let me know if I can be of further assistance in this matter.
Sincerely,
Frank Garner
Chief of Police
M4 r
7�,.
Frank Garner, Chief of Police • Jim Brown, Asst. Chief of Police • KPD phone (406) 758-7780, FAX (406) 758-7799 r ��yy..jj
300 1 st Ave. East, Kalispell. NIT 59901 — �
SANDS SURVEYING, INC.
1995 Third Avenue East
Kalispell, MT 59901
406-755-6481
Fax 406-755-6488
May 10, 1999
Narda Wilson
FRDO
723 Fifth Ave East
Kalispell, MT 59901
Dear Narda:
i
MAY 10 1999 ~y
F. R. D. O.
On behalf of my client, Kal-Mont Dairy Farm, I am submitting to
your office the preliminary plat of Village Plaza. This is a five
lot minor subdivision for commercial lots. The land is currently
zoned B-1 county and we are applying for a zone change J annexation
to the city of Kalispell with a zone designation city B-1.
We have designed Village loop to intersect at the extension of
Buffalo stage road on Whitefish Stage, and at a safe distance from
the top of the hill on West Evergreen Drive. The road is proposed
to be paved to city standards. Access to the lots will be from the
interior road system, and only the two accesses off the county
roads are proposed.
City sewer and Evergreen water, along with other utilities will be
extended to all lots within the subdivision.
The typical building sizes and locations are shown on the
preliminary plat, and the parking lot will accommodate the required
number of spaces and be paved. The buildings will be of similar
construction, and a drainage plan will be designed by an engineer
and constructed as a part of the final plat submittal.
Please review this application at your earliest convenience, if you
have any questions, please call.
Professionally,
'��dm Sands, P.L.S.
APPLICATION FOR SUBDIVISION PRELIMINARY PLAT APPROVAL
This application shall be submitted. along with all information required by the applicable SubdAV&fi`R gulatiens and the
Montana Subdivision and Platting Act, and the appropriate fee to:
Flathead Regional Development Office, 723 Fifth Avenue East, Room.414
Kalispell, Montana 59901 - Telephone (406) 758-5780 MAY 10 I999
SUBDIVISION NAME: PLAT OF VILLAGE PLAZA SUBDIVISION
OWNER(S) OF RECORD: a `Y
Name GEORGE SCHULZE Phone 406- O•
Mailing City, State
Address 1 I I W. NICHOLAUS & Zip Code KALISPELL, MT 59901
PERSON(S) AUTHORIZED to represent the subdivision and to whom all correspondence is to be sent:
Name SANDS SURVEYING INC Phone 406-755-.0481
Mailing City, State
Address 1995 3AD AVENUE EAST & Zip Code KALISPELL, MT 59901
TECHNICALTROFESSIONAL PARTICIPANTS (Surveyor/Designer/Engineer, etc):
Name & Address SANDS SURVEYING INC 1995 3" AVENUE EAST KALISPELL MT 59901
Name & Address CARVER ENGINEERING INC 1995 3RD AVENUE EAST KALISPELL MT 59901
Name & Address
LEGAL DESCRIPTION OF PROPERTY:
City/ Assessor's
County FLATHEAD Tract No(s)
Street Lot
Address No(s)
1/4
Section 32 Township 29N Range 21 W
GENERAL DESCRIPTION OF PROPOSED SUBDIVISION: 5 LOT SUBDIVISION LOCATED ON THE NORTHEAST
CORNER OF EVERGREEN DRIVE & RESERVE
Number of Lots or Rental Spaces 5 Total Acreage in Subdivision 69.983 ac
Total Acreage in Lots 5.536 ac Minimum Size of Lots or Spaces 0.620 ac
Total Acreage in Streets or Roads Maximum Size of Lots or Spaces 2.392 ac
Total Acreage in Parks, Open Space and/or Common Areas
PROPOSED USE(S) AND NUMBER OF ASSOCIATED LOTS/SPACES
Single Family
Townhouse
Duplex
Mobile Home Park
Multi -Family:
Recreational Vehicle Park
Apartment
Commercial S
Planned Unit Development
Industrial
Condominium
Other
APPLICABLE ZONING DESIGNATION & DISTRICT.
ESTIMATE OF MARKET VALUE BEFORE IMPROVEMENTS N/A
IMPROVEMENTS TO BE PROVIDED:
Roads: Gravel X Paved Curb _ Gutter _ Sidewalks _ Alleys _ Other
Water System:
Individual
Multiple User— Neighborhood X Public _ Other
Sewer System:
Individual —Multiple
User —Neighborhood X Public _ Other
Other Utilities:
_ Cable TV _ X Telephone X Electric _ Gas _ Other
Solid Waste: _
Home Pick-up _
Central Storage X Contract Hauler Owner Haul
Mail Delivery: X Central _
Individual School District: EVERGREEN
Fire Protection:
_ Hydrants _
Tanker Recharge Fire District: EVERGREEN
Drainage System:
ENGINEERED
PROPOSED EROSION/SEDIMENTATION
CONTROL: N/A
VARIANCES: ARE ANY VARIANCES REQUESTED? NO If so, please complete the information below.
(yes/no)
SECTION/REGULATION OF REGULATIONS CREATING HARDSHIP:
EXPLAIN THE HARDSHIP THAT WOULD BE CREATED WITH STRICT COMPLIANCE OF REGULATIONS: _
PROPOSED ALTERNATIVE(S) TO STRICT COMPLIANCE WITH ABOVE REGULATIONS:
PLEASE ANSWER THE FOLLOWING QUESTIONS IN THE SPACES PROVIDED BELOW:
I. 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?
NIA
3. Will the variance affect, in any manner, the provisions of any adopted zoning regulations or Master Plan?
N/A
4. Are there special circumstances related to the physical characteristics of the site (topography, shape, etc.) That
create the hardship?
N/A
5. What other conditions are unique to this property that create the need for a variance?
N/A
LIST OF MATERIALS SUBMITTED WITH THIS APPLICATION:
a. 6 copies of Preliminary Plat
b. Icopyllxl7
c. Check for $300.00
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 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 F.R.D.O. staff to be present on the property for routine monitoring and inspection during the approval and
development process.
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KALASPEL4 MT 599
PM (406) 755- 81
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