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Staff Report/Master Plan Amendmentfri-City Planning Office 17 Second Street East - Suite 211 Kalispell, Montana 59901 Phone: (406) 751-1850 Fax: (406) 751-1858 tricity@centurytel.net REPORT TO: Kalispell Mayor and City Council FROM: Narda A. Wilson, Senior Planner Chris A. Kukulski, City Manager SUBJECT West View Estates Master Plan Amendment - 58 Acres West Reserve Drive and Stillwater Road MEETING DATE: TBA BACKGROUND: This is 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 Kalispell City Planning Board held a public hearing on Tuesday, May 28, 2002 special meeting with some recommended changes. At the public hearing the applicants spoke in favor of the proposal. There were several people from the Stillwater Estates neighborhood directly to the east who spoke at the public hearing in opposition to the high density residential area that would adjoin their property. T hey cited concerns with increased density and the impact it would have on the �-haracter of their neighborhood. After the public hearing the board discussed the proposal, taking into consideration the issues identified by the neighbors. This led the board to modify the goals and policies related to the High Density Residential area to require that the area immediately adjoining the Stillwater Estates property be developed residentially. After board discussion regarding the issues and the amendments to the goals and policies, the Kalispell City Planning Board passed a motion unanimously to recommend approval of the West View Estates Master Plan Amendment along with the goals and policies outlined on Attachment A as amended. Providing Community Planning Assistance To: City of Kalispell - City of Columbia Falls - City of Whitefish West View Estates Master Plan, -!ndment May 29, 2002 Page 2 RECOMMENDATION: A motion to adopt, amend or reject the proposed master plan amendment may be appropriate. FISCAL EFFECTS: ALTERNATIVES: Respectfully submitted, Narda A. Wilson Senior Planner Undetermined. As suggested by the city council. Report compiled: June 6, 2002 c: Theresa White, Kalispell City Clerk Chris A. Kukulski City Manager Attachments: Transmittal letter and Attachment A Staff Report KMPA-02-1 and application materials Draft minutes from 5/28/02 planning board special meeting Cc: Theresa White, Kalispell City Clerk. H: \ ... \TRANSMIT\KALISPELL\KMPA\02 \KMPA02- 1 MEMO. DOC RESOLUTION NO. 4710 A RESOLUTION OF INTENTION TO ADOPT, REVISE OR REJECT A RECOMMENDED AMENDMENT TO THE KALISPELL CITY -COUNTY MASTER PLAN. WHEREAS, the Kalispell City -County Master (Comprehensive) Plan was originally adopted by the Kalispell City Council on October 17, 1974 and by the Flathead Board of County Commissioners on October 14, 1974, and WHEREAS, a comprehensive amendment and update to the Kalispell City -County Master (Comprehensive) Plan was adopted by the Kalispell City Council on April 7, 1986 and by the Flathead Board of County Commissioners on February 6, 1986, and WHEREAS, On January 31, 2002, Mark Owens, dba LBO Limited Partnership, made an application to amend said Master Plan by changing the designation on approximately 58 acres of land located on the northeast corner of Stillwater Road and West Reserve Drive, described as a portion of Assessor's Tract 5, Section 25, Township 29 North, Range 22 West, P.M.M., Flathead County, Montana, from "Agricultural" to "Urban Residential,, on approximately 42 acres, to "High Density Residential', on approximately 9 acres, and "Neighborhood Commercial" on approximately 7 acres, and WHEREAS, on May 28, 2002, the Kalispell City Planning Board held a public hearing, after due and proper notice, received public comment upon, and received Tri-City Planning Office report #KPMA-02-1, which evaluated the proposal based upon the goals and objectives of the Master Plan, the purpose of zoning and current circumstances in the planning jurisdiction, and WHEREAS, at the conclusion of said public hearing and after consideration of the proposed amendment, the Kalispell City Planning Board, adopted report #KPMA-02-1, as the findings of fact and recommended approval of the proposed master plan amendment, and WHEREAS, the City Council of the City of Kalispell considers it advisable that they consider the proposed Master Plan amendment and the recommendations of the Kalispell City Planning Board, and adopt a Resolution of Intention to Adopt, Revise, or Reject a Proposed Amendment to the Kalispell City -County Master Plan. NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF KALISPELL, AS FOLLOWS: SECTION I. That pursuant to Section 76-1-604, MCA, the City Council of the City of Kalispell intends to consider a proposed amendment to the Kalispell City -County Master Plan, and a recommendation by the Kalispell City Planning Board to grant said amendment, said amendment consisting of changing the plan for the area described above, from Agricultural to Urban Residential, High Density Residential and Neighborhood Commercial by adopting, revising or rejecting said proposed amendment. SECTION II. That the City Council of the City of Kalispell shall hold a public hearing to consider whether to pass a final Resolution concerning said amendment to the Master Plan at a meeting to be held on the ist day of July, 2002, at 7:00 P.M., in the Council Chambers, City Hall, Kalispell, Montana, and subsequent to the conclusion of said meeting the City Council will consider Resolutions to Adopt, Revise, or Reject said proposed amendment. SECTION III. The City Clerk is authorized and directed to give notice of said meeting in accordance with Section 7-1-4128, MCA. 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 Attest: Theresa White City Clerk fri-City Planning Office 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: West View Estate Master Plan Amendment - 58 Acres West Reserve Drive and Stillwater Road Dear Chris: The Kalispell City Planning Board met on May 28, 2002, and held a public hearing to consider 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. Narda Wilson, of the Tri-City Planning Office, presented staff report KMPA-02-1, noting that the property would be annexed and the planning board would consider assignment of zoning at a subsequent meeting. Staff recommended approval of the proposed plan amendment subject to the goals and policies outlined in Attachment A. At the public hearing the applicants spoke in favor of the proposal. There were several people from the Stillwater Estates neighborhood directly to the east who spoke at the public hearing in opposition to the high density residential area that would adjoin their property. They cited concerns with increased density and the impact it would have on the character of their neighborhood. After the public hearing the board discussed the proposal, taking into consideration the issues identified by the neighbors. This led the board to modify the goals and policies related to the High Density Residential area to require that the area immediately adjoining the Stillwater Estates property be developed residentially. Providing Community Planning Assistance To: City of Kalispell - City of Columbia Falls - City of Whitefish West View Estates Master P7 Amendment June 6, 2002 Page 2 A motion was made and passed unanimously to forward a recommendation to the city council that the master plan amendment be approved subject to the amended goals and policies outlined in Attachment A. Please schedule this matter for consideration before the Kalispell City Council at their earliest date. 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 & ; V/"4 - ; yt& /" , Ron Van Natta President RVN/NW Attachments: Attachment A Staff report KMPA-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: Mark Owens, LBO Ltd Partnership, 500 Palmer Dr., Kalispell, MT 59901 Sands Surveying, 2 Village Loop, Kalispell, MT 59901 \TRANSMIT\KALISPEL\2002\KMPA-02-l.DOC West View Estates Master Plaii Amendment June 6, 2002 Page 3 WES�T.=VI EWS M TERPLA AMENEMN EW ESTATES MASTER PLA _�MN ZW 1� 4.t W 41A KALISPELL CITY PLANNING BOARD MAY 28, 2002 The Kalispell City Planning Board is recommending the following goals and policies to the Kalispell City Council for the above referenced proposal. A public hearing was held on this matter at the May 28, 2002 planning board meeting: ATTACHMENT A West View Estates Development Plan An Addendum to the Kalispell City Master Plan VISION STATEMENT: TO PROVIDE FLATHEAD VALLEY POPULATION AFFORDABLE RESIDENTIAL LOTS WITH CITY SERVICES IN ATTRACIVE SURROUNDINGS AND TO PROVIDE NEIGHBORHOOD SCALE COMMERCIAL SERVICES. A. To help develop a residential neighborhood that would be serviced by public facilities and utilities and to provide an opportunity for new residential expansion. B. To integrate a neighborhood scale commercial development into the plan that would provide convenient service, employment opportunities and development expansion in a manner compatible with adjacent residential uses. C. To create an integrated mixed use neighborhood that will provide alternative housing and lifestyle opportunities to the growing Kalispell community. D. To provide a harmonious and integrated neighborhood that is complementary in design and function. E. To provide for safe and convenient traffic circulation on and off the site that adequately accommodates vehicular, pedestrian and bike traffic. 1. The area proposed for West View Estates Development Plan be annexed into the city of Kalispell and be given appropriate zoning upon annexation including the adoption of zoning which reflects the goals and policies of this document. West View Estates Master P' Amendment June 6, 2002 Page 4 2. The residential component of the development plan should be substantial4y complete initiated and under construction with completion of Phase I prior to the initiation of development of the commercial or high density residential areas. 3. That all of the roadways serving the future development in the commercial and high density residential areas be access from the primary interior north / south access road rather than directly from West Reserve Drive. 4. That the development within the commercial and high density residential areas should be oriented inward and not toward West Reserve Drive with regard to access, parking, landscaping and signage. S. The commercial and high density residential development should have an integrated architectural design and landscaping which accommodates pedestrian access for those within the subdivision and between the development sites. 6. The commercial development should have be neighborhood service oriented in scale and in market focus. The high -density residential development should be primarily focused on residential uses to serve as a buffer to the less dense residential development to the north and east, which would be single-fam. development along that bound 7. An internal north / south roadway should be developed so that it provides internal circulation to the development within the site and it should be characterized as having moderate speeds, pedestrian features and landscaping. 8. A traffie analysis sheuld be prepared Development of the approach onto West Reserve be done in accordance with the recommendations of the Montana Department of Transportation, The Flathead County Road Department and the City of Kalispell. Consideration should be given to impacts to West Reserve Drive. 9. All public utilities and facilities shall be designed and constructed in accordance with the City of Kalispell's Design and Construction Standards and any other state, federal or local agency which may have authority. 10. Adequate consideration shall be given to upsizing of required utilities to accommodate anticipated future users. Adequate consideration shall be given to fire and police protection of this area of their service district and additional equipment and personnel which may be required. KALISPELL CITY PLANKING BOARD & ZONING COMMISSION MINUTES OF SPECIAL MEETING MAY 28, 2002 CALL TO ORDER AND ROLL The regular meeting of the Kalispell City Planning Board and CALL Zoning Commission was called to order at 7:00 PM. Board members present were: Ron Van Natta, Mark Brechel, Jim Atkinson, Bonnie Spooner, Bill Rice, Sue Ellyn Anderson and Jean Johnson. Narda Wilson represented the Tri-City Planning Office. There were approximately 40 people in the audience. Atkinson moved and Rice seconded to approve the minutes of the Kalispell City Planning Board meeting of May 14, 2002, as submitted. Brechel asked that his statement of May 14, 2002, regarding his article in the Daily InterLake, be wholly presented in the minutes of the last meeting. His written statement was submitted to staff to be included as part of the record. On a vote by acclamation the motion passed unanimously. Rice stated the article in today's Daily InterLake about Glacier Mall written by William H. Rice is not he. He is William C. Rice and he tries to come to each meeting unbiased and objective. MARK OWENS/WEST VIEW A request by Mark Owens, dba LBO Limited Partnership, for ESTATES MASTER PLAN an amendment to the Kalispell City -County Master Plan on AMENDMENT approximately 58 acres for property located at the northeast comer of Stillwater Road and West Reserve Drive from Agricultural to Urban Residential, High Density Residential and Neighborhood Commercial. STAFF REPORT Narda Wilson, of the Tri-City Planning Office, gave a #KMPA-02-1 presentation of staff report KMPA-02-1, a Kalispell City - County Master Plan amendment. Staff reviewed the project background and explained the nature of the request. Wilson explained 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 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- Once the Master Plan amendment is approved, annexation of this property to the City of Kalispell and assignment of appropriate zoning would be undertaken immediately. Upon evaluation of the proposal staff made two recommendations; the adoption of findings of fact for KMPA-02-1 and Kalispell City Planning Board Minutes of the meeting of May 28, 2002 Page 1 Resolution KMPA-02- 1; adoption of land use designations, as per staff report and the goals and policies of the "West View Estates Development Plan" as outlined in Attachment A. Wilson noted a minor amendment of condition 8, Attachment A; rather than a traffic analysis, it should read; development of the approach onto West Reserve Drive should be done accordance, etc. APPLICANT/AGENCIES Erica Wirtala spoke on behalf of Mark Owens and LBO Development. She noted the name change from West Valley Estates, to West View Estates. Wirtala stated they were in agreement with the staff report, especially regarding the goals and policies in Attachment A. However, she suggested alternate language under policy #2; "the residential component of the development plan should be substantially complete prior to the initiation," etc., changed to; "the residential component of the development plan should be initiated and under construction." That way they are putting forth a good faith effort in the residential area before any construction in the high density or commercial areas begin- Wirtala agreed that the requested language regarding the traffic analysis should be amended. She explained their position on the Master Plan request and the three phases of the project. Mike Fraser, of Thomas, Dean, &. Hoskins, 690 N. Meridian, noted that with the proposed land use change, the appropriate zoning in the Commercial component could be R-5, as well as B-1. And urban density would require both public water and sewer. He noted that water would be available from Stillwater Utility, which currently serves Stillwater Estates. He said there is adequate water supply to meet these needs. This also provides fire protection and other municipal services. He noted West Reserve as a secondary highway, which is currently not at capacity. Stillwater Road is paved and is an urban arterial and also not at capacity. He said it is the right project in the right location with necessary infrastructure. PUBLIC HEARING The public hearing was opened to those who wished to speak on the issue. PROPONENTS Mike Fraser, 300 Three Mile Drive, spoke as an adjoining owner in Stillwater Estates, in favor of the project. He said it made good sense in urban development and it would be served by appropriate utilities. Fraser added this density was saving four times this amount of land by developing this type of density here rather than spread out in the County as rural parcels. He said good growth is served by public facilities, public infrastructure, and is well planned. This project meets all three and he asked for their support. Kalispell City Planning Board Minutes of the meeting of May 28, 2002 Page 2 OPPONENTS Steven Williams, 1300 Haskill Basin Dr., said he owns a lot in Stillwater Estates abutting the project. He was confused about the impacts of annexation to Stillwater Estates. He wondered if he would have to, after putting in a septic, then pay a hook-up fee for City services. He didn't know what the lot sizes were going to be but Stillwater Estates was set up for Montana size lots of 1/4 acre plus. He expressed concerns about the style of housing going in and their effect. He wanted more information. He also had concerns about the water coming from Stillwater Estates. He wanted to make sure this development was consistent with what they were doing in Stillwater Estates. Dave Mills, 119 Essex Place, spoke in opposition to the proposal. He stated he lives one lot away and is against high density residential. He did not like the idea of living next to apartments. He said it doesn't' seem to fit next to fa=land. He had concerns about maintaining property values. He stated he was never notified this area would be developed into high density residential and he lives 200 feet away. He didn't like how Mike Fraser and Frank Strickland, who own the water and act on their behalf, don't seem to be working for them. He said they seemed to be more concerned about making money. He thought the project directly impacted the neighborhood and property values. He knew it would be developed and said if they make it single family he was all for that. Dan Peterson, 1023 Walton Dr., said he heard of this through word of mouth. He said he doesn't have a problem with the new subdivision, but is opposed to apartments. Peterson also had concerns with missing storm drainage, no shoulder on W. Reserve, and a second entrance for fire protection. He said they should have sidewalks, not three- foot strips with a line painted down the side. He thought there were a lot of expensive issues with both properties. He didn't think the planning has been thought out, they just want to get the homes in. He noted major flooding in the spring and the Homeowners Association said it was not their problem. He said the water is trapped between the Jehovah Witness and W. Reserve with no drainage. He added that Stillwater said they would dig holes and add pipe and gravel for next year, so there is construction going on. He hoped the new subdivision would be well thought out. Steve Trimble, 130 Essex Pl., said he was the most effected since his lot backs to the proposed high density. He stated that when he bought his lot he specifically asked if anything would be built in this area, since it backed to a farm field, and was told nothing would be built, if anything, it would be homes like ours. Kalispell City Planning Board Minutes of the meeting of May 28, 2002 Page 3 Kristy Zorb, 113 Essex, stated she is opposed to the apartments, high density residential and the con-imercial tract. She said there is a convenience store at Highway 35. Zorb stated concerns about Stillwater Estates supplying the water and thought the Homeowners Association had a responsibility to discuss that with homeowners before giving their water away. She agreed with concerns about drainage problems and no walk path. She was opposed to doing away with vacant land and thought they should be imposing parks. She added that nobody was notified and thought everyone should be notified before a change could be passed. Van Natta addressed the issue of notification. Wilson stated there is no legal notification requirement for a Master Plan amendment, but they did notify people within 150 feet of the perimeter. Ed Warner, 132 E. Bowman, spoke in opposition stating his main concern is giving away the water to another subdivision. He wondered what would happen when they ran out of water for their subdivision. Bill Cramer, 125 Essex Pl., was opposed to the lack of available information from the developer. He wanted to know what impacts it would have to home values if they built apartments. He said duplexes might be appeasable. However, he wanted to go on record as opposed. Marye Flowers, 2770 Upper Lost Creek Rd., stated she wanted clarification on the water system issue. She said Kalispell Public Works raised questions of integrating independent water systems. She also suggested some protocol to encourage developers con -ling in with Master Plan amendments to first hold a neighborhood meeting where homeowners can meet and be apprised of the proposal. They could also look at clustering, open space, and trails at that time. No one else wished to speak and the public hearing was closed. MOTION Atkinson moved and Spooner seconded to adopt staff report KMPA-02-1 as findings of fact for the Master Plan amendment for West View Estates Development Plan and Resolution KMPA-02-1 and to forward a recommendation to the Kalispell City Council to adopt a land use designation of Urban Residential for approximately 42 acres, High Density Residential for the area at the southeast comer of the site for approximately 9 acres, and Conimercial for the area at the southwest area of the site on approximately 7 acres, along with the goals and policies outlined in Attachment A of the West View Estates Development Plan. Kalispell City Planning Board Minutes of the meeting of May 28, 2002 Page 4 BOARD DISCUSSION Brechel expressed concerns about the waste water treatment. Wilson stated there is adequate capacity. He also had a concern for fire safety. Wilson quoted a letter from the fire department stating the department would need to meet the requirements of the uniform fire code and provision of required fire flow. She noted that a loop system may be needed, as well as adequate ingress and egress from the site. Wilson further noted that whether or not this project is approved there is a need for another fire station in this area. Under the current situation with the location of the fire station, the response times are not ideal. Brechel asked for further clarification and Wilson stated the fire department felt they could serve the area adequately, however the distance is not optimal, i.e. more than one and a half miles. Brechel noted they would not have an new station or currently don't have an inter -local agreement. Wilson noted out this is the first step in the review and approval process and the project will take several years to get well underway. She said there would be cumulative effects to the fire department in the area and as the need increases the priority will become greater. Atkinson responded to that saying that if the fire department is not keeping up with response time it would detract from their ISO ratings. He said the circle around the fire station is a lot further than this or other present developments, and we need another fire station for the area and have for a long time. Johnson said he appreciated the concern about water and fire but their charge tonight is to determine if this parcel is suitable for the development. He said the system works by developing and then getting the infrastructure to accommodate the development. Johnson noted two issues under policies; page 14, #2, he said he always thought you couldn't put a condition on a Master Plan amendment. The other item, #8, he felt was already addressed and asked Wirtala for the provided verbiage. She said to strike traffic analysis and insert development of the approach West Reserve. Johnson said this and # 9 are conditions of preliminary plat and not about whether this piece of property is suitable for a Master Plan change. Brechel disagreed and read page 66 of the Master Plan. He said it addressed that and recommended they have adequate fire safety when they consider Master Plan amendments. He said that's planning before we approve. Kalispell City Planning Board Minutes of the meeting of May 28, 2002 Page 5 Atkinson had questions concerning the water supply and Wilson said Stillwater Estates could be classified as a public water system or a water district, where in such case they have design standards and review processes in place. She said the issue is between Stillwater Estates Water District Board and the State of Montana and then ultimately up to the City of Kalispell. Atkinson asked about annexation and Wilson explained that because of the incorporation of additional land into the city limits the issue of annexation becomes pivotal. In review, along with policy #1, there would also be public utilities to serve the proposed density, which is covered in policy #9. She said there is an implicit understanding between all parties that yes, the property would be annexed and yes, public utilities would be used to provide services to the site, including roadways with curb, gutter and sidewalk. Atkinson asked about urban residential lot size and Wilson said it could go from 5,000 to 6,000 square feet, up to under a 1/2 acre in size. Atkinson asked about parkland and Wilson said that would be addressed once they get into the actual review for subdivision, but what is being proposed would be in excess of the requirement. Atkinson commented on the roads to this and surrounding developments as being very poor planning. He said it was good that the development was looking at integrating with the rest of the community. He addressed the Stillwater Estate owners, saying they went in under County rules and regulations, which is why they were developed to rural standards. He asked Wilson about the sewer requirements for Stillwater Estates. Wilson said there was discussion about extending public sewer into phases Two and Three of Stillwater Estates if it was available. P.J. Sorenson said there was a note on the plat, which states that property owners waive the right to protest annexation and SID's. Atkinson asked about notification and Wilson said that as a matter of protocol they noticed property owners within 150 feet, but it was more of a courtesy, it is not required by law. Wilson further addressed Mayre Flowers suggestion of a pre - meeting with neighbors and said it was a good suggestion and they do try to mention it to the developer. She said they would make a better effort to encourage it. She also addressed the consideration of impact fees and said there Kalispell City Planning Board Minutes of the meeting of May 28, 2002 Page 6 was not a mechanism in place for that. Rice asked about anticipated zoning and Wilson said it depended on what the planning board and city council adopt. She recommended they consider the character of the area immediately adjoining this and to what has been established and anticipated under the existing Master Plan. Rice asked if they could look at the comer as being developed unto itself, as a PUD, so there could be guidelines for the mix of high density and residential use, so it's not labeled R-1 or R-4. The developers would come up with a plan to show how there would be some transition. Wilson said they could integrate a policy statement into Attachment A to encourage the developer to coordinate the design within a high -density residential component, or integrate a variety of housing types, including single family, duplex, multi -family, townhouses. Or, it could come in as a PUD. Van Natta asked if they were getting ahead of themselves and Wilson said, not necessarily. She said they would not want to recommend a zoning assignment at this meeting, but as far as the land use they could assure there is compatibility with adjoining landowners with a simple policy statement. MOTION Brechel moved to amend condition #4, that the Kalispell City Planning Board recommend to the Kalispell City Council that the City first be assured that a fire sub -station be located in this portion of the City as per City -County Master Plan recommendation. No second was heard and the motion died. BOARD DISCUSSION Johnson asked Wilson, based on the knowledge we have today and within the perimeters of the Master Plan, there is nothing in the staff report that would suggest that water would not be available, and she said, that is correct. Johnson asked Wirtala about their requested amendment to item #2, under policies. Wirtala proposed the language for policy #2 to read as follows, the residential component of the development plan should be initiated and under construction prior to the initiation of development, etc. Johnson so moved. No second was heard and the motion died. Johnson moved to amend policy #8. Wilson advised that was part of the staff recommendation to make that amendment to condition #8 using the same language Wirtala provided; development of the approach onto W. Reserve Drive be developed in accordance with, etc. Johnson withdrew his motion. Kalispell City Planning Board Minutes of the meeting of May 28, 2002 Page 7 MOTION Rice moved and Atkinson seconded to replace "substantially complete" with "initiated and under construction with completion ofphase one. ROLL CALL The motion passed unanimously on a roll call vote. BOARD DISCUSSION Van Natta said it was unfortunate they got into discussion regarding the design of the adjacent subdivision, but those were the problems when you enter into a project where the standards are not the same. He said the water issue has been handled and if the water supply is not adequate the water would come from some place. As for the traffic and pedestrian safety he suggested it might be a lot easier and quicker to get bike path money from the State to get something along one side of the road. He suggested this might be something the City can do. Van Natta said he had concerns about the high density residential adjacent to the larger lots. He said there was a fairly large border proposed, and perhaps there is some kind of buffering they could put in or they could look at high density but not more than duplex. He said he was wrestling with that and if he was an owner in the adjacent subdivision he wouldn't be happy either. MOTION Spooner moved and Brechel seconded to designate it as Urban Residential. BOARD DISCUSSION Wilson offered a finding; the potential impacts to existing adjoining land uses and impacts to the established residential neighborhood character. Rice said he was not opposed to high density. He noted they would have water and sewer and be on a major thoroughfare, so there could be some extra density, but he thought there should be a limit. However, he did not agree it should be straight urban residential. Atkinson agreed with Rice saying there could be some provision for buffering while maintaining a high -density residential status. Brechel asked if the amendment passed and it was annexed into the City could the developer apply for a zone change to R-4, if he could make a case for it. Wilson said he could annex under R-4 with either high -density or the urban residential designation. Wilson said they could come up with language to say properties to the north and east boundaries would be residential in character, or single-family and duplex. There was a brief discussion about requiring buffering. Kalispell City Planning Board Minutes of the meeting of May 28, 2002 Page 8 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 Kal-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-heu 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. "1 1*3-". ON, 10 Zia] ISTJ The public hearing was opened to those who wished to speak. No one wished to speak. 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 MARK OWENS/ WEST VIEW ESTATES REQUEST FOR MASTER PLAN AMENDMENT t 4, FF1 MAY 21, 2002 A report to the Kalispell City Planning Board and the Kalispell City Council regarding a request to amend the Kalispell City -County Master Plan from Agricultural to Urban Residential, High Density Residential and Commercial. A public hearing has been scheduled before the Kalispell City Planning Board for May 28, 2002 beginning at 7:00 PM in the Kalispell City Council Chambers. The planning board will forward a recommendation to the Kalispell City Council for final action. 33ACKGROTJND INFORMATION: This is a request to amend the Kalispell City -County Master Plan and the West Valley Neighborhood Plan that would change approximately 58 acres from the current Agricultural designation to Urban Residential, High Density Residential and Commercial and bring the property into the planning jurisdiction, i.e. city limits, of the City of Kalispell along with subsequent annexation and initial zoning. The plan amendment, annexation and initial zoning request would all be reviewed and heard by the Kalispell City Planning Board. Recommendations for approval of the annexation and zoning would be contingent upon the approval of the plan amendment request and considered at a subsequent meeting. Because the property will be brought into the City, the City assumes review authority within the City jurisdiction and County review and approval would not be required. Technical Assistance: Mark Owens LBO Limited Partnership P.O. Box 1055 Libby, MT 59923 Sands Surveying 2 Village Loop Kalispell, MT 59901 (406)75506481 Nature of the Request: This is 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 comer 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. This proposal would also amend the West Valley Neighborhood Plan, an addendum to the Kalispell City County Master Plan. This plan is primarily an agricultural area that encompasses the West Valley School District. A portion of the plan area overlaps with the Kalispell City -County Master Plan while the remaining portion of the plan area lies in the County planning jurisdiction. This plan was amended within the last couple of years to facilitate the single-family subdivision that lies to immediately to the east of this site, Stillwater Estates. This subdivision was not annexed into the City of Kalispell and has been developed using on -site sewage treatment systems and a community well. The proposal currently under consideration would be annexed into the City and thus would amend the City limits and planning jurisdiction boundaries. One primary entrance to the site from West Reserve Drive is indicated as a north south roadway, currently unnamed, between West Reserve Drive and the undeveloped property to the north. There is also a secondary access indicated near the northwest comer of the site that will provide access onto Stillwater Road. Extension of City sewer to the project site is being proposed as part of this proposal and would be critical to the development of the site. Options for the extension of sewer to the area from its current location near Home Depot would be through the State School Section (Section 26) to the south then up Stillwater Road, across West Reserve Drive; or to extend the sewer west along West Reserve Drive. Stillwater Estates community water system has bee proposed to serve this development. Any connection to that system would naturally involve acceptance by the Stillwater Estates Homeowners Association and review and approval of the system by the Kalispell Public Works Department, the Montana Department of Environmental Quality and the Kalispell Fire Department for compliance with applicable specifications, policies and codes. The overall concept of the development would be to create an integrated mixed -use neighborhood in this area of the Kalispell community. The majority of the site would be designated for single-family residential development that would include mid -sized urban lots and a park area near the center of the subdivision. The subdivision would be done in three phases. To the southeast comer of the site the applicant is proposing that this area be developed with professional offices or high - density residential townhouses or apartments. On the far western portion of the site near the comer of Stillwater Drive and West Reserve Drive is a comer that is intended for neighborhood commercial development, a commercial component that would be intended to serve the needs of the nearby residents. All of the roads within the development would be paved and constructed to City standards. Location and Legal Description of Property: There is approximately 60 acres indicated in the application, however, a portion of that includes existing public right-of-way which reduces the size of the area proposed for amendment to 58 acres. The property is located at the northeast corner of Stillwater Drive and West Reserve Drive approximately one mile west of the Hwy 93 and West Reserve Drive intersection. The property 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 Existing Land Use and Zoning: This site is currently being used for agricultural purposes and is part of the West Side Zoning District and is zoned AG-80, Agricultural. This property also is part of an overlay district specific to the West Valley area, known as the West Valley Overlay District. This district serves as an overlay component with additional standards that increase the density in the area by using clustering. In essence this is an agriculturally designated land that has an 80-acre minimum lot size requirement. The overlay standards of the West Valley Overlay District allow a density of one dwelling unit per five acres with clustering of residential lots that do not exceed a net one -acre in size. There are also open space requirements of 76 percent that are intended to preserve agricultural use while allowing residential development in the area. The regulations applicable to this area did not anticipate public water and sewer systems as part of the development infrastructure. Adjacent Land Uses and Zoning: The area can be described as being located on the fringes of urban development. Having suburban residential development to the east and agricultural uses to the north, south and west characterize it. North: Agricultural and gravel pit, County AG-80 and SAG- 10 West Valley Overlay South: Agricultural uses, City zoning of State School Section PUD, R-5 intended for Professional Office East: Single-family residential (Stillwater Estates), County R-2 zoning West: Agricultural, County AG-80 and West Valley Overlay zoning No specific criteria has been outlined to addressed amendments to the master plan but have been developed for consideration in conjunction with other amendments to the Kalispell City -County Master Plan that generally follow public interest criteria. Elements of that criteria are basic to most comprehensive land use plans, which are a common tool in most communities. The master plan or comprehensive plan area used to provide a general and comprehensive outline of community goals and expectations about where and how a community should grow and develop. in order to provide a framework for analysis and evaluation of the proposal using a general outline of public -interest criteria related to a proposed change in land use. The following criteria for evaluation will be established as follows: v' Changes in circumstances that warrant the amendment; V Compliance with the overall goals and policies of the master plan and its various elements: V growth management, V land use, V economy, V environmental considerations, V parks and recreation, 3 V transportation, V infrastructure, utilities and public services; V annexation and the extension of services. The proposed plan amendment will be considered in the context of the current Kalispell City -County Master Plan document and the West Valley Neighborhood plan and the overall goals and policies of the plans. The proposal will be referred to as West Valley Estates Development and will evaluate the goals, objectives and policies for development on the approximately 58 acres site. Flas there been a change of circumstances under which the proposed master lylan amendment is being made that warrants its consideration The master plan of record was adopted in 1986 and the West Valley Neighborhood Plan adopted in April of 1997. According to the US Census Bureau the unadjusted 2000 information show that the Kalispell area grew by approximately 16 percent between 1990 and 2000 from an area population of approximately 25,000 to approximately 29,000. Additionally, the City of Kalispell has grown approximately 19 percent over the last decade from approximately 12,000 in 1990 to approximately 14,200 in 2000. This population increase has had impacts throughout Flathead Valley with dispersed residential development into many of the formerly agricultural but still rural areas of the community. Part of the reason there has been substantial dispersed rural residential development has been the desire for incoming residents to experience and enjoy a rural lifestyle that involves the keeping of horses, livestock and to engage in small scale farming and ranching. However another component of expansion rural residential development has been the increasingly scare availability of urban residential property or property that easily lends itself to urban residential development with access to public facilities and utilities. Increased pressures for urban residential uses on the fringe areas of the City limits is anticipated as the population of the community increases. The available land for urban expansion now lies on the fringes of the City limits. In some areas that land has been used for agricultural purposes and provides an opportunity for urban growth without having to incur development costs related to the removal of buildings and the relocation of roadways. In conclusion it can be reasoned that circumstances related to population growth and urban expansion have changed circumstances and conditions have changed since the plan documents for this area were adopted to warrant consideration of changes in conjunction with this proposal. Does the proposed plan amendment further the overall goals and objectives of the master plan when considering the specific elements of the plan? Growth Management: Two primary mechanisms for managing growth in the City of Kalispell exist which are to rely on redevelopment and infill within the current City limits or annexation of outlying areas. There is very little remaining undeveloped property and few large parcels that lend themselves to new development of large to moderate scale residential projects. Annexation of previously agricultural properties that are on the outlying areas on the community provides another opportunity to N manage and encourage growth within the City limits of Kalispell where adequate provision of public services can be addressed. The goal statement of the current master plan document states "a comprehensive, effective growth management program which provides for all the needs of the community, is adaptable to changing trends and is attuned to the overall public welfare." Since Kalispell is limited to planning inside its City limits, an annexation policy that encourages the expansion of the City limits and extension of public services and utilities to new area becomes a primary tool. This proposal involves the extension of City sewer to the area which would benefit other future developments in the area as well as this one. Master Plan Goals and Objectives l(e), encourages the "adoption of a municipal annexation program which coordinates with the extension of services plan to aggressively deal with fringe developments setting the stage for immediate or future annexation so as to preserve the tax base of the city and eliminate future barriers to orderly growth." Kalispell adopted an extension of services plan in November of 1995 that established a service boundary which does not include the property proposed for the master plan amendment. Goals and objectives of the master plan under "Growth Management" l(d) states that Kalispell should "adopt and continually update the extension of services plan to program the extension of such municipal services such as water lines, sewer lines, storm drainage and solid waste collection into growth areas." However, within the last 18 months the City of Kalispell contracted with the firm HDR Engineering and Morrison and Maierle, Inc. to do a comprehensive analysis of existing facilities and develop a facilities plan for Kalispell which was completed in July 2001, the City of Kalispell Water, Sewer and Storm Drainage Facility Plan 2000. This plan attempts to project needs using a 20 and 50-year time line. This plan also includes an assessment of existing systems and has attempted to identify deficiencies or "bottlenecks" within the current infrastructure. Although this document is still in a draft form and has not been formally adopted by the Kalispell City Council, it is important to note that this area is identified as an area that could potentially be serviced by the City of Kalispell. It is anticipated that the facilities plan will be completed within the next three to six months. Immediate annexation to the City of Kalispell and the extension of Kalispell sewer to this property is part of the overall development proposal and would address, at least in part, some of the goals and objectives of the growth management section of the plan. The extension of sewer into this area and the annexation of the site complies with the objectives of immediate annexation and this development will take place within the City of Kalispell rather that within an unincorporated area of the county. Land Use: General goals and polices under the master plan section of the plan, Goal 6, Land Use, encourages the orderly development in the planning jurisdiction with ample space for future growth while ensuring compatibility of adjacent land use. Additionally, Goal 6(b) encourages that "standards for the designation or expansion of commercial areas (be) based on a compact development pattern designed to meet the needs of the intended service area and not the desires of speculation or strip developers." This development in part can meet the land use goals of the plan because it provides space for future growth, it does not necessarily ensure the compatibility of adjacent land uses, particularly the 9 acres that is the High Density 5 Residential component of the proposal on the southwest comer of the site. In the application it is noted that the area would be intended for professional offices and apartments, which if annexed under the highest density residential use, RA-3, or even R-5, could place commercial buildings such as offices next to an exclusively very low density residential area to the east, Stillwater ' Estate. In consideration of a more compatible land use designation for this portion of the site would be High Density Residential with a provision for residential use only or Urban Residential that would anticipate the development of single-family homes and duplexes at a density appropriate to an area that can be served by public sewer and water but with adequate consideration being given to existing adjacent land uses. It could be argued that the property to the south is designated for office type uses under the DNRC State Lands PUD zoning designation of R-5, a Residential / Professional Office designation and therefore the designation of a mixed use office residential zone would be consistent. However, it is noteworthy that the provisions associated with the development of this property to the south of this site is phased and timed so that development occurs from the east to the west and certain thresholds of development need to be met on the property to the east before the development of the residential office component to the south of West View Estates Development could be initiated. Additionally, this property is not adjacent to any existing developed property which would be adversely impacted by such potentially high intensity uses. The area located west of the internal roadway consisting of approximately 7 acres is designated as Commercial in the application and would be intended to serve nearby residents. This area would be more specifically recognized as a. Neighborhood Commercial area that is anticipated in the master plan on page 45. Neighborhood commercial is recognized as being located within or adjacent to residential areas and intended to address the demands for certain types of convenience services which cater to the daily needs of the surrounding neighborhood populations. A neighborhood would typically be defined as an area encompassing one-half to three - fourths of a mile radius would. It is noted that these districts should be strategically located along a collector or arterial, would be anticipated to be approximately 5 acres in size and be compactly developed, with the architectural and site layout being designed so that it blends with the surrounding neighborhood. This component of the plan provides some potential limited commercial support services to the development and neighborhood in general. With population growth anticipated at approximately one to two percent per year to continue, the provision of an adequate supply and diversity of housing becomes a critical need within the community. There is limited available land within the City limits of Kalispell or within close proximity to services that lends itself to urban density residential development. The designation of this area from agricultural to residential with support services fits well into an overall development plan for the area and more specifically for this site as well as fulfilling a need within the community for a greater supply of urban residential property. R Economy: The economic component of the master plan on page 7 of the Kalispell City -County Master Plan focuses primarily on the commercial, industrial and tourist components of the economy. It encourages the careful planning of these various economic component in order to promote a diversified economy. It also recognizes the importance of the identification and preservation of prime farmlands in order to retain farming as a viable sector of the economy. The site where this plan amendment is proposed is designated as an area of prime importance for farming because of the soil types. However, consideration needs to be given to allowing for reasonable and well - planned urban expansion into the surrounding agricultural lands as the community continues to grow. Conversion of these agricultural lands to urban use is in response to a need within the community and will contribute to maintaining a balanced economy by contributing to an adequate supply of housing and avoid an over inflation of land and housing as a result of undersupply in the market. Environmental Considerations: Most of this property is gently rolling hills that has been previously used for agricultural purposes. There are very few if any topographical or environmental constraints associated with the site. According to the Federal Emergency Management Agency (FEMA), the agency in charge of developing and maintaining the Flood Insurance Rate Maps (FIRM), this site is entirely out of the 100-year floodplain designation and poses no development constraints with regard to the flood plain. Impacts to the local aquifer can be anticipated to be minimal since the subdivision will be on public water and sewer and any impervious service related to roads and paving would be fully assessed and evaluated as part of a storm water management plan. Communit3 Z and Recreational Facilities: An approximately three -acre area is designated on the development plan for the subdivision as a park which is intended to be dedicated to the City of Kalispell as a public park once the subdivision has been reviewed. The park area is intended to satisfy the parkland dedication requirements for major subdivisions and to serve as an amenity for the neighborhood. The City of Kalispell Parks and Recreation Department has stated that they may be willing to assume ownership of a park in the area as a City park. The City would not assume the ownership and maintenance of areas simply designated as open space or as public since that does not provide a recreational amenity to the community as undeveloped parkland or open space. An open space area has been indicated around the perimeter of the site to provide buffering between this development and the adjacent roadway. Although not a recreation amenity the open space does provide some functional separation between the development and adjacent uses. Transportation: Additional traffic generation as a result of this type development will result in moderate impacts to the roadway system in the area particularly to West Reserve Drive, Hwy 93 and Stillwater Drive. The Montana Department of Transportation was sent an agency referral to which there was no response at the writing of the staff report. However, West Reserve Drive is a state secondary highway that will be subject to the Montana Department of Transportation's Systems Impact Process for a thorough review. This may require a traffic impact study, identification of impacts and proposed mitigation prior to approval of a new approach for this development. West Reserve Drive between Hwy 93 and Hwy 2 is identified as a 7 second priority project in the Kalispell Transportation Plan which is currently a two lane major arterial. The plan identifies improvements to include widening to four through travel lanes and a center turn lane. This project has not been further identified, designed or funded. Development in the area between Hwy 2 and Hwy 93 with the Mountain View Plaza, i.e. Home Depot / Target stores and the Glacier Mall development greatly intensify the need for improvements to West Reserve Drive. As this area grows increased impacts to the West Reserve roadway between West Reserve Drive and Farm to Market Road will increase. There has been no plan to upgrade this section of the roadway to priority status for upgrading, but there are currently potential inadequacies that relate to the limited two lanes of traffic, narrow roadway section, lack of pedestrian access and the overall condition of the roadway. Currently the City of Kalispell, Flathead County and the Montana Department of Transportation do not have development impact analysis tool that could calculate impacts to the existing roads for the purposes of assessment of fees or costs associated with future upgrades. All City, State and County agencies should coordinate regarding the construction of the new approach along West Reserve Drive and any other improvements that may be needed to allow the road to function appropriately. No additional accesses onto West Reserve Drive should be developed beyond the new interior roadway to serve the development. The proposed Commercial and High Density Residential development areas should be accessed off of the new internal roadway to maintain the integrity of West Reserve Drive as a major arterial within the Kalispell transportation network. Community Facilities, Infrastnicture and Public Services: Should this property be annexed into the City of Kalispell, City services would be available to the property owner(s) in accordance with City policies. ln addressing the master plan relating to public services and facilities, the master plan Goal 8 calls for the economical and balanced distribution of public facilities for present and future needs. Goal 8(a) encourages the use of areas already serviced by water and sewer, fire and police, or areas which can be economically serviced. Goal 8 (c) encourages programs for equitable financing of extending public services into areas of new development. Kalispell's Extension of Services Plan states that the costs of the extension of services to new development, whether inside or outside of the City limits, be borne by developer. The extension of services further phan states that if upsizing is required to accommodate future anticipated users, that the City will pay the difference between the capacity required by the developer and the capacity required for future users. Potentially, a development agreement with the City can be executed to ensure that the "latecomers" onto the system repay the development costs to the developer and / or the City of Kalispell. Should the developer extend facilities to this site as part of the development process they would be required to be designed and installed in accordance with the requirements of all regulating agencies of the State of Montana, City of Kalispell and all other local or Federal regulating agencies having jurisdiction and some provision would be made for the reimbursement of over sizing of the facilities if that were undertaken. Ell Sewer: Development of the project would be dependent on the provision of City sewer to the site. As previously noted, the applicants have essentially two options in the extension of sewer from its closest point near Home Depot to the site. Either the sewer would be extended to the west either along West Reserve Drive or across the State School Section, Section 36. There appears to be adequate capacity within the existing wastewater treatment plant to service the project. Water: It is noted that water service would be provided by the community well to the east in Stillwater Estates subdivision. If this source of water is utilized it would have to comply with the requirements of the Kalispell Public Works Department as well as comply with the needed flow rates and pressures for the fire needs. The development of the fire suppression system would be subject to review and approval by the City Fire Marshall and City of Kalispell Public Works Department. Concerns have been expressed in the past by the Public Works Department and Fire Department about the utilization of private community systems such as that being proposed because of the lack of control and monitoring of the system. Additionally, there can be problems with the metering of the sewer usage since that is directly tied to the metering of water. Although the use of this private water system associated with Stillwater Estates is a potential issue, the water source being proposed is only one of several options that may be currently available to the developer including the extension of the City water system to this area. Storm -water management: Kalispell Public Works has design and construction standards that relate to storm water management which generally require that any storm water generated from the site be managed and retained on site. Storm water flows from the site cannot exceed pre -development levels and the developer will be required to prepare a comprehensive storm water analysis and must identify the impacts of the proposed development. Mitigation measures must be identified and implementation undertaken as needed. Firr— Once annexed into the City of Kalispell, the Kalispell Fire Department will provide protection to the site. Providing fire protection in this area will further strain the department since the American Insurance Association notes that a city the size of Kalispell with its level of staffing and equipment should ideally have a maximum service area radius of one and one-half miles. The current fire station is approximately three miles from the site which has the potential to cause excessive response times. The development will need to meet the requirements of the Uniform Fire Code and provision of the required fire flows. Looped systems with sufficient storage capacity may need to be provided as well as adequate fire ingress and egress to the site. Current City planning includes a new fire station in this quad -rant of the city whether or not this development project is approved. Police: Demands on the Kalispell Police Department will be predictably increased with a development of this nature and intensity. It could also be anticipated that as additional demands are placed on the department it would be necessary to staff and equip the police department accordingly. N Educational Services: High school age students will attend Flathead High School or may, by interlocal agreement, request approval to attend another high school in the county. For elementary school children, the site is within the boundaries of the West Valley School District. Recently a bond levy was passed to construct an addition on to the school. Donna Maddux, the Flathead County Superintendent of Schools, has commented on the proposal by stating "This Stillwater Road / Reserve Drive high density project poses a problem for education. It will have a significant impact on the West Valley Elementary School. While West Valley has a new addition on its school, this may be greater density than the school can easily manage. Furthermore, the school doesn't bus. Parents will need to be prepared to drive students the distance to the school." She goes on to say that the developer should meet with representatives from the West Valley Board of Trustees to discuss the issues. Annexation and the provision of service,-,- Provided the proposed master plan amendment is approved, it is the intent of the developer at a future meeting to annex this property into the City of Kalispell. At the time of annexation, the designation of appropriate zoning would be undertaken. As part of the application proposal, the developer has proposed that the portion of the site intended for the single-family residential subdivision be zoned under the R-3, Residential, zoning designation which is intended for single-family residential development and would be the majority of the site at 42 acres. Other zoning under consideration would be R-5, Residential / Office, for either or both of the Commercial and High Density Residential portions of the site. Or perhaps a B- 1, Neighborhood Buffer District, for the commercial component and any of the Residential Apartment zones may be appropriate to the High Density Residential. The RA-1, Low Density Residential Apartment zone allows a density of one dwelling unit per 3,000 square feet. The RA-2, High Density Residential Apartment District, has a density of one dwelling per 1,500 square feet beyond a duplex. Both allow duplexes and single-family homes as permitted uses with apartments as conditionally pennitted uses. The RA-3, Residential Apartment / Office District allows a number of non-residential uses such as offices as well as single-family homes and duplexes as permitted uses. Apartments are also a conditionally permitted use in the district. Consideration of the appropriate zoning assignment associated with the project would be considered by the Kalispell City Planning Board at a subsequent public hearing. The planning board would forward a recommendation on the appropriate assignment of zoning to the Kalispell City Council. The Kalispell City Council would adopt a resolution to annex the property and have a first and second reading on the ordinance adopting appropriate zoning. Once annexed to the City, provision of services to the site would be in accordance with the standard polices, ordinances and regulations of the City of Kalispell as well as Kalispell's Design and Construction Standards. This is being proposed as a mixed -use development with approximately 42 acres being designated as Urban Residential and is the primary component of the development. The property to the south of the residential portion of the site is 10 proposed to be designated as High Density Residential ' intended for professional office and townhouses or apartment and contains approximately 9 acres. At the southwest portion of the site the applicants are proposing as Commercial designation intended to serve as a neighborhood commercial component. The designation of land at the southeast comer of the site presents concerns because of potential conflicts with the single-family residential neighborhood that is currently being developed to the east, Stillwater Estates. Consideration should be given to the preservation of the character of this area and the potential impacts that non- residential uses can have on the desirability of their properties. A high -density residential designation that does not include non-residential uses for the site may be appropriate. Office and other non-residential uses have the potential to conflict with the established residential uses and would undermine the desirability of the neighborhood. The area designated as commercial at the southwest portion of the site appears to provide some potential for a true neighborhood commercial designation provided that those retail uses are limited and that there are good design standards that orient development to the interior of the site and do not unnecessarily orient towards West Reserve Drive. An appropriate zoning designation should be assigned to the property which would limit the uses allowed to that of a neighborhood scale and do not involve the outdoor display or storage of merchandise or drive -through type uses. Such an appropriate zoning assignment may be found under the B-1, Neighborhood Buffer District, or R-5, Residential / Office district. It would also be important for the development of the residential component of the development to be most nearly complete prior to the development of either of the areas of the site to avoid the premature intrusion of non-residential uses into the area and so that those commercial uses that are introduced into the area have an established market to draw from. Phasing should occur so that the residential component of the development occurs first. Provision of utilities to the site including the extension of City sewer would be of prime concern and would require the annexation of this property to the city of Kalispell. Once annexed, this property would be eligible to be served by the full spectrum of City services. Transportation in and around the site axe of concern with priority consideration being given to limiting additional accesses onto West Reserve Drive, and that identification of impacts and mitigation steps undertaken. 11 Based upon the above evaluation, the staff would make the following recommendations: 1. That the Kalispell City Planning Board adopt Staff Report #KPMA 02-1 as findings of fact for the master plan amendment for "West Valley Estates Development Plan" and Resolution KPMA-02-1. 2. That the Kalispell City Planning Board forward a recommendation to the Kalispell City Council to adopt a land use designation of Urban Residential for approximately 42 acres, High Density Residential, for the area at the southwest corner of the site for approximately 9 acres and Commercial for the area at the southwest area of the site on approximately 7 acres along with the goals and policies outlined in Attachment A, the "West Valley Estates Development Plan." 3. That the Kalispell City Planning Board forward a recommendation to the Kalispell City Council consider zoning that incorporates the goals and policies of the "West Valley Estates Development Plan" as outlined in Attachment A. 12 RESOLUTION NO. KPMA-02-1 WEST VALLEY ESTATES DEVELOPMENT PLAN AN AMENDMENT TO THE KALISPELL CITY MASTER PLAN A RESOLUTION ADOPTING AN AMENDMENT TO THE KALISPELL CITY MASTER PLAN, TO BE KNOWN AND "WEST VALLEY ESTATES DEVELOPMENT PLAN" WHEREAS, THE Kalispell City Master Plan was adopted by the Kalispell City Council on April 7, 1986 with Resolution No. 3641 and by the Board of County Commissioners on February 6, 1986 with Resolution #578A; and WHEREAS, Mark Owens/LBO Limited Partnership. has petitioned for a revision to the Kalispell City Master Plan which would change the designation of an area indicated on the master plan map from the current Agricultural land use designation by enacting a plan amendment for the property, and WHEREAS, the plan amendment designates this area for the development of a residential and mixed use subdivision to be known as the "West Valley Estates Development Plan." WHEREAS, the Kalispell City Planning Board held a public hearing on May 28, 2002 at 7:00 PM in the Kalispell City Council Chambers after due notice to the public and received comments upon the proposal and evaluated the proposed plan amendment in accordance with the goals and objectives of Kalispell City Master Plan; and WHEREAS, the development plan would effectively amend the Kalispell City Master Plan designation of the area described from Agricultural to Urban Residential, High Density Residential and Neighborhood Commercial and subject to the goals and policies outlined in Attachment A which would serve as a basis for zoning; and NOW THEREFORE BE IT RESOLVED, that the Kalispell City Planning Board recommends to the Kalispell City Council, Attachment A, West Valley Estates Development Plan An Addendum to the Kalispell City Master Plan, be adopted. Ron Van Natta Kalispell City Planning Board President 13 Attachment A West Valley Estates Development Plan An Addendum to the Kalispell City Master Plan VISION STATEMENT: TO PROVIDE FLATEHAD VALLEY POPULATION AFFORDABLE RESIDENTIAL LOTS WITH CITY SERVICES IN ATTRACIVE SURROUNDINGS AND TO PROVIDE NEIGHBORHOOD SCALE COMMERCIAL SERVICES. A. To help develop a residential neighborhood that would be serviced by public facilities and utilities and to provide an opportunity for new residential expansion. B. To integrate a neighborhood scale commercial development into the plan that would provide convenient service, employment opportunities and development expansion in a manner compatible with adjacent residential uses. C. To create an integrated mixed use neighborhood that will provide alternative housing and lifestyle opportunities to the growing Kalispell community. D. To provide a harmonious and integrated neighborhood that is complementary in design and function. E. To provide for safe and convenient traffic circulation on and off the site that adequately accommodates vehicular, pedestrian and bike traffic. 1. The area proposed for West Valley Estates Development Plan be annexed into the city of Kalispell and be given appropriate zoning upon annexation including the adoption of zoning which reflects the goals and policies of this document. 2. The residential component of the development plan should be substantially complete prior to the initiation of development of the commercial or high density residential areas. 3. That all of the roadways serving the future development in the commercial and high density residential areas be access from the primary interior north / south access road rather than directly from West Reserve Drive. 14 4. That the development within the commercial and high density residential areas should be oriented inward and not toward West Reserve Drive with regard to access, parking, landscaping and signage. S. The commercial and high density residential development should have an integrated architectural design and landscaping which accommodates pedestrian access for those within the subdivision and between the development sites. 6. The commercial development should have be neighborhood service oriented in scale and in market focus. The high -density residential development should be primarily focused on residential uses to serve as a buffer to the less dense residential development to the north and the east. 7. An internal north / south roadway should be developed so that it provides internal circulation to the development within the site and it should be characterized as having moderate speeds, pedestrian features and landscaping. 8. A traffic analysis should be prepared in accordance with the recommendations of the Montana Department of Transportation, The Flathead County Road Department and the City of Kalispell. Consideration should be given to impacts to West Reserve Drive. 9. All public utilities and facilities shall be designed and constructed in accordance with the City of Kalispell's Design and Construction Standards and any other state, federal or local agency which may have authority. 10. Adequate consideration shall be given to upsizing of required utilities to accommodate anticipated future users. Adequate consideration shall be given to fire and police protection of this area of their service district and additional equipment and personnel which may be required. is Office 406-293-6848 1yj A Fax Mark - Evenings : 406-293-3241 : 406-756-7681 rOwens Ventures 9 P.O. Box 1055 0 Libby, MT 59923 January 31, 2002 Narda Wilson, Senior Planner Tri-City Planning Office 17 Second Street Suite 211 Kalispell, MT 59901 RE: Application for Master Plan Amendment - West View Estates Dear Narda: Please find enclosed application materials for a proposed Master Plan Amendment on a property to be known as West View Estates. The parcel is located at the comer of StilKivater Road and West Reserve Drive, Section 25, Township 29 North, Range 22 West, Flathead County. It encompasses approximately 60 acres, with a proposed 119 residential lots and two large tracts. The Flathead County Master Plan currently designates this land as Agricultural, and we are proposing to change that designation to Suburban Residential, professional offices, and commercial uses as described on the application as we feel that is a better fit with the increased development in that area. Also attached please find the application fee of $1200.00. We understand that there are some issues regarding the legality of a Master Plan Amendment application that need clarification from the Attorney General, and expect that there will be some delay, however, we would still like to proceed. Your professional consideration of this application is greatly appreciated. Sincerely, Mark Owens 11 1 W111111111IN111 Mr. Owens is proposing to subdivide approAmately 60 acres into three different types of development. The bulk of the project would create 119 residential lots, each approAmately 9,000 to 12,000 square feet in size. A substantial park area would be dedicated in the center of this residential area. Roads would be paved and constructed to City Standards. A second area of the development would involve the front portion of the property, Parcel 2 indicated on the preliminary plat. The developer would like to initiate some professional office space, or high density residential units such as townhouses or apartments. Thirdly, on the far western portion, Parcel I near the comer of Stillwater Drive and West Reserve, a commercial operation such as a convenience store to serve the needs of the nearby residences, is proposed. Currently, the Flathead County Master Plan has designated this property as agricultural, and for years, it has been used in this capacity. However, as development pressures in the vicinity increase, it is no longer likely that agricultural operations will continue for much longer. Directly to the east of the parcel is a large subdivision with homes on half acre lots. To the south is Section 36, land owned by the State of Montana, which is slated for intense development, including two new schools, high density residential buildings, and professional office space. Directly to the west of the proposed subdivision, are more large residential lots. It is clear that this area is a good candidate for a Master Plan Amendment It is the intention of the developer to provide the growing Flathead Valley population affordable residential lots with City sewer services in attractive surroundings. Furthermore, to better serve the residents of this subdivision, a small convenience store is proposed for the far western parcel and some professional office space or high density residential units are being considered for the eastern front parcel. The residential neighborhood will directly adjoin the Stillwater Estates subdivision, which is still under construction. Although the lots are smaller than in Stillwater Estates, many features of the subdivisions are similar. The commercial lot and the townhouse portions of the proposal will be very compatible with the proposed development across West Reserve within Section 36. As part of the State Land proposal is to construct a new high school and a new elementary school, West View Estates couldn't be in a better position for increased residential development. As it is unknown as to what type or number of businesses will occupy Parcels 1 and 2, it is impossible to make any predictions of their economic impact on the area. The residential portion of the development will be underway as soon as possible. The subdivision will be split into three phases and progress as Subdivision approvals become available. The commercial and townhouse development options will proceed on a slower schedule, perhaps after all three of the subdivision phases have been completed. Please refer to the attached preliminary plat, vicinity map, and engineering design map. The topography of the parcel is generally flat land, there is no designated floodplain, nor is it anticipated that there is any significant groundwater. As this project will be services by City Sewer, septic limitations are not of a concern. There are no wetlands on this parcel and the vegetation has been primarily wheat for many years as this has been in intense agricultural production. Sewer: Discussions with the City of Kalispell indicate that the capacity for including this development is available. The developer is proposing to construct the system across Section 36 under the direction of the Department of State Lands and coordinating with their development plans. Water: The adjoining subdivision, Stillwater Estates, is on a prolific community water system and it is being proposed that this subdivision tap into that existing system as there is substantial water availability. Drainage: It is not anticipated that drainage will be a problem as the topography of the parcel is gently rolling throughout. Street and road design will incorporate any runoff problems to be encountered and the park area could be utilized as a collection/dispersal area. Police: As this property will be incorporated into the City limits, police protection is not an anticipated concem. This subdivision will be on the outer limits of the City, however, as it is served by major road systems, it is likely that response times will be minimal. Fire: Please refer to the above response. Parks: A three and a half acre park in a central location of the subdivision is proposed for use by the residents. Transportation: The main entrance to the subdivision will be from West Reserve Drive. A secondary access will be off of Stillwater Road. Both of the roadways are paved and maintained by the County. Tri-City Planning Office 17 Second St East, Suite 211 Kalispell, MT 59901 Phone: (406) 751-1850 Fax: (406) 751-1858 JAN 3 1 2002 TRI-CrFY PLANNING OFFICE NAME OF APPLICANT: klar-L ower-6 Name: Mailing Address: P.O. BOX 10551 Ll%bby �47- 5,qq2_3 OWNER(S) OF RECORD: Name: 5&rnt-, L 25 0 irn j' Lr oL h) Mailing Address: City/State/Zip: Phone: PERSON(S) AUTHORIZED TO REPRESENT THE OWNER(S) AND TO WHOM ALL CORRESPONDENCE IS TO BE SENT: Name: -5:>�Ots -Garv�y MailingAddress: 2- Villoqe Loop City/State/Zip: H 7' Phone: PROPERTY DESCRIPTION: WyZ.5W;14 Address of the property: -Se c- �iDn 2 5- 7-,2 q A/ ie W —1p —,a Legal Description: (Assessor's Tract Lot and Block of Subdivision; Tract #) (Section, Township, Range) (Attach sheet for metes and bounds) The present zoning of the above property is: We-6�; V,2-/ LIU Tle total acreage on the property is: For Single Development or Developer Initiated Projects: Whenever an amendment is proposed to the existing master plan or growth policy and the amendment is being initiated because of a specific project or development plan, the review should provide a comprehensive look at the issues and impacts. Plan Amendment Boundaries: Typically, the boundaries would include the immediate confines of the applicant's property or development proposal. In addition property owners that would be directly impacted either by traffic; noise, increase in use of public services or utilities or who will be visually impacted should be included in the notification list. 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 I . Locate on a copy of the preliminary plat: 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 ]KNOWN 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. N/A II. SURFACE WATER Locate on a copy of the preliminary plat: Any natural water systems such as streams, rivers, intermittent streams, lakes or marshes (also indicate the name and sizes of each). NONE 2. Any artificial water systems such as canals, ditches, aqueducts, reservoirs and irrigation systems (also indicate the names, sizes and present uses of each). EXISTING ABOVE -GROUND WHEEL LINE IRRIGATION SYSTEMS WILL BE PHASED OUT UPON SUBD"ION APPROVAL. 3. Any Areas subject to flood hazard, or if available, 100-year flood plain maps (using best available information). THE FIRM PANEL #30023 1805D INDICATES THAT THE ENTIRE PROPERTY IS CLASSIFIED AS ZONE C, (AREAS OF MINIMAL FLOODING). THIS MAP WAS REVISED SEPTEMBER 30,1992. 111. 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 SUBDIVISION IS LOCATED ON AN EXISTING ALFALFA FIELD. 2. Describe the amount of vegetation that is to be removed, or cleaned, from the site, and state the reasons for such removal. VEGETATION REMOVAL WILL BE WITHIN THE ROAD RIGHT OF WAY AND BUILDING SITES. THERE ARE NO TREES WITHIN' THE SUBDIVISION. 3. Describe any proposed measures to be taken to protect vegetative cover. WEED - FREE GRASS SEED WILL BE REPLANTED IN THE DISTURBED BUILDING AREAS. FRTAMI��� What major species of fish and wildlife, if any, use the area to be affected by the proposed subdivision? GAME BIRDS HAVE BEEN SEEN IN THE AREA. 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 KNOWN 3. Describe any proposed measures to protect wildlife habitat or to minimize habitat degradation. NONE PROPOSED 22. AGRICULTURE AND TINMER. PRODUCTION State the acreage, type and agricultural classifications of soils on the site. SOILS AS LISTED IN THE SCS SOIL SURVEY SIELEET NUMBER 17, INDICATE THE MAJORITY OF THE PROPERTY CONTAINS Ke TYPE SOILS, WITH A SMALL PORTION OF THE SUBDIVISION HAVING Ta SOILS AS WELL. Ke IS LISTED AS KALISPELL LOAM ON SLOPES 0-3% AND Ta SOILS ARE TALLY, BLANCHARD AND FLATHEAD SOILS, 0-3% SLOPES; WIND ERODED. 2. State the history of production of tMs site by crop type and yield. THIS V'ROPERTY HAS BEEN IN CEREAL GRAINS AND ALFALFA V"RODUCTION FOR NLANY YEARS. 4. Explain any steps which will be taken to avoid or lirrAt development conflicts with adjacent agricultural uses. OWNERS WILL BE NOTIFIED OF THE AGRICULTURAL USES 11`4 THE AREA AND INFORMED OF THEIR PRECEDENT BY A NOTE ON THE PLAT. 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 ofForestry in the area of this proposal. N/A Locate on a copy of the preliminary plat any known or possible historic, archaeological or cultured sites which exist on or near the site. NONE KNOWN 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 Where individual sewage treatment systems are proposed for each parcel: N/A I Indicate the distance to the nearest public or community sewage treatment system. 2. Provide as attachments: 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. 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 ASoils 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: PLEASE REF`ER TO THE ATTACHED ENGINEER'S REPORT FOR A MORE DETAILED DESCRIPTION OF TBIE PROPOSED SEWER AND WATER SYSTEM. 1. Estimate the average number of gallons of sewage generated per day by the subdivision when fully developed. 200 GALLONS PER DAY PER HOUSEHOLD 2. Where an existing system is to be used: CITY OF KALISPELL 1. Identify the system and the person, ffim or agency responsible for its operation and maintenance. CITY OF KALISPELL 2. Indicate the systems' capacity to handle additional use and its distance from the development. PLEASE REFER TO THE ATTACHED ENGINEEWS REPORT 3. Provide evidence that permission to connect has been granted. 3. Where a new system is proposed: N/A Attach a copy of the plat showing the location of all collection fines 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) Nfinimum 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 BEAR THE COST OF INITIAL INSTALLATION OF THE SEWER TO THE SUBDIVISION. AFTER ANNEXATION, THE CITY OF KALISPELL WILL BE RESPONSIBLE FOR OWNING, OPERATING AND MAINTAINING THE SYSTEM. ��11� ilr�' j , 11,141ZE" opal 84-4 Where an individual water supply system is proposed for each parcel: NIA 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: SHARED WATER SYSTEM WrM ADJOINING SUBDIVISION'S COMMUNITY WELLS IS PROPOSED. Explain why the alternate form ofwater supply is proposed instead of drilled wells. AVAILABILITY OF PLENTIFUL WATER 2. Identify the source of water supply and provide evidence that it is of sufficient quantity and quality to serve the development. PLEASE REFER TO ATTACHED ENGINEERS REPORT 3. Attach two (2) copies of the plat showing the proposed location of each spring, well, cistern, or other water source and indicate the distance to existing or proposed sewage treatment systems. 1. Where a public or community water system is proposed: SEE ATTACHED REPORT (1) Estimate the number of gallons per day required by the development (including irrigation, if applicable). (2) Where an existing system is to be used: I Identify the system and the person, firm or agency responsible for its operation and maintenance. STILLWATER ESTATES 2. Indicate the systems' capacity to handle additional use and its distance from the development. SEE ENGEVEEWS REPORT 3. Provide evidence that permission to connect has been granted. (3) Where a new system is to be used: N/A I 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. Describe the proposed method of collection and disposing of solid waste from the development. CONTRACT HAULER TO FLATHEAD COUNTY LANDFILL. 2. if central collection areas are proposed within the subdivision, show their location on a copy of the prelinfinary 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 Streets and Roads: Describe any proposed measures for disposing of storm run-off from streets and roads. AN ENGINEERED DRAINAGE PLAN WILL BE APPROVED BY DEQ. 2. Indicate the type of road surface proposed. PAVED 3. Describe any proposed facilities for stream or drainage crossing (i.e., culverts, bridges). NO STREAMS EXIST ON THE PROPERTY. 4. Describe how surface -run-off will be drained or channeled from lots or common areas. STORM WATER RUNOFF WILL BE COLLECTED IN INLETS AND DISPOSED THROUGH DRY WELLS AND INFILTRATION TRENCHES 2. Other areas: Indicate if storm run-off will be drained or channeled from lots or common areas. STORM RUN-OFF WILL BE CHANNELED FROM LOTS AND DRAINED TO AREAS APPROVED BY THE DRAINAGE PLAN. 2. Describe any proposed sedimentation and erosion controls to be utilized both during, and after, construction. STANDARD APPROVED CONSTRUCTION PRACTICES WILL BE OVERSEEN BY THE ENGINEER. 3. 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.) ROADS Estimate how much daily traffic the development, when fully developed, will generate on existing or proposed roads providing access to the development. APPROXIMATELY 952 VEHICLE TRI[PS PER DAY ARE EXPECTED AT FULL BUILDOUT. 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.). THE ROADS ACCESSING THE SM ARE COUNTY ROADS. WEST RESERVE DRIVE IS A PAVED 2. Describe any increased maintenance problems and costs that will be caused by this increase in volume. NONE ANTICIPATED. Indicate who will pay the cost of installing and maintaining dedicated and/or privat�2 roadway. THE ROADWAYS WITHIN THE SUBDIVISION WILL BE BUILT TO CITY STANDARDS BY THE DEVELOPER AND THEN TURNED OVER TO THE CTI`Y FOR MAINTAINENCE. 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 SITE IS RELATIVELY FLAT THEREFORE, MINIMAL CUTS WILL BE NEEDED TO BUILD THE ROAD. SUITABLE SOl[L TYPES EXIST FOR A GOOD ROAD BASE. 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. ALL LOTS ACCESS THE INTERIOR ROAD SYSTEM. NO LOTS DIRECTLY ACCESS CITY, COUNTY, OR STATE ROADS. 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. N/A Describe the emergency services available to the residents ofthe proposed subdivision including the number of personnel and number ofvebicles and/or type of facilities for - Fire Protection: I Is the proposed subdivision in an urban or rural fire district? If not, will one be formed or extended? ANNEXATION TO THE CITY PROVIDES FOR SERVICE BY THE CITY FIRE DEPARTMENT 2. In absence of a fire district, what fire protection procedures are planned? N/A Indicate the type, size and location of any proposed recharge flicilities. THE COMMUNITY WATER SYSTEM HAS ADEQUATE WATER FLOWS TO ACCOMMODATE EMERGENCY 4. If fire hydrants are proposed, indicate water pressure capabilities and the locations of hydrants. SEE ATTAC ENGINEERS REPORT 2. Police Protection. CITY OF KALSIPELL 3. Ambulance Service. KALISPELL AMBULANCE AND THE ALERT HELICOPTER 4. Medical Services. KALISPELL REGIONAL iTT-14,I)ICAL CENTER ANT, NORTH VALLEY HOSPITAL 2. Can the needs of the proposed subdivision for each of the above services be met by present personnel and facilities? YES If not, what additional expense would be necessary to make these services adequate? N/A 2. At whose expense would the necessary improvements be made? N/A Describe the educational facilities which would serve the subdivision (school facilities, school personnel, bus routes and capabilities, etc.). RUSSELL ELEMENTARY — GRADES 1-5, LINDERMAN SCHOOL —GRADE 6, KALISPELL JR HIGH GRADES 7-8 AND KALISPELL HIGH SCHOOL — GRADES 9-12. 2. Estimate the number of school children that will be added by the proposed subdivision, and how they will affect existing facilities. APPROXIMATELY 120 SCHOOL AGE CHILDREN ARE EXPECTED TO RESIDE WITHIN THIS DEVELOPMENT. Provide the present assessment classifications and range of the total assessed valuation of all land and structures. THIS IS CLASSIFIED AS AGRICULTURAL. THERE ARE NO STRUCTURES ON THE PROPERTY CURRENTLY. 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 of A �J I Sol I "D - V el V V :Bn I v I I I all is I wr on Provide anticipated revenue increases, per unit, from water, sewer and solid waste fees. SOLID WASTE FEES AND SEWER SERVICE FEES WILL BE XV. LAND USE Describe the existing historical use of the site. THIS SITE HAS PRIMARILY BEEN USED AS AGRICULTURAL LAND AND PASTURE. 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? ZONIENG IN THE IMMEDIATE AREA IS WEST VALLEY. THE FLATHEAD COUNTY MASTER PLAN DESIGNATES THIS LAND AS AGRICULTURAL. AS SEWER SERVICES ARE PROPOSED, ANNEXATION TO THE CITY OF KALSPELL WILL BE REQUESTED. 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. ADJACENT LAND IS USED FOR PASTURE AND AGRICULTURAL PURPOSES (SOUTH AND NORTH). TO THE EAST AND WEST, THE LAND IS RESIDENTIAL. THE PROPOSED SUBDIVISION IS COMPATL&BLE WITH THE EXISTING SUBDIVIMONS AND PROPOSED DEVELOPMENT OF THE STATE LANDS TO THE SOUTH. 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. NONE KNOWN 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. NONE KNOWN Describe park and recreation facilities to be provided within the proposed subdivision and other recreational facilities which will serve the subdivision. A 3.5 ACRE PARK IS PROPOSED IN A CENTRAL LOCATION OF THE SUBDIVISION. BUFFER STRIPS AROUND THE PERIMETER OF THE RESIDENTIAL LOTS ARE ALSO INCORPORATED INTO THE DESIGN. 2. List other parks and recreation facilities or sites in the area and their approximate distance from the site. THE COMMUNITY SOCCER AND BASEBALL MULE FROM THE SUBDIVISION. FLATHEAD VALLEY COMMUNITY COLLEGE ALSO HAS TENNIS COURTS AVAILABLE FOR USE, JUST OVER A NULE DISTANT. 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 Indicate the utility companies involved in providing electrical power, natural gas, or telephone service. To what extent will these utilities be placed underground? CENTURYTEL TELEPHONE, MONTANA POWER COMPANY, FLATHEAD ELECTRIC CO-OP. ALL NEW UTILITIES WHL BE PLACED UNDERGROUND. 2. Has the preliminary plat been submitted to affected utilities for review? YES Estimate the completion date of each utility installation. PHASE 1, FALL 2003, PHASE H, FALL 2005 AND PHASE III, FALL 2007 Thursday, May 16,2002 Building Department Conference Room ATTENDING: Dick Amerman, Asst. City Engineer Craig Kerman, Building OfEcial Narda Wilson, City Planner Kathy Kuhlin, 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 ofwater/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 confmnation ofFAA 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 28th. --- West View Estates Master Plan Amendment - high density residential to the southeast should be -residential (eg RA- I or RA-2); neighborhood commercial is limited to B- I 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 Sta-ff 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 Preliminary Plat - Streets are alreadythere. Water is set up according to Roberta. --- Glacier Meadows Prelim inary 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 change 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. rri-City Planning Office 17 Second Street East - Suite 211 .Kalispell, Montana 59901 Phone: (406) 751-1850 Fax:(406)751-1858 tricity@centurytel.net I & P" 0 UO3 TO: Kalispell City Staff and Other Interested Parties FROM: Narda A. Wilson, Senior Planner DATE: April23,2002 RE: 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 prelimin 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 Granr-ud Lane. . These items will go before the Site Development Review Comn-dttee in the Conference Room of the Kalispell Building Dept. at the northwest comer of Third Avenue East and Third Street East on: May 9, 2002 May 16, 2002 Comments By: 0 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 YCalispell - City of Columbia Falls - City of Whitefish Kalisciell FirelAmbulance Delr% 312 1't 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 MARS.ALu6,1 DATE: MAY 13,2002 SUBJECT: MASTER PLAN AMMENDMENT — WEST VIEW ESTATES We have reviewed the information submitted on the above -referenced project and have the following comments. 1. Water main infrastructure will need to be designed to meet the fire flow requirements of the Uniform Fire Code (1997) Appendix Ill -A. The current proposal has identified a shared water system with the adjoining project known as Stillwater Estates. It is our understanding that this existing water system has been designed to provide the minimum fire flows as required by the Uniform Fire Code, however this information has not be verified by actual flow tests. Additional information is required by this office relative to actual fire flow and duration. 2. Fire department access will need to be addressed to ensure adequate vehicle ingress/egress. Secondary emergency vehicle access will need to be addressed -relative to project -phasing. 3. Fire hydrant locations shall be approved by this department. 4. Street names shall be 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" Phone 406-758-5720 Fax 406-758-5850 Narda Wilson, Senior Planner Tri-City Planning Office 17 Second Street East - Suite 214 Kalispell, MT 59901 Re: LBO Limited Partnership Dear Narda: I'D - MAY 13 2092 Donna R. Maddux 723 Fifth Avenue East - Room 104 Kalispell, Montana 59901 United States Mav 10, 2002 This Stillwater Road/Reserve Drive high density project poses a problem for education. It will have significant impact on the West Valley Elementary. WItile West Valley has a new addition on its school, this may be greater density than the school can easily manage. Furthermore, the school doesn't bus. Parents will need to be prepared to drive students the distance to the school. I would recommend that the developer meet with representatives of West Valley Board of Trustees with regard to these issues. Since the students from this district attend Flathead Fhgh School, representatives of Kalispell School District should attend as well. Sincerely yours, Donna R. Maddux E2—The Daily Inter Lake, Sunday, May 12, 2002 LEGAL NoncEs 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 - PC, 'T I - '3RVV__ - LEGAL Nonas LEGAL Nouas LEGAL Nonas 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 S+ located in Sec- tion 25, Township 29 North, Range 22 West, P.M.M., Flathead Coun- ty, Montana A request by Kal-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. Pr access to the SU=ion 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- cerns known to the Board. Written com- ments may be submit- ted to the Tfi-City Plan- ning Office at the above a d ress, prior to the date of the hearing, or contact Narda Wilson, Senior Planner, at (406) 751-1850 for additional information. /s/Thomas R. Jentz Thomas R. Jentz Planning Director May 12,2002 M&��glw M D� .0-4 9 1 WO-9 0a 0) 14 D 2 Z [Q W -J r-, the undersigned, certify that I did this date mail a copy of the attached notice to the following list of landowners that is the subject of the --pplication. MMW� O-IVTNS P 0 BOX 1055 LIBBY MT 59923 SANDS SURVEYING 2 VILLAGE LOOP KALISPELL MT 59901 CRAMER, WILLIAM J & KAREN SULLIVAN JR, WILLIAM P 0 BOX 5373 TRIMBLE, STEVEN C & KIMBERLY A SULLIVAN, HEATHER PELL, MT 59903 P 0 BOX 7065 P 0 BOX 10072 KALISPELL, MT 59904-0065 KALISPELL, MT 59904 GROSSWILER DAIRY 1175 FARM TO MARKET RD KALISPELL, NIT 59901-6933 HAGAN, PADRAIG S & SALLY L 175 SPRINGDALE DR KALISPELL, MT 59901 HOAG, JAMES D & SUSAN M 430 WINDWARD WAY KALISPELL, MT 59901 JOHNSON, VERNON R & THELMA M 985 STILLWATER RD KALISPELL, MT 59901-6901 WALL JR, JESSE S WALL, MARCIA K 157 TRAILRIDGE RD KALISPELL, MT 59901 WILLIAMS, STEVEN W & VALERIE A P 0 BOX 22 STRYKER, MT 59933-0022 JOHNSON, BRENT E & JANICE R 985 STILLWATER RD KALISPELL, MT 59901 MARK OWENS OWENS VENTURES P 0 BOX 1055 LIBBY, MT 59923 STILLWATER ESTATES LLC 690 N MERIDIAN RD SUITE 2 10 KALISPELL, MT 59901 LBO PROPERTIES LIMITED PARTNERSHIP 136 RIVER VIEW DR KALISPELL, MT 59901 LHC INC P 0 BOX 7338 KALISPELL, MT 59904-0338 NOTICE OF PUBLIC HEARING H.ALISPELL CITY PLANNING BOARD AND ZONING COMMISSION West View Estates Master Plan Amendment - 60 Acres Village 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 arnend 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 prelimin 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 a -re on file for public inspection at the Tri-City Planning Office, 17 Second Street East, Suite 211, Kalispell, MT 5990 1, 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 3 2A Westside AG-80 Westsid U 5+ 2+ R-2 58 78A cl) -42 7DAA 34 27 2Z JZ4 31 OR 23 ubject Pr2pperty T7 sp- 3 is 5 f4 j3 13 M, DR IWispell c#y Ljmfts sl- e (Mixed PrOfessional) AG-80 PUD S R--,!5 A T--- E lag cmvwm M, ,XTM In 3 m VICINITY MAP MARK OWENS / DBA LBO LIMITED PARTNERSHIP MASTER PLAN AMENDMENT ON APPROXIMATELY 58 ACRES FROM AGRICULTURAL TO URBAN RESIDENTIAL — APPROX. 42 ACRES HIGH DENSITY RESIDENTIAL APPROX. 9 ACRES NEIGHBORHOOD COMMERCIAL APPROX. 7 ACRES PLgr DAM 4/25/02 FILE# KMPA-02-1 SCALE 1" 600' Fk\9is\s-ite\kpma0Z-J.dwg b 10 ul F- rn