Staff Report/Preliminary PlatIZIADWO)Z40"s
I'MpjpVV$U
Fr lathead Regional Development Office
723 5th Avenue East - Room 414
Kalispell, Montana 59901
Kalispell Mayor and City Council
Narda A Wilson, Senior Planner, FRDO
Chris A. Kukulski, City Manager
Preliminary Plat for Westgate Subdivision
Revised Recommendation
May 17, 1999
Phone: (406) 758-5980
Fax: (406) 758-5781
BACKGROUND: Preliminary plat for the above referenced subdivision was
rescheduled from the May 3, 1999 city council meeting at the developer's request in
order to allow further discussion with the staff regarding proposed infrastructure
improvements and the long term development plans for other property in the area. As
a result of these discussions, the recommended conditions of approval have been
slightly modified.
RECOMMENDATION: Staff is recommending modifications to the following
conditions of approval:
4. That a letter from the Kalispell Public Works Department shall be obtained which
states that the proposed plans and specifications for all improvements including
pavement, curbs, gutters, sidewalks, landscaping and drainage systems have been
reviewed and approved in accordance with Kalispell's Design and Construction
Standards and have been constructed accordingly for Cor-porate Way.
5. That the future roadway indicated on the plat be constructed with curb and gutter
and a sidewalk on the north side of the roadwav to City standards to the western
terminus of the driveway to the north serving the apartment complex to the north.
The remaining -portion of the roadway shall be of gravel construction with a
temporary cul-de-sac at its terminus. The roadwav shall be identified on the plat a��
a 60 foot wide private road and utility easement with a 55 foot radius temporary
cul-de-sac. The roadway shall be privately owned and maintained until such time
as subsequent development may necessitate its dedication to the City. A note shall
be placed on the face of the final plat stating that this roadway is privately owned
and maintained.
6. That sidewalks be constructed on the west side of Corporate Way the full length e
the subdMsien, ineluding the area in the remainder- indiea-ted for- future highway -
right of way te the south of the subdivision. A4se sidewalks be eensti=ueted ela both
sides on the stfeet to the neAh indieated as a remainder- tr-aet for ftitur-e right e-f--
way frem Gefper-ate Way to the terminus of the di=iveway sen4ng the apan.1ment
eemplex te the nertl+-to the driveway entrance to Ashley Square mall to the east.
Sidewalks shall be separated by a five foot landscape boulevard and the placement
Providing Community Planning Assistance To:
Flathead County - City of Columbia Falls - City of Kalispell - City of Whitefish
Preliminary Plat Westgate Subdivision
May 12,1999
Page 2
of street trees shall be eeer-dina-ted �a4th the City Par-4Es and Reer-ea-tion Department
at 50 foot intervals and shall be a minimum of one and a half inch caliper at
planting.
FISCAL EFFECTS: Minor positive impacts once developed.
ALTERNATrVES: As suggested by the city council.
Narda A. Wilson Chris A. Kukulskr
Senior Planner City Manager
Report compiled: May 11, 1999
Flathead Regional Development Office
723 5th Avenue East - Room 414
Kalispell, Montana 59901
Phone: (406) 758-5980
Fax: (406) 758-5781
April 28, 1999
Al Thelen, Interim City Manager
City of Kalispell
P.O. Box 1997
Kalispell, MT 59903
Re: Westgate Subdivision Preliminary Plat
Dear Al:
Our office received a request for preliminary plat approval by Ronnie Pack for a four lot
commercial subdivision known as Westgate Subdivision. This subdivision is located on
the west side of Corporate Way just north of Highway 2 West and is zoned B-2, General
Business. This four lot commercial subdivision contains approximately 2.40 acres and
each lot will contain approximately one half acre or more.
Enclosed with this letter is staff report KSR-99-1 which are the review and findings of
fact. Please schedule this matter for the regular May 3, 1999 city council meeting.
Please note that this subdivision is just south of the property where the conditional use
permit for the senior housing project is proposed. Ronnie Pack is also the current owner
of this property. I would appreciate it if you could schedule the conditional use permit
prior the preliminary plat. Please contact me if I can help you further with this matter.
Sincerely,
Narda A. Wilson
Senior Planner
NW/
Attachments: FRDO Report #KSR-99-1
Back-up material and preliminary plat
c w/Att: Ronnie Pack, Box 7066, Kalispell, MT 59903
Sitescape Assoc, Box 1417, Columbia Falls, MT 59912
Sands Surveying, 1995 Third Ave East, Kalispell, MT 59901
Theresa White, Kalispell City Clerk
H:\ ... \TRANSMIT\KALlSPEL\99\KSR99-1
Providing Community Planning Assistance To:
Flathead County - City of Columbia Falls - City of Kalispell * City of Whitefish
VMTGATE SUBDIVISION
SUBDIVISION REPORT #KSR-99-2
APRIL 27, 1999
A report to the Kalispell City Council regarding a request for preliminary plat approval of
a four lot commercial subdivision in a B-2, General Business, zoning district.
A. Owner/Applicant: Ronnie Pack
P.O. Box 7066
Kalispell, MT 59903
(406)752-7785
Technical Assistance: Sitescape Associates
P.O. Box 1417
Columbia Falls, MT 59912
Sands Surveying
1995 Third Avenue East
Kalispell, MT 59901
(406)755-6481
B. Location: The property proposed for subdivision is located on the west side of
Corporate Way approximately 200 feet north of Highway 2 West in the west part
of Kalispell. The property can be described as Assessor's Tract 7A located in
Section 12, Township 28 North, Range 22 West, P.M.M., Flathead County,
Montana.
C. Size: Total area:
Lot 1:
Lot 2:
Lot 3:
Lot 4:
2.40 acres
29,772.85 sq. ft. (0.73 ac.)
31,649.70 sq. ft. (0.73 ac.)
21,263.54 sq. ft. (0.48 ac.)
22,043.26 sq. ft. (0.51 ac.)
D. Nature of the Request: The property owner is proposing to create four
commercial lots and a remainder lot. The remainder will be indicated on the plat
as "future highway right-of-way" and follows the Kalispell Bypass corridor. This
property will be acquired by the State of Montana Department of Transportation
as part of their early acquisition provided the property owner and State can agree
on a fair market value. The four commercial lots would be placed on the market
for commercial development permitted under the B-2, General Business, zoning
designation.
E. Zoning: The zoning for this property is B-2, a General Business zoning district.
The minimum lot size requirement for this district is 7,000 square feet. All of the
lots within the proposed subdivision exceed this minimum lot size and area
intended for uses which are consistent with the general business zoning.
F. E;dsting Land Use: This property can be considered to be essentially
undeveloped.
G. Surrounding Zoning and Land Uses Zoning: The area is a mix of commercial
buildings to the east with the new National Flood building and the Ashley
Square Mall which has a number of commercial uses including a restaurant,
barber, small market and the social security office. Residential uses are to the
north including the property where the new senior housing project is proposed
to the north which is currently owned by Ronnie Pack.
North: Property planned for multi -family development and Greenbriar
subdivision single family homes, RA- I and R-4 zoning
South: Highway ROW undeveloped commercial property, B-2 zoning
East: Commercial development, Ashley Square Mall, B-3 zoning
West: Undeveloped proposed Kalispell Bypass, RAI. zoning
Relation to Master Plan Map: This property lies within the Kalispell City -
County Planning jurisdiction and is designated on the master plan land use map
as commercial. This subdivision is in compliance the master plan for the area.
Utilities: This development will be served by full City services.
Water:
City of Kalispell
Sewer:
City of Kalispell
Electricity:
Pacific Power and Light (underground)
Telephone:
CenturyTel (underground)
Solid Waste:
City of Kalispell
Fire:
City of Kalispell
Schools:
School District #5, Russell School
Police.
City of Kalispell
� *IVA VA1110,10 lip It" CIN 0
This application is reviewed as a minor subdivision in accordance with State statutory
review criteria and the Kalispell Subdivision Regulations.
A. Effects on Health and Safety:
Fire: The risk of fire in this subdivision can be considered generally low because
this is an urban area, has good access, will have fire hydrants located within the
subdivision and the types of uses would not proposed for the site do not present
any significant threat of fire.
Top�a hy: The topography of the site is generally level. Development of the
site will give adequate consideration of drainage and vegetation of the setback
areas which will provide some on -site retention and absorption areas. Storm
sewer improvements may be necessary as part of the obtaining of final plat
approval of this subdivision.
Roads and Access: Primary access to the site will be from an paved City street,
Corporate Way, which is relatively new and in good condition. There is a future
roadway indicated on the northern boundary of proposed Lot 4 as a remainder
for future highway right-of-way. Although all of the lots can be accessed by way
of Corporate Way, the developer should be required to pave the new future
roadway to the extent that it serves the development to the north and is an
important part of that proposal. The road will be used to provide a primary
access element in the apartment development to the north and should be
constructed to City standards at least to the western terminus of the driveway.
No approaches are indicated on the preliminary plat, but should be so located to
provide shared access when possible or a road easement to share cross access.
The easement should have a minimum 20 foot wide travel lane to provide for two
way traffic because of the relatively narrow width of the lots. Location of the
approaches onto Corporate Way will require review and approval by the Kalispell
Public Works Department. Limiting the number of accesses onto these streets
reduces the potential safety hazards and potential conflicts.
All of the property along the west side of Corporate Way is undeveloped.
However, the Kalispell Senior Association plans for a senior project to the north
on property currently owned by this developer and this subdivision will likely
develop soon. The need for pedestrian access in the area is needed with the type
of development occurring in the area. The Kalispell Subdivision Regulations
require sidewalks for both commercial and residential subdivisions separated by
a five foot landscape boulevard. The street tree program can assist the developer
in selecting and planting street trees within the landscape boulevard area.
Minimal impacts to wildlife and wildlife habitat can be anticipated as a result of
this subdivision. The properties he within the urban boundaries of Kalispell and
it is anticipated that this area will continue to experience significant growth.
C. Effects on the Natural Environment:
Potential storm water runoff could present some limited development constraints
because there is no public storm sewer system in the area. The developer will
need to demonstrate to the Kalispell Public Works Department that stormwater
issues have been adequately addressed by on -site retention methods and
compliance with the City's storm water management policies.
3
Sewer: Sewer service will be provided by the City of Kalispell. Services lines will
need to be extended to the individual lots, but it is anticipated that only service
hnes will be required and sewer hook up fees will be assessed at the time of
connection because a service main hes in Corporate Way. Adequate capacity
exists within the Kalispell sewage treatment system to accommodate the
additional needs created by this subdivision.
Water: The City of Kalispell will provide water service to the lots in accordance
with the design specifications of the City of Kalispell. Water hook-up fees win be
assessed at the time of connection. There is adequate capacity within the
Kalispell water system to accommodate this proposed subdivision.
Consideration will need to be given to provide the necessary fire flows for
hydrants needed to serve the subdivision.
Schools: This subdivision is within the boundaries of School District #5,
however, no impacts to the school system can be anticipated as a result of this
development because of its commercial nature.
Parks: There are not developed City parks in the immediate area. However,
impacts to the park system will be limited. Parkland dedication is not required
for commercial subdivisions.
Police Protection: The site is served by the Kalispell Police Department. There
would be limited impacts on the police department and adequate service can be
provided. However, as the City grows there are cumulative impacts on the
department which need to be considered.
Fire Protection: This property is served by the City of Kalispell Fire Department.
Fire hydrants may be needed to be placed within the subdivision as part of the
subdivision approval process. The department will be able to adequately service
this development, however, there a have been cumulative effects on the
department as a result of the commercial and residential development in the city.
Refuse Disposal: Once the property is developed, the City of Kalispell Will
provide solid waste disposal to the site. Adequate space at the County landfill is
available for the solid waste which will be generated by the subdivision.
Medical Services: Kalispell Regional Hospital is approximately three and a half
miles from the site. Kalispell ambulance service as well as ALERT are able to
provide service to this area. Access to the site is good.
!I
E. Effects on Agriculture and Agricultural Water Users Facilities:
Commercial development is anticipated in this area. Because this is in an
established urban area, no impacts to agriculture or agricultural water users
facility are anticipated as a result of this subdivision.
F. Compliance with Master Plan
The Kalispell City -County Master Plan Map designates this area as Commercial.
The proposed subdivision complies with this land use designation. Additionally,
this development is taking place within an established commercial area and
meets the goals and objectives of the master plan by providing infill and
expansion of the existing commercial areas.
I I* I I , I -
This property is zoned B-2, General Business, a district that requires a minimum
of 7,000 square foot for newly created lots. This district provides for a broad
range of general commercial uses including retail sales, restaurants, hotels and
motels, auto dealerships, professional and government offices as well as any
number of other general uses. This subdivision complies with the Kalispell
Zoning Ordinance both in the development standards and the uses intended for
the site.
The preliminary plat is in substantial compliance with the State and City
Subdivision Regulations.
I cl 91010NIV) $ 40 9:711V 0&] Z I
The Flathead Regional Development Office would recommend that Kalispell City Council
adopt the Staff Report #KSR 99-2 as findings of fact and grant preliminary plat approval
for this subdivision subject to the following conditions:
1. That the development of the site will be in substantial conformance with the
approved preliminary plat which shall govern the general location of the lots and
accesses.
2. That all improvements for the subdivision shall be designed and constructed in
compliance with the City of Kalispell's Design and Construction Standards for
local streets. Certification from a engineer licensed in the state of Montana shall
be submitted with the final plat stating that all of the improvements have been
constructed accordingly.
3. That approval of the water and sewer* facilities for the subdivision be obtained
from the Montana Department of Environmental Quality and the Kalispell Public
Works Department.
4. That a letter from the Kalispell Public Works Department shall be obtained which
states that the proposed plans and specifications all improvements including
pavement, curbs, gutters, sidewalks, landscaping and drainage systems have
been reviewed and approved in accordance with Kalispell's Design and
Construction Standards and have been constructed accordingly.
5. A letter from the Kalispell Public Works Department shall be obtained which I
states that a storm water drainage plan which addresses storm water
management has been reviewed and approved.
6. That the future roadway indicated on the plat be constructed to City standardsAo,
the western terminus of the driveway to the north serving the apartment complex
to the north.
7. That sidewalks be constructed on the west side of Corporate Way the full length
of the subdivision, including the area in the remainder indicated for future
highway right-of-way to the south of the subdivision. Also sidewalks be
constructed on both sides on the street to the north indicated as a remainder
tract for future right-of-way from Corporate Way to the terminus of the driveway
serving the apartment complex to the north. Sidewalks shall be separated by a
five foot landscape boulevard and the placement of street trees shall be
coordinated with the City Parks and Recreation Department.
8. That an approach permit be obtained from the Kalispell Public Works
Department for the placement of the driveways or access road which will serve
the lots in the subdivision. If a cross access road is used, a cross easement
should be noted on the plat.
9. That a common mail facility be located for the subdivision and be approved by
the local postmaster.
10. That the number and location of fire hydrants within the subdivision be reviewed
and approved by the City of Kalispell Fire Department.
11. That the preliminary plat shall be valid for a period of three years from the date of
approval.
H:\...\98\KSR99-1
No
March 26, 1999
Tom Jentz and Narda Wilson
Flathead Regional Development Office
723 Fifth Avenue East
Kalispell, Montana 59901
RE: Ron Pack's Minor Subdivision, Corporate Way
Dear Tom and Nardi:
A55zeciato,5
Land5cape Architecturc * Land Pfanning
Sitc Analy5i5 * Uriban Pmgn * Graphic5
5rucc F. Lutz A.S.L.A.
P.O. box 1417
385 Golf Gour5c Privc
Colurn�ia FaI15, Montana 59912
Phonc: 406-892-3492
Fax: 406-892-0367
E-mail: blutz@cy�crport.nct
APPLICATION "ATE-�,'!-)�L
MAR 1999
Following our numerous discussions with you regarding Ron's property on Corporate
Way, he has decided to submit an application for a minor subdivision for an area that is
currently in the B2 Commercial Zone. The lots are all accessed from Corporate Way. We
will discuss the future development of his other adjacent properties at a later date.
Thanks for your attention. Please call if you have any questions.
Sincerely,
V___)
��� ---4 -
Bruce F. Lutz A. S.L.A. (?
P. S. Ron dropped off a check for the application fee yesterday.
iVc-nbcr of the Amcricon Socipty of LaIIIJ5Cape Architcct5
3/26/99
This application shall be submitted, along with all information required
by the applicable Subdivision Regulations and the Montana Subdivision
and Platting Act, and the appropriate fee to:
Flathead Regional Development Office, 723 Fifth Avenue East, Room 414
Kalispell, Montana 59901 - Phone:(406) 758-5980 Fax:(406)758-5781 I
Minor Subdivision
(5 or fewer lots)
$250 + 1 0/lot
MAR 2 6 1999
A-F
SUBDIVISION NAME: Westgate R R. D� 0.
101TYR, I'=trT&11L*j &V 9PLO] %I
Name Ronnie Pack Phone: 752-7785
Mailing Address: Box 7068 City/State/Zip: Kalispell, MT
TECH NICAUPROFESSIONAL PARTICIPANTS(Surveyor/Designer/Engineeretc.)
Name & Address: Sitescape Associates, Box 1417, Columbia Falls 59912
Name & Address: Sands Surveying, 1995 3rd Av. East, Kalispell 59903
Name & Address:
City / County Kalsipell, Flathead County
Street Address Corporate Way
Assessors Tract No.(s) Tract 7A Lot No. (s) NA
1/4 Section SE1/4 12 Township: 28 Range: 22
GENERAL DESCRIPTION OF SUBDIVISION: 4 Commercial Lots in a B2 Zoning District
within the City Limits of Kalispell and adjacent to the Ashley Square Business Center.
Number of Lots of Rental Spaces 4 Total Acreage in Subdivision 2.4
total Acreage in Lots 2.4 Minimum Size of Lots or Spaces 21,263.54 sf
Total Acreage in Streets or Road! 0 Ma)dmum Size of Lots or Spaces 31,649.7 sf
Total acreage in Parks, Open Spaces and/or Common Areas 0
Page 1
3/26/99
Pil
Single Family Townhouse
Duplex
Commercial 4
Condominium
Apartment
Mobile Home Park
Recreational Vehicle Pal7
Industrial Planned Unit Development
Mufti -Family Other
APPLICABLE ZONING DESIGNATION AND DISTRICT
132
38% of Tract 7A in Lots = $11,147
IMPROVEMENTS TO BE PROVIDED:
Roads: —Gravel —Paved —Curb —Gutter —Sidewalks —Al" ____Other Existing
Water System: Individual _Multiple User Neighborhood —Public Other
Sewer System: Individual Multiple User Neighborhood —Public Other
Other Utilities: Cable TV —Telephone Electric Gas Other
Solid Waste: Home Pick-up Central Storage Contract Hauler Owner Haul
Mail Delivery: Central Individual School District No:
Fire Protection: Hydrants Tanker Recharge
Drainage System:
On -Site
Fire District Area
School Dist. 5
Kalispell
PROPOSED EROSION I SEDIMENTATION CONTROL: The site is flat. Precautions will
be taken to detain runoff on -site during construction. The lots will be graded to Conform to City of Kalispell
standards for site drainage and storm water retention.
VA-RIANUEE97-ARE ANY VARIANC REMESTED? NO (yes/no). If
yes, please complete the information below:
SECTION / REGULATION OF REGULATIONS CREATING HARDSHIP: NA
EXPLAIN THE HARDSHIP THAT WOULD BE CREATED WITH STRICT
COMPLIANCE OF REGULATIONS: NA
Fill I k7j:W1111111 11011l Il I" iLsioli, lull T-11,11 L"WITI Il wilziely1m
Page 2
--�"LEASE ANSWER THE FOLLOWING QUESTIONS IN THE SPACES PROVIDED
'WELOW:
Will the granting of the variance be detrimental to the public health,
safety or general welfare or injurious to other adjoining properties?
NA
2 Will the variance cause a substantial increase in public costs?
NA
3 Will the variance affect, in any manner, the provisions of any adopted
zoning regulations or Master Plan?
NA
4 Are there special circumstances related to the physical characteristics
of the site (topography, shape, etc.) that create the hardship?
NA
5 What other conditions are unique to this property that create the need
for a variance?
NA
Page 3
3/26/99
F-AU;jI IN W-Al Ill' L91 Z, DO] Z 11
This subdivider shall submit a complete application addressing items
below to the FRDO Office at least thirty (30) days prior to the date of
the meeting at which it will be heard.
I . Preliminary plat application.
2. 6 copies of the preliminary plat.
3 One reproducible set of supplemental information.
(See Appendix A- Flathead County Subdivision Regulations).
4. One reduced copy of the preliminary plat, not to exceed
11" x 17" in size.
5. Application Fee.
I hereby certify under penalty of perjury and the laws of the State of
Montana that the information submitted herein, on all other submitted forms,
documents, plans or any other information submitted as a part of this
application, to be true, complete, and accurate to the best of my knowledge.
Should any information or representation submitted in connection with this
application be untrue, I understand that any approval based thereon may be
rescinded, and other appropriate action taken. The signing of this application
signifies approval for the F.R.D.O. staff to be present on the property for
routine monitoring and inspection during the approval and development
process.
Applicant Date
EA
Page 4
May 3, 1999
Kalispell City Council
c/o Flathead Regional Development Off -ice
723 Fifth Avenue East, Rm. 414
Kalispell, MT 59901
Re: Westgate Subdivision
Dear Mayor and Council:
Please accept my request to postpone consideration on my subdivision as noted
above until the next regular meeting of May 17, 1999 in order to give further
consideration to proposed improvements. Thank you.
Rdinn eA��Pack
May 18, 1999
Ronnie Pack
P.O. Box 7068
Kalispell, MT 59901
Re: Westgat'e Subdivision Preliminary Plat
Dear Mr. Pack:
I am pleased to inform you the Kalispell City Council approved
the Preliminary Plat for the Westgate Subdivision at its regular
meeting May 17, 1999.
If you need any further information please don't hesitate to
phone.
Sincerely,
Theresa White
City Clerk
CC: Sitescape Associates
Sands Surveying
Narda Wilson, FRDO
Post Office Box 1997 - Kalispell, Montana 59903-1997
Telephone (406) 758-7700 - FAX (406) 758-7758