Staff Report/PUD and Subdivision Work SessionCity of Kalispell
Planning Department
17 - 2°d Street East, Suite 211, Kalispell, Montana 59901
Telephone: (406) 751-1850
Fax: (406) 751-1858
Website: kalispellplanning.com
REPORT TO: Honorable Mayor and City Council
FROM: Tom Jentz, Planning Director
James H. Patrick, City Manager
SUBJECT: Westwood Park PUD and Subdivision
MEETING DATE: February 26, 2007 (work session)
BACKGROUND: Westwood Park is a Planned Unit Development ("PUD") located on the
north end of Corporate Drive just south of Two Mile Drive. The project received preliminary
plat and PUD approval on August 1, 2005 with 28 conditions of approval attached. As part of
this subdivision, the developers proposed a secondary access route to the north extending out to
Two Mile Drive using an existing driveway, culvert over West Spring Creek and Cooper Lane, a
private drive.
Condition # 18 of the subdivision required that the secondary access route be built to city
standards for emergency access and intended the design to be approved by Public Works.
Condition 15 required a floodplain permit for the work in the floodplain and Condition # 26
required that the necessary easements be in place for the emergency access road. Ultimately the
flood issues required that the secondary access road be elevated 2 feet due to flood hazards. The
width of the easement and the amount of fill required to meet this standard would ultimately
diminish the actual width of the travel surface. As the cost of the project increased and the
usability of the secondary access route diminished, the applicants revisited the access issues with
city staff.
Upon further review, the Fire Department believes that a modified turnaround at the beginning of
the secondary access route in lieu of extending the entire secondary access would provide a
better situation for emergency response. Additionally, eliminating the fill needed to elevate the
culvert or develop a bridge across West Spring Creek would greatly diminish the impact on the
floodplain resulting from this project. Staff is therefore supportive of the proposal.
RECOMMENDATION: The Council should direct staff to bring forward an amendment to
the PUD and the preliminary plat allowing the modified turnaround in lieu of the secondary
access as required in the original PUD and subdivision approvals.
ALTERNATIVES: As suggested by the Council.
Respectfully submitted,
Tom Jentz t ames H. Patrick
Planning Director City Manager
Report compiled February 20, 2007
Cc: Theresa White, City Clerk
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