Staff Report/Preliminary PlatREPORT TO:
Tri-City PlanningOffice
17 Second Street East — Suite 211
Kalispell, Montana 59901
Phone: (406) 751-1850
Fax: (406) 751-1858
tricity@centurytel.net
Kalispell Mayor and City Council
Narda A. Wilson, Senior Planner
Chris A. Kukulski, City Manager
Preliminary Plat Approval - Village Heights Subdivision
MEETING DATE: June 17, 2002
BACKGROUND: This is a request for preliminary plat approval of an eight lot
townhouse subdivision on 2.433 acres on property that is located at the northeast
corner of Whitefish Stage Road and West Evergreen Drive. There would be eight
duplex townhouse lots created in the subdivision that range in size from 9,496 square
feet to 29,267 square feet. The lots front on the north side of Village Loop, an existing
City street that was constructed during the development of Village Plaza subdivision
that lies to the southwest of this site.
A staff report prepared by the Tri-City Planning Office was presented to the board
evaluating the proposal and recommending approval of the subdivision subject to
standard conditions.
The Kalispell City Planning Board held a public hearing at a special meeting on May
28, 2002. The applicants explained their proposal and agreed with the conditions of
approval recommended by the staff. A neighboring property owner spoke to the
proposal asking that some type of buffering, landscaping or fencing be placed between
this development and his property to the southeast. No one else was there to speak
on the proposal.
The planning board discussed the proposal and concluded that the buffering between
like residential uses was not an appropriate condition. A motion was made and
passed unanimously to recommend approval to the Kalispell City Council that the
preliminary plat be approved subject to the recommended conditions.
RECOMMENDATION: A motion to adopt the resolution approving the preliminary
plat for Village Heights subdivision subject to conditions would be in order.
FISCAL EFFECTS: Minor positive impacts once developed.
ALTERNATIVES: As suggested by the city council.
Providing Community Planning Assistance To:
• City of Kalispell • City of Columbia Falls • City of Whitefish •
Preliminary Plat for Village Heights Subdivision
June 6, 2002
Page 2
Respectfully submitted,
IA4, �- k;zv-
Narda A. Wilson
Senior Planner
Report compiled: June 6, 2002
c: Theresa White, Kalispell City Clerk
Chris A. Kukulski
City Manager
Attachments: Transmittal letter and Exhibit A (conditions of approval)
Staff report KPP-02-1 and application materials
Draft minutes from 5/28/02 planning board meeting
\TRANSMIT\KALISPEL\2002 \KPP-02-1 MEMO.DOC
A RESOLUTION CONDITIONALLY APPROVING THE PRELIMINARY PLAT OF
VILLAGE HEIGHTS SUBDIVISION, MORE PARTICULARLY DESCRIBED AS TRACT
5 OF SECTION 32, TOWNSHIP 29 NORTH, RANGE 21 WEST, P.M.M., FLATHEAD
COUNTY, MONTANA.
WHEREAS, Kal-Mont Dairy Farm, the owner of certain real property
described above, has petitioned for approval of the
Preliminary Plat of said property, and
WHEREAS, the Kalispell City Planning Board and Zoning Commission
held a public hearing on May 28, 2002, on the proposal
and reviewed Preliminary Plat Report #KPP-02-1 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
Village Heights Subdivision, subject to certain
conditions and recommendations, and
WHEREAS, the City Council of the City of Kalispell at its regular
Council Meeting of June 17, 2002, reviewed the Tri-City
Planning Office Report #KPP-02-1, 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-02-1 are
hereby adopted as the Findings of Fact of the
City Council.
SECTION II. That the application of Kal-Mont Dairy Farm
for approval of the Preliminary Plat of
Village Heights 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 number and location of lots within the subdivision.
2. 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 roads. 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.
3. That a Certificate of Subdivision Approval be obtained from
the Department of Environmental Quality and written approval
by the Kalispell Public Works Department approving the water
and sewage facilities for the subdivision.
4. A storm water management 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.
S. That the developer shall obtain written approval for the
increased impacts to the existing approaches onto Whitefish
Stage Road and West Evergreen Drive from the Montana
Department of Transportation, Flathead County Road Department
and Kalispell Public Works Department and any conditions or
improvements associated with the approvals be completed prior
to final plat submittal.
6. That Village Loop shall be upgraded to City standards in
accordance with the City of Kalispell's Design and
Construction Standards for urban streets.
7. The roads 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
approved by the Kalispell Fire Department prior to final plat
submittal.
8. The developer shall provide a plan for mail service approved
by the U.S. Postal Service.
9. Street lighting shall be located within the subdivision and
shall be shielded so that it does not intrude unnecessarily
onto adjoining properties.
10. The parkland dedication requirements shall be met with cash in
lieu of parkland equal to 11 percent of the 1.83 acres in lots
or 0.20 acres based on a valuation of $10,000 per acre. The
total value of the land, improvements and cash in lieu of
parkland dedication should equal $2,000.
11. All utilities shall be installed underground.
12. That the fire access and suppression system comply with the
Uniform Fire Code and a letter from the Kalispell Fire
Department approving the access and number and placement of
fire hydrants 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.
13. All areas disturbed during development of the subdivision
shall be re -vegetated with a weed -free mix immediately after
development.
14. That preliminary approval shall be valid for a period of three
years from the date of approval.
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 17TH DAY OF JUNE, 2002.
Pamela B. Kennedy
Mayor
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
June 6, 2002
Chris Kukulski, City Manager
City of Kalispell
P.O. Box 1997
Kalispell, MT 59903
Re: Preliminary Plat Approval for Village Heights Subdivision -
West Evergreen Drive and Whitefish Stage Road
Dear Chris:
The Kalispell City Planning Board met for a special meeting on May 28, 2002, and held
a public hearing to consider a request by Kal-Mont Dairy for an eight lot townhouse
subdivision on 2.433 acres. There would be eight duplex townhouse lots created in
the subdivision that range in size from 9,496 square feet to 29,267 square feet. The
lots front on the north side of Village Loop between Whitefish Stage Road and West
Evergreen Drive. This property was annexed as part of the Village Greens annexation
and given a zoning designation of RA-3, a Residential Apartment / Office district that
has a 7,000 square foot minimum lot size requirement. All of the lots within the
proposed subdivision exceed the minimum lot size requirements of the district and
otherwise comply with the zoning and subdivision regulations.
Narda Wilson, of the Tri-City Planning Office, presented staff report KPP-02-1
evaluating the proposal. She noted that the lots front on an existing road, Village
Loop, that was constructed as part of the Village Plaza subdivision to the southwest.
Staff recommended approval of the preliminary plat subject to the recommended
conditions.
After the public hearing, Erica Wirtala with Sand Surveying represented the applicant
and stated that the property owner was in agreement with the recommended
conditions of approval. One neighboring property owner expressed concerns about the
proposal since they have a residence within view of the development. One property
owner in the area wrote a letter of support. There was no additional public testimony.
After the public hearing, the board discussed the subdivision proposal and the needed
for buffering or screening between like residential uses. A motion was made and
passed unanimously to recommend to the city council that the preliminary plat for the
subdivision be approved subject to the conditions outlined on attached Exhibit A.
Providing Community Planning Assistance To:
® City of Kalispell . City of Columbia Falls • City of Whitefish
Preliminary Plat Approval for Village Heights Subdivision
June 6, 2002
Page 2
Please schedule this matter for the June 17, 2002 regular city council meeting. You
may contact this board or Narda Wilson at the Tri-City Planning Office if you have any
questions regarding this matter.
Sincerely
Kalispell City Planning Board
& rk /4&/1'-'w
Ron Van Natta
President
RVN/NW
Attachments: Exhibit A (conditions of approval)
Staff report KPP-02-1 and application materials
Draft minutes 5/28/02 planning board meeting
c w/ Att: Theresa White, Kalispell City Clerk
c w/o Att: Kal-Mont Dairy, 1277 Whitefish Stage Rd., Kalispell, MT 59901
Sands Surveying, 2 Village Loop, Kalispell, MT 59901
H: \ FRDO \TRANSMIT\ KALISPEL\ 2002 \KPP-02-1. DOC
Preliminary Plat Approval for Village Heights Subdivision
June 6, 2002
Page 3
VD*A"11$3MW1
I' ' • i- r •
CONDITIONS OF '•-rVAL AS RECOMMENDED BY THE
KALISPELL CITY PLANNING BOARD
MAY 28, ••
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 May 28, 2002 planning board meeting:
1. Development of the subdivision shall be platted in substantial compliance with the
approved preliminary plat which governs the number and location of lots within
the subdivision.
2. 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
roads. 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.
3. That a Certificate of Subdivision Approval be obtained from the Department of
Environmental Quality and written approval by the Kalispell Public Works
Department approving the water and sewage facilities for the subdivision.
4. A storm water management 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.
5. That the developer shall obtain written approval for the increased impacts to the
existing approaches onto Whitefish Stage Road and West Evergreen Drive from the
Montana Department of Transportation, Flathead County Road Department and
Kalispell Public Works Department and any conditions or improvements
associated with the approvals be completed prior to final plat submittal.
6. That Village Loop shall be upgraded to City standards in accordance with the City
of Kalispell's Design and Construction Standards for urban streets.
7. The roads 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 approved by the Kalispell Fire Department prior to
final plat submittal.
Preliminary Plat Approval for Village Heights Subdivision
June 6, 2002
Page 4
8. The developer shall provide a plan for mail service approved by the U.S. Postal
Service.
9. Street lighting shall be located within the subdivision and shall be shielded so that
it does not intrude unnecessarily onto adjoining properties.
10. The parkland dedication requirements shall be met with cash in lieu of parkland
equal to 11 percent of the 1.83 acres in lots or 0.20 acres based on a valuation of
$10,000 per acre. The total value of the land, improvements and cash in lieu of
parkland dedication should equal $2,000.
11. All utilities shall be installed underground.
12. That the fire access and suppression system comply with the Uniform Fire Code
and a letter from the Kalispell Fire Department approving the access and number
and placement of fire hydrants 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.
13. All areas disturbed during development of the subdivision shall be re -vegetated
with a weed -free mix immediately after development.
14. That preliminary approval shall be valid for a period of three years from the date of
approval.
H: \... \TRANSMIT\KCU 102 \KPP02-1.DOC
ROLL CALL The motion failed unanimously on a roll call vote.
BOARD DISCUSSION Rice moved and Anderson seconded to add language to item
#6, which would delete north and add to the end of the
sentence, "to serve as a buffer to the less dense residential
development to the east, which would be single-family
development along that boundary."
ROLL CALL The motion passed unanimously on a roll call vote.
ROLL CALL (MAIN) The motion passed unanimously on a roll call vote.
Van Natta called a five-minute recess.
VILLAGE HEIGHTS A request by Kai -Mont Dairy Farm for preliminary plat
SUBDIVISION approval of Village Heights Subdivision, an eight -lot
PRELIMINARY PLAT townhouse subdivision on 2.433 acres on property zoned RA-
3 on the north side of Village Loop between Whitefish Stage
Road and West Evergreen Drive.
STAFF REPORT Narda Wilson, of the Tri-City Planning Office, gave a
#KPP-02-1 presentation of staff report KPP-02-1, a request for
preliminary plat approval of Village Heights Subdivision, an
eight -lot townhouse subdivision on 2.433 acres. There
would be eight, duplex/townhouse lots created in the
subdivision that range in size from 9,496 square feet to
29,267 square feet. Wilson reviewed the findings of fact and
recommended approval subject to 14 conditions.
Van Natta suggested that item # 12 say, be installed by the
developer and approved by the fire department. Wilson
noted that change.
APPLICANT/AGENCIES Erica Wirtala, of Sands Surveying, spoke on behalf of George
Schultz, stating there were 4 parent lots and 4 sub -lots for
condominium/townhouse style development. For a total of
eight sublots She said they would agree to make the
donation of cash -in -lieu of parkland since their parkland
wasn't adequate as far as offering recreational potential.
Village Loop is a dedicated City street and there is a small
internal roadway that services Village Loop. She said there
was a fire hydrant already in place and Mr. Schultz is in
general agreement with the conditions outlined by staff.
PUBLIC HEARING The public hearing was opened to those who wished to
speak.
PROPONENTS No one wished to speak.
OPPONENTS Jim Holmquist, 405 W. Evergreen Dr., said he was not in
opposition, but his main concern was the trailer where his
Kalispell City Planning Board
Minutes of the meeting of May 28, 2002
Page 9
mother lives being substantially impacted by having
buildings that close. He was concerned with how much
buffer zone was proposed. He wondered if there could be a
larger buffer and some kind of border of trees for dust
restraint.
No one else wished to speak and the public hearing was
closed.
BOARD DISCUSSION There was a brief discussion regarding a buffer. Wilson said
she would question the purpose of the buffer when you have
like uses on adjoining properties. She said it would not
generally be required of the developer to put in a buffer or
provide dust control for adjoining property owners.
MOTION Atkinson moved and Rice seconded to adopt staff report KPP-
02-1 as findings of fact and recommend to the Kalispell City
Council that the preliminary plat be approved subject to the
14 conditions as listed in the staff report.
BOARD DISCUSSION Johnson asked and Wirtala answered that they anticipate a
homeowners association between the 8 lot owners. She said
Mr. Schulz would extend the property lines to go down the
hill and maybe overlay a utility easement over the top of that.
ROLL CALL The motion passed unanimously on a roll call vote.
GLACIER MEADOWS A request by Shaw Development for preliminary plat
SUBDIVISION approval of Glacier Meadows Subdivision, an 82-lot
PRELIMINARY PLAT residential subdivision intended for single-family homes on
38.4 acres on property zoned RA-1 located on the northwest
corner of Whitefish Stage Road and Granrud Lane.
STAFF REPORT Narda Wilson, of the Tri-City Planning Office, gave a
#KPP-02-3 presentation on staff report KPP-02-3, a request for
preliminary plat approval of an 82-lot single-family
residential subdivision on approximately 38.4 acres in
northeast Kalispell. The applicants previously received
approval of a 214-unit condominium project, which has been
abandoned and replaced with the current proposal. The
property was previously annexed into the City and has an
RA-1, Low Density Residential Apartment zoning. The
applicants are proposing the subdivision be developed in two
phases with the first phase being developed on the east side
of the site and consisting of 36 lots, and the second phase
being developed on the west side of the site consisting of 46
lots. The first phase of the subdivision would include the
extension of water and sewer from the south where it is
located in Buffalo Stage and the development of the access
road off of Granrud Lane. There would be two accesses into
the subdivision, one from Whitefish Stage Road and one from
Granrud Lane. A green belt buffer area is proposed between
Kalispell City Planning Board
Minutes of the meeting of May 28, 2002
Page 10
REPORTTRI-CITY PLANNING OFFICE
STAFF
MAY 21, 00
A report to the Kalispell City -County Planning Board and the Kalispell City Council
regarding a request for preliminary plat approval of An eight lot townhouse
subdivision. A public hearing on this proposal has been scheduled before the
planning board for May 28, 2002 in the Kalispell City Council Chambers. The
planning board will forward a recommendation to the city council for final action.
BACKGROUND: This is a townhouse subdivision that will have four duplex
townhouse units for a total of eight lots located near the northeast corner of West
Evergreen and Whitefish Stage Road directly across from Village Plaza on an
undeveloped portion of that tract of land.
Technical Assistance:
Kal-Mont Dairy Farm
C/o George Schulze
1377 Whitefish Stage Road
Kalispell, MT 59901
(406) 257-5965
Sands Surveying, Inc.
2 Village Loop
Kalispell, MT 59901
(406) 755-6481
B. Nature of Application: A request by Kal-Mont Dairy Farm for preliminary plat
approval of Village Heights Subdivision, an eight lot townhouse subdivision on
2.433 acres. There would be eight duplex townhouse lots created in the
subdivision that range in size from 9,496 square feet to 29,267 square feet.
C. Location: The lots front on the north side of Village Loop between Whitefish
Stage Road and West Evergreen Drive. The property proposed for this
subdivision can be described as a portion of Assessor's Tract 5 in Section 32,
Township 29 North, Range 21 West, PM.M., Flathead County, Montana
Area in Subdivision: 2.433 acres
Total Acreage in Lots: 1.830 acres
Common Areas: 0.603 acres
E. Existing Land Use: This property is currently undeveloped.
F. Adjacent Land Uses: The area is characterized by residential development in
the area surrounding this property with the exception of Village Plaza a
neighborhood commercial development to the southwest.
1
North: Single family homes and undeveloped, City RA-3 zoning
East: Single family homes in Village Greens, City R-4 zoning
South: Village Plaza and single family homes, City B-1, RA-3 and
County R-1 zoning
West: Single family homes and church, City RA-1 and RA-3 zoning.
G. Zoning: This property is currently zoned RA-3, a Residential Apartment /
Office zoning district, which has a minimum lot width of 60 feet and a
minimum lot size requirement of 6,000 square feet plus and an additional
3,000 square feet for each additional unit beyond a duplex. The district allows
duplexes and single-family homes as permitted uses and multi -family dwellings
as a conditionally permitted use.
H. Utilities: This property would receive full City services to the subdivision as
provided under the City of Kalispell's Extension of Services Plan.
Water:
Evergreen Water District
Sewer:
City of Kalispell
Solid Waste:
City of Kalispell or private hauler
Gas:
Montana Power Company
Electricity:
Flathead Electric Coop (underground)
Telephone:
CenturyTel (underground)
Fire:
City of Kalispell
Schools:
School District #5, Kalispell, and Edgerton School
Police:
City of Kalispell
This application is reviewed as a major subdivision in accordance with statutory
criteria and the Flathead County Subdivision Regulations.
A. Effects on Health and Safety:
Fire: This subdivision would be annexed into 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. All of the lots will abut
a street constructed to City standards. Hydrants will be placed in compliance
with the requirements of the Uniform Fire Code and the fire access and
suppression system reviewed and approved by the Kalispell fire chief. Two
accesses in and out of the subdivision are in place, one from West Evergreen
Drive and one from Whitefish Stage Road. Hydrants are in place in some
locations in conjunction with Village Plaza. Fire access and the suppression
system should be installed and approved by the fire department prior to
combustible construction taking place on the site and prior to final plat
approval.
Floc in : According to FIRM Panel #1810D dated 10/16/96 notes that this
property is located entirely in Zone C which is not a flood prone area and no
special permits are required for development.
2
Access: Access to the development will be from two entrances; one from
Whitefish Stage and another from West Evergreen Drive to the internal roadway
that will serve this subdivision, Village Loop. Village Loop was constructed in
conjunction with Village Plaza to the southwest of this property and is owned
by the same developer. The accesses are in place as Village Loop is really an
extension of Buffalo Stage to the east; Whitefish Stage is a State secondary
highway and is in generally fair to marginal condition depending on the
roadway segment. Whitefish Stage Road is scheduled for upgrading in the fall
of 2002 or spring of 2003. The upgrading would include an asphalt overlay,
widening of the shoulders, ditching and striping. It will not include the
development of the center turn lane or removal of the curve near the Stillwater
River Bridge, nor will it significantly widen the roadway.
The other entrance is from West Evergreen Drive, a County road which is
designated as a minor arterial in the Kalispell master plan. This roadway
continues to receive additional traffic from development taking place in the
area. The Kalispell Transportation Plan lists the West Evergreen section
between Whitefish Stage Road and LaSalle Road as a secondary priority.
Currently there are no funding sources identified for the upgrade or
improvement of West Evergreen Drive. Because these roadways are secondary
roads in the State system, they are impacted by incremental development, but
currently there is no mechanism that would provide for the assessment of
impacts fees.
Access onto Whitefish Stage Road will create an insignificant increase in traffic
volumes in the area since both Whitefish Stage Road and West Evergreen Drive
are some of the busiest roads in the county aside from the federal highways 93
and 2.
A bike and pedestrian path was recently completed along the west side of
Whitefish Stage Road which runs from West Reserve Drive and continues to the
west through Lawrence Park, over a bridge that crosses the Stillwater River and
connects with the path near Buffalo Hill golf course. A portion of that bike and
pedestrian path is to the west of this subdivision and accessible.
The internal roadway that serves the subdivision is newly constructed and
generally to City standards with the exception of sidewalks which would be
required to be installed in front of this subdivision or bonded for prior to final
plat approval.
B. Effects on Wildlife and Wildlife Habitat: This property is currently on the
urban fringes and may in the past have been used for agricultural. It does not
provide important wildlife habitat for any type of big game or endangered
species. This area does not provide significant habitat for wildlife.
3
Surface and groundwater: There is no surface water in close proximity to this
site. The Stillwater River lies to the west and the Whitefish River to the east
but no potential impacts to the river would be expected from this development
because of its distance from the site. Groundwater impacts would generally be
anticipated to be minimal as a result of this subdivision and would be impacted
only through the absorption of storm water runoff. The subdivision will be
served by public water and sewer thereby minimizing any potential impacts to
the groundwater.
Drainage: This site is relatively level and does not pose any unusual
challenges to site drainage. All storm water will have to be managed and
maintained on -site and there is a common area to the east of these lots where
storm water could be collected if needed. Curbs and gutters have been
installed in Village Loop which can be used as part of a storm drain
management plan which will address potential runoff from the site. Part of the
approval process will be an engineered drainage plan that has been developed
in compliance with the City of Kalispell's Design and Construction Standards
will be submitted to the Kalispell Public Works Department for their review and
approval.
Water: Water service will be provided by the Evergreen Water District which
currently has a water main inside Village Loop (road) that loops between
Whitefish Stage Road and West Evergreen Drive. This was apparently needed
to provide adequate flows to the fire hydrant system in the area during the
development of Village Plaza and can be used to serve this subdivision as well.
Some hydrants are in place. Fire hydrants will be required to be placed in
accordance with the Uniform Fire Code and flow tested. The water system for
fire flow purposes will be reviewed and approved by the Kalispell Fire
Department as well as reviewed for compliance with the standards and
specifications of the Evergreen Water District and the Montana Department of
Environmental Quality. Water will be metered by the Evergreen Water District
and that information will be provided to the City of Kalispell for the purposes of
determining sewer usage.
Sewe : Sewer service for the subdivision will be provided by the North Village
Sewer District who have an interlocal agreement with the City of Kalispell to
treat effluent from their district in the Kalispell sewer treatment plant. The
City has an agreement whereby the District will maintain ownership of the
sewer mains until such time as the construction bonds have been paid off.
After to bonds are paid in full, the City will take ownership of the mains. In the
interim, the District collects the connection fees received as the area develops.
It is anticipated that this system will be taken over by the City of Kalispell in
August of 2002 when the outstanding bond payment is due. The Kalispell
Public Works Department maintains and operates the sewer system within the
sewer district and would like to take over the system in its entirety so that the
In
City will be allowed to collect the connection fees.
Sewer mains are located in Village Loop and no further main extensions appear
necessary to serve this subdivision. Service lines will be extended from Village
Loop to the individual dwellings. There is adequate capacity in the sewer
treatment plant and the existing collection system to accommodate the
additional impacts to the system as a result of this subdivision.
Roads: Traffic projections for this subdivision are estimated to be
approximately 60 additional vehicle trips per day at full build out based on the
estimate given in the Trip Generation Manual published by the Institute of
Transportation Engineers for townhouse / condominium development.
Primary access to the subdivision will be from Whitefish Stage Road or West
Evergreen Drive. As previously noted these are currently some of the busiest
County roads with vehicle trips in excess of 4,000 and 3,000 daily as
determined by the Flathead County Road Department in 1997. Currently this
segment of Whitefish Stage Road is the third busiest roadway. Whitefish Stage
Road and West Evergreen Drive are State secondary highways and the
increased impacts to the existing accesses will be required by the Montana
Department of Transportation to be reviewed, approved and permitted by them.
Whitefish Stage Road is in Flathead County and as previously mentioned is
planned for some improvements in the spring of 2003. The additional traffic
impacts that may be generated as a result of this subdivision would be subject
tomitigation and improvements identified in the State analysis and can be
anticipated to be required as part of the review and permitting process required
y the Montana Department of Transportation.
Some minor additional improvements may need to be made to Village Loop
which provides frontage for the lots within this subdivision, primarily the
installation or bonding for sidewalks and landscaping.
Schools: This development is within the boundaries of School District #5,
Kalispell, and Edgerton School would serve the primary grades. It can be
anticipated that an additional four or five school aged children could be
generated from this subdivision at full build out. This would have an
insignificant impact on the local schools.
Parks and Open S12ac_e: The state and local subdivision regulations require
parkland dedication for major subdivisions in the amount of 11 percent or one -
ninth of the area in lots. The Kalispell Subdivision Regulations have parkland
dedication requirements and criteria. Section 3.19 addresses parkland
dedication and outlines criteria for parkland requirements whether the park
dedication must be land donation, cash or a combination of both. Criteria for
parkland dedication requires that the land be useable land and serve the
residents of the entire subdivision and in essence provide a recreational
amenity. Section 3.19(C) (2) (d) does not allow "an undeveloped open space area
within a subdivision which does not have appropriate size dimensions or
access to serve as a park" to be considered appropriate for park purposes.
5
Additional criteria is listed that require a minimum of one acre and an average
cross slop of not more than 20 percent.
The environmental assessment does not adequately address the parkland
dedication requirements, but simply states that parkland dedication would be
met by use of the 0.603 acres at the eastern boundary of the subdivision noted
as "common area, access and utility easement." It would appear that the
developers are proposing to utilize this strip of land to satisfy the parkland
dedication requirements. This undeveloped area would not qualify and would
not adequately meet the parkland criteria. The property has a slope of
approximately 35 percent in some areas and it does not provide a recreational
amenity per se. Therefore, the developer would be required to pay cash in lieu
of parkland dedication in the amount of 11 percent of the unimproved value of
the area in lots.
Of the approximately 2.433 acres included in the subdivision, 1.83 acres is
devoted to lots. As previously noted, the environmental assessment does not
adequately address the parkland dedication requirements and does not state a
price for the land. However, based on the previous approval of the prior
subdivision the land value used for the purposes of calculating cash -in -lieu of
parkland was based on a valuation of $10,000 per acre. This is probably an
under valuation of the property considering it's size, but was used as a figure
in calculating the value of property to the west. If the developer and City are
not able to agree upon the fair market value, the City may require the value be
established by an appraisal done by a qualified real estate appraiser of its
choosing. Eleven percent of the 1.83 acres would equal approximately 0.20
acres in parkland dedication or cash in lieu of parkland dedication would be
required at $2,000.
Police: This subdivision is in the jurisdiction of the City of Kalispell Police
Department. The department responded by stating that they can adequately
provide service to this subdivision.
Fire Protection: Fire protection would be provided by the Kalispell Fire
Department. Although fire risk is low because of good access, the fire
department requests that the hydrants be in place prior to final plat approval.
The fire marshal has commented that water main infrastructure shall be
designed to meet the fire flow requirements of the Uniform Fire Code (1997)
Appendix III -A, and fire hydrants delivering the required fire flow shall be
provided prior to combustible construction. Hydrants shall be installed in
accordance with City standards at locations approved by this department as
well as fire department accesses be provided to ensure adequate vehicle
ingress/egress.
Solid Waste: Solid waste will be handled by the City of Kalispell and taken to
the Flathead County Landfill. There is sufficient capacity within the landfill to
accommodate the additional solid waste generated from this subdivision.
Medical Services: Ambulance service is available from the fire department and
ALERT helicopter service. Kalispell Regional Hospital is less than three miles
10
from the site.
E. Effects on Agriculture and agricultural water user facilities: The site has
been at one time traditionally used for agricultural purposes, primarily small
grains. Its location within the planning jurisdiction and its proximity to urban
services makes this property suitable for a relatively high density residential
development as is 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 Master Plan Map: This property is in the Kalispell City -County
planning jurisdiction. The master plan map designation for this area is Urban
Residential and High Density Residential which anticipates eight to 40 dwelling
units per gross acre. These areas would be served by community water and
sewer and full urban services. The development is in compliance with the land
use designation of the master plan for the area.
G. Compliance with Zoning: The proposed density within the subdivision
complies with the RA-3 density standards of 6,000 square feet for the first
duplex plus and additional 1,500 square feet for each additional dwelling. The
density proposed is far below the maximum allowable density at one dwelling
per 9,964 square feet. A low density development by any urban standard.
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 -County Planning Board adopt Staff Report
#KPP-02-1 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 number and location of lots
within the subdivision.
2. 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 roads. 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.
3. That a Certificate of Subdivision Approval be obtained from the Department of
Environmental Quality and written approval by the Kalispell Public Works
Department approving the water and sewage facilities for the subdivision.
7
4. A storm water management 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.
5. That the developer shall obtain written approval for the increased impacts to the
existing approaches onto Whitefish Stage Road and West Evergreen Drive from
the Montana Department of Transportation, Flathead County Road Department
and Kalispell Public Works Department and any conditions or improvements
associated with the approvals be completed prior to final plat submittal.
6. That Village Loop shall be upgraded to City standards in accordance with the City
of Kalispell's Design and Construction Standards for urban streets.
7. The roads 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 approved by the Kalispell Fire Department prior to
final plat submittal.
8. The developer shall provide a plan for mail service approved by the U.S. Postal
Service.
9. Street lighting shall be located within the subdivision and shall be shielded so
that it does not intrude unnecessarily onto adjoining properties.
10. The parkland dedication requirements shall be met with cash in lieu of parkland
equal to 11 percent of the 1.83 acres in lots or 0.20 acres based on a valuation of
$10,000 per acre. The total value of the land, improvements and cash in lieu of
parkland dedication should equal $2,000.
11. All utilities shall be installed underground.
12. That the fire access and suppression system comply with the Uniform Fire Code
and a letter from the Kalispell Fire Department approving the access and number
and placement of fire hydrants 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.
13. All areas disturbed during development of the subdivision shall be re -vegetated
with a weed -free mix immediately after development.
14. That preliminary approval shall be valid for a period of three years from the date
of approval.
10
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, ite 211
Kalispell, Montana 59901 Phon .==fy (406)751-1858
Major Subdivision (6 or more lots) TRI-Crff PLANNING OFFICE $600 + $25/lot
Condominiums (6 or more units) $600 + $25/unit
Mobile Home Parks &v Campgrounds (6 or more spaces) $600 + $25/space
Amended Preliminary Plat $200
Subdivision Variance $100 (per variance)
Commercial and Industrial Subdivision Add $200 to base
preliminary plat fee
Pre -Application Meeting (Major and Commercial) $ 50
OWNER(S) OF RECORD:
Flo (-eorq.E S c%tc.-I .
Name Da i ry )5 r -m Phone Z 5 7- 517& �Z
Mailing Address is h S f 62 Lie .
City r:Gc 1 �`5 fJ l / State f-f i Zip ,7 i RG j
TECHNICAL/PROFESSIONAL PARTICIPANTS (Surveyor/Designer/Engineer, etc):
Name &,
Name &,
Name &, Addre
dCounty
Street Address
Assessor's Tract No(s) 0
1 /4 Sec G M�V 32 Section '29
Lot No(s)
Township 21 Range
zz
GENERAL DESCRIPTION OF SUBDIVISION: An ?Hp.- .SLd�lylScot') pl",bv-
-r,vvn hD use, d eVel o omeln f
Number of Lots or Rental Spaces _P) Total Acreage in Subdivision 2A33 aCt'9S
Total Acreage in Lots / - 55 Minimum Size of Lots or Spaces - 2-3
Total Acreage in Streets or Roads A- Maximum Size of Lots or Spaces . Z 1%
Total Acreage in Parks, Open Spaces and/or Common Areas , �PC 3
PROPOSER USE(S) AND NUMBER OF ASSOCIATED LOTS/SPACES:
Single Family Townhouse Mobile Home Park
Duplex Apartment Recreational Vehicle Park
Commercial Industrial Planned Unit Development
Condominium Multi -Family Other
Roads: Gravel ✓ Paved
Curb Gutter
Sidewalks Alleys
Other
Water System:
Individual
Multiple User
Neighborhood VPublic
Other
Sewer System:
Individual
Multiple User
Neighborhood v" Public
Other
Other Utilities:
Cable TV
Telephone
Electric Gas
Other
Solid Waste:
Home Pick Up
Central Storage
_Contract Hauler
Owner Haul
Mail Delivery: V Central
Individual School District:
Fire Protection:
✓ Hydrants
Tanker Recharge
Fire District:
Drainage System: 55V_M Ct a'lnS %n Place .
PROPOSED EROSION/ SEDIMENTATION CONTROL: A 5 n e cd ed
VARIANCES: C REQUESTED? /'10 (yes/no) If yes,
please complete the information below:
COMPLIANCEOF •
PROPOSER ALTERNATIVE(S) TO STRICT COMPLIANCES WITH ABOVE
REGULATIONS:
rLEASE ANSWER THE FOLLOWINGQUESTIONS IN THE SPACES PROVIDER
r ; • f;
1. Will the granting of the variance be detrimental to the public health, safety or
general welfare or injurious to other adjoining properties?
2. Will the variance cause a substantial increase in public costs?
3. Will the variance affect, in any manner, the provisions of any adopted zoning
regulations or Master Plan?
4. Are there special circumstances related to the physical characteristics of the
site (topography, shape, etc.) that create the hardship?
5. What other conditions are unique to this property that create the need for a
variance?
3
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.
Preliminary plat application.
2. 16 copies of the preliminary plat.
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.
S. Application fee
6. Adjoining Property Owners List (see example below):
Assessor# Sec-Twn- 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 dpyelopment process.
(Applicant) (Date)
As approved by the TCPB on 12/ 19/01
Effective 1 / 1 / 02
ii
Kal-Mont Dairy Farm's
1T/i/I1I_ r Do .1N ! . V Pi
ENVIRONMENTAL ASSESSMENT
GENERAL INSTRUCTIONS
This Environmental Assessment format shall be used by the applicant as a guide in compiling a
thorough description of the potential impacts for the proposed subdivision. Each question pertinent
to the proposal must be addressed in full (both maps and text); those questions not applicable shall be
so stated. Incomplete Environmental Assessments will not be accepted.
The sources of information for each section of the Assessment shall be identified. All Environmental
Assessments shall contain the signature, date of signature and mailing address of the owner of the
property and the person, or persons, preparing the report.
1. GEOLOGY
1. 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 to:
1. Falls, slides or slumps - soil, rock, mud, snow NONE KNOVVN
2. Any rock outcropping NONE
2. Describe any proposed measures to prevent or reduce the danger of property damage
or personal injury from any of these hazards. lit/A
II. SURFACE WATER
Locate on a copy of the preliminary plat:
1. Any natural water systems such as streams, rivers, intermittent streams, lakes or
marshes (also indicate the name and sizes of each). N/A
2. Any artificial water systems such as canals, ditches, aqueducts, reservoirs and
irrigation systems (also indicate the names, sizes and present uses of each). N/A
3. Any Areas subject to flood hazard, or if available, 100-year flood plain maps (using
best available information). N/A
III. VEGETATION
1. Locate on a copy of the preliminary plat the major vegetation types within the
subdivision (e.g., marsh, grassland, shrub and forest). THE AREA IS MAINLY
GRASSLAND WITH TREES LOCATED ALONG THE NORTHEAST
PERIMETER.
2. Describe the amount of vegetation that is to be removed, or cleaned, from the site,
and state the reasons for such removal. BUILDING CONSTRUCTION WILL
AFFECT SOME VEGETATION.
3. Describe any proposed measures to be taken to protect vegetative cover.
STANDARD CONSTRUCTION PRACTICES WILL BE USED TO PROTECT
THE VEGETATIVE COVER.
IV. WILDLIFE
1. What major species of fish and wildlife, if any, use the area to be affected by the
proposed subdivision? NONE KNO
2. 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. NONE KNOVVN
3. Describe any proposed measures to protect wildlife habitat or to minimize habitat
degradation. N/A
22. AGRICULTURE AND TIMBER PRODUCTION
1. State the acreage, type and agricultural classifications of soils on the site. THE SOIL
SURVEY OF 1960 FOR THE UPPER FLATHEAD VALLEY AREA LISTS
THE MAJORITY OF THE SOILS FOR THIS PROPERTY AS Ke AND A
SMALL PORTION OF THE AREA INCLUDES By SOILS. Ke IS
KALISPELL LOAM, 0-3 PERCENT SLOPES AND By IS BLANCHARD
VERY FINE SANDY LOAM, 20-45 PERCENT SLOPES.
2. State the history ofproduction of this site by crop type and yield. THIS LAND HAS
NOT BEEN IN AGRICULTURAL PRODUCTION FOR MANY YEARS.
3. State the historical and current agricultural uses which occur adjacent to the site.
THE SITE IS ADJACENT TO VILLAGE PLAZA, A COMMERCIAL L.
THERE HAS NOT BEEN AGRICULTURAL USES OF THE AREA FOR
SOME TIME.
4. Explain any steps which will be taken to avoid or limit development conflicts with
adjacent agricultural uses. NIA
5. If the site is timbered, state any timber management recommendations which may
have been suggested or implemented by the U.S.D.A. Division of Forestry in the area
of this proposal. N/A
VI. HISTORICAL, ARCHAEOLOGICAL OR CULTURAL FEATURES
1. Locate on a copy of the preliminary plat any known or possible historic,
archaeological or cultured sites which exist on or near the site. N/A
2. Describe any known or possible sites delineated on the preliminary plat. N/A
3. Describe any measures that will be taken to protect such sites or properties. N/A
VII. SEWAGE TREATMENT
1. Where individual sewage treatment systems are proposed for each parcel:
1. Indicate the distance to the nearest public or community sewage treatment
system.
2. Provide as attachments:
1. Two (2) 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 treatment systems and the distances
to each.
2. The results of percolation tests performed in representative areas for
drainfields in accordance with the most recent Department of
Environmental Quality Bulletin. Each percolation test shall be keyed
by 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-fourth (1/4) of the total number of proposed lots
and these tests shall be performed in the different soil types, or evenly
spaced throughout the subdivision in the absence of soil variability.
3. A detailed soils description for the area shall be obtained from test
holes at least seven (7) feet in depth. The number of test holes will
depend upon the variability of the soils. The U.S. Department of
Agriculture's "Soils Classification System" shall be sued in the
descriptions. Information on the internal and surface drainage
characteristics 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.
4. 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.
2. 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. THIS SUBDIVISION
WOULD GENERATE APPROXIMATELY 200 GALLONS OF
SEWAGE PER DAY PER HOUSEHOLD FOR A TOTAL OF
1600 GALLONS PER DAY.
2. Where an existing system is to be used:
1. Identify the system and the person, firm or agency responsible
for its operation and maintenance. NORTH VILLAGE
SEWER DISTRICT
2. Indicate the system's capacity to handle additional use and its
distance from the development. IT IS OUR
UNDERSTANDING THAT THERE IS SIGNIFICANT
CAPACITY IN THE EXISTING SYSTEM TO
ACCOMMODATE THIS DEVELOPMENT.
3. Provide evidence that permission to connect has been granted.
3. Where a new system is proposed:
1. Attach a copy ofthe plat showing the location of all collection
lines and the location and identification of the basic
components of the treatment system.
2. 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.
3. 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.
4. Indicate who will bear the costs of installation and who will
own, operate and maintain the system. Also, indicate the
anticipated date of completion. THE DEVELOPER WILL
STALL THE INFRASTRUCTURE, AND THEN THE
NORTH VILLAGE DISTRICT WILL OWN, OPERATE
AND MAINTAIN THE SYSTEM. RESIDENTS WILL
DE BILLED AS PART OF THEIR TAXES.
VIII. WATER SUPPLY
1. Where an individual water supply system is proposed for each parcel:
1. If individually drilled wells are to be used, provide evidence as to adequate
quantity and quality of the water supply.
2. If any other method of individual water supply is to be used:
1. Explain why the alternate form ofwater supply is proposed instead of
drilled wells. EVERGREEN WATER DISTRICT WILL
SUPPLY WATER TO THIS DEVELOPMENT.
2. Identify the source of water supply and provide evidence that it is of
sufficient quantity and quality to serve the development.
2. 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 proposed sewage treatment systems.
1. 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). AN
ESTIMATE OF 200 GALLONS OF WATER
USED PER DAY PER HOUSEHOLD BRINGS A
TOTAL OF 1600 GALLONS OF WATER PER
DAY FOR THE ENTIRE DEVELOPMENT.
(2) Where an existing system is to be used:
1. Identify the system and the person, firm or
agency responsible for its operation and
maintenance. EVERGREEN WATER
DISTRICT
2. Indicate the systems capacity to handle
additional use and its distance from the
development.
3. Provide evidence that permission to connect
has been granted.
(3) Where a new system is to be used:
1. Provide evidence that the water supply is
adequate in quantity, quality and dependability.
2. Indicate who will bear the costs of installation,
when it will be completed and who will own,
operate and maintain the system.
3. Attach a copy of the plat showing the
proposed location of the water source and all
distribution lines.
IX. SOLID WASTE
1. Describe the proposed method of collection and disposing of solid waste from the
development. CONTRACT HAULER
2. If central collection areas are proposed within the subdivision, show their location on
a copy of the preliminary plat. N/A
3. If use of an existing collection system or disposal facility is proposed, indicate the
name and location of the facility. FLATHEAD COUNTY LANDFILL
24. DRAINAGE
1. Streets and Roads:
1. Describe any proposed measures for disposing of storm run-off from streets
and roads. EACH LOT IN THIS SUBDIVISION WILL ACCESS
FROM THE EXISTING VILLAGE LOOP, A PAVED, COUNTY -
MAINTAINED ROADWAY WITH GUTTERS CURBS.
2. Indicate the type of road surface proposed. EXISTING ROADWAY IS
ALREADY PAVED.
3. Describe any proposed facilities for stream or drainage crossing (i.e., culverts,
bridges). N/A
2. Other areas:
1. Describe how surface run-off will be drained or channeled from lots or
common areas. A DROP-OFF EXISTS AT THE REAR OF THE
1
2. Indicate if storm run-off will be drained or channeled from lots or common
areas. STORM DRAINS ARE CURRENTLY IN PLACE TO HANDLE
RUNOFF.
3. Describe any proposed sedimentation and erosion controls to be utilized both
during, and after, construction. TYPICAL CONSTRUCTION
TECHNIQUES MINIMIZING SEDIMENTATION AND EROSION
WILL BE UTILIZED.
4. Attach a copy of the plat showing how drainage on lots, road and other areas
will be handled (include sizes and dimension of ditches, culverts, etc.)
EXISTING STORM DRAINS WILL BE UTILIZED.
l . Estimate how much daily traffic the development, when fully developed, will generate
on existing or proposed roads providing access to the development.
l . 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.). VILLAGE LOOP IS AN EXISTING
PAVED CITY ROADWAY, NEWLY CONSTRUCTED WITH CURBS
AND GUTTERS. AS IT IS AN INTERNAL LOOP ROAD, TRAFFIC
SPEED WILL BE MINIMAL. INGRESS/EGRESS WELL BE FROM
WEST EVERGREEN AND WHITEFISH STAGE ROADS, COUNT'
PAVED ROADS.
2. Describe any increased maintenance problems and costs that will be caused by
this increase in volume. NONE ANTICIPATED.
2. Indicate who will pay the cost of installing and maintaining dedicated and/or private
roadway. NIA
3. 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 BUILDING SITES ARE LOCATED ON
LEVEL GROUND, NO DITCHES, BANDS OR CUTS ARE ANTICIPATED
AS A RESULT OF CONSTRUCTION.
4. 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. NIA
5. 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
6. Identify the owners of any private property over which access to the subdivision will
be provided. NIA
XII. EMERGENCY SERVICES
l . 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 Protection:
1. Is the proposed subdivision in an urban or rural fire district? If not,
will one be formed or extended? THE CITY OF KALISPELL
FIRE DEPARTMENT WILL RESPOND TO EMERGENCY
CALLS
2. In absence of a fire district, what fire protection procedures are
planned? N/A
3. Indicate the type, size and location of any proposed recharge facilities.
N/A
4. If fire hydrants are proposed, indicate water pressure capabilities and
the locations of hydrants. FUZE HYDRANTS ARE NEWLY
INSTALLED AND THEY ARE LOCATED WITHIN THE
PARKING LOT AREAS OF VILLAGE PLAZA SUBDIVISION.
THEY WERE INSTALLED IN ANTICIPATION OF FUTURE
DEVELOPMENT AT THIS SITE.
2. Police Protection. CITY OF KALISPELL POLICE WILL RESPOND
TO EMERGENCY CALLS
HOSPITAL4. Medical Services. KALISPELL REGIONAL 11.
SHORT DRIVINGDISTANCE FROMPROPOSED
SUBDIVISION
2. Can the needs of the proposed subdivision for each of the above services be met by
present personnel and facilities? YES
1. If not, what additional expense would be necessary to make these services
adequate?
2. At whose expense would the necessary improvements be made?
XIII. SCHOOLS
1. Describe the educational facilities which would serve the subdivision (school facilities,
school personnel, bus routes and capabilities, etc.). EDGERTON ELEMENTARY
SCHOOL, KALISPELL JUNIOR HIGH AND KALISPELL HIGH SCHOOL
WILL ACCOMMODATE THE CHILDREN FROM THIS DEVELOPMENT.
EDGERTON ELEMENTARY SCHOOL IS CURRENTLY AT CAPACITY,
SO IT IS POSSIBLE THAT CHILDREN MAY ATTEND RUSSELL
ELEMENTARY.
2. Estimate the number of school children that will be added by the proposed
subdivision, and how they will affect existing facilities. A TYPICAL
DEVELOPMENT WOULD GENERATE 1.5 SCHOOL CHILDREN PER
RESIDENCE, HOWEVER, IT IS ANTICIPATED THAT THIS TYPE OF
DEVELOPMENT WILL ATTRACT "EMPTY -NESTERS" RATHER THAN
YOUNG FAMILIES. A MORE ACCURATE ESTIMATE WOULD BE FOUR
CHIILREN ATTENDING SCHOOL FROM THIS DEVELOMENT.
XIV. ECONOMIC BENEFITS
1. Provide the present assessment classifications and range of the total assessed
valuation of all land and structures. PRESENTLY THE PROPERTY IS VACANT
2. Provide the anticipated assessment classification and range of the total assessed
valuation of all structures (at 25% and 90% occupancy - also give estimated year of
said occupancy). OCCUPANCY IS ANTICIPATED IN THE SPRING 2003.
3. Provide anticipated revenue increases, per unit, from water, sewer and solid waste
fees.
XV. LAND USE
1. Describe the existing historical use of the site. CURRENTLY THE LAND IS
VACANT
2. 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? THIS LAND IS DESIGNATED FOR URBAN
RESIDENTIAL USAGE. IT IS CURRENTLY ZONED AS -1, AND
THERE ARE NO PLANS TO CHANGE. A PETITION TO ANNEX THE
PROPERTY INTO THE CITY IS SUBMITTED CONCURRENT TO THIS
SUBDIVISION APPLICATION.
3. 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. DIRECTLY TO THE EAST OF THE
SUBJECT PROPERTY IS A RESIDENTIAL SUBDIVISION. TO THE
SOUTH AND WEST ARE PROFESSIONAL OFFICE SPACES, INCLUDING
AN T GALLERY AND RESTARUANT. TO THE NORTH ARE
ADDITIONAL RESIDENCES. ACCESS TO ADJOINING LANDS IS NOT
AN ISSUE.
4. Describe any health or safety hazards on or near the subdivision (mining activity, high
voltage lines, gas lines, agricultural and farm activities, etc.) Any such conditions
should be accurately described and their origin and location identified. NIA
5. Describe any on -site uses creating a nuisance (unpleasant odor, unusual noises, dust,
smoke, etc.) Any such conditions should be accurately described and their origin and
location identified. NIA
XVI. PARKS AND RECREATION FACILITIES
1. Describe park and recreation facilities to be provided within the proposed subdivision
and other recreational facilities which will serve the subdivision. 1/9T11 OF THE
2. List other parks and recreation facilities or sites in the area and their approximate
distance from the site. THE EDGERTON SCHOOL'S PLAYGROUND IS
3. If cash -in -lieu of parkland is proposed, state the purchase price per acre or current
market value (values stated must be no more than 12 months old). N/A
XVII. UTILITIES
1. Indicate the utility companies involved in providing electrical power, natural gas, or
telephone service. To what extent will these utilities be placed underground?
FLATHEAD ELECTRIC, CENTURY TEL AND MONTANA POWER
PROVIDE UNDERGROUND UUTILITY SERVICES
2. Has the preliminary plat been submitted to affected utilities for review? UTILITIES
AREINPLACE
3. Estimate the completion date of each utility installation. N/A
R �t
MAY 2 0 2002
Ph: 406/752-7301
Fax: 406/257-4174
Email: drjohnst centui-viel.net
May 16, 2002
Kalispell City Planning Board & Zoning Commission
c/o Tri-City Planning Office
17 Second Street East, Suite 211
Kalispell, MT 59901
Re: Public Response
Village Heights Subdivision Preliminary Plat — 10 Lot Townhouse Subdivision
Dear Kalispell City Planning Board:
This is in response to the Certified Mail — Notice of Public Hearing scheduled for
Tuesday, May 28, 2002 at 7:00 p.m. — which I received from your office regarding the
above captioned matter.
Please consider this as my formal response and which I request be entered into the
minutes of that meeting.
I hereby completely support the request submitted by Kal-Mont Dairy Farm which would
allow an eight lot townhouse subdivision on 2.433 acres. As a property owner and
nearby neighbor to this property, I do not have any objection to the applicants request and
encourage this Board to vote in favor of the request.
Sincerely, c
Douglas R. Johns
Tri-Ciq Planningflee
17 Second Street East - Suite 211
Kalispell, Montana 59901
Phone: (406) 751-1850
Fax: (406) 751-1858
tricity@centurytel.net
•
TO: Kalispell City Staff and Other Interested Parties
FROM: Narda A. Wilson, Senior Planner
DATE: April 23, 2002
May 28, 2002 Kalispell City Planning Board - Special Meeting
Attached with this memo is a copy of the legal ad, vicinity map, site plan or plat and
application for items that will go before the planning board on the above referenced
date for your information, review and comment.
® A request by Mark Owens, dba LBO Limited Partnership for an amendment to the
Kalispell City -County Master Plan on approximately 58 acres for property located
at the northeast corner of Stillwater Road and West Reserve Drive from Agricultural
to Urban Residential, High Density Residential and Neighborhood Commercial.
® A request by Kal-Mont Dairy Farm for preliminary plat approval of Village Heights
Subdivision, an eight lot townhouse subdivision on 2.433 acres for eight duplex
townhouse lots on the north side of Village Loop between Whitefish Stage Road and
West Evergreen Drive.
® A request by Shaw Development for preliminary plat approval of Glacier Meadows
Subdivision, an 82 lot residential subdivision intended for single-family homes on
38.4 acres at Whitefish Stage Road and Granrud Lane. .
These items will go before the Site Development Review Committee in the Conference
Room of the Kalispell Building Dept. at the northwest corner of Third Avenue East and
Third Street East on:
• May 9, 2002
• May 16, 2002
• May 20, 2002 so that they can be incorporated into the staff report
These matters will go before the Kalispell City Planning Board on May 28, 2002 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 May
Providing Community Planning Assistance To:
® City of Kalispell • City of Columbia Falls • City of Whitefish
Referrals KPB 05/28/02
May 7, 2002
Page 2
20, 2002 so that they can be incorporated into the staff report to the planning board.
You can reach me at 751-1852.
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.
c: w/attachments: Jim Stewart / John Sturzen, Fire Dept.
Mike Baker, Parks and Rec
Chris Kukulski, City Manager
PJ. Sorenson, Zoning Administrator
Jim Brown, Police Dept.
Dick Amerman, City Engineer
Jim Hansz, Director Public Works
Susan Moyer, Community Development Director
Craig Kerzman, Chief Building Inspector
Charles Harball, City Attorney
Charlie Johnson, Flathead County Road Dept.
Steve Herzog / Clay Colby, MDOT
MDOT Land Planning, Helena
Donna Maddux, Superintendent of Schools
Robert Struck, Evergreen Water and Sewer Dist.
Copy to : Mark Owens
Kal-Mont Dairy Farm
Shaw Development
H: \... \AGREF\KALISPELL\KPB0528REF.DOC
SITE DEVELOPMENT REVIEW COMMITTEE SUMMARY
Thursday, May 16, 2002
Building Department Conference Room.
ATTENDING:
Dick Amerman, Asst. City Engineer
Craig Kerzman, Building Official
Narda Wilson, City Planner
Kathy Kuhiin, Recording Secretary
Jeff Clawson, Plans Examiner
Jim Stewart, Fire Marshal
P. J. Sorensen, Zoning Administrator, Chair
Glacier Fur - 2185-3rd Avenue (expansion) - Property line could be moved over ten
feet to get all the parking in. Their access is considered to be acceptable. The
committee will consider this use to be a taxidermy business. Fire Dept approved the
project. We will recommend he discuss extension of water/sewer with Fire and Public
Works.
Tri-Star Communications - P. J. spoke with J. R. about the fence, landscaping, and
FAA issues. Close to a conical surface. We will need confirmation of FAA approval
of the height. The address is also wrong on this site. This is basically on hold
pending receipt of more information.
Planning Board Agenda Items - Meeting to be held on May 28'.
---West View Estates Master Plan Amendment - high density residential to the
southeast should be residential (eg RA-1 or RA-2); neighborhood commercial is
limited to B-1 uses. Limit access on West Reserve. Reserve needs to be improved -
raise the issue as part of the design standards. Look closer at developing a policy to
look at improving these secondary roads. Narda will bring this issue up in the Staff
Report. They are planning on using Stillwater Estates' water and running sewer
through Section 36. Secondary access will need to be put in as they phase the project.
---Village Heights Subdivision Preiiminary Plat - Streets are already there. Water
is set up according to Roberta.
---Glacier Meadows Preliminary Plat - The street names are still an issue. Granrud
needs to be built to City standards. A continuous road needs to keep the same name
and not chance to a new name when the road bends around. It is a standard
condition for the street names to be looked at and reviewed by the Public Works
Department. A letter of approval from Public Works will need to go with the final
plat.
Thursday, May 9, 2002
Building Department Conference Room
ATTENDING:
Dick Amerman, Asst. City Engineer
Jim Brown, Assistant Police Chief
Craig Kerzman, Building Official
Jim Stewart, Fire Marshal
P. J. Sorensen, Zoning Administrator, Chair
Mike Baker, Parks & Rec. Director
Jeff Clawson, Plans Examiner
Susan Moyer, Comm. Dev. Director
Narda Wilson, City Planner
Kathy Kuhlin, Recording Secretary
Guests: Laverne and Jerry Scott, landowners, and Mary Kay Myett, their real estate agent
!
Second Avenue West Senior Mousing - General discussion was held and the site plan was
reviewed. Susan mentioned that the City is in negotiation with Hampstead regarding the
purchase of the old Montana Motor Sports property. The City would like to put a parking
lot there. The building plans have not yet been received. The site plan was preliminarily
approved by the committee pending receipt of final building plans.
Lee's Meridian Business Park - Mary Kay Myett - Narda stated that we required an
easement from the end of the cul-de-sac for future road extension. There is sewer and water
to the southerly end of the cul-de-sac. There is a fence up, and the people that own the
property in the back (the Scotts) want to put in a gate and have access to the cul-de-sac via
the easement. This is privately owned property on part of Lot 5 and Lot 6. The Scotts will
need to acquire a private easement from both the property owners, or they could extend the
road and dedicate it to the public. We don't want them to block the future extension of a
road with a building if they acquire the easement. The City would prefer the road be extended
or at least grant the same extension. They couldn't build on the 60 feet - this would be an
encumbrance.
Glacier Fur - 2185-3rd Avenue East behind Billmayer's near Scotty's - Needs an
Administrative CUP to expand. They want to build a couple of shops in the future (on a
separate parcel to the rear) and rent them out. There is no other access except through
Billmayer's parking lot. The Fire Department needs to take a look at this. The paving ends
when it reaches the site. They are short on parking spaces and will need to pave. They could
move over the property line to provide additional parking. We are just looking at their
proposed addition right now. There is a five-foot setback. This will be on the agenda next
week. Hydrants and access will be the issues for the Fire Department to look at.
Tri-Star Communications - Metal cell tower 180 feet tall. It needs to be in substantial
conformance with their CUP. Fire and building need to approve. They want to put in an 8-
foot tall climb -proof fence around the facility. A five-foot high hedge needs to be around the
fence. The fence can only be 6-feet unless they bring it inside the setbacks. Landscaping
issues need to be in conformance. They need to show their conformance with FAA
requirements. They need to have their address posted for emergency services. PS will call
them. There is presently an old building on -site. This will be on the agenda next week.
Planning Board Agenda Items - Meeting to be held on May 28"'.
---West View Estates Master Plan Amendment - 60 acres northeast comer of Stillwater
Road and West Reserve Drive, about one mile west of Home Depot - Mark Owens is the
owner. They want to use the State School Section property to get access for services. They
want us to annex the property and come in with a 119 lot residential subdivision. B-1
Neighborhood/Commercial zoning for the front (does not allow for convenience stores as
shown on their plan). They will have to have City utilities there. The Fire Department will
take a look at it.
---Village Heights Subdivision Preliminary Plat - Ten Lot Townhouse Subdivision the
north side of Village Loop between Whitefish Stage and West Evergreen. No sidewalks are
in yet. A really nice mix for the neighborhood. They are on Evergreen water. The water is
looped. We can't accept the common area as parkland. He will have to pay cash in lieu.
---Glacier Meadows Preliminary Plat - 96 Lot Residential Subdivision off of Whitefish
Stage to the north of Granrud (this is the third version, two prior applications were for
condos) - all SFRs. Have them relocate the trail outside of the right-of-way. Mike will write
a letter re: the trail (i.e. should it be considered to be parkland). They eliminated the parks
that were on the previous design. Some street names are the same as other roads in or near
Kalispell and will need to be changed. There is no provision for storm water. Need to
upgrade Gram -ad.
Apartment Complex - Four-plex units south of the City Shops. Joe Clark wants to use the
20-foot strip in the public right-of-way for access. It is part of the property in the back.
Narda showed the new design that she and Mr. Clark came up with yesterday. They need to
have access off of First, not the City driveway. Fire access could be an issue. A 20' x 20' "T"
turn around at the end may help with fire access. They could use a sight -obscuring fence to
keep out the dust along the city access next to the site. Maybe there could be an emergency
access gate between the site and the city access.
Glacier Mall - Dick spoke with two men re: drainage at Glacier Mall.
The meeting was adjourned at 11:25 a.m.
cc: Chris Police 3CPO Parks Comm. Dev.
Craig Fire Pi Public Works
Kalispell Fire/Ambulance Dept.
312 1 st Ave East - P.O. Box 1997 Telephone 406-758-7763
Kalispell, MT 59903 -1997 Fax 406-758-7952
TO: NARDA A. WILSON, SENIOR PLANNER
FROM: JIM STEWART, FIRE MARSHAL -)C� S
DATE: MAY 13, 2002
SUBJECT: PRELIMINARY PLAT APPROVAL -VILLAGE HEIGHTS
We have reviewed the information submitted on the above -referenced project and have the
following comments.
Fire hydrants delivering the required fire flow shall be provided prior to combustible
construction. Hydrants shall be installed in accordance with City standards at
locations approved by this department.
Please contact me if you have any questions. I can be reached at 758-7763.
`Assisting The Community In Reducing And Preventing Emergencies"
E2—The Daily Inter Lake, Sunday, May 12, 2002
I I _
LEGAL NOTICES LEGAL NOTICES LEGAL NOTICES LEGAL NOTICES
the Kalispell City Plan-
ning Board and Zoning
Commission is sched-
uled for Tuesday, May
28, 2002 beginning at
7:00 PM in the Kalispell
City Council Chambers,
Kalispell City Hall, 312
First Avenue East, Ka-
lispell. During the regu-
larly scheduled meeting
of the planning board,
the board will hold a
public hearing and take
public comments on the
following agenda item.
The board will make a
recommendation to the
Kalispell City Council
who will take final ac-
tion.
A request by Mark
Owens, dba LBO Limit-
ed Partnership for an
amendment to the Kalis-
pell City -County Master
Plan on approximately
58 acres for property lo-
cated at the northeast
corner of Stillwater
Road and West Re-
serve Drive. The pro-
posal would amend the
master plan for the area
from Agricultural to Ur-
ban Residential on ap-
proximately 42 acres, to
High Density Residen-
tial on approximately 9
acres and Neighbor-
hood Commercial desig-
nation on approximately
7 acres. The amend-
ment would facilitate the
development of a 119-
lot residential subdivi-
sion and future develop-
ment of high density
residential and small
scale commercial. If the
master plan amendment
is approved, annexation
of this property to the
city of Kalispell and as-
signment of appropriate
zoning would be under-
taken immediately. The
properties proposed for
the plan amendment
can be described as a
portion of Assessor's
Tract 5+ located in Sec-
tion 25, Township 29
North, Range 22 West,
P.M.M., Flathead Coun-
ty, Montana
A request by Kai -Mont
Dairy Farm for prelimi-
nary plat approval of Vil-
lage Heights Subdivi-
sion, an eight lot town-
house subdivision on
2.433 acres. There
would be eight duplex
townhouse lots created
in the subdivision that
range in size from 9,496
square feet to 29,267
square feet. The lots
front on the north side of
Village Loop between
Whitefish Stage Road
and West Evergreen
Drive. The property pro-
posed for this subdivi-
sion can be described
as a portion of Asses-
sor's Tract 5 in Section
32, Township 29 North,
Range 21 West, PM.M.,
Flathead County, Mon-
tana.
A request by Shaw
Development for pre-
liminary plat approval of
Glacier Meadows Sub-
division, an 82 lot resi-
dential subdivision in-
tended for single-family
homes on 38.4 acres.
Primary access to the
subdivision would be
from Whitefish Stage
Road and Granrud
Lane. The lots within the
subdivision range in
size from 11,761 square
feet to 13,939 square
feet. Approval of this
subdivision would su-
persede all previous ap-
provals. The property
proposed for this subdi-
vision can be described
as Assessor's Tract 2 in
the northeast quarter of
Section 31, Township
29 North, Range 21
West, PM.M., Flathead
County, Montana.
Documents pertaining''
to this agenda item are
on file for public inspec-=
tion at the Tri-City Plan;,
ning Office, 17 Second
Street East, Suite 211
Kalispell, MT 59901
and are available for`
public review during]
regular office hours.
Interested persons are,
encouraged to attend,
the hearing and make'
their views and con'
terns known to the,:
Board. Written com=-,.
ments may be submit=_
ted to the Tri-City Plan75,
ning Office at the above, --,address, prior to the""
date of the hearing, or,
contact Narda Wilson;4
Senior Planner, at (406)'
751-1850 for additional';
information.
/s/Thomas R. Jentz`
Thomas R. Jentz
Planning Director May 12, 2002
TCPO
Major Subdivision 2002
L-V 21 KI116cyvitc-ou
•r il .iiq� 1',; 0 010) -4:10 D&'i*J * tol FKA DNA "'Clo 11 1,
I
I, the undersigned certify that I did this date mail via certified or registered
mail a copy of the attached notice to the following list of landowners
ad joinin the property lines of the property that is to be subdivided.
Date:
Assessor's # S-T-R Lot/Tract# Property Owner/Mail Address
GEORGE SCHULZE
KAL-MONT DAIRY FARM
1377 WHITEFISH STAGE RD
KALISPELL MT 59901
SANDS SURVEYING
2 VILLAGE LOOP
KALISPELL MT 59901
■
West View Estates Master Plan Amendment - 60 Acres
Tillage Heights Subdivision Preliminary Plat - 10 Lot Townhouse Subdivision
Glacier Meadows Preliminary Plat - 96 Lot Residential Subdivision
The regular meeting of the Kalispell City Planning Board and Zoning Commission is scheduled
for Tuesday, May 28, 2002 beginning at 7:00 PM in the Kalispell City Council Chambers,
Kalispell City Hall, 312 First Avenue East, Kalispell. During the regularly scheduled meeting
of the planning board, the board will hold a public hearing and take public comments on the
following agenda item. The board will make a recommendation to the Kalispell City Council
who will take final action.
1. A request by Mark Owens, dba LBO Limited Partnership for an amendment to the
Kalispell City -County Master Plan on approximately 58 acres for property located at the
northeast corner of Stillwater Road and West Reserve Drive. The proposal would amend
the master plan for the area from Agricultural to Urban Residential on approximately 42
acres, to High Density Residential on approximately 9 acres and Neighborhood
Commercial designation on approximately 7 acres. The amendment would facilitate the
development of a 119-lot residential subdivision and future development of high density
residential and small scale commercial. If the master plan amendment is approved,
annexation of this property to the city of Kalispell and assignment of appropriate zoning
would be undertaken immediately. The properties proposed for the plan amendment can
be described as a portion of Assessor's Tract 5+ located in Section 25, Township 29
North, Range 22 West, P.M.M., Flathead County, Montana
2. A request by Kal-Mont Dairy Farm for preliminary plat approval of Village Heights
Subdivision, an eight lot townhouse subdivision on 2.433 acres. There would be eight
duplex townhouse lots created in the subdivision that range in size from 9,496 square
feet to 29,267 square feet. The lots front on the north side of Village Loop between
Whitefish Stage Road and West Evergreen Drive. The property proposed for this
subdivision can be described as a portion of Assessor's Tract 5 in Section 32, Township
29 North, Range 21 West, PM.M., Flathead County, Montana.
3. A request by Shaw Development for preliminary plat approval of Glacier Meadows
Subdivision, an 82 lot residential subdivision intended for single-family homes on 38.4
acres. Primary access to the subdivision would be from Whitefish Stage Road and
Granrud Lane. The lots within the subdivision range in size from 11,761 square feet to
13,939 square feet. Approval of this subdivision would supercede all previous approvals.
The property proposed for this subdivision can be described as Assessor's Tract 2 in the
northeast quarter of Section 31, Township 29 North, Range 21 West, PM.M., Flathead
County, Montana.
Documents pertaining to this agenda item are on file for public inspection at the Tri-City
Planning Office, 17 Second Street East, Suite 211, Kalispell, MT 59901, and are available for
public review during regular office hours.
Interested persons are encouraged to attend the hearing and make their views and concerns
known to the Board. Written comments may be submitted to the Tri-City Planning Office at
the above address, prior to the date of the hearing, or contact Narda Wilson, Senior Planner,
at (406) 751-1850 for additional information.
Thomas R. Jentz
Planning Director
f -160 216 5H
R71, 5
-._
z3 ,
5 E= ,
f S16
A-3
k
1 CA
'i ry 'Y
C
L
h r'
Subject Pro
RA
r
fi -
f
r r
11 22 2 ;2
X g f • L/ t
21E-
1 2 1f 83
14 i
;t
1 E 64
-..4
1 1 5
..,
1 , 1 5
5 2Citv -4
. ,
(7aU.
P
,
1 t
49/ 3.1
2
EVERGREEN - _ -
4
�R _ -
' 109
11 111 1121 11 ` 11 115
VICINITY MAP
-ONT DAIRY FAR
PRELIMINARY PLAT (TILLAGE HEIGHTS
AN 8 LOT TOWNHOUSE SUBDIVISION ON 2.433 ACRES
RA-3, RESIDENTIAL APARTMENT / OFFICE
CITY OF KALISPELL ZONING- JURISDICTION
PI T DATE-4/2 /02
FILE # KPP-02-1 SCALE I" - o' , s\site\k-pP02-=dwS
ry
t0 O
OVm
Q
OQN
O NOrON
N
r0mW
O0mm
O
Ooommom
COrnm
Om0rn
OrnW
O0Wrn
m
NOOnOOmmmmmWWrn
N
OO Nrnm
Mm0W
0O
0mW
0rnW
c0rnmn
N
N
J
F
is
d
J
J
LL
w�m0,a.EL
W W
W
W W
W W
W
W w
W W
m
J J
W W
J J
W W
J J
W W
J J
W W
J
W m
J
W
J J
W W
J Y
W
mm0.aamwa
aaaQ
QQQQQQQ
QQ
IWI
¢ J¢J
Q QQQ
Qdui
QY
QY
qY
•YG
Y Y
NY
Y Y
Y Y
YOU
Y
Y Y
Y Y
a
YQ
YQ
YQ
YQ Y4
(l_Jj
<
�U5S552555g55AU5552-55.
1
55-¢-52�
§:
L
IL
o
'r
m
m
O
U
m
X
z
w
a
o
o
m
:Ym
W
w
F
w
❑a:
N
:.
>
Z
UU
m
m m
m Z
Z)
m
zU
W w
G Q
w
Q
W
Q
W
m
VV4-- N
d
U
J
J
`t m
m
W J
W
W W
W W
Y d
U
J
8
U U
U
2
U m
m
Cn
o
Q
N
���
gD
6
W
II--
N W
K
4 Q
rf-
Q W
Q
U
w°
O J
N Y
U
p¢
Z O
N m
J U-
1 W
U (-
(7 Z
m O
w
U (7
m m
W W
>>
> J
O Y
U
Z
O w
m >
U- m
w w
r- W
!- N
U m
p o
J J
Y Y
U U
J m
Y K
U W
J z
Y O>
U m
w~
m
¢ Z
N Z
r
io
tl. m
W
p LL
W
N
LL
W m
C❑
U
' ❑
if
N
X z>
o
N
N
p
z S
3
}}}❑
W
W W
d z
W
Q
f-
m
_
o?
N
❑ X
o
z Z
3
z. 2
o
?i
z (n
?,„
H d
`�
U
o¢¢
=
X
O
r
d
m
O
Cp
W
N
3
3
m
m
m
O
m
m O
�n
O
r U
0
m M
O M
n F
M (n
m r
O M
n
In�1 m
(OD
Q a
r
r N
r [D
a .-
r Q
a r
U)
m
p
Q
m
Z
Q
U
Od
d m
g z
J
W❑
zZ
W J
d U
m W
z
d
U
w
❑
E
W U
p
o
. m
d
W a
m
w
= `�
d U
0)
w
�' -
❑
z_
{W-
¢
_
N1
d
m S
`�
Y
J
Q G
Z W
z
¢m�
m W< If
m
N
as
Z
m
W
m U
W?
d
�.6
d
w
a
cz02i
m¢m
U
Ow
m2mo8p0gry
wwg
Wo
❑w2g
ca-5
.3
('-
xmw
J
aoy¢
w
p
Y
>❑
3 m
O
U Y
W t-
3 LL
Q O
w
O f-
m❑
W O
W❑
w
W J
m O
Q O
I.
Q W
-� Y
1- F,
m m
0
Q X=_
i J
J
Z U>
o5
_❑ F2F--
w
Z
d
m
w w
Z U
W W
U'
m w
} z
m
QN
F-
>
1-
W m
W U
j
LL
o Z U
S m
m
J W
-' m0
2
4-
J Z
¢ J
W
J 2
C� U
p m
t�tii11 ¢¢
U
Z❑
d
Q
z
O Z
W
o
m 2
O
2 d
o
O
W o
U CC
S Q
U
Q}
w
t¢i
>,
0 c9
h❑
J
O J
❑>
Z 2
m
r F
N (A
5
S
U Q
w
p
J❑
d J
(7 m
Z >-
N
FF--
>'
y Y
m LL
Y S
Ui LITa
J
J
[r
Q
<
3
oz d
G
2 W
Y
O H
m
{w-j
W d
W
z N
y
I171 Q
p
m Q
m J
W z
W
a K
m tz
S W
O
N U
U fn
>i ❑»
m W
twi ¢
W
g a
c
m>>
U
Y N¢
UmJ0000QUdz¢Qw
w
J J
z a
x
z m
w a
m
z m
o
o z❑
W
z
O¢UU�iiJJ>
2 m
mJdSO
.-
m U
U U
u.
C7 U
2 2
S
W
OUDO�iIOm
2
Z z
O a
m m
(q m
m>>>
O
nPrOpj
cn
nmr
S(rmOO
N
N:N
UN0g
mmO
rr
Nnn
MN
Orm Omr
Nmn Mnn
NN N
mm 0N
n WN
rN nr'
w nON
Vmr imn
0OnVM
nrp NN
N
�010
mrOW oNOO
C
rVrNW
N6O�
,¢
p
W
WOOOOO
O
O
nW
OO
O
n
O O
W NnN
O W
n
0rn
0
0
U
z
❑
QW
W
a
Q
>
a
V N
W N
m
r
M
n
N
O 1
r
Q W
N
M
N
N
m
N fn
n n
w
N E
r IILL
m�
N.
W
c W
R m
c
r m
m
m m
NO V
C+
F
>
LL>
Y m>
LL
m
J m
d Q>
''>
U w>
m
J
»
> w>
n
�_
z
m>>
o>
»>
a
a
m
00
U
C7 J
0��
m
N>
m m
C7 >
�h m
(V
N N
N S
N N
CV N
N (V
N N
N N
(V fV
cn
N
cn m
N tV
m c*>
N N
M vi
N N
cn m
N N
m �n
N N
m m
(V N
M m
N N
m �n
N (V
m
N N
N (V
N N
N N
m
N N
a> N
N N
M r>
N N
co m
N N
co m
N N
rn
N
rn m
N N
m rn
N N
W m
N N
m m
N N
m m
N N
rn m
N N
W m
N N
rn m
N N
rn m
N N
m W
N N
m m
N
m m
N
rn m
N N
m m
N N
m m
N
rn m
N N
m W
N N
S7A0S SWVEYtl✓G AC
2 VILLAGE LOOP
RALf9W4 A/T 599a -
PM MOO 755-6481
I'll 27M 109% 10345
WE 200f
GEOR6E SCHLLM-
Oi K4L4MTO4/RYFARAI
TOTAL AREA: 2.433 AC. .
PRELIMINARY PLAT OF
VILLAGE: HEIGHTS
A SUADIVISION
IN THE SWI14SWI14 SEC. 32, T29N., R.2/W., P. M.,M.,
FLATHEAD CO., MT, c�tr
�0g010 LOT 49 44.E ,-
X' 0.228 AC. ,ip
O q LOT 4'
A6. � t.
n J
LCT 39
1 0.239 AC.
Al
i.225
LOT 2A
AC.3`y
0.220
y t
LOT 18\
' 0.218
1A
\
�
A/B99T3B"W
Not a Pav4
N
W W �'
s2 � a
s s WEST EVERGREEM ORIV.-
1