Staff Report/Preliminary Plat dated 09/04/02WEST VIEW ESTATES SUBDIVISION PRELIMINARY PLAT
TRI-CITY PLANNING OFFICE
STAFF REPORT #KPP-02-4A
SEPTEMBER 4, 2002
A report to the Kalispell City Planning Board and the Kalispell City Council regarding
a request for preliminary plat approval of a 121 lot subdivision. A public hearing on
this proposal has been scheduled before the planning board for September 10, 2002
in the Kalispell City Council Chambers. The planning board wili forward a
recommendation to the city council for final action.
BACKGROUND, This property was the subject of a recent master plan amendment
from Agricultural to the West View Estates Development Plan, a 58-acre mixed use
residential that includes an Urban Residential and High -Density Residential land use
designation along with the goals and policies of the development plan. 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.
The proposed zoning is consistent with the master plan designations and 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 conditional 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
Kalispell, MT 59901
(406) 755-6481
Thomas, Dean & Hoskins
690 N. Meridian Rd., Suite 101
Kalispell, MT 59901
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
Kalispell. 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 ten 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. One of the policy
statements in the master plan document for the West View Estates Development
Plan, Phase I of the subdivision would have to be substantially complete prior to
the initiation of construction of the high -density residential component of the
development.
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 ten acres intended
for High Density Residential development and zoned RA-1 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 6 located in Section 1, Township 28 North, Range 22 West, P.M.M., Flathead
County, Montana.
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-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
G. General Land Use Character: The general land use character of the area is
rural in character with suburban residential development to the cast and
agricultural uses to the north, south and west.
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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 -
I, Low Density Residential Apartment to accommodate duplex, town homes and
possibly multi -family subject to a conditional use permit. The RA-1 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.
I. 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
This matter came before the site development review committee 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 department will
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. Because of the redesign of the subdivision, Parcel A which
will also be developed residentially, does not have direct access to the park area. The
committee discussion included the creation of a pedestrian access trail 10 to 12 feet
wide between pa-rcel A and the park and whether it should be concrete or asphalt and
whether or not it should be fenced.
This application is reviewed as a major subdivision in. accordance with statutory
criteria and the Kalispell City Subdivision Regulations.
A. Effects on Health and Safety:
Fine: 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
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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
Unifo= 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.
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Surface and gi:oundwater: This subdivision will be served by public water and
sewer thereby mm'i'zing any potential impacts to the groundwater. No
surface water is in close enough proximity to the site to create concerns with
regard to this development. Stillwater River hes 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 sto=
drain management plan will have to be developed to address the runoff from
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the site. There is no City storm drair.-L 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:
Water: 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 win 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 finalized. 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 corrunensurate
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.
The master plan for this project calls for a 25-foot buffer strip to 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.
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Schools: This development is within the boundaries of School District #5,
Kalispell. The school district superintendent has consistently responded to
these new subdivisions by stating that 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 and may require bussing.
Parks and O:pe-n Spare: 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 parldand 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 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.
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 hydrants
be in place prior to final plat approval and / or use, of combustible materials in
construction.
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 landfill 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.
Effects on Agriculture and agricultural water user facilities: The site has
been traditionally used for agricultural purposes, but is more efficiently and
effectively used for urban residential development. Its location within the
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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 Master Plan Map: This property is in the Kalispell City -County
planning jurisdiction and the master plan map designation for this area has
been amended to accommodate this project to Urban Residential and High -
Density Residential. This residential land use designation anticipates a density
of two to eight 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. Areas designated
as Urban Residential are anticipated to be served by community water and
sewer and have good access to services and public facilities. The proposed
development is in full compliance with the land use designation of the master
plan.
G. Compliance with Zoning: The residential component of this property will be
zoned R-3, Residential upon annexation 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-f6ot 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 adjoining
property owner, a public hearing before the planning board and city council
approval.
H. Compliance with the Kalispell Subdivision Regulations: This subdivision
complies with the Kalispell Subdivision Regulations and no variances have
been requested.
RECOMMENDATTON
Staff recommends that the Kalispell City Planning Board adopt staff report #KPP-02-
4A 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
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local roads and include the pavement, curbs, gutters, storm drainage, sidewalks
and a minimum five-foot landscape boulevard with street trees placed in
accordance with a plan approved by the parks and recreation director. 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.
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 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 Department.
5. 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.
6. 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.
7. The developer shall provide a letter from the U.S. Postal Service approving the
plan for mail service.
8. Street lighting shall be located within the subdivision and shall be shielded so
that it does not intrude unnecessarily onto adjoining properties.
9. 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 and the remaining one acre can be met by investing an equivalent
cash value into the park. Based on a value of $10,000 per acre, that would be an
amount of $10,000 or other value demonstrated by the developer as the purchase
price per acre.
10. 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.
11. That a minimum 25-foot buffer strip shall be established between West Reserve
Drive and the subdivision.
12. 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.
E-*]
13. All utilities shall be installed underground.
14. That the fire access and suppression system comply with the Uniforni 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.
15. That a minimum of two-thirds of the necessary infrastructure for this subdivision
shall be completed prior to final plat submittal.
16. All areas disturbed during development of the subdivision shall be re -vegetated
with a weed -free mix immediately after development.
17. That preliminary approval -shall be valid for a period of three years from the date
of approval.
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REPORTS/ KALISPELL/ KPP/ 02 / KPP-02-4A
N
Thursday, ALugust 22, 2002
City H&U Conference Room
ATTENDING:
Dick Amerman, Asst. City Engineer
Jim Brown, Assistant Police Chief
Jeff Clawson, Plans Examiner
Jim Stewart, Fire Marshal
P. J, Sorensen, Zoning Administrator, Chair
Mike Baker, Parks & Rec. Director
Frank Castles, Assoc. Civil Engineer
Narda Wilson, 3 CPO
Sandy Wheeler, Comm. Dev. Mgr.
Kathy Kuhlin, Recording Secretary
Western Building Center - follow-up - Jeff and P.J. spoke with them. Paving was one issue
with an option to bond for that. They may go ahead and pave a small strip right now anyway.
Fire concerns was another issue. They will need to put in. more accesses or sprinkle the
building. They will need another hydrant if they don't sprinkle, and they will likely need the
hydrant in connection with their next phase in any case.
Planning Board Meeting
, Items - -
—West View Estates - subdivision in west valley - redesign of subdivision and the access for
the RA- I lot on West Reserve Drive. Public pedestrian access trail that is 12 feet wide with
a fence on both sides to give -the residents from the RA- I lot access to the park. They will
be putting in $15,000 of improvements in the park before turning the park over to the City.
There will be single family dwellings next to Stillwater Estates. The 100 foot landscape buffer
will likely be amended to a 10 foot reservation of right-of-way with 25 foot landscape buffer -
They will need to develop and fence the walkway; it should be a concrete walkway if the City
is going to maintain it, or an asphalt walkway if the homeowners' association maintains it.
—Sungyside Subdivision - west of Lone Pine View Estates - 24 single family lots on the
southern part of the subdivision, and 38 townhouse lots on the northern part. Water and
sewer from Bismark and Santa Fe and extend and loop it on Sunnyside. The water and sewer
issues need to be dealt with by Public Works.
--- Mountain View Plaza - Preliminary Plat and PUD - Need to show existing buildings, etc,
but have not yet provided this to us.
The meetin.R was adjourned at 10:30 a.m.
cc: Cluis Pohce. 3CPO Parks PublicWorks
Pi Craig Fire Kathy Comm,Dev.
Tri-City Planning Office
tn
17 Second Street East - Suite 211
Kalispell, Montana 59901
Phone: (406) 751-1850
Fax: (406) 751-1858
tricity@centurytel.net
REPORT TO: KaEspell 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
amend the Kalispell City -County Master Plan to accommodate a proposal by Mark
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 Council 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
the 100 foot buffer along West Reserve Drive, the applicants are proposing that a 10
foot dedication of right-of-way along West Reserve Dri've be granted along with an
Providing Community Planning Assistance To:
City of Kalispell - City of Columbia 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 unnecessary 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 an -long 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:
ALTERNATIVES:
Respectfully submitted,
--Aki,
Narda A. Wilson
Senior Planner
Undetermined.
As suggested by the city council.
Report compiled: August 22, 2002
c: Theresa White, Kalispell City Clerk
Chris A. Kukulski
City Manager
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
Stillwater Road and West Reserve Drive, described as a
portion of Assessor's Tract 5, Section 25, Township 29
North, Range 22 West, P.M.M., Flathead County, Montana,
from "Agricultural" to "Urban Residential" on
approximately 42 acres, to "High Density Residential" on
approximately 9 acres, and "Neighborhood Commercial" on
approximately 7 acres, and
WHEREAS, on May 28, 2002, the Kalispell City Planning Board held
a public hearing, after due and proper notice, received
public comment upon, and received Tri-City Planning
office report #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 Kalis-Qell City Planning Board, and the
input received at the hearing of July 1, 2002, the
Council may, under § 76-1-102, MCA, amend the Master Plan
if such amendment will: 1) encourage local governments to
mprove the health, safety, convenience, and welfare of
its citizens, 2) plan for future development of
communities so that highway systems are carefully
planned, 3) assure community centers cfrow oniv with
adequate highway, utility, health, educational and
recreational facilities, 4) observe needs of agriculture,
industry, and business in providing for future growth; 5)
provide for healthy surroundings for family life in
residential areas, 6) promote the efficient and
economical use of public funds in growth, and
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'r 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. Kennedy
Mayor
ATTEST:
Theresa White
City Clerk
West View Estates Master Plan Amendment
August 22, 2002
Page 2
ATTACHMENT A
VIRST T DITEVT
West View Estates Development Plan
An Addendum to the Kalispell City Master Plan
VISION STATEMENT: TO PROVIDE FLATHEAD VALLEY POPULATION
AFFORDABLE RESIDENTIAL LOTS WITH CITY SERVICES IN ATTRACIVE
WNT-MVIT T_TV0T:)T.Tr%f-NT-% S
SURROUNDINGS AND TO PRQ3.q-DE —CALE CQMMERCTA_T
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.
Z - 7=11 11 -
. ..........
1�
C. To create an integrated mixed use neighborhood that will provide
alternative housing and lifestyle opportunities to the growing Kalispell
community.
D. To provide a ha=onious and integrated neighborhood that is
complementary in design and function.
E. To provide for safe and convenient traffic circulation on and off the site
that adequately accommodates vehicular, pedestrian and bike traffic.
1. The area proposed for West View Estates Development Plan be annexed into the
city of Kalispell and be given appropriate zoning upon annexation including the
adoption of zoning which reflects the goals and policies of this document.
2. The ' single fanii1v 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 eemnq er-ei—al e.- high density residential area-s.
3. Th&t a:U ef the i7eadways sei=ving the Patur-e
de-,�elepment: in the eammei:ei@4
h�ggh 4ensity be
*
fTei=a the '
Fesider-p-taial �P:r-eas aeeess
than dir-eet4y �Fem
ig ary kat:eFier ner-th seutla
West Rese-ni--e QFive.
aeeess i=ead ra4ier-
West View Estates Master Plan Amendment
August 22, 2002
Page 2
4. That the development within the eemmer-ei:@4 and high density residential areas
should be oriented inward and not toward West Reserve Drive with regard to
access, parking, landscaping and signage.
5. The Ge ereial 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 eena-naer-eial Elevelepment should have be neighlberheed senziee One-13ted in-
seade aaad in Eaar4ret �aeus-.—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 east, which would be single-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 apprea 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.
_4 (Mi d PrOfessional)
mr-, me
'Westfidi- llow.
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Jul
5
EXHIEBIT A LAND USE MAP
MARK OWENS DBA LBO LIMITED PARTNERSHIP
WEST VIEW ESTATES
KA1,11,S-PELL CITY -COUNTY MASTER PLAN AMENDMENT
48 ACRES � URBAN RESIDENTIAL
10 ACRES - HIGH DENSITY RESIDENTIAL
FILE# KMPA-02�1 SCALE 1- -- 600'
JUL-30-2002 TUE 08:46 AM SA�P' SURVEYING FAX NO. 406T 3488
SANDS SURVEYING, INC.
2 Village Loop
Kalispell, MT 59901
406-755-6481
------ Fax 406-756-6488
July 30, 2002
Narcla Wilson, Senior Planner
Tri-City Planning Office
17 Second Street Suite 211
Kalispell, WT 59901
Dear Narda:
Several changes have been made to to Preliminary Plat of West View Estalles based on
your recommendations. The lots within the subdivision were redesigned to fit the specified
building envelopes and all of the lots with the exception of one have 60 feet of road frontage
when measured from a 20 foot setback line.
The entmnce of the, interior subdivision road from West Reserve Drive has been redesigned
alloWng residential lots to e)dend south to West Reserve Drive. These residential lots are
adjacent to StiNvater Estates creating an agreeable arrangement -
One of the two parcels has also been eliminated on this revision. The area shown as Parcel
A on the revised Preliminary Plat would be used for professional office space, high density
residential townhouse units or apartments, or for a commercial operation.
The proposed subdivision would give 10 addRional feet for the right-of-way of West Reserve
Drive along the south boundary of the subdivision. A 25 foot buffer would also be provided
along the south boundary creating a 35 foot wide strip, The buffer would be landscaped
providing a partition between the road and the area of development.
Please reconsider requiring a 100 foot buffer between West Reserve Drive and the proposed
development
Shoerely,
Tom Sands, PLS
Sands Surveying, InQ
F. 01
Tri-City Plannina Office
17 Second St East, Suite 211 RECEIVE
Kalispell, MT 59901
Phone: (406) 751-1850 Fax: (406) 751-1858 M AY —7 2002
TM-CFY PLANNING OFFICE
PETTTION FOR ANNEXATION AND INITIAL ZONING
CITY OF KALISPELL
NANIE OF APPLICANT: Mo-rk- D we,,) 6 - L80 Pnooer-�i6,,-
MAIL ADDRESS: P. 0 - Box 10 55- ,
CITY/STATE/ZIP: L- i b10 -Y M T- 5'-)-)-2-3 —PHONE:- -752- 57&
INTEREST IN PROPERTY-: ()Wl�e-K
Other Parties of Iiiterest to be Notified:
PARTIES OF INTEREST: 5[,U-V-e If) C,
MAILADDRESS: 2 Z-00,0
CITY/STATE/ZIP: A41-1i,5 13 e- r 5)'3 --� 0 PHONE: --75-5 - &`V b)
INTERESTiNpRoPERTY: 7-eC'h1-)i(-0-1 C-Orsolfal-);�-
PLEASE COMYLETE THE FOLLOWING:
Address of the property: 1r,52ci4 5)
Legal Description: Se. c� t-1,9r) 2- t5- 7- 2- t7 0- 2-2-
(Lot and Block of Subdivision; Tract 9)
(Section, Township, Range) (Attach metes and bounds as Exhibit A)
The present zoning of the above property is: wt_'�_s 7L Va-111
Theproposed zoning of the above property is: Resiaerfial lc�-!5 -- )0,- 3 1 �- Z 14�-5
State the changed or changing conditions that make the proposed amendment necessary:
The, Or-DOO-Sed S&&h0iV1,5&2a
'Ihe signing of this application signifies that the foregoing information is true and accurate based upon the
best information available and fin-ther grants approval for Tri-City Planning staffto be present on the
property for routine 'inspection during the annexation process.
(Applicant) (D�te)
PETITION NO.:
PETITION TO ANNEX.
AND
NOTICE OF WITBDRAWAL FROM RURAL FIRE DISTRICT
The undersigned hereinafter referred to as Petitioner(s) respectfully 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
finther 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 7-24610, 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
with drawn from th e A/e. 5 i- yp" I t all 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) fiirther 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.
. " 4"--
Petitioner/Owner
Petitioner/Owner
Please return this petition to:
Tri-City Planning Office
17 2nd St East� Suite 211
Kalispell MT 59901
NOTE: Attach Exhibit A
STATE OF MONTANA
ss
COUNTY OF FLATBEAD )
On this day of 200 before me, the undersigned, a Notary
Public, for the State of'Moniana, personally appeared C) u &,,-, S-
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.
ru - -W -
� it P, J'4' 1�' )4'1�
Notary PuKli'Tfi r State of Montana
Residing at:
My Commission Expires: o,3 /;� 7 Ic
(SEAL)
F�12:2 0 M #1 Z4
_W CORRaL _B
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
1W.18WMIOD)
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: Ale__!5t' View L�a-lets
a - "I'll". __ t .
0 w L an cc Phone
MailinRAddress 5500 ft'11Mt7_,r
city K'r,.h_,;0eJ1 State
IF 11�;
=�� La.;Irm-TAMM
Name & Address6o_ncf.5 15Vrye__V1,nQ; ))-)C. 2 ��Jjaa-e_ L00.0 k�zJi5pe-IJ
Name& Address-rD-H 6;,,?o A/�
Name & Address
- 1 1, 1 1 � - a .1 na�_"Wn
(!OCoun da Z_L=1W__e__6_1
Street Address
Assessor's Tract No(s) Lot No(s)
1/4 Sec Section 2-55 Township 2- 1 Range Z 2-
GENERAL DESCRIPTION OF SUBDIVISION: 5,C7�2, Z-0f.5 wl 2—
�o_rce,ls. Parct�l 10ki-fe-1 2- ftv- 1�lgll)
Number of Lots or Rental Spaces Total Acreage in Subdivision
Total Acreage in Lots �r Minimum Size of Lots or Spaces fa),,O 0 4ZI
Total Acreage in Streets or Roads Mwdmum. Size of Lots or Spaces farC-e- 2- 13 OL12�'CZC_
Total Acreage in Parks, Open Spaces and/or Common Areas 3
1-1 T
v ED
JUN 1 0 2002
TM-Crry PLANNING OFFICE:
14140 Eli 0
U-7015140) I ��.! !� !�" 11111"gill 11
Single Family — Townhouse Mobile Home Park
Duplex Apartment Recreational Vehicle Park
Commercial Industrial Planned Unit Development
Condominium Multi -Family Other
APPLICABLE ZONING DESIGNATION & DISTRICT
lZoads: —Gravel V/ Paved V Curb V Gutter / Sidewalks -----Alleys Other
Water System: --Jndividual _Multiple User _Neighborhood V Public Other
Sewer System: Individual Multiple User --Neighborhood --V Public Other
Other Utilities: Cable TV ---I/ Telephone Electric —Gas Other
Solid Waste: Home Pick Up --Central Storage Contract Hauler Owner Haul
Mail Delivery: j Central Individual School District:
Fire Protection: --Z-Hydrants Tanker Recharge Fire District: Ka)
Drainage System:
PROPOSED EROSION/ SEDIMENTATION CONTROL: /Y-' /-<�'
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f,L/71h'L&/ /76) 4&21'�(- 'OaL
71ya 6 ty r�5 �Y;// 1,)I,,7h' 2,Y
VARLANC ARE A VARIANCES REQUESTED? 0 (yes/no) If yes,
please complete the information below:
Diet I) ff"Wicollk,
PROPOSED ALTERNATIVE(S) TO STRICT COMPLIANCES WITH ABOVE
REGULATIONS:
PLEASE ANSWER THE FOLLOWING QUESTIONS IN THE SPACES PRO'11DELF,
BELOW:
2
1. Will the granting of the variance be detrimental to the public health, safety or
general welfare or injurious to other adjoining proper -ties?
2. Will the variance cause a substantial increase in public costs?
3. Will the variance affect, in any manner, the provisions of any adopted zoning
regulations or Master Plan?
I
6�IA
4. Are there special circumstances related to the physical characteristics of the
site (topography, shape, etc.) that create the hardship?
5. What other conditions are unique to this property that create the need for a
variance?
3
The subdivider shall submit a complete application addressing items below to the Tri-
CityPlanning Office at least thirty (30) days prior to the date of the meeting at which
it will be heard.
V1. Preliminary plat application.
,12. 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 preliminary plat not to exceed 11" x 17" in size.
/5. Application fee
,/6. Adjoining Property Owners List (see example below):
Assessor# Sec-Twn- Lot/Tract No Property Ovmer & Mailing 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.
(Applicant) (E�ate)
As approved by the TCPB on 12/19/01
Effective 1/1/02
LAI
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
tr-unk line along Highway 93.
There are currently several documents, which outlm'e 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
* Prelinn ary 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 - 34 Lots: Average flow = 8,500 gallons per day Peak flow 34,000 gallons per
day
Phase II - 40 Lots: Average flow = 10,000 gallons per day: Peak flow 40,000 gallons per
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 intensity of development
is 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
per day
Parcel Two - 8.84 Acres: Average flow 6,3 )00 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 1631,000
gallons per day peak flow. Sewer mains are designed for the peakflow 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 eight -inch sewer main. Both the EIS and Preliminary Engineering Report
JA2002\K02-002\K02-002-001 Owens Dev. - Sewer\Narr.Env.Assess.Sewer.doc
require a 12-inch interceptor. The cost difference would be subject to a Developer's Extension
Agreement with the City of Kalispell.
All onsite se-wers 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 prelirni 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 full build out the subject development will
contribute 113 gallons per minute. Phase I's contribution would be 24 gallons per minute, Phase
H, 28 gallons per minute and Phase 111, 31 gallons per minute. The -peak flow from the
development will arrive 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.
JA2002\K02-002\102-002-001 Owens Dev. - Sewer\Narr.Env.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 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 storra dram' improvements will be
in conformance with city standards.
J:\2002\K02-002\K-02-002-002 Owens Dev. - Storm Water\Narnstorm.drain.doe
Narrative for West Valley Estates
Water
The development will require a public water supply, which can meet both the domestic and fire
flow demands of the State and City. Domestic demands are estimated at 100 gallons per capita
day average demand. Maximum demand is four times average demand. Fire flow for the
subdivision is 1,000 gallons per minute.
ZD
The demand per phase will be:
Phase I - 32 Lots: Average demand - 5.5 gallons per minute; Maximum demand - 22
ZD
gallons per minute
+ Phase II - 40 Lots: Average demand - 7.0 gallons per minute; Maximum demand - 28
gallons per minute.
Phase III - 45 Lots: Average Demand - 7.8 gallons per minute; Maximum demand - 31
zn
gallons per minute.
There are two options for service, extension from the City or connection to Stillwater Utility. The
nearest city water main is one mile east across Highway 93. An extension of the main would
most likely require looping back to another main, which would at least double the length.
Stillwater Estates, the adjoining subdivision, is served by a public water system owned and
operated by Stillwater Utility, LLC. The nearest mains are within 4 to 800 feet. Two wells in the
system have capacity for both Stillwater Estates and the proposed development. Combined flows
at build out would be:
+ Average Demand - 42 gallons per minute
+ Maximum Demand - 169 gallons per minute
Each well has been tested, one at 840 gallons per minute and the other at 920 gallons per minute,
The wells are controlled to provide a combined flow of overI100 gallons per minute. The
combined flow from Stillwater Estates and the development are less than the combined capacity
of the wells.
J:\2002\KO2-002\KO2-002-003 Owens Dev. - WatefNarrative West Valley estates Water.doc
I RVIVA I 'MAMM I 019NV&'_1_ffAM3WVUV I 011N I
[" noel of RA n IM-11 V f1A
This Environmental Assessment format shall be used by the applicant as a guide in compiling a
thorough description of the potential impacts for the proposed subdivision- Each question pertinent
to the proposal must be addressed in ffill (both maps and text); those questions not applicable shall be
so stated. Incomplete Environmental Assessments will not be accepted.
The sources ofinformation for each section ofthe Assessment shall be identified. All Environmental
Assessments shall contain the signature, date of signature and mailing address of the owner of the
property and the person, or persons, preparing the report.
I . GEOLOCTY
I - Locate on a copy of the preliminary plat:
Any known hazards affiecting the development which could result in property
damage or personal injury due to:
1. Falls, slides or slumps - soil, rock, mud, snow NONE KNOWN
?. Any rock outcropping NONE
2. Describe any proposed measures to prevent or reduce the danger of property damage
or personal injury from any of these hazards. NIA
H. SURFACE WATER
Locate on a copy of the preliminary plat:
1. Any natural water systems such as streams, rivers, intermittent streams, lakes or
rna shes (also indicate the name and sizes of each). NONE
2. Any artificial water systems such as canals, ditches, aqueducts, reservoirs and
irrigation systems (also indicate the names, sizes and present uses of each) -
EXISTING ABOVE -GROUND WHEEL LINE IRRIGATION SYSTEMS
WILL BE PHASED OUT UPON SUBDIVISION APPROVAL.
would be directIv A acted either by trafEc; noise- increase in use of public services or utilities
MP
or who will be visually impacted should be included in the notification list.
3. -Any Areas subject to flood hazard, or if available, 100-year flood plain maps (using
best available information). THE FIRM PANEL #30023 1805D INDICATES
THAT T1]r-E ENTIRE PROPERTY IS CLASSIMD AS ZONE C. (AREAS
OF MMqMAL FLOODING). THIS MAP WAS REVISED SEPTENIBER
30,1992-
III. VEGETATION
1. Locate on a copy of the preliminary plat tile major vegetation types within the
subdivision (e.g., ma sh, grassland, shrub and forest). TM: SUBDIVISION IS
LOCATED ON AN EXISTING ALFALFA FIELD.
1 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 WTrH1N THE SUBDIVISION.
Describe any proposed measures to be taken to protect vegetative cover. WEED -
FREE GRASS SEED WILL BE REPLANTED IN THE DISTURBED
BU IMING AREAS.
IMAIMEMAS
I What major species of fish and wildlife, if any, use the area to be allected by the
proposed subdivision? GANJEE BIRDS HAVE BEEN SEEN IN TRE 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 wildlife habitat or to minimi e habitat
degradation. NONE PROPOSED
22. AGRICULTURE AND TEvMER PRODUCTION
State the acreage, type and agricultural classifications of soils on the site. SOELS AS
LISTED IN THE SCS SOIL SURVEY SIEIEET NUMMER 17, INDICATE T-HE
NUJORITY OF THE PROPERTY CONTAINS Ke TYPE SOILS, WITH A
SNIALL PORTION OF THE SUBDIVISION HAVING Ta SOILS AS WELL.
Ke IS LIST-ED AS KALISPELL LOAM ON SLOPES 0-3% AND Ta SOILS
ARE TALLY, BLANCHARD AND FLATHEAD SOILS, 0-3% SLOPES;
WIND ERODED.
State the history of production of this site by crop type and Yield. THIS
PROPERTY HAS BEEIN IN CEREAL GRAPI �S AND ALFALFA
PRODUCTION FOR MANY YEARS.
3. State the historical and current a-oiicultural uses which occur adjacent to the site. To
THE SOUTH IS VACANT STATE LAND, SOON TO BE DEVELOPED INTO
INTENSE MEKED USE OF PROFESSIONAL OFFICE. PUBLIC
BUIELDINGS, AND RESIDENTIAL BUILDINGS. TO THE EASTAND WEST
ARE LARGE LOT RESIDENCIES, AND THE NORTHERN BOUNDARY IS
VACANT PASTURE.
4. Explain any steps which will be taken to avoid or lirnit development conflicts with
adjacent agricultural uses- OMiNERS WELL BE NOTIFIED OF THE
AGRICULTURAL USES IN THE AREA AND INFORM[ED OF THEIR
P3aE A-IDEW,BY A NO-JV- ON THE PU4, T.
5. If the site is timbered, state any timber management recommendations which may
have been suggested or implemented by the U. S.D A- Division offorestry in the area
of this proposal. N/A
VL H[STOR1CAL, ARCHAEOLOGICAL OR CULTURAL FEATURES
I Locate on a copy of the preliminary plat any known or possible historic,
archaeological or cultured sites which exist on or near the site. NONE KNOMI-N
2. Describe any known or possible sites delineated on the preliminary plat. NIA
3. Describe any measures that will be taken to protect such sites or properties. N/A
1 . Where individual sewage treatment systems are proposed for each parcel: N/A
I Indicate the distance to the nearest public or community sewage treatment
system.
2. Provide as attachments:
I Two (2) copies ofthe plat which show the proposed suitable location
on each lot for a subsurface treatment system and a 100% replacement
area for the subsurface treatment system. Show the location of
neiahborina wells and subsurface treatment systems and the distances
to each.
2. The results of percolation tests performed in representative areas for
drainfields M' accordance with the most recent Department of
Environmental Quality Bulletin- Each percolation test shall be keyed
by a number on a copy ofthe plat with the information and results
provided in the report. The number of preliminary percolation tests
required shall be one-fourth (114) ofthe total number ofproposed lots
and these tests shall be performed in the different soil types,- or evenly
spaced throughout the subdivision in the absence of soil variability -
A detailed soils description for the area shall be obtained from test
holes at least seven (7) feet in depth. The number of test holes Will
depend upon the variability of the soils. The U.S. Department of
Agriculture--s ASoils Classification System shall be sued in the
descriptions. Information on the internal and surface drainage
characteristics shall be included. Each test hole shall be keyed by a
number on a copy of the plat with the information provided for in the
report.
4. A description of the following physical conditions:
(1) Depth to groundwater at time of year when water table is
nearest the surface and how this inBarmation was obtained.
(2) NliniTnum depth to bedrock or other impervious material, and
how this information was obtained.
2. For a proposed public or community sewage treatment system: PLEAS'
REFER TO THE ATTACHED ENGE*4EEWS REPORTFORA,
DETAILED DESCRIPTION OF THE PROPOSED SEWER
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
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
2. Indicate the systems' capacity to handle additional use and its
distance from the development. PLEASE REFER TO THE
ATTACHED ENGINEEWS REPORT
Provide evidence that permission to connect has been -oxanted.
Where a new system is proposed: N/A
M-11
1. Attach a copy of the plat showing the location of all collection
lines and the location and identification of the basic
components of the treatment system.
If subsurface treatment of the effluent is proposed, give the
results of the preliminary analysis and percolation tests in the
area of the treatment site.
g physical conditions:
Provide a description of the following
(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.
4. Indicate who will bear the costs of installation and who will
own, operate and maintain the system. Also, indicate the
anticipated date of completion. THE DEVELOPER WILL
BEAR THE COST OF INITIAL INSTALLATION OF
THE SEWER TO THE SUBDIVISION. AFTER
ANNEXATION, THE CITY OF KALISPELL WILL BE
RESPONSIBLE FOR OWNING, OPERATING AND
MAINTAINING TH E SYSTEM
L Where an individual water supply system is proposed for each parcel: N/A
1. If individually drilled wells are to be used, provide evidence as to adequate
quantity and quality of the water supply.
2. If any other method of individual water supply is to be used: SHARED
WATER SYSTEM WITH ADJOINING SUBDIVISION'S
CONEWUNITY WELLS IS PROPOSED.
I Explain why the alternate form ofwater supply is proposed instead of
drilled wells. AVAILABIL11'Y OF PLENTIFUL WATER
SOURCE.
Identify the source of water supply and provide evidence that it is of
sufficient quantity and quality to serve the development. PLEASE
REFER TO ATTACHED ENGINEERS REPORT
Attach two (2) copies of the plat showing the proposed location of
-each spring well, cistern, or other water source and indicate the
distance to e-mting or proposed sewage treatment systems -
I Where a public or community water system is proposed: SEE
ATTACHED REPORT
(1) Estimatethe numberofgallons 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
f
agency responsi or its operation and
maintenance. STILLWATER ESTATES
2. Indicate the systems' capacity to handle
additional use and its distance from the
development. SEEENGINEER7SREPORT
3. Provide evidence that permission to connect
has been granted.
(3) Where a new system is to be used: N[A
I Provide evidence that the water supply is
adequate in quantity� quality and dependability.
2. Indicate who will bear the costs of installation,
when it will be completed and who will own,
operate and maintain the system.
-wing the
Attach a copy of the plat sho
proposed location of the water source and all
distribution lines.
LX. SOLID WASTE
I Describe the proposed method of collection and disposing of solid waste from the
development- CONTRACT HAULER TO FLATBIEAD COUNTY LA-NLDFU-L.
If central collection areas are proposed within the subdivisiorl� show their location on
a copy of the preliminary plat. N/A
I Cuo
If -use o' an existing colle " n system or disposal facility is proposed, indicate the
name and location of the facility. FLATHELAD COUNTY LANDITILL
Streets and Roads:
1. Describe any proposed measures for disposing of storm run-offfrom streets
and roads- AN ENGINEERED DRAINAGE PLAN WILL BE
APPROVED BY DEQ.
2. Indicate the type of road surface proposed. PAVED
Describe any proposed facilities for stream or drainage crossing (i.e-, culverts,
bridges)- NO STREAMS EXIST ON THE PROPERTY.
4. Describe how surface run-off will be drained or channeled from lots or
commonareas. STORM WATER RU-NOFFWH-LBE COLLECTED IN
IN'LETS AND DISPOSED THROUGH DRY WELLS AND
-TiLJFH,7j1-%0,AT1ON TRENCHES
2- Other areas:
1. Indicate if storm run-off will be drained or channeled from lots or common
areas. STORM RUN-OFF WILL BE CHANNELED FROM LOTS AND
D-V1-KFD TO AREAS 82=0��71W, DRAINAGE PLAN.
2. Describe any proposed sedimentation and erosion controls to be utilized both
during, and after, construction. STANDARD APPROVED
CONSTRUCTION PRACTICES WH-,L BE OVERSEEN BY THE
ENGINEER.
3. Attach a copy ofthe plat showing how drainage on lots, road and other areas
will be handled (include sizes and dimension of ditches, culverts, etc.)
ROAD S
1 Estimate how much daily traffic the development, when fully developed, will generate
on existing or proposed roads providing access to the development.
APPROXIMATELY 95-1 VEMCLE TRIPS PER DAY ARE EXPECTED AT
FULL BUILDOUT.
Discuss the capability of existing and proposed roads to safely accommodate
this increased traffic (e.g., conditions of the road, surface and right-of-way
widths, current traffic flows, etc.). THE ROADS ACCESSING THE SM.
ARE COUNTY ROADS. WEST RESERVE DRIVE IS A PAVED
I I ��� 111 11 111 "1 a a
I I 1 1-11010101011 a I � I! 1 11
&MMISM . I a. I
2. Describe any increased maintenance problems and costs that will be caused by
this increase in volume. NONE ANTICIPATED.
Indicate who -will pay the cost of installing and maintaining dedicated and/or private
roadway. TI ROADWAYS WMHN THE SUBDIVISION VVH.LBE BUILT
TO CITY STANDARDS BY T-HE DEVELOPERAND THEN TURNED OVER
TO T-HE CITY FOR MAINTAL'iENCE.
Describe the soil characteristics, on site, as they relate to road and building
r
construction and measures to be taken to control erosion of ditches, banks and cuts as
a result of proposed construction. THE SITE. IS REILATIVELY FLAT
I EREFORE. MENIALkL CUTS WELL BE NEEDED TO BUILD THE
ROAD. SUITABLE SOIL TYPES EXIST FOR A GOOD ROAD BASE.
4. Explain why access was not provided by means of a road within the subdivision if
access to any of the individual lots is directly from City, County, State or Federal
roads or highways. ALL LOTS ACCESS THE INTERIOR ROAD SYSTEM.
NO LOTS DIRECTLY ACCESS CITY, COUNTY, OR STATE ROADS.
5. Is year-round access by conventional automobile over legal rights -of -way available to
the subdivision and to all lots and common facilities -within the subdivision? YES
6. Identify the owners of any private property over which access to the subdivision will
be provided. NIA
ENMRGENCY SERVICES
Describe the emergency services available to the residents ofthe proposed subdivision
including the number ofpersonnel and number ofvehicles and/or type of facilities for.
Fire Protection:
I Is the proposed subdivision in an urban or rural fire district? If not,
will one be formed or extended? ANNEXATION TO THE CITY
PROVIDES FOR SERVICE BY THE CTIY FIRE
DEPARTTMENT
In absence of a fire district, what fire protection procedures are
planned? N/A
1. -des
Indicate the type, size and location of any proposed recharge faciii -
THE COMMTNIT'Y WATER SYSTEM HAS AliEQUATE
WATER FLOWS TO ACCOMMODATE EMERGENCY
M-1jum
4. Iffire hydrants are proposed, indicate water pressure capabilities and
the locations of hydrants. SEE, ATTACHED ENGINEERS
REPORT
2. Police Protection. CITY OF KALSIPELL
LL AACRULANCE AND T-HE ALE
Ambulance Service. KALISPF,
HELICOPTER
4. Medical Services. KALISPELL REGIONAL MEDICAL CENTERAM,
NORTH VALLEY HOSPITAL
2. Can the needs of the proposed subdivision for each of the above services be met by
present personnel and facilities? YES
If not, what additional expense would be necessary to make these services
adequate? NIA
2. At whose expense would the necessary improvements be made? NIA
NM- SCHOOLS
I Describe the educational facilities which would serve the subdivision (school facilities,
school personnel, bus routes and capabilities, etc.). RUSSELL ELEMENTARY —
GRADES 1-5, LINDERMAN SCHOOL —GRADE 6, KALISPELL JR HIGH
GRADES 7-8 AND KALISPELL HIGH SCHOOL — GRADES 9-12.
2. Estimate the number of school children that will be added by the proposed
subdivision, and how they will affect existing facilities. APPROXIMATELY 120
SCHOOL AGE CIMDREN ARE EXPECTED TO RESIDE WITHIN THIS
DEVELOPMENT.
=. ECONOMIC BENEFITS
1. Provide the present assessment classifications and range of the total assessed
valuation of all land and structures. THI IS CLASSIFIED AS
AGRICULTURAL. THERE ARE NO STRUCTURES ON PROPERTY
CURRENTLY.
Provide the anticipated assessment classification and range of the total assessed
valuation of all structures (at 25% and 90% occupancy - also give estimated year of
said occupancy). THE MAJORITY OF THE PROPERTY VV-ILL- BE, RE-
CLASSEFIEED AS RESIDENTIAL, WITII THE VALUE OF THE LOTS
RANGING FROM S35K40K- STRUCTURES ON THESE PARCELS ARE
ESTFqATED TO BE VALUED AT $140-190K RESIDENTIAL
STRUCTURES SHOULD BE APPEARING ON THE LOTS WITHIN THE
FIRST YEAR OF PHASE 1� (2002). THEE FRONT TWO PARCELS THAT
ARE ANTICIPATED TO HAVE A COMMERCIAL OR HIGEE-DENSITY
RESIDENTIAL DESIGNATION CANNOT BE ASSESSED AT THIS TIME
AS IT IS UNKNOWN AS TO WHAT WILL BE ACTUALLY
CONSTRUCTED.
Provide anticipated revenue increases, per unit, from water, sewer and solid waste
fees- SOLED WASTE FEES AND SEWER SERVICE FEES WILL BE
GENERATED THROUGH THE TAXES.
XV LAND USE
I Describe the existing historical use of the site. TMS SITE HAS PRIMARILY
BEEN USED AS AGRICULTURAL LAND AND PASTURE.
2. Describe any comprehensive plan recornmen ations and other land use regulations on
and adjacent to the site. Is zoning proposed? Iflocated near an incorporated city or
town, is annexation proposed? ZONING IN THE RVIMEDIATE AREA IS VVEST
VAILLEY. THE FLATHEAD COUNTY MASTERPLANDESIGNATES
LAND AS AGRICULTURAL. AS SEWER SERVICES ARE PROPOSED,
ANNEXATION TO THE CITY OF KALSPELL WILL BE REQUESTED.
3. Describe the present uses of lands adjacent to or near the proposed development.
Describe how the subdivision will affect access to any adjoining land and/or what
measures are proposed to provide access. ADJACENT LAND IS USED FOR
PASTURE AND AGRICULTURAL PURPOSES (SOUTH AND NORTH). TO
THE EAST AND WEST, THE LAND IS RESIDENTIAL. THE PROPOSED
SUBDIVISION IS COMPATLkBLE WrM THE EXISTING SUBDIVMONS
AND PROPOSED DEVELOPMENT OF THE STATE, LANDS TO THE
SOUTH-
4. Describe any health or safety hazards on or near the subdivision (mining activity, high
voltage lines, gas lines, a cultural and farm activities, etc.) Any such conditions
- gri
should be accurately described and their origin and location identifled, NONE
KNOWN
5. Describe any on -site uses creating a nuisance (unpleasant odor, unusual noises, dust,
smoke, etc.) -Any such conditions should be accurately described and their origin and
location identified. NONE KNOWN
XVI- PARKS AND RECREATION FACJLrrIES
1. Describe park and recreation facilities to be provided within the proposed subdivision
and other recreational facilities which will serve the subdivision- A 3.5 ACRE PARK
IS PROPOSED IN A CENTRAL LOCATION OF TBE SUBDIVISION.
BUFFER STRIPS AROUND THE PERIMETER OF THE RESIDENTIAL
LOTS ARE ALSO INCORPORATED INTO THE DESIGN.
List other parks and recreation facilities or sites in the area and their approximate
distance from the site. THE COMMUNITY SOCCER AND BASEBALL
FIELDS LOCATED ON THE STATE LANDS ARE APPROXIMATELY ONE
MILE FROM THE SUBDIN-ISION. FLATHE" VALLEY COMMUNITY
COLLEGE ALSO HAS TENNIS COURTS AVAILABLE FOR USE, JtJST
OVER A MILE DISTANT.
-in-lieu of parkland is proposed, state the purchase price per acre or current
If cash
market value (values stated must be no more than 12 months old)- NIA
1. Indicate the utility companies involved in providing electrical power-, natural gas, or
telephone service. To what extent vvU these utilities be placed underuTound?
CENTURYTEL TELEPHONE, MONTANA POWER COWANY,
FLATHEAD ELECTRIC CO-OP- ALL NEW UTM=S WILL BE PLACED
UNDERGROUND.
2. Has the preliminary plat been submitted to affected utilities for review? YES
Estimate the completion date of each utility installation- PHASE 1, FALL 2003,
PHASE 11, FALL 2005 AND PHASE HL FALL 2007
f �
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f
11a&'peff aty Limits
(Mixed PrOfeSsional)
un
fit U
AG-80
4 A f'- f
R-
VICINITY MAP
MARK OWENS DBA LBO LIMITED PARTNERSHIP
INITIAL ZONING UPON ANNEXATION — 58 ACRES
FROM COUNTY, AG-80 — AGRICULTURAL
TO R-3, SINGLE FAMILY RESIDENTIAL � APPROX. 48 ACRES
& RA-1, LOW DENSITY RESIDENTIAL APARTMENT � APPROX 10 ACRES
CITY OF KALISPELL ZONING JURISDICTION
PIM 5/m/M
FILE4 KA�02�7 Scale 1" = 600'
7T
SANDS SURVEYING, INC.
July 30, 2002
Narda Wilson, Senior Planner
Th-City Planning Office
17 Second Street Suite 211
Kalispell, MT 59901
Dear Narda:
2 Village Loop
Kalispell, MT 59901
406-755-6481
Fax 406-755-6488
RECEIVED
JUL 3 o 2002
T,RI-CITY PLANNING OFFICE
Several changes have been made to the Preliminary Plat of West View Estates based on
your recommendations. The lots within the subdivision were redesigned to fit the specified
building envelopes and all of the lots with the exception of one have 60 feet of road frontage
when measured from a 20 foot setback line.
The entrance of the interior subdivision road from West Reserve Drive has been redesigned
allowing residential lots to extend south to West Reserve Drive. These residential lots are
adjacent to Stillwater Estates creating an agreeable arrangement.
One of the two parcels has also been eliminated on this revision. The area shown as Parcel
A on the revised Preliminary Plat would be used for professional office space, high density
residential townhouse units or apartments, or for a commercial operation.
The proposed subdivision would give 10 additional feet for the right-of-way of West Reserve
Drive along the south boundary of the subdivision. A 25 foot buffer would also be provided
along the south boundary creating a 35 foot wide strip. The buffer would be landscaped
providing a partition between the road and the area of development.
Please reconsider requiring a 100 foot buffer between West Reserve Drive and the proposed
development.
Sincerely,
Tom Sands, PLS
Sands Surveying, Inc.
WVPf
Ly 3�
OIL*) %L011:2 I" �$W
I, the undersigned certify that I did this date mail a copy of the attached
notice to the following list of landowners ad
joinin the property lines of the
property that is to be subdivided.
Date: � - �,4 - 00,/�
Assessor's # S-T-R Lot/Tract# Property Owner/Mail Address
MARK OWENS
DBA OWL CORPORATION
500 PALMER DR
KALISPELL MT 59901
2 VILLAGE LOOP
KALISPELL MT 59901
41V I Iff.-TV 6 01MG3 * $:3 *B!��
NOTICE OF PUBLIC HEAR-ING
F-�ALISPELL CITY PLANNING BOARD AND ZOVIVG COIVRrISSIO�U
The regular meeting of the Kalispell City Planning Board and Zoning Commission is
scheduled for Tuesday, September 10, 2002, beginning at 7:00 PM in the Kalispell
City Council Chambers, Kalispell City Hall, 312 First Avenue East, Kalispell. During
the regularly scheduled meeting of the planning board, the board Will hold a public
hearing and take public comments on the following agenda items. The board will
make a recommendation to the Kalispell City Council who will take final action.
1. A request by Owl Corporation for preliminary plat approval a 62 lot residential
subdivision on property zoned R-4, a Two Family Residential district. The
subdivision contains approximately 10.029 acres and would have 24 single fan:61y
lots and 38 duplex / townhouse lot, both listed as permitted uses 'in the district.
The property where the subdivision is proposed lies on the south side of
Sunnyside Drive, west of Ashley Creek in the southwest part Kalispell. The
property proposed for annexation can be described as a portion of Assessor's
Tract 8 located in Section 19, Township 28 North, Range 21 West, P.M.M.,
Flathead County, Montana.
2. Continued item - A request by Mark Owens, dba 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 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.
3. Continued item - A request by Mark Owens dba 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 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.
4. Continued item - A request by Mountain View Plaza LP for prelirninary plat
approval of an 11 lot comm ercial subdivision located on the southeast corner of
Hwy 93 and West Reserve Drive. This plat would create 11 commercial lots
intended for development as part of the Mountain View Plaza / Home Depot
commercial center. The property contains approximately 37 acres and is zoned
B-2 / PUD, a Commercial zoning district with a Planned Unit Development
overlay. All of the lots in the subdivision would be served by public se-wer and
water and would be developed in accordance with the previously approved
planned unit development (PUD) and development agreement executed with the
City of Kalispell. The property can be described as Assessor's Tract 3E located in
Section 3 1, Township 29 North, Range 21 West, P.M.M., Flathead County,
Montana.
Documents pertaining to this agenda item are on:Ele for public inspection at the Tri-
City Planning Office, 17 Second Street East, Suite 211, Kalispell, MT 5990 1, and a -re
available for public review du =ig 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
CRAMER, WILLIAM J & KAREN TRIMBLE, STEVEN C & SULLIVAN JR, WILLIAM
P 0 BOX 5373 KIMBERLY A SULLIVAN, HEATHER
KALISPELL, MT 5990-3 P 0 BOX 7065 P 0 BOX 10072
KALISPELL, MT 59901 KALISPELL, MT 59904
PURDY, RUSSELL J & LINDA M
539 CRESTVIEW RD
KALISPELL, MT 59901
HAGAN, PADRAIG S & SALLY L
175 SPRINGDALE DR
KALISPELL, MT 59901
HOAG, JAMES D & SUSAN M
430 WINDWARD WAY
KALISPELL, MT 59901
JOHNSON, VERNON R & THELMA
JOHNSON, BRENT E & JANICE R
109 PALMER DR
KALISPELL, MT 59901
GROSSWILER DAIRY
1175 FARM TO MARKET RD
KALISPELL, MT 59901
WALL JR, JESSE S
WALL, MARCIA K
157 TRAILRIDGE RD
KALISPELL, MT 59901
WILLIAMS, STEVEN W & VALERIE
P 0 BOX 22
STRYKER, MT 59933-0022
MARK OWENS
DBA OWL CORPORATION
500 PALMER DR
KALISPELL, MT 59901
THOMAS DEAN & HOSKINS INC
690 N MERIDIAN RD, SUITE 10 1
KALISPELL, MT 59901
STILLWATER ESTATES LLC
690 N MERIDIAN RD SUITE-2 10
KALISPELL, MT 59901
LBO PROPERTIES LIMITED
PARTNERSHIP
1') 6 RIVERVIEW DR
KALISPELL, MT 59901
LHC INC
P 0 BOX 73)38
KALISPELL, MT 59904-03-38
SANDS SURVEYING INC
2 VILLAGE LOOP
KALISPELL, MT 59901
BY SANDS SURVEYING INC.
777
D—
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7
il
I -V-W WSS
N71� f12SPY11 WTION25T2.9MR22MI
GR!PHIC SCA
TOTAL ARF-k 60�396 AC.
(127)
LOn
In
UM AC.
ME,
4
ONE