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Staff Report/Preliminary Plat dated 03/31/03WEST VIEW ESTATES SUBDIVISION PRELIMINARY PLAT TRI-CITY PLANNING OFFICE STAFF REPORT #KPP-03-5 MARCH 31, 2003 A report to the Kalispell City Planning Board and the Kalispell City Council regarding a request for preliminary plat approval of a 128-lot residential subdivision. A public hearing on this proposal has been scheduled before the planning board for April 8, 2003 in the Kalispell City Council Chambers. The planning board will forward a recommendation to the city council for final action. BACKGROUND- 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had the effect of nullifying the master plan amendment approved by the Kalispell City Council which was later formally rescinded.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. Concurrent with this preliminary plat, a request for annexation and an initial zoning designation of R-3, Residential, and RA-1, Low -Density Residential Apartment, has been filed and was also considered at the time the preliminary plat was reviewed in September of 2002. The proposed zoning is consistent with the Kalispell Growth Policy's future land use designation for the area and is intended to accommodate single-family homes with full urban services as well as duplex, townhouses and potentially multi -family uses. Potential multi -family uses would be reviewed under the conditionall use permit process. The annexation, assignment of zoning and preliminary plat for this subdivision will be filed, processed and considered concurrently. A. Petitioner and Owners: Owl Corporation 500 Palmer Drive Kalispell, MT 59901 (406) 752-5666 Sands Surveying 2 Village Loop Xalis-pell, MT 59901 (406) 755-6481 B. Nature of Application: This is a request for preliminary plat approval of a 128-lot residential subdivision on approximately 58 acres in the -northwest part of KaEspell. This property is proposed for annexation and assignment of initial zoning concurrently with consideration of this preliminary plat. The residential component of the subdivision contains 127 single-family residential lots on approximately 48 acres that would be developed in three phases. One 10-acre parcel would be created and developed at a later date with duplex, townhouses or multi -family homes. The 10 acre parcel would be generally located in the southwestern portion of the site while the 48 acres of single-family residential homes would be developed on the northern two thirds of the site as well as the area to the east that borders Stillwater Estates Subdivision A new internal north / south subdivision road would be developed from West Reserve Drive to provide primary internal circulation and access within the single-family residential portion of the subdivision. A second access onto West Reserve Drive would likely be developed at some future date when the 10 acres intended for High Density Residential development and zoned RA -I was developed. As part of the second or third phases of the single-family portion of the development, a secondary access would be developed from the subdivision to Stillwater Road to the east. Utilities would be extended at the developers expense to serve the subdivision. C. Location and Legal Description of Property: The property proposed for subdivision lies on the north side of Three Mile Drive approximately one-half mile from its intersection with North Meridian Road and can be described as Assessor's Tract 5 located in Section 25, Township 29 North, Range 22 West, P.M.M., Flathead County, Montana. I Total Area: 58.139 acres Area in single-family lots: 33.680 acres Parcel A: 10.466 acres Road: 10. 179 acres Common Area: 3.517 acres E. Existing Land Use: This property is currently in agricultural and is otherwise undeveloped. F. 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-05 intended for Professional Office East: Single-family residential (Stillwater Estates), Cou-..V,- R-2 zoning West: Agricultural, County AG-80 and West Valley Overlay zoning G. General Land Use Character: The general land use character of the area is rural in character with suburban residential development to the east and agricultural uses to the north, south and west. H. Zoning: The zoning on the major portion of this property upon annexation will be R-3, Residential, which is a single-family residential zoning district that is intended primarily for single-family homes. This district has a minimum lot size requirement of 7,000 square feet and a minimum lot width of 60 feet for the residential component. The approximately 10 acres to the west will be zoned RA- 1, Low Density Residential Apartment to accommodate duplex, town homes and possibly multi -family subject to a conditional use permit. The RA -I zoning district has a minimum lot size requirement of 6,000 square feet for the first duplex plus an additional 3,000 square feet for each unit beyond a duplex. 1. Utilities: This subdivision would receive full City services. Water: Stillwater Estates or City of Kalispell Sewer: City of Kalispell Solid Waste: City of Kalispell Gas: Montana Power Company Electricity: Flathead Electric Coop (underground) Telephone: CenturyTel (underground) Fire: City of Kalispell Schools: School District #5, Kalispell Police: City of Kalispell COMMENTS FROM THE SITE DEVE-LOPMEM REVIEW COMM This matter came before the site development review conu-nittee several times for review. At those meetings, there were some concerns about the use of the Stillwater Estates water system and if the water system would be able to supply adequate pressure for hydrants throughout the subdivision. There were also some concerns about the distance of the subdivision from the fire station which would result in less than optimal response times. The Public Works Department and Fire De-partment vnll work with the developer regarding these issues and necessary improvements. There was discussion regarding the dedication of the park area to the City versus leaving it as a homeowners park. Parcel A, which will also be developed residentially, does not have direct access to the park area. The committee discussed including the creation of a pedestrian access trail 10 to 12 feet wide between parcel A and the park and whether it should be concrete or asphalt and whether or not it should be fenced. The design can be coordinated with the Kalispell Parks and Recreation Department at the time of development. REVIEW ANDRINDINGS OF FACT This application is reviewed as a major subdivision mi accordance with statutory criteria and the Kalispell Citv Subdivision Regulations. A. Effects on Health and Safety: Eint: This subdivision would be in the service area of the Kalispell Fire Department. The property can be considered to be at low risk of fire because the subdivision and homes within the subdivision would be constructed in accordance with the Uniform Fire Code and have access which meets City standards. All of the lots will abut a street that has been constructed to City standards. The property does not have steep slopes or woody fuels. Hydrants will be required to be placed in compliance with the requirements of the Uniforni Fire Code and the approved by the fire chief. The fire access and suppression system should be installed and approved by the Fire Department prior to final plat approval because of potential problems with combustible construction taking place prior to adequate fire access to the site being developed. There was some concern by the Fire Department and Public Works Department regarding the use of the Stillwater Estates water system and adequate water pressure to meet the needed fire flows for the hydrants. Floodin : According to FIRM Panel #1805D dated 9/30/92 the site is located entirely in Zone C which is not a flood prone area and no special permits are required for development. Access: Access to the subdivision would be from West Reserve Drive to the north / south roadway that will serve as the single-family portion of the subdivision. Internal access would be from two looped roadways off of the north / south roadway. All of the lots within the subdivision will be accessed via the new roadways. All of the roads within the subdivision will be constructed to City standards and will provide good access to the lots. Roads that are part of the fire access and suppression system within the subdivision should be completed prior to final plat submittal so that the Fire Department can have access to the homes under construction within the subdivision. Another access off of West Reserve Drive would be developed at some point in the future with the development of Parcel A. At the time this property is developed, it will go through another review process. The downfall of the existing design was the lack of interconnectedness between the single-family development to the north and to the east and the future development of the proposed parcel. A. The staff attempted to negotiate a redesign of this configuration to provide a roadway that would link the two developments together as well as consolidate a single access onto West Reserve Drive, but did not prevail. B. Effects on Wildlife and Wildlife Habitat: This property is generally level with a gentle slope and was used for agricultural purposes. There may be some migratory birds and occasional deer may visit the site, however, this area does not provide significant habitat for wildlife. C. Effects on the Natural Environment: Surface and groundwater: This subdivision will be served by public water and sewer thereby minimizing any potential impacts to the groundwater. No surface water is in close enough proximity to the site to create concerns with M regard to this development. Stillwater River lies several hundred feet to the east and is far enough away from this subdivision that no potential impacts would be expected from this development. Drainage: This site is relatively level and does not pose any unusual challenges to site drainage. Curbs and gutters will be installed and a storm drain management plan will have to be developed to address the runoff from the site. There is no City storm drain system in the immediate area and storm water will have to be managed using on -site retention methods as part of the stormwater management plan. D. Effects on Local Services: Wate : Water service to the subdivision would be provided by the Stillwater Estates Subdivision to the east or the City of Kalispell and extended at the developers' expense. Regardless of which water system is used the developers will have to demonstrate that there are adequate pressure and flows to meet the requirements of the Public Works Department, Fire Department and State specifications. The water system for the subdivision will be reviewed and approved by the Kalispell Public Works Department and the Kalispell Fire Department as part of the development of the subdivision and it phases. Sewer: Sewer service will be provided by the City of Kalispell and extended to the subdivision at the developer's expense. Extension of existing sewer mains from its current location at Hwy 93 and West Reserve Drive to the subdivision would either be through the State school section or along West Reserve Drive. The details of the sewer extension have not been fmalized. Design and construction of the mains will be reviewed and approved by the Kalispell Public Works Department. Roads: Traffic projections for this subdivision are estimated to be approximately 2,000 additional vehicle trips per day based on the estimate of 10 vehicle trips per residence per day in the area onto West Reserve Drive. The subdivision roads will be constructed to City standards and would include curb, gutter, sidewalks and landscape boulevards within the subdivision. The internal subdivision roads will access onto the north ' / south internal roadway, South Gunnar Way. Once the roads have been constructed and accepted by the City of Kalispell, they will be dedicated to the City and maintained. There will be impacts to West Reserve Drive as a result of this subdivision. West Reserve Drive is a paved, two-lane State secondary roadway that is in fair condition but narrow in sections and there is no pedestrian access. There will be a moderate increase in traffic on West Reserve Drive with the commensurate impacts. At some point, consideration will need to be given to the upgrading and widening of West Reserve Drive as development continues to occur in the area. As a State secondary highway owned and maintained by the Montana Department of Transportation, the State would be responsible for upgrading the roadway. 5 A 25-foot buffer strip will be established between West Reserve Drive and the lots which would be indicated on the final plat. Additionally, the developer has indicated a 10-foot right-of-way dedication along West Reserve Drive to accommodate the expansion of that roadway at some point in the future as a minor arterial. At the time the school section property to the south develops, an additional 10 feet can be acquired to create an 80-foot right-of-way along West Reserve Drive. Schools: This development is within the boundaries of the West Valley School District. The district obtained a bond several years ago to complete an addition on the school. That space is now nearly fully occupied. The district has no objections to the subdivision and will accommodate any new students into the district. It can be anticipated that approximately 60 to 85 additional school age children may be generated from this subdivision at full build out. This would have a potentially moderate impact on the district. Parks and OI)en Space: The State and local subdivision regulations have parkland / open space requirements for major subdivisions in the amount of 11 percent or one -ninth of the area proposed for the development. The environmental assessment states that parkland is being proposed to satisfy this requirement. The area in lots that would be subject to parkland dedication would be 33.680 acres or which would require 3.696 acres. The central park contains approximately 2.20 acres and then there is a buffer strip around the perimeter of the site. The buffer strip cannot be considered as part of the parkland dedication because it does not provide a recreational function. The developer could invest an amount equivalent to the value of the additional one acre or as an estimate approximately $10,000 into developing the park with landscaping, irrigation and equipment. Once developed the park could be turned over to the Kalispell City Parks Department and be open for use by the general public or could be retained by the homeowners association to serve as a private park within the subdivision. Development of the park area should include the creation of a pedestrian access trail 10 to 12 feet wide between Parcel A and the park to provide access between these two areas. Development of the trail can be coordinated through the Kalispell Parks and Recreation Department. Police: This subdivision would be in the jurisdiction of the City of Kalispell Police Department. The department can adequately provide service to this subdivision, however the cumulative impacts of growth within the City further strains the department's ability to continue to provide the high level of service the department is committed to. Fire Protection: Fire protection services will be provided by the Kalispell Fire Department, and the subdivision will need to meet the requirements of the Uniform, Fire Code. The fire department will review and approve the number and location of hydrants within the subdivision as well as fire flows and access. Although fire risk is low because of good access and fairly level terrain, the fire department is recommending that access to the subdivision and the hvdrants be in -place prior to final plat approval and // or use of combustible materials in construction. 6 Solid Waste: Solid waste will be handled by the City of Kalispell and taken to the Flathead County Landfill. There is sufficient capacity within the land-0111 to accommodate the additional solid waste generated from this subdivision. Medical Services: Ambulance service is available from the fire department and ALERT helicopter service. Kalispell Regional Hospital is close, less than three miles from the site. E. Effects on Agriculture and agricultural water user facilities: The site has been traditionally used for agricultural purposes, but is more efEciently and effectively used for urban residential development. Its location within the planning jurisdiction and its proximity to urban services makes this property prime for the type of development being proposed. There will be relatively little impact on agricultural uses within the Valley and no impact on agricultural water user facilities since this property will be served by a public water system. F. Relation to Kalispell Growth Policy: This property is inside the Kalispell Growth Policy potential utility service area. The future land use designation for the area is the same as the previously approved amendment to the master plan map designation which was Urban Residential where the single-family subdivision is proposed and High -Density Residential where the approximately 10 acre parcel along West Reserve Drive is located. This residential land use designation anticipates a density of three to 12 dwelling unit per gross acre. Since this property is zoned R-3, a single-family residential district, it can be calculated that this subdivision has a density of approximately 3.5 dwelling units per gross acres. The High Density Residential area anticipated from eight to 40 units per acre, and in appropriate areas some limited office. The 10 acres is proposed for a zoning of RA-1, a Residential Apartment zone. Areas designated as Urban Residential and High Density Residential are anticipated to be served by community water and sewer and have good access to full public services facilities. The proposed development is in compliance with the anticipated land uses of the Kalispell Growth Policy. G. Compliance with Zoning: The residential component of this property will be zoned R-3, Residential upor. annex 'V xation to the City. The district is intended for single-family residential development and has a minimum lot size requirement of 7,000 square feet and a minimum lot width of 60 feet. It appears that the lots meet the minimum 60-foot lot width requirement. The area proposed as Parcel A would be designated as RA-1, Low Density Residential Apartment and has slightly higher density standards with a minimum lot size requirement of 6,000 square feet for the first duplex and an additional 3,000 square feet for each unit beyond a duplex or a maximum density of 14.52 units per acre. This parcel has not been proposed for development at this time, but would be subject to the development and zoning standards for the RA-1 zoning district. If the property were to be developed with multi -family dwellings or town homes, it would be subject to a conditional use permit requiring notice of adjommig property owner, a public hearing before the planning board and city council approval. 7 H. Compliance with the Kalispe" Subdivision Regulations: This subdivision complies with the Kalispell Subdivision Regulations and no variances have been requested. Staff recommends that the Kalispell City Planning Board adopt staff report #KPP-03-5 as findings of fact and recommend to the Kalispell City Council that the preliminary plat be approved subject to the following conditions: 1. Development of the subdivision shall be platted in substantial compliance with the approved preliminary plat which governs the location of lots and roadways within the subdivision. 2. That the roadways serving the subdivision shall be constructed in accordance with the adopted Design and Construction Standards for the City of Kalispell for local streets. 3. That a letter be obtained from the Kalispell Public Works Department approving the plans and specifications for water, sewer and drainage facilities for the subdivision. 4. A letter from an engineer licensed in the State of Montana certifying that the improvements have been installed according to the required specifications shall be submitted at the time of final plat approval along with a letter from the Kalispell Public Works Department stating that the required improvements have been inspected and comply with the City standards. 5. Development of the landscape boulevard with location of street trees shall be placed in accordance with a plan approved by the Kalispell Parks and Recreation director. 6. A storm water drainage plan which has been designed by an engineer licensed in the State of Montana shall be prepared which complies with the City's Design and Construction Standards and shall be reviewed and approved by the Kalispell Public Works DeDartment. 7. That the developer obtain a letter from the Montana Department of Transportation approving the intersection of the new internal roadway and West Reserve Drive and certifying that any necessary improvements have been made. 8. The road within the subdivision shall be named and signed in accordance with the policies of the Kalispell Public Works Department and the Uniform Traffic Control Devices Manual and be subject to review and approval of the Kalispell Fire Department. 9. The developer shall provide a letter from the U.S. Postal Service approving the plan for mail service. N 10. Street lighting shall be located within the subdivision and shall be shielded so that it does not intrude unnecessarily onto adjoining properties. 11. That the parkland dedication requirements shall be one -ninth or 11 percent of the area in lots or 3.69 acres. The 2.20 acre as indicated on the plat will meet a portion of that requirement and the remaining approximately one acre required can be met by investing an equivalent cash value into the park. The cash -in -lieu of parkland values is based on a value of $10,000 per acre or other value demonstrated by the developer as the purchase price per acre. 12. That a pedestrian access easement be developed between Parcel A and the park area in coordination with the Kalispell Parks and Recreation Department and indicated on the final plat. 13. That a minimum 25-foot buffer strip shall be established between West Reserve Drive and the subdivision. 14. In addition to the 25-foot buffer strip, a 10-foot right-of-way reservation along West Reserve Drive be indicated on the final plat for the future expansion of that road. 15. All utilities shall be installed underground. 16. That the fire access and suppression system comply with the Uniform Fire Code and a letter from the Kalispell Fire Department approving the access and number and placement of fire hydrants within the subdivision as well as fire flows and access shall be submitted with the final plat. The fire access and suppression system shall be installed and approved by the Fire Department prior to final plat approval. 17. That a minimum of two-thirds of the necessary infrastructure for this subdivision shall be completed prior to final plat submittal- 18. All areas disturbed during development of the subdivision shall be re -vegetated with a weed -free mix immediately after development. 19. That preliminary approval shall be valid for a period of three years from the date of approval. I Q MAVA I R Kalispell Fire/Ambulance Dept. 312 1 st Ave East - P.O. Box 1997 Telephone 406-758-7763 Kalispell, MT 59903 -1997 Fax 406-758-7952 TO: NARDA A. WILSON, SENIOR PLANNER FROM: JIM STEWART, FIRE MARSHAL DATE: MARCH 28, 2003 SUBJECT: ANN EXATION/PRELIMI NARY PLAT —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 111-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. Further information is required by this office relative to actual fire flow and duration. 2. Fire hydrant locations shall be approved by this department. 3. 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. 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 Communiw In Reducino And Preventing Emergencies' This application shall be submitted, along with all information required by the applicable Subdivision Regulations and the Montana Subdivision and Platting Act, and the appropriate fee to: Tri-City Planning Office, 17 Second St East, Suite 2 11 Kalispell, Montana 59901 Phone: (406)751-1850 Fax: (406)751-1858 k4DOW-liolp Major Subdivision (6 or more lots) $600 + $25/lot Condominiums (6 or more units) $600 + $25/unit Mobile Home Parks & Campgrounds (6 or more spaces) $600 + $25/space Amended Preliminary Plat $200 Subdivision Variance $ 100 (per variance) Commercial and Industrial Subdivision Add $200 to base preliminary plat fee Pre -Application Meeting (Major and Commercial) $50 SUBDIVISION NAME: VV� f Vie- w L=51a-te Name OWL Mailin Address city -L-!b;4)e-- State M 7' Phone TECHNICAL/PROFESSIONAL PARTICIPANTS (Surveyor/Desiguer/Engineer, etc): Name 8& Address6ancfg -!5yrye-ving, M 2 YWaa-e- Looeo k-zzJ;5Pej1 Name & Address TDH A/. Afee-1,114-Y) Drive, 14�0 Name & Address ��County Street Address Assessor's Tract No(s) Lot No (s) 1/4 Sec'? Section Z-5 Township 2 Range - -2 2- GENERAL DESCRIPTION OF SUBDIVISION: 6��,q 2- Number of Lots or Rental Spaces Total Acreage in Subdivision"' Total Acreage in Lots L4 Minimum Size of Lots or Spaces 6", Total Acreage in Streets or Roads Maximum Size of Lots or Spaces otai Acrea -- a ge -3 nks. pen Spaces and'orCommon Areas -r"' K-ECEIVED JUN I ".AHNING 4zz . T5 Single Family Townhouse Mobile Hoine Park Duplex Apartment Recreational Vehicle Park Commercial Industrial Planned Unit Development Condominium Multi-Fanaily Other APPLICABLE ZONING DESIGNATION & DISTRICT Us kiz A"KnW111w $0K it ics 171,150 Roads: —Gravel V/ Paved Ill/ Curb V Gutter */ Sidewalks ---Alleys Other Water System: Individual User _Neighborhood Public Other Sewer System: Individual —Multii)le User Neighborhood Public Other Other Utilities: Cable TV —�/ Telephone Electric Gas Other Solid Waste: —1/ Home Pick Up Central Storage Contract Hauler —Owner Haul Mail Delivery- —1—Central —Individual School District: Fire Protection: V/ Hydrants Tanker Recharge Fire District: K&i Drainage System: tW)qloee-6�0( -5�DY-M di-al-rlS ;ffea PROPOSED EROSION/ SEDIMENTATION CONTROL: 1-t6 �t/5 Aa,�-,feZ- /:5- ES' ARE ANY VARIANCES REQ&E�D. 0 (yes/no) If yes, please complete the information below: riaeffifflTywai 11 "ill 1 .49 I'lilivre Vk TZ P011 Katy* 422*1. llyza-&T] 2PI 1;&**,. ]FAWW"'10,111 *41 Wittz-A (oil 4 C'(3IMPLIANCR OF IREGULATIONS: PROPOSED ALTERNATIVE(S) TO STRICT COMPLIANCES WITH ABOVE REGULATIONS: PLE Z ASSE ANSWE11-1, `MHE TOLLOWTING 01JESTIONS 7N *7'-"-IE SPACES ?R-OVIDED 3EA,j3w: 1. Will the granting of the variiance. be detrimental to the public health, safety or general welfare or injurious to other adjoining properties? 2. Will the variance cause a substantial increase in public costs? IVIA- 3. Will the variance affect, in any manner, the provisions of any adopted zoning regulations or Master Plan? / -V ' 4. Are there special circumstances related to the physical characteristics of the site (topography, shape, etc.) that create the hardship? S. What other conditions are unique to this property that create the need for a variance? APPLICATION CONTENTS: The subdivider shall submit a complete application addressing items below to the Tri- City Planning Office at least thirty (30) days prior to the date of the meeting at which it will be heard. VI -L. Preliminary plat application. / 2. 16 copies of the preliminary plat. 3. One reproducible set of supplemental information. (See Appendix A of Subdivision Regulations for the city where the subdivision is proposed. ,/'4. One reduced copy of the prelim in ary plat not to exceed I I" x 17" in size. /5. Application fee /6. Adjoining Property Owners List (see example below): Assessor# See-Twn- Lot/Tract No Property Owner & Mailina Address I hereby certify under penalty of perjury and the laws of the State of Montana that the information submitted herein, on all other submitted forms, documents, plans or any other information submitted as a part of this application, to be true, complete, and accurate to the best of my knowledge. Should any information or representation submitted in connection -with this application be untrue, I understand that any approval based thereon may be rescinded, and other appropriate action taken. The signing of this application signifies approval for the Tri-City Planning staff to be present on the property for routine monitoring and inspection during the approval and development process. 11 7"7 (Applicant) J 't (E�ate) As approved by the TCPB orl 12/19/01 Efffeccave 1111 / 0 2 Narrative for Environmental Assessment for Owens Subdivision Sewer The proposed development will ari-nex into the city of Kalispell and be served by an extension of the city system. As proposed all of the sewer will be gravity service to the newly constructed t-unk line along Highway 93J. There are currently several documents, which outline the requirements for the extension from the trunk line across Section 36 to serve the development: * Environmental Impact Statement Prepared by the DNRC + Draft Facility Plan Prepared by the City of Kalispell * Kalispell Extension of Services Plan + Preliminary Engineering Report for Section 36 Prepared for the DNRC The proposed extension will conform to the recommendations and requirements of these reports. The development will consist of three phases constructed over a seven to eight year period. Phase I is 34 single-family lots, Phase H, 40, and Phase H, 45 single-family lots. Projected sewer flows are based on the requirements of the States Publication for the design of sewer facilities, WQB - 2. Phase I - 3 )4 Lots: Average flow = 8,500 gallons per day Peak flow 3 )4,000 gallons per day Phase I1 - 40 Lots: Avera e flow = 10,000 gallons per day: Peak flow 40,000 gallons per 9 In day Phase III - 45 Lots: Average flow = 11,250 gallons per day: Peak flow 45,000 gallons per day There are two other parcels, which will in the future be developed. The intensitv of develo-ament is unknown at this +time, 'out for the purposes of assessing the scope of improvement -needs for the development, the intensity will be the same as the proposed development interims of density per acre. Parcel One - 6.57 Acres: Average flow 4,700 gallons per day: Peak flow 18,800 gallons "n per day Parcel Two - 8.34 Acres: -.Avera-e flow 6,300 gallons per day: Peak flow-25.200 -allons per day Total do-ws at build out 'are --slimated to be 40 '. 750 gallons per day average flow and 163,000 -allons i-Per dav Peak dow. Sewer -Inains are designed for 'the peak flow -and lift stations are desi--ned -;or -dit -oeaK houriv 'Uo-\v -�vizli all -3umps in operation. _�'_n tiQlat-Inch sewer would be adeauare tbr 7he development at full build our. There is adequate arade -and cover 7hrough Sec -Lion 36 Jor -he Sewer -nain. 3odi �he EIS and Freliminary EnaineennLr 2_cport �': �) 0 2" -1 02 -�'O[ C_v. - N arrative for Storm Drainacre and Roads for West VaHev Estates Roads within the subdivision will be paved, curbed and auttered, side -walks on both sides and in respects, built to city standards. The road width will be 28 feet back of curb to back of curb. A typical section is shown on the attached section. Roads will be graded to provide drainage for the lots and street area. Storm water runoff will be collected 'in inlets and disposed through dry wells and infiltration trenches. Soils are highly permeable and disposal should not be a problem. Design of the sto= drain improvements will be in conformance with city standards. K02-41 "'d[C—MIILT.�, CC) UM.L11- a IT Narrative for Environmental Assessment for Owens Subdivision Sewer The proposed development will annex into the city of Kalispell and be served by an extension of the city system. As proposed all of the sewer will be gravity service to the newly constructed trunk line along Highway 93. ZD There are currently several documents, which outline the requirements for the extension from the trunk line across Section 36 to serve the development: * Environmental Irnpact Statement Prepared by the DNRC * Draft Facility Plan Prepared by the City of Kalispell * Kalispell Extension of Services Plan + Preliminary Engineering Report for Section 36 Prepared for the DNRC The proposed extension will conforin to the recommendations and requirements of these reports. The development will consist of three phases constructed over a seven to eight year period. Phase I is 34 single-family lots, Phase H, 40, and Phase 11, 45 single-family lots. Projected sewer flows axe based on the requirements of the States Publication for the design of sewer facilities, WQB - 2. Phase I - 34 Lots: Average flow = 8,500 gallons per day Peak flow 34,000 gallons per day Phase H - 40 Lots: Average flow = 10,000 gallons per day: Peak flow 40,000 gallons per day Phase IIII - 45 Lots: Average flow = 11,250 gallons per day: Peak flow 45,000 gallons per day There are two other parcels, which will in the future be developed. The intensity of development ;s unknown -at this time, but for the purposes of assessing the scope of improvement needs for the development, the intensity will be the same as the proposed development interims of density per acre. Parcel One - 6.57 Acres: Average flow 4,700 gallons per day: Peak flow 18,800 gallons er day Parcel Two - 8.84 Acres: Average flow 6,300 gallons per day: Peak flow 25,200 gallons per day Total flows at build out -are estimated to be 40.750 gallons per day average flow and 163,000 gallons per day peak flow. Sewer mains are designed for the peak flow and lift stations are designed for the peak hourly flow with all pumps in operation. An eight -inch sewer would be adequate for the development at full build out. There is adequate grade and cover through Section 36 for the eialit-inch sewer main. Both the EIS and Preliminary Encdneerino, Report .!:\.��002\KO2-�)02\KO2-k)O?--001 Owens Dev. - SewerNarr. Env. Assess. Sewer. doe require a 12-inch interceptor. The cost difference would be subject to a Developer's Extension Agreement with the City of Kalispell. All onsite sewers would be eight- inch and be extended to the limits of the development as per the extension of Services Plan for the City. The schematic designs are shown on the prelimmi ary plat. Flows from the development will be pumped by Kalispell lift station Number 3. The Draft Kalispell Facility Plan reports the capacity of the lift station as 250 gallons per minute and the 2,000-peak flow as 215 gallons per minute. At fall build out the subject development will contribute 113 gallons per minute. Phase I's contribution would be 24 gallons per minute, Phase 11, 28 gallons per minute and Phase 111, 31 gallons per minute. The peak flow from the development will axrive at the lift station at a later time due to the long travel time. It is estimated the travel time is I hour and 45 minutes. This length of time will allow place the peak flow from the development at the lift station after the peak flow from the surrounding subdivision and thus diminish the impact to lift station operations. J:',2002\KO2-0021,K 02-002-001 Owens Dev. - S twenNarr. E'nv. -Assess. Sewer. doc Narrative for Storm Drainage and Roads for West VaHey Estates Roads within the subdivision will be paved.. curbed and guttered, sidewalks on both sides and *in respects, built to city standards. The road width will be 28 feet back of curb to back of curb. A typical section is shown on the attached section. Roads will be garaded to provide drainage for the lots and street area. Storm water runoff will be collected in m'lets and disposed through dry wells and infiltration trenches. Soils are highly permeable and disposal should not be a problem. Design of the storm drain improvements will be in conformance with city standards. T:�'�00'�1,1�,02-i)02\KO2-�1)0?-GOI Owens Dev. -Storm WatenNarr. storm. drai n.d oc MAIM&SIOnTs I I wfr,1�1 �Z M1 FAMM%�# lk MONK � MIMOMM19 al"14 This Environmental Assessment format shall be used by the applicant as a guide in compiling a thorougggh description of the potential impacts for the proposed subdivision- Each question pertinent to the proposal must be addressed in ffiU (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 idenfified. AH 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. I . GEOLOGY 1. 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: I . Falls, slides or slumps - soil, rock� mud, snow NONE 10MMiN 2. Any rock outcropping NONE 2. Describe any proposed measures to prevent or reduce the danger of property damage or personal ----a--LT 'Hom airy oll-these hazards. N/A ,-Ui 11. SURFACE WATER Locate on a copy of the preliminary plat: Any natural water systems such as streams, rivers, intermittent streams, lakes or =shes (also indicate the name and sizes of each). NONE 2. Any artificial water systems such as canals, ditches, aqueducts, reservoirs and irrigation systems (aiso indicate the names, sizes md present uses of each). EXIST -LNG ABOVE -GROUND WHEEL LINE HMGATION SYSTEMS JIFIDN SUMP11SICN AMROVA-L. vVIL111 3E 2HASED OUTT 11.� ar Any Areas subject to flood hazard, or if available, 100-ye flood plain maps (using best available information). THE, FIRM PATNEL #30023 1805D INDICATES THAT THE ENTIRE PROPERTY IS CLASSIFIED AS ZONE C, (AREAS OF MININLkL FLOODING). THIS MAP WAS REVISED SEPTEMBER 30,1992- IIL NT-GETATION 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. Describe any proposed measures to be taken to protect vegetative cover. VVEED- FREE GRASS SEED WILL BE REPLANTED IN THE DISTURBED BE LDING AREAS. 1. What major species of fish and wildlife, if my, 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 Describe any proposed measures to protect wildffe habitat or 'to minimize habitat degradation. NONE PROPOSED State the acreage, type arid agricultural classifications of soils on the site. SOILS AS LISTIED IN =1 SCS SOIL SURVEY SHEET NUMBER 17. INDICATE THE MAJORITY OF THE PROPERTY CONTAINS Ke TYPE SOILS, WITH A SMALL FORTION OF THE SUBDIVISION HAVING Ta SOILS AS WELL. Ke IS LISTEN D AS K-kLISPELL LOAM ON SLOPES 0-3% AND Ta SOILS ARE T.IkLLY, BLANCMARD AND FLA=1AD SOILS. 0-3% SLOPES; Sta-Ee the Iiis-tor-7 of oroduction of 7--his site 1.)v crou -w)e and -,Ileid. =S by a number on a copy of the plat with the infbrmation and results provided in the report. The number of preliminary percolation tests required shall be one-fourth (1/4) ofthe 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 AScils Classifleation 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) Nlinimurn depth to bedrock or other impervious material, and how this information was obtained. 2. For a proposed public or community sewage treatment system PLEASE REFER TO THE ATTACHED ENGViEEWS REPORTFORA MORE DETAILED DESCRIPTION OF THE PROPOSED SEWER AND WATER SYSTEM. 1. Estimate the average number of gallons of sewage generated per day by the subdivision when ffilly 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, firm or agency responsible for its operation and maintenance. CITY OF KALISPELL Indicate the systems' capacity to handle additional use and its distance from the development. PLEASE REFER TO THE ATTACHED ENGINEEWS REPORT -Drov'de ' ence that oermission to connect has been, --anted. 1 evid IAT-here a new system is -oroDosed: Ni/A 2) copies of the plat showing the proposed location of -Attach two (2 -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 ofgallons per day required by the development (including irrigation, if applicable). (2) Where an e.,dsting 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 ENGDMEWS REPORT Provide evidence that permission to connect has been granted. (33) Where a new system is to be used: NIA 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, I . I . . operate and maintain the system. Attach a copy of the plat showing the proposed location of the water source and all distribution lines. M SOLID WASTE Describe the proposed method of collection and disposing of solid waste from the development- CONTRACT HAULER TO FLATHEAD COUNTYLAADFILL. 2. if central coilecrion areas are proposed within the subdi'Kfision, show Their location on a,.-opv of the oredminary plat. N/A WTV RX91m, 2. Describe any increased maintenance problems and costs that will be caused by this increase in volume. NONE ANTICIPATED. 2. Indicate who will pay the cost of installing and maintaining dedicated and/or private road -way. TBE ROADWAYS WrIHIN THE SUBDIVIRONWULLBE. BUILT TO CTrY STANDARDS BY THE DEVELOPERAND THEN TURNED OVER TO THE CITY FOR NiLkINTARNF-NCE. 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 S= IS RELATIVELY FIAT THEREFORE, NHNIMAL CUTS WILL BE NEEDED TO BUILD THE ROAD. SUITABLE SOIL TYPES EXEST FOR A GOOD ROAD BASE. 4. Rxplain 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 0TITRIOR ROAD SYSTEM NO LOTS DIRECTLY ACCESS CrrY, 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 I Describe the emergency services available to the residents of e ropos b ion g th p ed su divis including the number of-personneil and number of -vehicles, and/or type of facilities for: Fire Protection: Is the proposed subdivision in an urban or rural fire district? If -not, will one be formed or extended? ANTNFXATION TO THE CM PROVIDES FOR SERVICE BY THE CYIEY FIRE DEPARTYMNIT In absence of a fire district, what fire protection procedures are planned? NIA indicate the -�,rpe, size and locanon of anv Dr000sed rechanze facilities. T I= CONMUNLY-r-1 W-k=-'R ----YST,7-,A HAS ADEQUATE K-=IR FLOWS TO -A-CC0NMCDA=-' E'LVIERGE IN (7Y Iowa EXIMN M M�;J' Provide anticipated revenue increases, per unit, from water, sewer and solid waste fees. SOLID WASTE FEES AND SEWER SERVICE FEES WILL BE r -at, KN�00VIRMIM Describe the emsting historical use of the site. THIS SITE HAS PRMARMY 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? ZONING IN THE MWEDIATE AREA IS WEST VALLEY THE FLATHEAD COUNTY MASTERPLAN DESIGNATES THIS LAND AS AGRICULTURAL. AS SEWER SERVICES ARE PROPOSED, ANNEXATTON TO THE CITY OF KALSPELL WILL BE REQUESTED. 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 TEIEE EAST AND WEST, TH—E LAND IS RESIDENTIAL. THE PROPOSED SUBDIVISION IS CONTATLABLE WITH THE EXISTING SUBDIVISIONS AND PROPOSED DEVELOP1%1ENT OF T-HE STATE LANDS TO TBE 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 1KNOWN 5. TIescr�be any on -site uses creating a nuisance (unpleasant odor, unusual noises, dust, descrit)ea and t smoke, etc.) Anv such conditions shouicible accurateiy -fteir ori�nn anci E 1 identifled. N20N TOiOWNT Tri-City Planning Office 17 Second Street East - Suite 211 K,Alispell, Montana 59901 Phone: (406) 751-1850 Fax: (406) 751-1858 tricitygcenturytel.net M#w5cell TO: Kalispell City Staff and Other Interested Parties FROM: Narda A. Wilson, Senior Planner RE: April 8, 3003 - Kalispell City Planning Board Regular Meeting - West View Estates Annexation and Preliminary Plat DATE: March 19, 2003 Attached with this memo is information relating to items that will go before the planning board on the above referenced date. You will note that three of the four items were continued from the August meeting because of various unresolved issues. A rehearing on this project is required under the recently adopted Kalispell Growth Policy. 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 comer 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 zonmi g district. 2. Owl Corporation for preliminary plat approval of West View Estates, a 128 lot subdivision located on the northeast comer 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. These items will go before the Site Development Review Committee at the Kalispell Building Department on the follow dates: • March 20, 2003 - Initial comments • March 27, 2003 - Review Comments Providing Community Planning Assistance To: t, - - Cltv CAty of CoiumD'ia Fails - Cltv of Whitefish Referrals KPB 4 / 8 / 0 3 mtg March 19, 2003 Page 2 Final Comments By: a March 31, 2003 so that they can be incorporated into the staff report. These matters will go before the Kalispell City Planning Boa-rd on April 8, 2003 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 March 31, 2003 so that they can be incorporated into the staff report to the planning board. You can reach me at 751-1852. If you need additional information regarding any of these items, please call me. Thank you for taking the time to review and comment on these items. c: w/ attachments: Jim Stewart, Fire Dept. Mike Baker, Parks and Rec Chris Kukulski, City Manager PJ. Sorenson, Zoning Administrator Roger Kraus, Police Dept. Dick Amerman, City Engineer Frank Castle, Civil Engineer Jim Hansz, Director Public Works Sandy Wheeler, Community Redevelopment Craig Kerzman, Chief Building Inspector Charles Harball, City Attorney Steve Herzog, MDOT Charlie Johnson, Co. Rd. Superintendent Applicant / Owner H: \... \AGREF\ KALISPELL\ KPB48REF 1.D OC NOTICE OF PUBLIC HEARING The regular meeting of the Kalispell City Planning Board and Zoning Commission is scheduled for Tuesday, April 8, 2003 beginning at 7:00 PM in the Kalispell City Council Chambers, Kalispell City Hall, 312 First Avenue East, Kalispell. 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 comer 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 apprw =iately 24.4 acres of property located at the northwest corner 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 -39 lots as described below is being filed concurrently with the annexation and zoning request. The -property can be described as Loc I of Subdivision 204 and an approximately 2.5 acre portion of Vogler Subdivision located in Section 2, Township 28 North, Range 22 Wes[, P.M.M., Fla:,Lhead 1�_ountv, 121VIontana. 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 59901, and are available for public review during regular office hours. Interested persons are encouraged to attend the hearing and make their views and concerns known to the Board. Written comments may be submitted to the Tri-City Planning Office at the above address, prior to the date of the hearing, or contact Narda Wilson, Senior Planner, at (406) 751-1850 for additional information. Thomas R. Jentz Planning ]Director PUBLISH: Legal Notices Daily InterLake Sunday, March 23, 2003 BILL: Tri-City Planning Office 17 Second Street East, Suite 2 11 Kalispell MT 59901 Note: This office is acting as an agency of the City of Kalispell and should be billed at the City's contract rate. LEGALS\KA\03\KPB408 F *de ZA Westsi A G 7C I 5 D 2 ------- ---- --------- ----------- ------- ------- ------- ------------- -- - ------- ...... ------ k4 - - - - - - - - - - - - - - - - - - - - - - 7DAA 70A Mb ject ftQ 7Ek 7E lei Wes ts i A f ---- g () f"I v Tom, 85 34, a3 72, i 74 1` 75 75 79 73 77 62 ---4z 5+ 1 57 53 sa j 1 !j6 59 49 48 +7, 44� A -01'07 A WA 43 37 3a f 39 140 42 4.1 t�3— 23 \ to 17 is 3 i 14 2 lz ffs V- (Mixed PrOfessionad) P1 in VICUS= MAP PRELIMINARY PLAT — WEST VIEW ESTATES A 58 ACRE RESIDENTLA-L SUBDIVISTnN WITH 127 SINGLE FAMILY RESIDENTIAL LOTS 4 0 r1lT ACRE MUI,ii—FAMILY // TOWNHOUSE LOT --; L.1 _71"NING j-r-rRT`z-DjCr"TC�jNf C OF T--LA- 1.4 1XS P ET � ZL t., F 0 RAT` Tq W Lr, C C, 4 Fl t li"]F F — '2-D rz i �wr - I/Z/02 Tri-City Planning Office 17 Second Street East — Suite 2 11 Kalispell, Montana 59901 Phone: (406) 751-1850 Fax: (406) 751-1858 tricity@centurytel.net PZEPORT TO: Kalispell Mayor and City Council FROM: Narda A. Wilson, Senior Planner Chris A. Kukuls1d, City Manager SUBJECT: Reconsideration of Policy Statements for the West View Estates Master Plan Amendment MEETING DATE: September 3, 2002 BACKGROUND: On July 1, 2002 the Kalispell City Council passed a resolution to arnend the Kalispell City -County Master Plan to accommodate a proposal by Ma-rk Owens, dba LBO Limited Partnership, on approximately 58 acres for property located at the northeast corner of Stillwater Road and West Reserve Drive. As part of the master plan amendment, some goals and policies were adopted as part of the development plan. When the amendment was considered by the city council, two amendments were made to the goals and policies for the proposal. One amendment was recommended by the Kalispell City Planning Board which is to require the area to the east adjoining Stillwater Estates be developed with single family homes. The other amendment was added by the Kalispell City Councii to require a minimum 100 foot buffer along West Reserve Drive between the roadway and the development site. The applicant; in response to the concerns raised by the neighbors, the planning board and city council; has redesigned the proposed development plans and consequently the subdivision to accommodate and address those issues. Attached with this memo is a copy of the letter submitted by the surveyor on the applicants behalf and a copy of the revised development proposal. You will note that primary access to the subdivision along West Reserve Drive has been relocated near the eastern portion of the property with lots fronting on both sides of the internal access road. This area would be proposed to be zoned and developed for single family homes and the lots are somewhat larger than those located more internally. This change increases the Urban Residential area from approximately 42 acres to approximately 48 acres. Additionally, the remaining portion of the site consisting of approximately 10 acres would be used for duplex, townhouse and potentially multi -family dwellings and the initial plans for development of non-residential uses in this area have been abandoned. This area would be designated as High Density Residential and, upon annexation would have a zoning assignment to reflect the -intent for residential use of the property. In lieu of in ,he 100 '-,00T Z-) buffer alon Wtsz Reserve Drive, the applicants are pro-pos' g that a 10 foot dedication of night -of -way along West Reserve IDn've be granted along with an ?roviding Community Planning Assistance To: - C�ty of Xalispeil - City of Caiumi)ia Falls - City of Whitefish - West View Estates Master Plan Amendment August 22, 2002 Page 2 additional 25 foot landscape buffer. This would provide a 35 foot separation between the West Reserve Drive right-of-way and development within the subdivision. Because the area previously designated as Neighborhood Commercial will have potentially less impact as High Density Residential, it would seem unnecessaxy to take this change back before the planning board for consideration. The staff and applicant are anticipating that the city council would concur with that assessment and approve the proposed changes before them. Taking into consideration the issues identified by the planning board, city council and neighbors, the developer has made these changes. He would like to move forward with the annexation, zoning and subdivision proposal, but changes to the goals and policies of the development plan need to be addressed prior to consideration by the planning board. The applicant would respectfully request that the city council look favorably upon the proposed changes as a good faith effort to address the concerns that have been identified and in the spirit of compromise and cooperation. After discussing these proposed changes among the City staff, there is agreement that the proposed changes should be adopted by the city council. Attached with this memo are the needed amendments to the goals and policies to reflect the proposed changes -- RECOMMENDATION: A motion to revise the goals and policies for the West View Estates Development Plan as outlined on Attachment A would be appropriate. FISCAL EFFECTS: Undetermined. ALTERNATIVES: As suggested by the city council. Respectfully submitted, Narda A. Wifson Chris A. Kukulski Senior Planner City Manager Report compiled: August 22, 2002 c: Theresa White, Kalispell City Clerk RESOLUTION NO. 4740 A RESOLUTION AMENDING THE ADOPTION OF A RECOMMENDED AMENDMENT TO THE KALISPELL CITY -COUNTY MASTER PLAN. 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 Stillwa-ter 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 #KMPA-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 #KMPA-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 considered it advisable that they consider the proposed Master Plan amendment and the recommendations of the Kalispell City Planning Board, and adopted a Resolution of Intention to Adopt, Revise, or Reject a Proposed Amendment to the Kalispell City -County Master Plan (Resolution 4710) , and WHEREAS, on July 1, 2002, the City Council, met, held a Public Hearing, heard public comment on said Resolution of Intention and considered Resolution No. 4710, and WHEREAS, based upon the report (#KMPA-02-1), the Minutes and recommendations of Kalispell City Planning Board, and the in�Dut received at the hearing of July 1, 2002, the Council may, under § 76-1-102, MCA, amend the Master Plan such amendment will: 1) encourage local aovernments to the heall-h, sa:ffety, convenlence, and welfare cf t,,a-e development _s cltlzens, 2) ol'an for Zu `u commu=--les so that hiahwav systems are care-, v -ola-nned, 3'.) assure co=un`;-�v centers arow c n i,,,, w i t?i adequate highway, Utility, health, educational and recreaL Lonal f acilities, 4) observe needs of agriculture, industry, and business in providing for future growth; S) .L provide for healthy surroundings for family life in residential areas, 6) promote the efficient and economical use of public funds in growth, a nd WHEREAS, the City Council adopted Tri-City Planning Office report KMPA-02-1 as findings of fact, WHEREAS, the applicant, in response to the concerns raised by neighbors, the planning board and the city council, redesigned the proposed development plans, and consequently, the subdivision, to accommodate and address those issues; and WHEREAS, the Tri-City Planning Office recommends that those goals and policies of the development plan adopted as findings of fact by Council Resolution No. 4719 be amended as set forth in Attachment A, attached hereto and incorporated fully herein by this reference, so that the concerns that have been identified may be appropriately addressed. NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF KALISPELL, AS FOLLOWS: SECTION 1. The City Council of the City of Kalispell hereby amends Resolution No. 4719, a proposed amendment to the Kalispell City -County Master Plan, said amendment consisting of changing the plan for the area described above, from Agricultural to Urban Residential, High Density Residential and Neighborhood Commercial, and by amending the Goals and Policies as set forth in Attachment A, attached hereto and incorporated fully herein by this reference, and said amendment being contingent upon and becoming effective upon the annexation of said area into the City of Kalispell. PASSED AND APPROVED BY THE CITY COUNCIL AND SIGNED BY THE MAYOR OF THE CITY OF KALISPELL, THIS 3RD DAY OF SEPTEMBER, 2002. Pamela B. Kennedv Mayor ATTEST: T In e r e s a `,i h e C West View Estates Master Plan Amendment August22,2002 Page 2 ATTACHMENT A 117 VIEW ESTATES MASTER PLAN AMENDMEN GOALS AND POLICIES I West View Estates Development Plan An Addendum to the Kalispell City Master Plan VISION STATEMENT: TO PROVIDE FLATHEAD VALLEY POPULATION AFFORDA13LE RESIDENTIAL LOTS WITH CITY SERVICES IN ATTRACIVE SURROUNDINGS AND TO FROWDE NEIGHBORHOOD SCALE COMMERCL&L SER-'�qCE . 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. NIPPON-- ....... ....... trz=, 1- . ......... C. To create an integrated mi.-.ed 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. 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. 2. The ' single famij residential component of the development plan should be initiated and under construction with completion of Phase I prior to the initiation of development of the eemi-n ereial er high density residential area�s. 9. :;!-�iat- �he tke 4-i:L4�Fe in the eeRamei:eial an all ef ±-eadways sei=Ang, laigh density Fesider-14—;41 aeeess F—a-mah-er P—:;=,--as lae �he in-lener- aeeess 44an ��em -frena pnm ?,:ese;F�-e nerth 864at43- Eiir-ee-Ay West View Estates Master Plan Amendment August 22, 2002 Page 2 4. That the development within the eeEameFei and high density residential areas should be oriented inward and not toward West Reserve Drive with regard to ZD access, parking, landscaping and signage. 5. The eeggEner-eie-4 aaiad 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 eemmer-eial develeigment sheuld laaFve be neighlber-heed sen4ee er-iented seale and in Eaar4Eet feeus—.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 cast, which would be sigle-family development along that boundary. 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. Development of the appr-E) approaches onto West Reserve Drive 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. 11. That a minimum 25 foot landscape buffer be provided between West Reserve Drive and the development. BY. SANDS SURVEYING INC. -29AI, R22W,,-AfM, IN 77 12SWjWSEC71 A 2J FL,47,-IFA,�7 C0611V7Y jWOV7-41V,4 GRAPHIC SCALE Ig TOTAL AREA. 60.596 Arl IM (111) —1 A. % a Lb — — — — — — — — — — — — — It — NEST ESERVE