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Staff Report/Annexation & Zoning dated 05/05/03ri-City Planning Office 17 Second Street East — Suite 211 Kalispell, Montana 59901 Phone: (406) 758-1850 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 Annexation and Initial R-3 and RA-1 - Owl Corporation Northeast corner of Stillwater Road and West Reserve Drive MEETING DATE: May 5, 2003 BACKGROUND: This is a request by Owl Corporation for annexation and an initial zoning designation of R-3 and RA- 1. The property contains approximately 58 acres and is located on the northeast corner of Stillwater Road and West Reserve Drive approximately three-quarters of a mile west of Hwy 93 and is intended for the development of West View Estates Subdivision, a 128 lots residential subdivision. In September of 2002 this preliminary plat proposal went before the Kalispell City Planning Board based on a recent master plan amendment that was approved by the Kalispell City Council. Subsequent to this review, the Montana Attorney General issued an opinion stating that master plans previously adopted were not valid. This had the effect of nullifying the master plan amendment approved by the Kalispell City Council which was later formally rescinded. Since that time the Kalispell City Council approved the Kalispell Growth Policy making way for the review of this project under this document without the burden of unresolved issues relating to the previously adopted Kalispell City -County Master Plan. The review of this proposal under the Kalispell Growth Policy by the Kalispell Planning Board is an administrative requirement since the previous evaluation was based on an invalid master plan amendment. The adopted Kalispell Growth Policy designates the area where this subdivision is proposed as Urban Residential on approximately 50 acres and High -Density Residential on approximately 10 acres, as was previously approved with the master plan amendment. The applicants are proposing City R-3, a Residential zoning district and RA-1, Low Density Residential Apartment. The property is the West Valley Zoning District and is currently zoned County AG-80, an Agricultural zoning district that allows a density of one dwelling per five acres through clustering. Concurrent with the annexation request is a proposal for 128-lot residential subdivision that includes the extension of City sewer and possibly City water to the site. The property has been used for agricultural purposes in the past and is otherwise undeveloped. The Kalispell City Planning Board held a public hearing regarding this matter at their regular meeting of April 8, 2003. A number of people for the area spoke in opposition to the proposed zoning stating that the density allowed under the proposed zoning was too high and that it had the potential to undermine the rural character of the area. Providing Community Planning Assistance To: City of Kalispell - City of Whitefish - City of Columbia Falls West View Estates Sub&v, April 18, 2003 Page 2 ,n Annexation and Initial Zoning The board discussed the issues related to the proposed zoning including the minimum lot size requirements, density of the subdivision, phasing and the impacts to the school district. A motion was made and passed on a vote of four in favor an two opposed to forward a recommendation that initial zoning for this property should be R-3, Residential, and RA- 1, Low Density Residential Apartment, upon annexation. RECOMMENDATION: A motion to adopt the first reading of the ordinance for R-3 and RA- I zoning upon annexation would be in order. FISCAL EFFECTS: Minor positive impacts once fully developed. ALTERNATIVES: As suggested by the city council. Respectfully submitted, Narda A. Wilson Chris A. Kukulski Senior Planner City Manager Report compiled: April 18, 2003 c: Theresa White, Kalispell City Clerk Attachments: Transmittal letter Staff report KA-03-8 and application materials Draft minutes from 4/8/03 planning board meeting TRANSMIT\KALISPEL\2003 \KA03-8MEMO.DOC A RESOLUTION TO PROVIDE FOR THE ALTERATION OF THE BOUNDARIES 0 THE CITY OF KALISPELL BY INCLUDING THEREIN AS AN ANNEXATION CERTAI REAL PROPERTY, AS MORE PARTICULARLY DESCRIBED ON EXHIBIT "A LOCATED IN SECTION 25, TOWNSHIP 29 NORTH, RANGE 22 WEST, P.M. N FLATHEAD COUNTY, MONTANA, TO BE KNOWN AS WEST VIEW ADDITION T41 WHEREAS, the City of Kalispell has received a petition from Owl Corporation, the owner of property located at the northeast comer of Stillwater Road and West Reserve Drive, requesting that the City of Kalispell annex the territory into the City, and WHEREAS, the Tri-City Planning Office has made a report on Owl Corporation's Annexation Request, #KA-03-8, dated March 31, 2003, and WHEREAS, the Kalispell City Planning Board and Zoning Commission recommended that the territory be zoned City R-3, Residential on approximately 48 acres, and RA-1, Low Density Residential Apartment, on approximately 10 acres, upon annexation into the City of Kalispell, and WHEREAS, the City of Kalispell desires to annex said property in accordance with Title 7, Chapter 2, Part 46, Montana Code Annotated. NOW THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF KALISPELL AS FOLLOWS: SECTION 1. That all the real property as described on Exhibit "A" be annexed to the City of Kalispell and the boundary of the City is altered to so provide, and shall be known as West View Addition No. 325. SECTION 11. Upon the effective date of this Resolution, the City Clerk is directed to make and certify under the seal of the City, a copy of the record of these proceedings as are entered on the minutes of the City Council and file said documents with the Flathead County Clerk and Recorder. From and after the date of filing of said documents as prepared by the City Clerk, or on the effective date hereof, whichever shall occur later, said annexed territory is part of the City of Kalispell and its citizens and property shall be subject to all debts, laws and ordinances and regulations in force in the City of Kalispell and shall be entitled to the same privileges and benefits as are other parts of the City. SECTION 111. The territory annexed by this Resolution shall be zoned in accordance with the Kalispell Interim Zoning Ordinance. SECTION IV. This Resolution shall be effective immediately upon passage by the City Council. PASSED AND APPROVED BY THE CITY COUNCIL AND SIGNED BY THE MAYOR OF THE CITY OF KALISPELL, THIS 5TH DAY OF MAY, 2003. Pamela B. Kennedy Mayor ATTEST: Theresa White City Clerk MENU V VVIN A tract of land, situated, lying and being in the West Half of the Southwest Quarter of Section 25, Township 29 North, Range 22 West, P.M.M., Flathead County, Montana, and more particularly described as follows to wit: Beginning at the southwest comer of the Southwest Quarter of Section 25, Township 29 North, Range 22 West, P.M.M., Flathead County, Montana, which is a found iron pin on the centerline of a 60 foot county road known as Stillwater Road; thence along the west boundary of said SW 1/4 and along said centerline N 00'06'40" W 1982.69 feet; thence leaving said west boundary and said centerline N 89'59'11 " E 1327.96 feet to a set iron pin on the east boundary of the West Half of the Southwest Quarter of said Section 25; thence along said east boundary S 00'00'23" W 1985.86 feet to the southeast comer thereof and the centerline of a 60 foot county road known as West Reserve Drive; thence along said centerline and along the south boundary of said SW 1/4 N 89'53'02" W 1323.89 feet to the point of beginning and containing 60.396 acres. Subject to and together with all appurtenant easements of record. 1 4 0 Me Mowel ga"014447FAI - Once annexed to the City, full City services will be made available to the property owner. Any necessary infrastructure associated with this development will be required to be constructed in accordance with the City of Kalispell's Design and Construction standards and any other development policies, regulations or ordinances that may apply. Number of Dwelling Units within the Subdivision 160 (estimated) Estimated Increase in Population: (based on US Census Figure of 2.2 per household) 352 Per capita costs Fire: $68.84 per person per year. Additional costs to the fire department Police: $110 per resident per year. Additional costs to the police department Administration: $39.48. Additional cost to administration Solid Waste: Additional cost to solid waste Lineal Feet Costs: (Lineal feet 8,300) Roads: $1.14 per lineal foot Additional cost in road maintenance Water: $3.44 per lineal foot Additional cost in water line maintenance Sewer: $5.50 per lineal foot Additional cost in sewer maintenance Sto= sewer maintenance costs: Average Square foot per lot - 11,644 a Number of units x square foot x 0.0029 Total Anticipated Cost of Services: 352 x 68.84 = $24,232 352 x 110.00 = $38,720 352 x 39.48 = $13,897 none for five years 8,300 x 1. 14 = 94,620 8,300 x 3.44 = 28,552. 8,300 x 5.50 = 45,650 11,644 x 160 x 0.0029 = 5,403 1 4 - �__ L �__, Average square foot per lot: 11,644 Storm sewer assessment $0.0029 per square foot Revenue from storm sewer assessments 160 x 11,644 x 0.0029 = $5,403 Street maintenance assessment $0.0059 per square foot Revenue from street maintenance assessments 160 x 11,644 x 0.0059 = $10,992 Urban forestry assessment $0.00135 per square foot Revenue from urban forestry assessments 160 x 11,644 x 0.00 135= $2,515 Special Assessments: There are no special assessments. General revenue: 0 Assessed value per dwelling: $175,000 Total assessed value: 160 x 175,000 = $28,000,000 Total taxable: 28,000,000 x 0.03543 = $992,040 Total additional general revenue based on 152.39 mill levy: 992,040 x . 15239 = $151,177 VOW " K rer, ff F � IL NOTE: This information is based upon assumptions regarding building valuations and does not take into consideration the build -out time or changes in methods of assessment and estimated costs associated with services. This information can only be used as a general estimate of the anticipated cost of services and revenue. TRANSMITTALS / 2003/ KA03-5COSTOFSVCS ,t'ri-City Planning Office 17 Second Street East — Suite 211 Kalispell, Montana 59901 Phone: (406) 758-1850 Fax: (406) 751-1858 tricity@centurytel.net April 17, 2003 Chris Kukulski, City Manager City of Kalispell P.O. Box 1997 Kalispell, MT 59903 Re: Annexation and Initial Zoning of R-3 and RA- 1 on 58 Acres - West View Estates, northeast corner of Stillwater Road and West Reserve Drive Dear Chris: The Kalispell City Planning Board met on April 8, 2003, and held a public hearing to rehear a request by Owl Corporation for annexation and an initial zoning designation of R-3 and RA-1 under the Kalispell Growth Policy. In September of 2002 this preliminary plat proposal went before the Kalispell City Planning Board based on a recent master plan amendment that was approved by the Kalispell City Council. Subsequent to this review, the Montana Attorney General issued an opinion stating that master plans previously adopted were not valid. This had the effect of nullifying the master plan amendment approved by the Kalispell City Council which was later formally rescinded. Since that time the Kalispell City Council approved the Kalispell Growth Policy making way for the review of this project under this document without the burden of unresolved issues relating to the previously adopted Kalispell City -County Master Plan. The review of this proposal under the Kalispell Growth Policy by the Kalispell Planning Board is an administrative requirement since the previous evaluation was based on an invalid master plan amendment. The adopted Kalispell Growth Policy designates the area where this subdivision is proposed as Urban Residential on approximately 50 acres and High -Density Residential on approximately 10 acres, as was previously approved with the master plan amendment. The property is located on the northeast corner of Stillwater Road and West Reserve Drive approximately three-quarters of a mile west of Hwy 93. The applicants are proposing City R-3, a Residential zoning district and RA-1, Low Density Residential Apartment. The property is the West Valley Zoning District and is currently zoned County AG-80, an Agricultural zoning district that allows a density of one dwelling per five acres through clustering. Concurrent with the annexation request is a proposal for a 128-lot residential subdivision, West View Estates, that includes the extension of City sewer and possibly City water to the site. The property has been used for agricultural purposes in the past and is otherwise undeveloped. Providing Community Planning Assistance To: City of Columbia Falls - City of Kalispell - City of Whitefish West View Estates - Anne ion and Initial Zoning April 17, 2003 Page 2 Narda Wilson of the Tri-City Planning Office presented staff report #KA-03-8, evaluating the proposed zoning and recommended initial zoning of City R-3, Residential and RA- 1, Low Density Residential Apartment. At the public hearing there were several people from the neighborhood who expressed concerns about neighborhood character, increased traffic and the potential impacts to the West Valley School District. After the public hearing the board discussed the proposal. A motion was passed on a vote of four in favor and two opposed to forward a recommendation that initial zoning for this property should be R-3, Residential and RA- 1, Low Density Residential Apartment, upon annexation. The legal description of the property to be annexed is attached as Exhibit A. Please schedule this matter for the May 5, 2003 regular city council meeting. You may contact this board or Narda Wilson at the Tri-City Planning Office if you have any questions regarding this matter. Sincerely Kalispell City Planning Board zu� Ron Van Natta President RVN/NW Attachments: Petition to annex (original) Exhibit A - legal description Staff report KA-03-8 and application materials Draft minutes 4/8/03 planning board meeting c w/ Att: Theresa White, Kalispell City Clerk c w/o, Att: Owl Corporation, 500 Palmer Dr., Kalispell, MT 59901 Sand Surveying, 2 Village Loop, Kalispell, MT 59911 . TRACT OF LAND, SITUATED, LYING AND BEING IN THE WEST HALF OF THE SOUTHWEST QUARTER OF SECTION 25, TOWNSHIP 29 NORTH, RANGE 22 WEST, P.M.,M., FLATHEAD COUNTY, MONTANA, AND MORE PARTICULARLY DESCRIBED AS FOLLOWS TO WIT: BEGPiNING at the southwest comer of the Southwest Quarter of Section 25, Township 29 North, Range 22 West, P.,M.,M., Flathead County, Montana, which is a found iron pin on the centerline of a 60 foot county road known as Stillwater Road; Thence along the west boundary of said SW1/4 and along said centerline NOO'0640"W 1982.69 feet; Thence leaving said west boundary and said centerline N89'59'1 VE 1327.96 feet to a set iron pin on the east boundary of the West Half of the Southwest Quarter of said Section 25; Thence along said east boundary SOOOOO'23"W 1985.86 feet to the southeast comer thereof and the centerline of a 60 foot county road known as West Reserve Drive; Thence along said centerline and along the south boundary of said SWIA N89'53'02"W 1323.89 feet to the point of beginning and containing 60.396 ACRES. Subject to and together with all appurtenant easements of record. 3F- �M�SS N y 9 72 73 74 75 76 71 71RDIJA F79 78 78 70 M 67 66 65 64 63 77 69 62 6 to ED LOGAN WAY 61 15 53 11 54 /P 57 58 3� 3z�> 60 4 z 52 55 56 59 3 51 L4 48 47 46 44 2 LJ 9 43 43 1 50 KIN . TLA WAY — 36 37 3 9 40 42 108 C"TRY 'PAP F ESTATES 35 34 27 26 25 2A 23 22 41 NO. 3 M 21 53A J CaL 33 52B <-- 32 B WMAN DR EAST 2Q 3 -7;�— 39 29 15 51 A _J cy :9] 18 \ 513A ci 1'7 Wilson said this request was based on research and experience in practice. PJ Sorenson, Zoning Administrator for the City of Kalispell addressed the board and agreed that smaller beauty salons do not seem to need the extra parking. He said the additional square footage evaluation pushes the parking requirements beyond reasonable need. Atkinson said reducing the excess parking would be a positive aspect to reduce density in downtown Kalispell and this might help in a small way. Norton asked and Sorenson answered that a house converted to a beauty shop or house with mixed used would be analyzed based on square footage devoted to each business. Taylor asked if this amendment would have any negative effect on any existing beauty or barber shop. Wilson answered that she thought it would create a positive effect by potentially freeing up additional space for other uses. Van Natta said his concern was the possibility of having more than one customer in the shop with the operator at one time. Wilson said if there were concerns about inadequate parking at the one to two space ratio, the ratio could be increased to 2.5 spaces per operator. Atkinson asked if that change would adversely affect the applicant but Wilson said she didn't think it would. MOTION (AMENDMENT) Hull offered an amendment to change the required number of parking spots to 2.5 lots per operator No second was heard and the motion died for lack of a second. ROLL CALL The original motion passed unanimously on a roll call vote. WEST VIEW ESTATES A request by Owl Corporation for an initial zoning INITIAL ZONING UPON designation of R-3, Residential, on approximately 48 acres ANNEXATION and RA-1, Low Density Residential Apartment, on approximately 10 acres upon annexation to the city of Kalispell. WEST VIEW ESTATES A request by Owl Corporation for preliminary plat approval of SUBDIVISION a 128-lot residential subdivision on approximately 58 acres. PRELIMINARY PLAT STAFF REPORT Narda Wilson, with the Tri-City Planning Office, gave a KA-03-8 AND KPP 03-5 presentation of staff report KA-03-8, a rehearing regarding a request for an initial zoning designation of R-3 and RA-1 upon annexation to the City of Kalispell on approximately 58 acres of property located at the northeast comer of Stillwater Road and West Reserve Drive. Concurrently, staff report KPP 03-5, a rehearing of Stillwater Estates, a 128 lot residential Kalispell City Planning Board Minutes of the meeting of April 8, 22003 Page 2 of 20 subdivision filed concurrently with the annexation and initial zoning request. This project was previously reviewed by the planning board and forwarded on to the city council but was postponed because of legal issues relating to the Kalispell City -County Master Plan and adoption of the Kalispell Growth Policy. The previously adopted master plan amendment for this project was rescinded by the Kalispell City Council and has no bearing on consideration of this proposal. Subsequent adoption of the Kalispell Growth Policy provides a basis for zoning review and subdivision density. The report evaluating the proposed R-3 and RA- 1 zoning is based on Urban Residential and High Density Residential future land use designations in the Kalispell Growth Policy for the appropriate assignment of a City zoning classification in accordance with Section 27.03.010(4) of the Kalispell Zoning Ordinance. The developer would like to annex in order to receive City services. Wilson noted this property is currently zoned agricultural but will be moved to a residential City zoning designation with annexation. Staff reviewed the staff report and recommended that the Kalispell City Planning Board forward a recommendation to Kalispell City Council that the initial zoning for this property should be R-3, Residential, on approximately 48 acres and RA- 1, Low Density Residential on approximately 10 acres, upon annexation to the City. Wilson reviewed the staff report for the preliminary plat for West Valley Estates also being proposed with the annexation. She noted that approximately 48 acres was dedicated to single family development with 127 lots and one ten acre lot in the area zoned RA- 1. In September of 2002 this preliminary plat proposal went before the Kalispell City Planning Board and was recommended for approval on a 5 to 2 vote. However, the project was stalled before being acted on by the Kalispell City Council due to unresolved issues with the previously adopted Kalispell City -County Master Plan, changes in the state law and the Attorney General's option relating to growth polices. The rehearing of the development and planning board review of this proposal under the Kalispell Growth Policy is an administrative requirement because the previous evaluation was based on an invalid master plan amendment. Wilson noted the phasing was planned in six steps from south to north and east to west. The general land use character of this area is rural to the west and suburban to the east and can be considered to be on the urban fringes. It is notable that there are a couple of gravel pits north of this property which might produce conflict in terms of noise and truck traffic. One of the concerns identified was the potential use of a private water system from the Stillwater Kalispell City Planning Board Minutes of the meeting of April 8. 2003 Page 3 of 20 Estates. She said any water system within West View Estates would be evaluated to see if it could provide the necessary capacity for fire flows and domestic use. If the private system cannot meet those requirements, then City sewer and water would be extended to the site. Another concern was a lack of connection between the parcel A and the single family subdivision. Therefore the staff is recommending a pedestrian and bike path connecting the two areas. Traffic impacts to West Reserve Drive is also a concern. West Reserve Drive is a 60 foot right-of-way right now and there is no plan to widen or upgrade it to 80 feet at this time. It is a State secondary road on a waiting list. Staff recommends a 10 foot right-of-way reservation for future acquisition in addition to a 20 foot buffer area along West Reserve Drive and Stillwater Road. The subdivision may result in 60 to 80 additional children from this subdivision for West Valley School which is already near capacity. The developer has set aside approximately 2.2 acres near the center of the subdivision for open park space. This subdivision complies with the Kalispell Subdivision Regulations. Staff reviewed the findings of fact and recommended that the Kalispell City Planning Board approve the preliminary plat of West View Estates Subdivision subject to 19 conditions in the staff report with some minor amendments: Add an additional condition to obtain a permit from the Flathead County Road Department for the new road with access onto Stillwater Road, amend item 13 and 14 to read a minimum 20 foot buffer strip instead of 25 foot. Atkinson questioned why the reconunendation for a reduction in buffer and Wilson said 20 feet was the standard used for the last several subdivisions and seems to be adequate. Atkinson asked and Wilson answered that it did not include the 10 foot right-of-way reservation strip. PUBLIC HEARING The public hearing was opened to those who wished to speak I on the issue. APPLICANT/AGENCIES Erica Wirtala, planner with Sands Surveying and representing the applicant, passed out a written copy of her testimony. She said this property is now zoned County R-2, Suburban Residential. She feels homes per acre is well within that anticipated by the Kalispell Growth Policy. The single family portion is divided into six phases which could translate into 18 years depending on housing needs. Parcel A is proposed to be zoned RA-1 for residential, multi -family housing or other uses. It may become a senior citizen complex or other options within the RA-1 zoning. She addressed the concerns about the water system saying they are bringing City sewer into the site and can bring water at Kalispell City Planning Board Minutes of the meeting of April 8, 2003 Page 4 of 20 the same time if necessary. She said Page 3 of the staff report says Parcel A does not have access to the park area. The site review committee discussed creating a bike/pedestrian park. She said they felt there were better options than going through lots within the single family subdivision. She said it is their intention to keep this parcel as a stand alone subdivision with different recreational needs. She said the 20 foot buffer along West Reserve might be a better choice for a sidewalk system instead of path which would cross unrestricted intersections and side lots. She asked the Board to strike the addition of condition # 12. She feels the developer has taken into consideration the concerns of the neighbors. The development has been changed so that single family homes abut single family neighbors. The developer will work with MDOT to assure that all ingress and egress comply with City and State standards. She said the State would be responsible for widening West Reserve in the future. She said regarding the concerns for West Valley school, the developer feels that because of the phasing proposed there will not be a huge impact on the school. PUBLIC COMMENT Todd Fisk, Superintendent/ Principal of West Valley School, resides at 275 Gilbert Lake Road. He addressed the potential impact on the school with the growth of this development. He said the recent bond allowed the school to get all of their students out of the basement into real classrooms. The next challenge is the burden that will be created with new growth and require another bond issue for the neighbors. He said in the Pines Development years ago there were lots designated to the school for their use. The school sold those lots and it helped take the burden off taxpayers. Mark Voelker, 280 Hartt Hill Drive said this development has been compared to the surrounding area as similar and he doesn't seem the similarity. The other subdivisions are one half acre lots with R-2 zoning instead of R-3. He didn't understand the higher density being allowed. He was concerned about burdens on the roads and schools and thought they should stay inside the higher density zoning in other areas. He felt it should be a lower density zoning. Greg Harris, 539 Three Mile Drive and owner of Grizzly Security said he is concerned about the high density. He felt it would put a burden on the Kalispell Police Department because it is further out. He felt there would be a high crime rate sooner or later with the higher density. He said a bond issue gets the school up and running but additional money is required keep it running. He was concerned about the impact on taxpayers including his family. He said the developer may have a great reputation but the density is too Kalispell City Planning Board Minutes of the meeting of April 8. 2003 Paee 5 of 20 high. He would like to see it similar to Stillwater Estates. He asked the Board to take more time to look this issue over. Bob Beaver, who is buying a place in Quarter Horse Estates and said the RA-1 apartment area has as much potential to produce as many children as the entire subdivision above it. Ed Weber, 1070 Quarter Horse Lane echoed the sentiments of the other gentleman. He said the density of this proposal and the next one and said the condition of the existing roads is poor. He was concerned about the type of homes that would be built there. It doesn't meet the needs of the existing developments that surround it. Kim Bly, Quarter House Estates, 230 Stillwater Road said they moved here to have smaller classes and less crime. She asked the teachers who teach Driver's Ed and they use Stillwater Road because it is not as populated. She said they are concerned about their children who are just learning how to drive and the increased traffic in the area. She is concerned about the type of housing because they are abutted up to the next subdivision. Kathleen Nicolitz, 1030 Quarter Horse Lane said she understands the developer's desire to develop and make money but Stillwater and Three Mile are covered with potholes. She said the schools would be impacted. She works at Home Options near the hospital and felt the addition of 200 people will make the traffic unbearable. No one else wished to speak and the public hearing was closed. MOTION Atkinson moved and Johnson seconded to adopt staff report KA-03-8 as finding of fact and, based on these findings, recommended to the Kalispell City Council that the initial zoning for this property should be R-3, Residential, on approximately 48 acres and RA-1, Low Density Residential on approximately 10 acres, upon annexation to the City. BOARD DISCUSSION Atkinson asked if there was consideration to 10 feet of right of way on Stillwater and Wilson said it is not designated as an arterial. Taylor asked about page 5, paragraph 11, in the staff report which said, "this subdivision was not built to City standards" and asked what the difference was between the two properties. Wilson answered that Stillwater Estates was reviewed and approved under County standards so the lots within the subdivision are larger because they utilize on -site sewage Kalispell City Planning Board Minutes of the meeting of April 8. 2003 Page 6 of 20 treatment systems and community water systems. The roads are pavement with ditching and no pedestrian access in the subdivision. Taylor asked how the lot size in West View Estates compares to those in Ashley Park and Wilson said the West View lots are slightly bigger. He noted there is no plan about doing anything to West Reserve Drive beyond 2009. Wilson said the City has limited influence over how the State prioritizes road improvements and the money is controlled by the State. Van Natta said in the growth policy the City did place a high priority on West Reserve Drive. Norton asked and the developer, Mr. Peterson, answered that the lots will be $45,000-65,000 and will be more comparable to Buffalo Stage Development. Norton asked and Wilson said the lots in Buffalo Stage were about the same size, 10,000 square feet. Van Natta asked and Wilson answered that Buffalo Stage is zoned RA-1 which is the same zoning as the 10 acres in this proposed project. Van Natta said as the growth policy was developed one of the primary goals is to set policies to try to avoid impacts to the aquifer by getting City sewer to these outlying areas. Taylor asked if Stillwater Estates would become part of the City sewer. Atkinson asked Wilson for the history of Stillwater Estates. He thought it was proposed to be on City water and sewer when it was developed and the developers chose to go forward with County zoning. Wilson said it was the staff recommendation at the time it was reviewed that Stillwater Estates be connected to public sewer. The developers opposed having to extend sewer. The commissioners allowed the developer a chance to sell some lots before requiring hook-up to sewer. The developers went back to the Commissioners and asked them to reconsider requiring the developer to attach to the sewer. The Commissioners allowed them to use private onsite sewer systems for the property. There was a note on the Stillwater Estates plat that waives protest to annexation to the City and hook up to the sewer, a burden passed on to the lot owners. Wilson didn't feel it was fair to have a SID looming over the heads of the homeowners in the subdivision after they invested in private on -site sewage systems. Kalispell City Planning Board Minutes of the meeting of April 8, 2003 Page 7 of 20 Taylor asked how the lots sizes compare to a City lot size. Wilson answered that City lots axe approximately 7,000 square feet and these are around 10,000 square feet so these are roughly 50% larger. Norton stated that he felt the developer went to lot of trouble to answer his questions before the meeting but his initial reaction mirrors the concerns of the neighbors that this is a very high density compared to other subdivisions in the area. He felt the density is too high at this time. Wilson clarified there isn't much lot size difference between R-2 and R-3. Norton said these lots don't meet affordable housing requirements. Hull said the City and the neighbors would be sorry that there is no road connection between this subdivision and Stillwater Estates. He said there is essentially a whole City neighborhood on one road with only one alternate exit. Van Natta said he doesn't disagree with Hull. ROLL CALL The motion passed 4-2 on a roll call vote with Taylor and I Norton in opposition. MOTION Atkinson moved and Taylor seconded to adopt staff report #KPP-03-5 as findings of fact and approve the West View Estates Subdivision Preliminary Plat subject to the 20 conditions with staff recommended amendments to 13 and 14 to read a minimum of 20 foot buffer strip instead of 25 foot. BOARD DISCUSSION Atkinson said City standards require the width of the street to be 24 feet with 2 foot curbs. He asked if that would allow parking and Wilson said it would not. He asked if there would be park requirements for Parcel A if it wanted to be treated as a separate development would there be other requirements. Wilson referred to the staff report, page 4 which dealt with access. She said the staff recommended to the developer to reconfigure the road to see a road connection between the two subdivisions. She said she didn't think a bike path would be a burden as a connection. She questioned the intention to separate the two communities by limiting an interconnection between the two. She did not favor that approach practically or philosophically. Atkinson wondered about parking if the park was designated as a City Park and Wilson said that would be addressed by the Park Department with the development of the park area. Kalispell City Planning Board Minutes of the meeting of April 8, 2003 Paae 8 of 20 Taylor asked about the alternate access into this development and Wilson said it was condition 12 and dealt with pedestrian access. Taylor questioned why there was only one ingress and egress. Wilson said Taylor was talking about Stillwater Estates to the east and joining those two subdivisions. Wilson said there is no road connection unless you get further north to the top of Stillwater Estates. Wilson said at this point there is a road connection to the west, which could provide an alternate access into this property. Taylor asked if there was value in providing vehicle access to Parcel A. Wilson said there is merit and they had tried to negotiate that with the developer but were unsuccessful. It wasn't something the staff felt strongly enough about to offer a recommendation since the developer had already gone through a significant redesign to address neighbor concerns. She said she felt it was unfair to keep asking for more. She did think, however, it would result in a better overall design. Norton said he didn't think the park location was well thought out and he agreed with Wilson that they didn't want to create an exclusive park. He said it needed to be an accessible park for the whole subdivision. He asked how cash in lieu of parkland was determined. Wilson said she agreed that the park could function better if pedestrian access was included to the park in all directions. She said the location of the park is a wonderful amenity to the subdivision because of its central location. She said the developer could make more money selling lots than putting in a park so she appreciates the park in the subdivision. Cash in lieu of parkland is assessed on the unimproved value of the area in lots. She said the assigned value being used lately has been $10,000 per acre and in this case there was no dispute over the value. Norton said he clarified he thought the park would be a great amenity to the subdivision. Van Natta said there are sidewalks all a -round the neighborhood and it creates great access to the area. Taylor asked and Wilson answered that on street parking has not been addressed at this time. Once the preliminary plat for the subdivision has been approved the developer will coordinate utility design including the roadway width and parking with the Public Works Department. Kalispell City Planning Board Minutes of the meeting of April 8, 2003 Page 9 of 20 Atkinson said he was grappling with Item 12. He felt two entrances onto Stillwater Road and West Reserve are not a good idea and there should be an access into Parcel A. MOTION (AMENDMENT) Atkinson moved and Hull seconded to amend item 12 to require a road access Parcel A going both north/south and east/west. BOARD DISCUSSION Atkinson asked and Wilson answered that the developer would lose two lots. Atkinson cited the need for fire access, ingress and egress and for maintaining a community and not individual subdivisions within a development as reason for the access. Erica Wirtala said she appreciated the concerns about interconnectedness between communities but one of their options is a Senior Living Center and increased traffic in that area would be undesirable. She clarified that parcel A would also them dump all of its traffic past two separate lots. She suggested waiting for a conditional use permit to Parcel A. BOARD DISCUSSION Atkinson said Phase 1 would already be built and then it would be impossible to add the road at a later time. Van Natta said he could see rational for one entrance to eliminate another intersection on West Reserve. He questioned the need for two entrances and wondered if it was necessary for emergency vehicles. He said the first 5 lots could be narrowed to 90 feet and there would be 56 feet of right-of-way available to get residents out of Parcel A. Taylor said he knew the Board members were not civil engineers but felt the spirit of the amendment was to take a look at making a second point of ingress and egress into Parcel A, presumably from Taylor Road. Hull said the goal is to look at the future of the City and the two neighborhoods should be joined somehow. MOTION (AMEND Hull moved and Taylor seconded to amend the amendment AMENDMENT) to require only one access from Taylor Road to Parcel A. BOARD DISCUSSION Van Natta said he felt the main purpose was to prevent another access onto West Reserve. Hull said he was looking for connection between the two subdivisions. Kalispell City Planning Board Minutes of the meeting of April 8, 2003 Page 10 of 20 LCOL"fAwff TRI-CITY PLANNING OFFICE STAFF REPORT #KA-03-8 MARCH 31, 2003 A report to the Kalispell City Planning Board and the Kalispell City Council regarding a request for an initial zoning designation of R-3 and RA- 1 upon annexation to the city of Kalispell on approximately 58 acres. A public hearing has been scheduled before the planning board for April 8, 2003 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. This is a rehearing of a previously proposed project that was later postponed because of issues relating to the Kalispell City -County Master Plan and adoption of the Kalispell Growth Policy. This proposal was previously reviewed under the city -county master plan which was later determined to be invalid by the Montana State Attorney General's Office based on changes made to the statutes. This proposal is being brought before the planning board again to be reviewed under the Kalispell Growth Policy 2020 adopted by the Kalispell City Council on February 18, 2003. This report is based on Urban Residential and High Density Residential future land use designations in the Kalispell Growth Policy. The previously adopted master plan amendment for this project was rescinded by the Kalispell City Council and has no bearing on consideration of this proposal. This report evaluates the appropriate assignment of a City zoning classification in accordance with Section 27.03.010(4) of the Kalispell Zoning Ordinance. The petitioner would like to annex in order to receive City services. A. Petitioner and Owners: Owl Corporation 500 Palmer Drive Kalispell, MT 59901 (406) 752-5666 Sands Surveying 2 Village Loop Kalispell, MT 59901 (406) 755-6481 B. Location and Legal Description of Property: The property proposed for annexation lies at the northeast comer of Stillwater Road and West Reserve Drive in northwest Kalispell. The property proposed for annexation and zoning 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. C. Existing zoning: This property is part of the West Valley Overlay District. This district acts as an overlay district with its development standards in part of the West Side Zoning District. The underlying zoning for this property is AG-80, Agricultural, which is an agricultural district with an 80-acre minimum lot size requirement. The overlay standards of the West Valley District allow a density of one dwelling unit per five acres with clustering of lots which do not exceed one net acre in size and have a minimum of 76 percent of the property dedicated as permanent open space. The open space is intended to be preserved for agricultural use and can contain one residence. Under the current West Valley Overlay development standards this property would be eligible for 12 one -acre lots. D. Proposed Zoning: The proposal would designate approximately 48 acres as R-3, Residential, a single-family residential district; approximately 10 acres as RA-1, a Low -Density Residential Apartment. A preliminary plat for 128 lots is being fided concurrently with the annexation and zoning request. E. Size: The property proposed for annexation and zoning contains approximately 58 acres. F. Existing Land Use: Currently this property is being used for agricultural purposes and is otherwise undeveloped. G. 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 H. General Land Use Character: The general land use character of the area is a generally rural in character with some suburban residential development to the east and agricultural uses to the north, south and west. 1. Availability of Public Services: City water and sewer services exist to the east of this site approximately one mile along Hwy 93. There are also City water and sewer mains to the south of this property along Four Mile Drive. Although the design work is not complete, it appears that water and sewer Will be extended from either location to the development. A State secondary highway, West Reserve Drive, will provide primary access to the site and is adjacent to this property. West Reserve Drive and Highway 93 is a controlled intersection which has a four-way stop light. Other City services can be provided to the site once the property has been developed and services are needed. 2 The statutory basis for reviewing a change in zoning is set forth by 76-2-205, M.C.A. Findings of fact for the zone change request are discussed relative to the itemized criteria described by 76-2-203, M.C.A. MM MUMMEN"M On February 18, 2003 the Kalispell City Council adopted the Kalispell Growth Policy which designates approximately 50 acres where the proposed single-family subdivision is proposed as Urban Residential which anticipates a density of three to 12 dwelling unit per acre. This area is proposed for R-3, a Residential zoning designation that anticipates single-family homes as the primarily use on lots not less than 7,000 square feet in size or approximately six dwellings per acre. The approximately 10 acres along West Reserve Drive is designated on the Kalispell Growth Policy future land use plan map as High Density Residential which anticipates eight to 40 dwellings per acre and some limited office uses when the land uses can be made compatible. This area is proposed for a zoning designation of RA-1, Low -Density Residential Apartment, which has a minimum lot size requirement of 6,000 square feet plus an additional 3,000 square feet for each dwelling beyond a duplex. The proposed zoning designations are in substantial compliance with the future land use designations of the Kalispell Growth Policy and can be considered to be appropriate for the area. '11,51,111 1111111 filill . Mus ilm is I -MINVIRMUZZ-HWITIMIM It can be anticipated that the proposed rezoning from agricultural to residential will increase traffic impacts in the area due to the subsequent development of the site. Traffic impacts to the area can be accommodated with the existing roadways in the area, however, the proposed rezoning is not designed to lessen congestion in the streets. � �Alll "0111MISEN There is no obvious increase in risk related to the proposed zoning district which would impede fire or police access to the site. Access for fire and other emergency services is generally good. HOM IMIRMSM, R$MT*r*M=_*T0_FZ1MM1MM Because this annexation will enable the property owners to connect to public sewer and develop the property with full public services, the public health and welfare of the community will be served. �ANN Any uses established on the site will be required to meet the development standards for the district dealing with setbacks, height limits and lot coverage. Lhese standards are designed to provide for adequate light and air. 3 �* �IMWWWMOTFUM WAOINOROJEW M-4 MISUSKONTARCOMWOM The requested zoning designations are consistent with the type of development which would be anticipated under the Kalispell Growth Policy and would be able to be acconimodated within the land area under the proposed zoning. The requested zone will not contribute to the overcrowding of land. Increased concentration of people in this area will likely result after this land has been converted from an agricultural use to a more intensive residential use. There will be a more intensive use of the property, however, the intensity of the uses of the property would be in direct relationship to the availability of public services, utilities and facilities as well as compliance with established design standards. The design standards and availability of facilities would provide the structure needed to insure that there will not be an overcrowding of the land or undue concentration of people. WARD Public service, facilities and infrastructure would be made available to the developer. The developer would need to extend the needed City services that are not currently extended to the property at the developers' expense and in accordance with the City's policies and standards. New improvements to the property such as roads, water, sewer, parks and drainage would be installed in accordance with City policies and standards at the developers' expense thereby insuring that there is adequate provision of services to the site prior to development. Fire, police, ambulance and public access are adequate to accommodate potential impacts associated with the development of this site. There will be impacts to services which can be anticipated as a result of this proposal which can be met by the City. The proposed zoning furthers the long range development plans as reflected in the recently adopted Kalispell Growth Policy for this area and provide opportunities for affordable housing in a development that is compatible with surrounding land uses with the extension and provision of public services within reasonable proximity to the City core. The proposed zoning will provide the basis for the future land uses on this property, in accordance Kalispell Growth Policy. This rezoning gives great consideration to the suitability of this property for the proposed use and concurrent zoning proposal. 10. Does the requested zone g�ve reasonable consideration to the clugr,9cter of -the distT�c ? The general character of the area is transitional between the urban and rural / agricultural use on the fringes of the City limits. The proposed zoning allows this development to address needs within the community for housing and support 4 services on public services and in reasonable proximity to the City core. The recent annexation and adoption of zoning / PUD on the State school section property to the south extended the City limits to adjoin this property. The school section property to the south of this site is anticipated to be developed with similar type or more intensive uses as is proposed with this property, i.e. a mix of residential and professional offices. It appears that the proposed rezoning gives reasonable consideration to the character of the district. [�M - ewaawwmw "welawmalsigm There is a single-family residential subdivision that adjoins this property to the east that was developed with approximately half -acre lots with on -site sewage treatment systems and a conimunity water system. The school section property to the south has not been developed and the properties to the north and west are generally agricultural in nature, low in density and intensity. Most potentially effected properties are the properties to the east which are similar in use. Although the large lots to the east are larger and larger than average homes are anticipated to be constructed there, this subdivision was not constructed to City standards like the one that will be proposed on this site. The development anticipated under the proposed zoning may be more intensive in nature because of the available of public services and utilities, however, the City standards will insure that there is high quality development that will insure the value of buildings and homes is protected, maintained and conserved. The Kalispell Growth Policy future land use designations anticipates a development such as that being proposed and will be developed with uses anticipated for the area. The proposed zoning encourages the most appropriate land use for this property and throughout the planning jurisdiction. It is recommended that the Kalispell City Planning Board adopt Staff Report #KA-03-8 as fmdings of fact and forward a recommendation to Kalispell City Council that the initial zoning for this property should be R-3, Residential, on approximately 48 acres and RA-1, Low Density Residential on approximately 10 acres as proposed and indicated on the attached vicinity map upon annexation to the City. [RI&I 5 Tri-City Planning Office 17 Second St East, Suite 211 RECEIVEI Kalispell, MT 59901 Phone: (406) 751-1850 Fax: (406) 751-1858 MAY - 7 2002 la"aVa"Iniaw NAME OF APPLICANT: ��JCLrk- - L120 Prcgr-fi6,,r MAIL ADDRESS: P 0 - f3O X 10 55, crry/sTATE/zip: L-iblb-� M T- 57,�)-)13 PHONE: 752- 5&1�p& INTEREST IN PROPERTY: () WI) &r- Other Parties of Interest to be Notified: PARTIES OF INTEREST: &16 5U-,1-Vt V, M C� MAMADDRESS: 2- Villoel Lo cp crry/STATE/ZIP:—��/�/'.5pe-//,A4T- PHONE: j INTEREST IN PROPERTY: 7-e-,r�hr)ic&f PLEASE COMPLETE THE FOLLOWING: Address of the property: 7-r,,C14 5 q -3 Legal Description: 2-�5- 7-2q 0- 2-2- (Lot and Block of Subdivision; Tract 4) (Section, Township, Range) (Attach metes and bounds as Exhibit A) The present zoning of the above property is: we—s I-L The proposed zoning of the above property is: Reslde,,-) �-Ia-1 lo �-!5 Aal-ce /5- 1 f State the changed or changing conditions that make the proposed amendment necessary: —111'e� or000-sed subcl iyl5l'op �o-!�' ar) -lYel?s �Le- Wes -[- The signing of this application signifies that the foregoing infori-nation is true and accurate based upon the best information available and fui ther zrants approval for Tri-City Plannmig staff to be present on The property 'for routine 'inspection durmigthe annexation process. / J A 'Appii ant) iDaie-) ic PETITION NO.: PETITION TO ANNEX. AND NOTICE OF WITI-iDRAWAL FROM RURAL FIRE DISTRICT The undersigned hereinafter referred to as Petitioner(s) respectffilly petition the City Council of the City of Kalispell for annexation of the real property described below into the City of Kalispell. The Petitioner(s) requesting City of Kalispell annexation of the property described herein and further described in Exhibit A hereby mutually agree with the City of Kalispell that immediately upon annexation of the land all City of Kalispell municipal services will be provided to the property described herein on substantially the same basis and in the same manner as such services are provided or made available to other properties within the rest of the municipality. Petitioner(s) hereby state that there is no need to prepare a Municipal Annexation Service Plan for this annexation pursuant to Section 7-2-4610, M.C.A. since the parties are in agreement as to the provision of municipal services to the property requested to be annexed. The Petitioner(s) further herein express an intent to have the property as herein described withdrawn from the - Nf--S�- 4Pffl&4 ... ...— Rural Fire District under the provisions of Section 7-33-2127, Montana Code Annotated; and that 'incorporated into this Petition to Annex is the Notice requirement pursuant to said Section; and that upon proper adoption of an ordinance or resolution of annexation by the City Council of the City of Kalispell, the property shall be detracted from said district. In the event the property is not immediately annexed, the Petitioner(s) further agree(s) that this covenant shall run to, with, and be binding upon the title of the said real property, and shall be binding upon our heirs, assigns, successors in interest, purchasers, and any and all subsequent holders or owners of the above described property. This City hereby agrees to allow Petitioner(s) to connect and receive the utilities from the City of Kalispell. Petitioner/Owner Petitioner/Owner Please return this petition to: Tn'-City Planning Office 17 nd St East, Suite 211 KalispeilMT 59901 NOTE: AAtach Exhibit A STATE OF MONTANA ss COUNTY OF FLATBEAD ) On this .3 _ _day of___ Aj� 6,,V 1 200'-1 , before me, the undersigned, a Notary Public, for the State of'Moniana, personally appeared jVte,,,,L y known to me to be the person whose name is subscribed to the within instrument and acknowledged to me that he executed the same. IN WITNESS WBEREOF, I have hereunto set my hand and affixed my Notarial Seal the day and year in this certificate first above written. -z- zl�2� Notary I"Alic B State of Montana 2 Residing at: � -,r/, I/ My Commission Expires. Q3 /.D7 /0 -T—. (SEAL) _7 Sunday. i0arch 23. 2003 yl ment. Ail of the lots ;n junction with the annex - No. 6740 the subdivision would be served by public ation of the property and designation of initial NOTICE OF PUBLIC sewer and water and zoning. The property HEARING KALISPELL CITY would be developed in can be described is Lot 1 of Subdivision 204 PLANNING BOARD accordance with City of Kalisoell standards. The and an approximately AND ZONING CO%1- preliminary plat is being 2.5 acre portion of Vo- MISSION submitted in conjunction gler Subdivision located The regular meeting OT with the annexation of in Section 2, Township the Kalispell City Plan- the property and desig- 28 North, Range 22 ning Board and Zoning nation of initial zoning. West, P.M.M., Flathead Commission is sched- The property can be de- County, Montana. uled for Tuesday, April scribed as a porl�ion of 5. A request by Grant 8, 2003 beginning at Assessor's Tract 5+ lo- Spoklie to amend the 7:00 PM in the Kalispell cated in Section 25, Kalisoell Zoning Regula- Citv Council Chambers, Township 29 North, tions' to reduce the re- Kaiispell City Hall, 312 Range 22 West, quired parking for beau - First Avenue East, Ka- P.M.M., Flathead Coun- ty shops and barber Z - lispell. The planning ty, Montana. (A rehear- shops from three board will hold a public ing on this project is re- spaces per operator to hearing and take public quired under the recent- two spaces Per operator comments on the follow- ly adopted Kalispell and deleting the refer- Ing agenda item. The Growth Policy.) ence to an alternative board will make a rec- 3. A request by standard of one space, ornmendation to the Ka - Charles and Michelle per 100 square feet of - ispell City Council who Lapp for an initial zoning gross floor area, which ever is larger; and the ­4ill take final action. 1. A request LBO Lim- designation of R-2, Res - idential, upon annexa- requirement for one Partnership for an tion to the city of Kalis- space per employee on the largest shift. The zoning designa- �-'�:tion upon annexation to pelf on approximately 24.4 acres of property proposed amendment �,;.-.-the city of Kalispell on located at the northwest . would apply to all barber and beauty shops within approximately 58 acres q�,:bf property located at coir..irl of.. Slillwater Roa&ancl, Three Mile., the city zoning jurisdic- '.:'�'the northeast corner of Road and Drw6." The R-2 zoning district is a residential ton. Documents pertaining -Stillwater :__..,,�_.West Reserve Drive. zone that is intended to these agenda items are on file for public in - proposal would approximately primarily for single-fami- ly homes with a 9,600 at the Tri-City 48 acres as R-3, Resi- square foot minimum lot Planning Office, 17 Sec- and Street East, Suite dential, a single-family residential district, and size requirement. Cur- rently the property is lo- Kalispell, MT approximately 10 acres cated in the county and 59901, and are-availa- ble for public review as RA-1, a Low Density Residential Apartment is zoned R-2, a Subur- ban Residential, zoning during regular office .zoning district. A pre- district and SAG a hours. riminary plat for 128 lots Suburban Agricultural, -interested persons are as described below is zoning district. A pre- encouraged to attend being filed concurrently liminary plat containing the hearing and make with the annexation and 59 lots as described be- their views and con - zoning request. The low is being filed con- cerns known to the property proposed for currently with the an- Board. Written com- annexation and zoning nexation and zoning re- ments may be submit - can be described as a quest. The property can ted to the Tri-City Plan - portion of Assessor's be described as Lot 1 of ning Office at the above Tract 5+ located in Sec- Subdivision 204 and an address, prior to the tfon 25, Township 29 approximately 2.5 acre date of the hearing, or North, Range 22 West. portion of Vogler Subdi- contact Narda Wilson, P.M.M., Flathead Coun- vision located in"Section Senior Planner, at (406) ty, Montana. (A renear- 2, Township 28 North, 751-1850 for additional ing on this project is re- Range 22 West, information, quired under the recent- P.M.M., Flathead Coun- /s/Thomas R. Jentz ly adopted Kalispell Ity, Montana. Thomas R. Jentz Growth Policv.) 2. A request Owl Cor- 4. A request bv Charles and Michelle Planning Director Marcn 23. 2003 poration for preliminary Lapp for preliminary plat plat approval of West approval of Blue Heron -09 View Estates, a 128 lot Estates, a lot resi- subdivision located on oential subdivision on 'the northeast corner oi �he nonhwest corner of Stillwatpr Roaa and 7hree Mile Drive -znd West Reserve Drive. Stillwater Road. All of ihis olat would c—eate �'he lots 'In the subdivi- ots inienaeo For sion would be serveo bv --mcne-ramilv resicientiai puolic sewer and waTer develGDmen'Ton apiDrox- ino would be deveioDed n --ccorcance -:vahl ,ne '0 �cre !oT merapa N -�alispeil �,�tancarcs. or _71U111-2171W" :;FIC preuminary olat is o,-,vnnaL1se :leinq sunmittea con L n I I u co U) Q) 0 > cn 0 r > (n > ;74 a) 2) (n co C) —,zo CL (Tj E CD x 47 .4 0 crj LL Zi o o 8 S N �41 igt o E C141 CN: CY; U) >1 5 0) w D� co �4 r-q cx DEI 0 0 a ON CD M. 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The planning 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 LBO Limited Partnership for an initial zoning designation upon annexation to the city of Kalispell on approximately 58 acres of property located at the northeast corner of Stillwater Road and West Reserve Drive. The proposal would designate approximately 48 acres as R-3, Residential, a single-family residential district, and approximately 10 acres as RA-1, a Low Density Residential Apartment zoning district. A preliminary plat for 128 lots as described below is being filed concurrently with the annexation and zoning request. The property proposed for annexation and zoning 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. (A rehearing on this project is required under the recently adopted Kalispell Growth Policy.) 2. A request by Owl Corporation for preliminary plat approval of West View Estates, a 128 lot subdivision located on the northeast corner of Stillwater Road and West Reserve Drive. This plat would create 127 lots intended for single-family residential development on approximately 48 acres and one 10 acre lot intended for multi -family and townhouse development. All of the lots in the subdivision would be served by public sewer and water and would be developed in accordance with City of Kalispell standards. The preliminary plat is being submitted in conjunction with the annexation of the property and designation of initial zoning. The property 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. (A rehearing on this project is required under the recently adopted Kalispell Growth Policy.) 3. A request by Charles and Michelle Lapp for an initial zoning designation of R-2, Residential, upon annexation to the city of Kalispell on approximately 24.4 acres of property located at the northwest comer of Stillwater Road and Three Mile Drive. The R-2 zoning district is a residential zone that is intended primarily for single-family homes with a 9,600 square foot minimum lot size requirement. Currently the property is located in the county and is zoned R-2, a Suburban Residential, zoning district and SAG-5, a Suburban Agricultural, zoning district. A preliminary plat containing 59 lots as described below is being filed concurrently with the annexation and zoning request. The property can be described as Lot 1 of Subdivision 204 and an approximately 2.5 acre portion of Vogler Subdivision located in Section 2, Township 28 North, Range 22 West, P.M.M., Flathead County, Montana. 4. A request by Charles and Michelle Lapp for preliminary -plat approval of Blue Heron Estates, a 59 lot residential subdivision on the northwest comer of Three Mile Drive and Stillwater Road. All of the lots in the subdivision would be served by public sewer and water and would be developed in accordance with City of Kalispell standards. The preliminary plat is being submitted in conjunction with the annexation of the property and designation of initial zoning. The property can be described as Lot 1 of Subdivision 204 and an approximately 2.5 acre portion of Vogler Subdivision located in Section 2, Township 28 North, Range 22 West, P.M.M., Flathead County, Montana. S. A request by Grant Spoklie to amend the Kalispell Zoning Regulations to reduce the required parking for beauty shops and barber shops from three spaces per operator to two spaces per operator and deleting the reference to an alternative standard of one space per 100 square feet of gross floor area, which ever is larger; and the requirement for one space per employee on the largest shift. The proposed amendment would apply to all barber and beauty shops within the city zoning jurisdiction. Documents pertaining to these agenda items are 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'7 Planning Director 2A Westside ILK jw� loz 07 3�; "Z ioir�— m 106 901. 13z 1, 93 i 93 AG-80 7 85 33 7C 82 81 - 'NA.' 72 73 74 75 �713 76 5D 78 4 2-. - - ------------------------------ ...... ------------ . . . . . . . . . . ....... —1 ��j 54- 57 58 7BA --- ---- - -------- .......... ...... . ............ 60 2 19 . 1-7-- -- - - �hq frlw=! ...................... ..... ......................... ... 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