Staff Report/PUDPLANNING F(
REPORT TO: Kalispell Mayor and City Council
FROM: Sean Conrad, Senior Planner
Myrt Webb, Interim City Manager
SUBJECT: Valley Ranch PUD
MEETING DATE: November 17, 2008
Planning Department
201 1" Avenue East
Kalispell, MT 59901
Phone: (40(7 758-7940
Fax: (406) 758-7739
www.kalispeU.com/planning
BACKGROUND: The Kalispell City Planning Board met on August 12, 2008 and held
a public hearing to consider a request from Gateway Properties, Inc. for a Planned
Unit Development (PUD) overlay zoning district on an 80.7f acre project site currently
within city limits zoned R-2 (Single Family Residential). The PUD will be known as
Valley Ranch and proposes 85 residential lots, 33 townhouse lots, a future assisted
and independent living facility with up to 104 units and an apartment/ condominium
lot capable of accommodating 160 units. The PUD plan includes 21.2 acres of open
space and parkland on the project site as well as installation of landscaping and bike
path along the project's frontage of Highway 93.
The properties included in the proposed project can be described as Tract 2, Tract 3
and Tract 2BC in Section 19, Township 29 North, Range 21 West. The 80.7t acre
project site is located on the east side of Highway 93 approximately 11/2 miles north of
the intersection of Highway 93 and West Reserve Drive. The project site has
approximately 1,100 feet of highway frontage between the Ponderosa Veterinary
Hospital and Montana Home Outfitters. From the highway, the project site extends
east and south wrapping around the southern boundary of the Ponderosa Estates
subdivision.
The Kalispell Planning Department staff presented staff report #KPUD-08-1 and
evaluated the proposed project. Staff recommended the planning board recommend
the council approve the requested Planned Unit Development subject to the
conditions listed in the staff report.
During the public hearing the board heard from the developer's agent, who provided a
brief overview of the project, and two members of the public. Public comments
included restricting vehicle access between Valley Ranch and the Ponderosa
Subdivision and the possibility of revising the apartment component of the project. A
suggestion included replacing the apartment units with a smaller single-family cottage
style development which includes a shared common area as the front yard.
After the public hearing was closed the planning board discussed whether the amount
of parkland was appropriate and the need for sewer upgrades south of the site for the
project to work. A brief discussion was also held on whether the recommended
timelines attached with the PUD were appropriate. The planning board ultimately
recommended the council consider approving the PUD with the recommended staff
conditions on a vote of 6 to 1.
RECOMMENDATION: A motion to approve the resolution for the Planned Unit
Development zoning on the property with 26 conditions as recommended by the
planning board would be in order.
FISCAL EFFECTS: Positive impacts once fully developed.
TE T S: As suggested by the City Council.
Respectfully submitted,
Sean Conra byr/t Webb
Senior Planner Interim City Manager
Report compiled: November 12, 2008
cc: Theresa White, Kalispell City Clerk
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COUNTY, MONTANA (PREVIOUSLY ZONED CITY R-2 (SINGLE FAMILY
• 1 TO CITY •-2 (SINGLE FAMILY RESIDENTIAL) ., PLANNED
UNIT DEVELOPMENT OVERLAY IN ACCORDANCE WITH THE KALISPELL
GROWTH POLICY 2020, AND TO PROVIDE AN EFFECTIVE DATE.
WHEREAS, Gateway Properties, Inc., the owner of the property described above, petitioned the
City of Kalispell that the zoning classification attached to the above described tract of
land be zoned R-2, Single Family Residential, with a Planned Unit Development
overlay on approximately 80.8 acres of land, and
WHEREAS, the property is located on the east side of Highway 93 approximately 11/2 miles north
of the intersection of Highway 93 and West Reserve Drive, and
WHEREAS, the petition of Gateway Properties, Inc. was the subject of a report compiled by the
Kalispell Planning Department, Staff Report # KA-07-5 / KPUD-07-2, in which the
Kalispell Planning Department evaluated the petition and recommended that the
property as described above be zoned R-2, Single Family Residential, with a Planned
Unit Development overlay, and
WHEREAS, the Kalispell City Planning Board held a Public Hearing on the matter on April 10,
2007 and May 8, 2007, and recommended that the initial zoning be City R-2, Single
Family Residential with a Planned Unit Development overlay, upon annexation to the
City of Kalispell, and
WHEREAS, the City Council of the City of Kalispell enacted Resolution 5208 annexing the
property as described to the City of Kalispell on July 2, 2007, and Ordinance 1615,
zoning the property as City R-2 on July 16, 2007, but referred the Planned Unit
Development request back to planning staff for revisions, and
WHEREAS, after revisions, the Kalispell City Planning Board held another Public Hearing on the
matter on August 12, 2008, and recommended that the zoning be City R-2, Single
Family Residential with a Planned Unit Development overlay, and
WHEREAS, after considering all the evidence submitted on the proposal to zone the property as
described R-2, Single Family Residential with a Planned Unit Development overlay,
the City Council finds such zoning to be consistent with the Kalispell Growth Policy
2020 and adopts, based upon the criterion set forth in Section 76-3-608, M.C.A., and
State, Etc. v. Board of County Commissioners, Etc. 590 P2d 602, the findings of fact
of KPD as set forth in Staff Report No. KPUD-08-1.
NOW THEREFORE,ORDAINED BY THE CITY COUNCILOF OF
KALISPELL, AS • •
SECTION I. Section 27.02.010, of the Official Zoning Map of the Kalispell Zoning
Ordinance, (Ordinance No. 1460) is hereby amended by designating the
property described above as R-2, Single Family Residential with a Planned
Unit Development overlay on approximately 80.8 acres.
SECTION II. The Planned Unit Development proposed by Gateway Properties, Inc. upon
the real property described above is hereby approved, subject to the following
conditions:
General Conditions:
1. The Planned Unit Development for Valley Ranch allows the following deviations from the
Kalispell Zoning Ordinance:
A. Kalispell Zoning Ordinance, Section 27.05.040 (1) (Minimum lot size in the R-2
zoning district).
Allows the minimum lot area to be reduced from 9,600 square feet to 8,100 square
feet for detached single-family lots.
B. Kalispell Zoning Ordinance, Section 27.05.020 (Permitted uses within the R-2
zoning district).
Allows townhouse as a permitted use within the R-2 zoning district. The townhouse
units may also be used temporarily as a model unit for sales purposes.
Nate: The townhouse lots may be reduced in size but in no case shall the lot size be
below 2,000 square feet or 6,000 square feet for the parent lot.
C. Kalispell Zoning Ordinance, Section 27.05.020 (Permitted uses within the R-2
zoning district) and Section 27.05.030 (Conditional uses within the R-2 zoning
district).
Allows assisted and independent living units and apartment/condominium units in
the R-2 zoning district. These units may also be used temporarily as a model unit for
sales purposes.
D. Kalispell Zoning Ordinance, Section 27.05.040 (5) (Permitted lot coverage of 35%).
Allows lot coverage for the townhouse lots to increase to 45%.
E. Kalispell Zoning Ordinance, Section 27.24.090 (Permitted signs in Zones R-1, R-2,
R-3 and R-4).
Allows the following:
• One 24 square foot sign and one 10 square foot entry sign for the
apartment/condominium development.
® Two 10 square foot entry signs for the assisted/independent living facility.
® Two marketing signs not to exceed 64 square feet.
Note: Only one marketing sign may be placed adjacent to Highway 93. The signs
shall be maintained and kept in good condition. The signs shall be removed upon the
sale of 80% of the dwelling units or if the PUD expires.
2. A revised PUD master plan shall be provided with the preliminary plat submittal of phase 1
which incorporates the Valley Ranch PUD conditions of approval.
Note: The implementation of the conditions may result in the loss of dwelling units.
3. That the development of the site shall be in substantial compliance with the following plans,
materials and other specifications as well as any additional conditions associated with the
PUD as approved by the city council:
® A maximum of 278 dwelling units and up to 104 assisted and independent living units.
i Valley Ranch PUD master plan dated 5-20-08
Phasing Plan
® Schematic Landscape Plan
® Elevations for single family lots
e Elevations for the townhouse lots
® Preliminary schematic site plan for the assisted and independent living facility
® Elevations and preliminary schematic site plan for the condo or apartment units
Landscape Buffer for Highway 93
® Declaration of Covenants, Conditions, and Restrictions
® Design Standards
Note: The building height and lot coverage standards will be modified to comply with
the zoning ordinance's definition and calculation of these standards. The reference for
guest homes shall be removed.
0 Typical road sections
Note: For the road section the sidewalks shall be located within one foot of the right-of-
way line to provide for a widened boulevard.
For the alley section that area between the edge of pavement and property line shall be
seeded.
3. A street and associated right-of-way meeting city standards shall be constructed in the area of
townhouse lot 22 from Plentywood Loop south to the project's boundary with assessor's tract
313A. This construction and right-of-way dedication shall occur prior to final plat approval
for phase 3.
4. The following parks shown on the PUD plan shall be dedicated to the City of Kalispell upon
final plat approval for each of the respective phases:
® Phase 1 -The 1.5 acre park next to the assisted living facility
Phase 2 - The 3.3 acre linear park along the south boundary of Ponderosa Estates
® Phase 3 - The 8 acre park
6. The developer shall provide the Parks and Recreation Department with a revised park
improvement plan for each of the three city parks with the submittal of the preliminary plat.
Park improvements shall include the following:
A trail starting at the northwest corner of the PUD and connecting with a highway side
trail aligned through the 8 acre park, through the linear park and connecting via the
sidewalks along Sun Prairie Court with the 1.5 acre park adjacent to the Assisted Living
Complex. The trail must be paved to an 8 foot width on the interior of the site and 10
feet wide adjacent to the highway.
® Provide easements for a trail adjacent to Highway 93 along the northwestern portion of
Valley Ranch.
® Provide landscaping and irrigation in the public park areas acceptable to the Kalispell
Parks and Recreation Department.
® Provide one tennis court, one 20 foot diameter shelter/pavilion, a hard -surface multi-
purpose court and a 5-12 year -old playground in the 8 acre public park.
® Provide a 12-14 foot diameter shelter and a 2-5 year -old tot lot in the 1.5 acre park.
® Provide benches in each of the parks along the trail and benches along the trail in the
linear park.
The plans shall be reviewed and approved by the Parks and Recreation Department and
implemented prior to final plat approval.
7. Detailed plans for parks, open space areas, and 100-foot highway setback buffer, other than
the three city parks cited in condition 5, shall be submitted with the preliminary plat
application of their respective phase. The Parks and Recreation Department shall review and
provide a recommendation of the plans for city council approval.
8. A pedestrian/ bike path plan shall be submitted with the preliminary plat application for
phase 1 to the Parks and Recreation Department for its review. The plan shall include the
pathway width and construction materials for the paths located throughout the Valley Ranch
PUD. The city council shall approve the plan with path construction coinciding with the
various phases of development.
9. Parks and open space development for phase 1 shall include the 1.5 acre city park adjacent to
the assisted living facility, the 0.8 acre homeowner's park north of the 8.7 acre
apartment/condominium lot and the 100-foot wide buffer area along Highway 93.
10. Prior to obtaining a building permit for the assisted and independent living facility, the
developer shall submit an amendment to the Valley Ranch PUD for a public hearing showing
the location, size, elevations, landscaping and parking associated with the assisted and
independent living facility. Note: The building shall incorporate four sided architecture and
an on -site public transit location. Building plans shall incorporate the use of an automatic
fire suppression system.
11. Prior to issuance of a building permit for each of the multi -family buildings, the Kalispell
Site Review Committee shall review each individual building plan with all applicable city
codes and policies and the following:
• Heavy duty loop bike racks capable of holding 5 bicycles located adjacent to each
building
• A landscaping and irrigation plan
® Sidewalk connectivity between the units, parking areas, bike paths if applicable and
sidewalks along the adjoining streets
• Multifamily buildings on the same lot shall have a minimum building separation of 20
feet (cave to cave).
12. The clubhouse for the apartment/condominium units shall be completed prior to issuance of
the certificate of occupancy for the 4 1 " unit. The clubhouse shall be approximately 2,500 to
3,000 square feet in size and have bathrooms and kitchenette facilities in addition to
multipurpose rooms. The clubhouse may serve as a sales office for the
apartment/condominium units.
13. Prior to final plat approval for phase 1 the following road improvements shall be installed:
Whitehall Road, from the west end of the apartment/condominium lot, to Highway 93
shall be improved to carry emergency vehicles. The emergency access will need to meet
fire code standards.
Round -Up Road shall be built to the southern end of the project site boundary to city
standards.
® Whitehall Road shall be constructed to city standards to the eastern boundary of the
project site.
14. An undefined 60-foot wide public road and utility easement shall be provided along the east
side of Round -Up Road in the park area between lots 56 and 57. The easement shall be
noted on future subdivision plats.
15. A landscaping plan for any lift stations on the project site shall be provided with the
submittal of a preliminary plat. The landscaping plan shall incorporate a combination of
trees and shrubs with a density adequate to screen the lift station from public view.
16. Future subdivisions on the project site shall not be given final plat approval until a street
connection is made to the south which provides a full movement intersection in order for
traffic to travel south on either Highway 93 or Whitefish Stage Road.
17. Upon submitting a preliminary plat application for each phase the developer shall provide the
Public Works Department with a plan of how sewage will be conveyed to the sewer
treatment plant. The plan, once reviewed and approved by the Public Works Department,
would be required to be installed prior to final plat approval.
18. The developer shall submit a an overall stormwater plan for the entire development with the
preliminary plat application of phase I and a concept drainage report for each of the
preliminary plat submittals. The concept drainage report shall include but is not limited to
the following:
® Narrative: The narrative shall describe all proposed methods and alternatives for
stormwater treatment and disposal, as well as provide sufficient information,
supporting technical data, assumptions, design criteria, and drainage calculations. If
phasing is anticipated, an explanation of how the drainage system will be phased and
constructed shall also be included;
® Schematic: The schematic plan of the proposed stormwater system shall show the
approximate size and location of all drainage components;
® Geotechnical Information: If infiltration is proposed, then sufficient site characterization
work shall be completed to demonstrate that the proposed facilities will function as
intended.
® Pre -Development Basin Information: This information shall summarize the pre -
development drainage patterns for all basins contributing flow to, on, through, and
from the site. The narrative shall identify and discuss all existing on -site and/or off -site
drainage facilities, natural or constructed, including but not limited to Natural Drainage
Ways (described in the 2008 Kalispell Stormwater Facility Plan Update, if applicable),
conveyance systems, and any other special features (i.e. wetland, streams, rivers) on or
near the project; and,
® Down -Gradient Analysis: This analysis shall identify and discuss the probable impacts
down -gradient of the project site.
19. A park maintenance district shall be formed in accordance with section 7-12-4001 MCA
incorporating all the lots within the Valley Ranch project. The taxes levied within the
maintenance district shall be determined by the Parks and Recreation Department with
approvals by the Kalispell City Council. Such a district shall become effective upon
recording the final plat for each phase.
20. The developer shall work with Eagle Transit to establish bus stop location(s) within the
Valley Ranch PUD. The approved bus stop location(s) shall be included on a revised PUD
plan and submitted with the preliminary plat of phase 1. Bus stop location(s) shall be
improved in accordance with Eagle Transit's requirements, which may include a bus shelter,
in the respective phase the bus stop is located within.
21. Prior to submitting a preliminary plat for phase 2 the developer shall contact the Department of
Military Affairs and work with them to come up with a suitable plan to buffer the anticipated
residential land uses adjacent to the existing National Guard facility.
22. A minimum of two-thirds of the necessary public infrastructure shall be completed prior to
final plat submittal for each phase and that both the water and sewer systems serving the
phase are operational.
23. The power, phone, natural gas and cable television lines shall be located within the alley
right-of-way. Where an alley is not adjacent to the lot the power, phone, natural gas and
cable television lines shall be located within a separate 10-foot easement outside of the road
right-of-way easement.
24. Street lighting shall be located within the development and shall have a full cutoff lens so
that it does not intrude unnecessarily onto adjoining properties.
25. A development agreement shall be drafted by the Kalispell. City Attorney between the City of
Kalispell and the developer outlining and formalizing the terms, conditions and provisions of
approval. The final plan as approved, together with the conditions and restrictions imposed,
shall constitute the Planned Unit Development (PUD) zoning for the site. The development
agreement shall be submitted with the final plat application of phase 1.
26. Approval of the planned unit development shall be valid for a period of two years from the
date of approval with the possibility of a one-year extension to be granted by the city council.
Within this time, the developers shall obtain approval of a preliminary plat for the first phase
of the project. When a preliminary plat is submitted and approved for the site the developer
will have up to three years to complete the first phase and two years to complete subsequent
phases. The Valley Ranch PUD shall expire if, after preliminary plat approval is given, the
final plat is not filed within the above stated timeframes.
SECTION III. The balance of Section 27.02.010, Official Zoning Map, City of Kalispell
Zoning Ordinance not amended hereby shall remain in full force and effect.
SECTION IV. This Ordinance shall take effect from and after 30 days of its passage by
the City Council.
RUMME
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Pamela B. Kennedy
Mayor
Theresa White
City Clerk
PLANNING FOR THE FUTURE
November 12, 2008
Myrt Webb, Interim City Manager
City of Kalispell
P.O. Box 1997
Kalispell, MT 59903
Planning Department
201 V Avenue East
Kalispell, MT 59901
Phone: (406) 758-7940
Fax: (406) 758-7739
www.katispell.com/planning
Re: Gateway Properties, Inc. request for a Planned Unit Development (PUD)
Dear Myrt:
The Kalispell City Planning Board met on August 12, 2008 and held a public hearing to
consider a request from Gateway Properties, Inc. for a Planned Unit Development (PUD)
overlay zoning district on an 80.7t acre project site currently within city limits zoned R-2
(Single Family Residential). The PUD will be known as Valley Ranch and proposes 85
residential lots, 33 townhouse lots, a future assisted and independent living facility with
up to 104 units and an apartment/ condominium lot capable of accommodating 160 units.
The PUD plan includes 21.2 acres of open space and parkland on the project site as well
as installation of landscaping and bike path along the project's frontage of Highway 93.
The properties included in the proposed project can be described as Tract 2, Tract 3 and
Tract 2BC in Section 19, Township 29 North, Range 21 West. The 80.7f acre project site
is located on the east side of Highway 93 approximately 11/2 miles north of the intersection
of Highway 93 and West Reserve Drive. The project site has approximately 1,100 feet of
highway frontage between the Ponderosa Veterinary Hospital and Montana Home
Outfitters. From the highway, the project site extends east and south wrapping around
the southern boundary of the Ponderosa Estates subdivision.
Sean Conrad of the Kalispell Planning Department presented staff report #KPUD-08-1 and
evaluated the proposed project. Staff recommended the planning board recommend the
council approve the requested Planned Unit Development subject to the conditions listed
in the staff report.
During the public hearing the board heard from the developer's agent, who provided a
brief overview of the project, and two members of the public. Public comments included
restricting vehicle access between Valley Ranch and the Ponderosa Subdivision and the
possibility of revising the apartment component of the project. A suggestion included
replacing the apartment units with a smaller single-family cottage style development
which includes a shared common area as the front yard.
After the public hearing was closed the planning board discussed whether the amount of
parkland was appropriate andthe need for sewer upgrades south of the site for the project
to work. A brief discussion was also held on whether the recommended timelines attached
with the PUD were appropriate. The planning board ultimately recommended the council
consider approving the PUD with the recommended staff conditions on a vote of 6 to 1.
Please schedule this matter for the November 17, 2008 regular city council meeting. You
may contact this board or Sean Conrad at the Kalispell Planning Department if you have
any questions regarding this matter.
Sincerely,
Kalispell City Planning Board
Bryan H. Schutt
President
Attachments: Minutes of the 8/ 12/08 planning board meeting
c: Bruce Lutz, Sitescape Associates, P.O. Box 1417, Columbia Palls, MT 59912
Gateway Properties, Inc., Attn: Brent Card, 354 Plantation Drive, Kalispell, MT
59901
Theresa White, Kalispell City Clerk
Exhibit
Valley
` •. -.
Conditions
General Conditions:
1. The Planned Unit Development for Valley Ranch allows the following
deviations from the Kalispell Zoning Ordinance:
A. Kalispell Zoning Ordinance, Section 27.05.040 (1) (Minimum lot
size in the R-2 zoning district).
Allows the minimum lot area to be reduced from 9,600 square feet
to 8,100 square feet for detached single-family lots.
B. Kalispell Zoning Ordinance, Section 27.05.020 (Permitted uses
within the R-2 zoning district).
Allows townhouse as a permitted use within the R-2 zoning
district. The townhouse units may also be used temporarily as a
model unit for sales purposes.
Note: The townhouse lots may be reduced in size but in no case
shall the lot size be below 2,000 square feet or 6,000 square feet
for the parent lot.
C. Kalispell Zoning Ordinance, Section 27.05.020 (Permitted uses
within the R-2 zoning district) and Section 27.05.030 (Conditional
uses within the R-2 zoning district).
Allows assisted and independent living units and
apartment/condominium units in the R-2 zoning district. These
units may also be used temporarily as a model unit for sales
purposes.
D. Kalispell Zoning Ordinance, Section 27.05.040 (5) (Permitted lot
coverage of 35%).
Allows lot coverage for the townhouse lots to increase to 45%.
E. Kalispell Zoning Ordinance, Section 27.24.090 (Permitted signs in
Zones R-1, R-2, R-3 and R-4).
Allows the following:
• One 24 square foot sign and one 10 square foot entry sign for
the apartment/ condominium development.
• Two 10 square foot entry signs for the assisted/independent
living facility.
• Two marketing signs not to exceed 64 square feet.
Note: Only one marketing sign may be placed adjacent to
Highway 93. The signs shall be maintained and kept in good
condition. The signs shall be removed upon the sale of 80% of the
dwelling units or if the PUD expires.
2. A revised PUD master plan shall be provided with the preliminary plat
submittal of phase 1 which incorporates the Valley Ranch PUD
conditions of approval.
Note: The implementation of the conditions may result in the loss of
dwelling units.
3. That the development of the site shall be in substantial compliance with
the following plans, materials and other specifications as well as any
additional conditions associated with the PUD as approved by the city
council:
A maximum of 278 dwelling units and up to 104 assisted and
independent living units.
® Valley Ranch PUD master plan dated 5-20-08
® Phasing Plan
i Schematic Landscape Plan
0 Elevations for single family lots
Elevations for the townhouse lots
® Preliminary schematic site plan for the assisted and independent
living facility
® Elevations and preliminary schematic site plan for the condo or
apartment units
® Landscape Buffer for Highway 93
® Declaration of Covenants, Conditions, and Restrictions
® Design Standards
Note: The building height and lot coverage standards will be modified
to comply with the zoning ordinance's definition and calculation of
these standards. The reference for guest homes shall be removed.
® Typical road sections
Note: For the road section the sidewalks shall be located within one
foot of the right-of-way line to provide for a widened boulevard.
For the alley section that area between the edge of pavement and
property line shall be seeded.
3. A street and associated right-of-way meeting city standards shall be
constructed in the area of townhouse lot 22 from Plenty -wood Loop south
to the project's boundary with assessor's tract 313A. This construction
and right-of-way dedication shall occur prior to final plat approval for
phase 3.
4. The following parks shown on the PUD plan shall be dedicated to the
City of Kalispell upon final plat approval for each of the respective
phases:
® Phase 1 -The 1.5 acre park next to the assisted living facility
® Phase 2 - The 3.3 acre linear park along the south boundary of
Ponderosa Estates
® Phase 3 - The 8 acre park
6. The developer shall provide the Parks and Recreation Department with a
revised park improvement plan for each of the three city parks with the
submittal of the preliminary plat. Park improvements shall include the
following:
• A trail starting at the northwest corner of the PUD and connecting
with a highway side trail aligned through the 8 acre park, through the
linear park and connecting via the sidewalks along Sun Prairie Court
with the 1.5 acre park adjacent to the Assisted Living Complex. The
trail must be paved to an 8 foot width on the interior of the site and
10 feet wide adjacent to the highway.
® Provide easements for a trail adjacent to Highway 93 along the
northwestern portion of Valley Ranch.
® Provide landscaping and irrigation in the public park areas acceptable
to the Kalispell Parks and Recreation Department.
® Provide one tennis court, one 20 foot diameter shelter/pavilion, a
hard -surface multi -purpose court and a 5-12 year -old playground in
the 8 acre public park.
® Provide a 12-14 foot diameter shelter and a 2-5 year -old tot lot in the
1.5 acre park.
® Provide benches in each of the parks along the trail and benches
along the trail in the linear park.
The plans shall be reviewed and approved by the Parks and Recreation
Department and implemented prior to final plat approval.
7. Detailed plans for parks, open space areas, and 100-foot highway
setback buffer, other than the three city parks cited in condition 5, shall
be submitted with the preliminary plat application of their respective
phase. The Parks and Recreation Department shall review and provide a
recommendation of the plans for city council approval.
8. A pedestrian/ bike path plan shall be submitted with the preliminary
plat application for phase 1 to the Parks and Recreation Department for
its review. The plan shall include the pathway width and construction
materials for the paths located throughout the Valley Ranch PUD. The
city council shall approve the plan with path construction coinciding
with the various phases of development.
9. Parks and open space development for phase 1 shall include the 1.5 acre
city park adjacent to the assisted living facility, the 0.8 acre homeowner's
park north of the 8.7 acre apartment/condominium lot and the 100-foot
wide buffer area along Highway 93.
10. Prior to obtaining a building permit for the assisted and independent
living facility, the developer shall submit an amendment to the Valley
Ranch PUD for a public hearing showing the location, size, elevations,
landscaping and parking associated with the assisted and independent
living facility. Note: The building shall incorporate four sided
architecture and an on -site public transit location. Building plans shall
incorporate the use of an automatic fire suppression system.
11. Prior to issuance of a building permit for each of the multi -family
buildings, the Kalispell Site Review Committee shall review each
individual building plan with all applicable city codes and policies and
the following:
® Heavy duty loop bike racks capable of holding 5 bicycles located
adjacent to each building
® A landscaping and irrigation plan
• Sidewalk connectivity between the units, parking areas, bike paths if
applicable and sidewalks along the adjoining streets
® Multifamily buildings on the same lot shall have a minimum building
separation of 20 feet (eave to eave).
12. The clubhouse for the apartment/condominium units shall be completed
prior to issuance of the certificate of occupancy for the 41st unit. The
clubhouse shall be approximately 2,500 to 3,000 square feet in size and
have bathrooms and kitchenette facilities in addition to multipurpose
rooms. The clubhouse may serve as a sales office for the
apartment/condominium units.
13. Prior to final plat approval for phase 1 the following road improvements
shall be installed:
® Whitehall Road, from the west end of the apartment/condominium
lot, to Highway 93 shall be improved to carry emergency vehicles.
The emergency access will need to meet fire code standards.
® Round -Up Road shall be built to the southern end of the project site
boundary to city standards.
® Whitehall Road shall be constructed to city standards to the eastern
boundary of the project site.
14. An undefined 60-foot wide public road and utility easement shall be
provided along the east side of Round -Up Road in the park area between
lots 56 and 57. The easement shall be noted on future subdivision plats.
15. A landscaping plan for any lift stations on the project site shall be
provided with the submittal of a preliminary plat. The landscaping plan
shall incorporate a combination of trees and shrubs with a density
adequate to screen the lift station from public view.
16. Future subdivisions on the project site shall not be given final plat
approval until a street connection is made to the south which provides a
full movement intersection in order for traffic to travel south on either
Highway 93 or Whitefish Stage Road.
17. Upon submitting a preliminary plat application for each phase the
developer shall provide the Public Works Department with a plan of how
sewage will be conveyed to the sewer treatment plant. The plan, once
reviewed and approved by the Public Works Department, would be
required to be installed prior to final plat approval.
18. The developer shall submit a an overall stormwater plan for the entire
development with the preliminary plat application of phase 1 and a
concept drainage report for each of the preliminary plat submittals. The
concept drainage report shall include but is not limited to the following:
® Narrative: The narrative shall describe all proposed methods and
alternatives for stormwater treatment and disposal, as well as
provide sufficient information, supporting technical data,
assumptions, design criteria, and drainage calculations. If phasing is
anticipated, an explanation of how the drainage system will be
phased and constructed shall also be included;
® Schematic: The schematic plan of the proposed stormwater system
shall show the approximate size and location of all drainage
components;
® Geotechnical Information: If infiltration is proposed, then sufficient
site characterization work shall be completed to demonstrate that
the proposed facilities will function as intended.
® Pre -Development Basin Information: This information shall
summarize the pre -development drainage patterns for all basins
contributing flow to, on, through, and from the site. The narrative
shall identify and discuss all existing on -site and/or off -site
drainage facilities, natural or constructed, including but not limited
to Natural Drainage Ways (described in the 2008 Kalispell
Stormwater Facility Plan Update, if applicable), conveyance
systems, and any other special features (i.e. wetland, streams,
rivers) on or near the project; and,
Down -Gradient Analysis: This analysis shall identify and discuss
the probable impacts down -gradient of the project site.
19. A park maintenance district shall be formed in accordance with section
7-12-4001 MCA incorporating all the lots within the Valley Ranch
project. The taxes levied within the maintenance district shall be
determined by the Parks and Recreation Department with approvals by
the Kalispell City Council. Such a district shall become effective upon
recording the final plat for each phase.
20. The developer shall work with Eagle Transit to establish bus stop
location(s) within the Valley Ranch PUD. The approved bus stop
location(s) shall be included on a revised PUD plan and submitted with
the preliminary plat of phase 1. Bus stop location(s) shall be improved in
accordance with Eagle Transit's requirements, which may include a bus
shelter, in the respective phase the bus stop is located within.
21. Prior to submitting a preliminary plat for phase 2 the developer shall
contact the Department of Military Affairs and work with them to come up
with a suitable plan to buffer the anticipated residential land uses adjacent
to the existing National Guard facility.
22. A minimum of two-thirds of the necessary public infrastructure shall be
completed prior to final plat submittal for each phase and that both the
water and sewer systems serving the phase are operational.
23. The power, phone, natural gas and cable television lines shall be located
within the alley right-of-way. Where an alley is not adjacent to the lot
the power, phone, natural gas and cable television lines shall be located
within a separate 10-foot easement outside of the road right-of-way
easement.
24. Street lighting shall be located within the development and shall have a
full cutoff lens so that it does not intrude unnecessarily onto adjoining
properties.
25. A development agreement shall be drafted by the Kalispell City Attorney
between the City of Kalispell and the developer outlining and formalizing
the terms, conditions and provisions of approval. The final plan as
approved, together with the conditions and restrictions imposed, shall
constitute the Planned Unit Development (PUD) zoning for the site. The
development agreement shall be submitted with the final plat application
of phase 1.
26. Approval of the planned unit development shall be valid for a period of
two years from the date of approval with the possibility of a one-year
extension to be granted by the city council. Within this time, the
developers shall obtain approval of a preliminary plat for the first phase
of the project. When a preliminary plat is submitted and approved for
the site the developer will have up to three years to complete the first
phase and two years to complete subsequent phases. The Valley Ranch
PUD shall expire if, after preliminary plat approval is given, the final plat
is not filed within the above stated timeframes