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Staff Report/Work Session PUD AmendmentsPUNNING FOP, THE FUTURE MONT"A REPORT TO: Kalispell City Planning Board FROM: Sean Conrad, Senior Planner Planning Department 201 I't Avenue East KafispelL MT 59901 Phone: (406) 758-7940 Fax: (406) 758-7739 www.kaUspell.com/plannin2 SUBJECT Amendments to the Willow Creek Planned Unit Development (PUD) BACKGROUND: In December of 2007 the Kalispell City Council approved the Willow Creek PUD which allowed a maximum of 531 dwelling units, comprised of single- family, townhouse and multi -family buildings, on a 140 acre site on the north side of Foys Lake Road. Since the approval the developer, Hubert Turner, has requested several changes to the access roads onto Foys Lake Road and the diversity of housing within the approved project. Mr. Turner will be at the November 12th meeting to discuss the attached changes in detail. He is looking for your concerns with regard to the proposed changes, if any. Proposal to Amend the PUD/Prelimihary Plat of Willow Creel Purpose of amendment: This amendment is being proposed for several reasons. 1. Public Works has asked that the easterly entrance of the subdivision be moved 300 feet to the west. For topographic reasons this is not a good location for an approach onto Foys Lake Road. However, moving the approach farther to the west to the location proposed will work with the available topography. Through the civil engineering work we have done we have found that the location of the approach on to Foys Lake Road of Willow Creek Drive. (the westerly access) is not practical. In order to build the road in that location it will require the excavation of over 1.5 million cubic yards of material. By moving the approach to the proposed location well over half of the necessary excavation will be eliminated. 3. In addition to the mammoth expense of moving this i-nuch material, it also causes storm water to run back toward Foys Lake Road in amounts that Wore not previously thought, that will have to be captured and conveyed to Ashley Creek. By moving the westerly approach we are better able to utilized the existing contours of the property 'and convey more of the storm water away from Foys Lake Road. 4. The noise mitigation berm that is required as a condition of the PUD is taking up more space i , than was originally anticipated. Originally it was anticipated that the berm would need no more than 60 feet. It now is anticipated that the berm will. be 110 feet wide at its base. This increased sized has necessitated the change in configUration that is seen on the east side of the subdivision. Proposed changes: 1. Willow Creek Drive is now proposed to continue to 66 west side of the subdivision and exit ata new location. (See Exhibit 1) 2. The easterly approach is proposed to be move 900 f6e'tto the west. (See Exhibit 2) 3. A second arterial road is now proposed along the east S*ide of the project. (See Exhibit 3) 4. The condominiums and townhouses are proposed to be done away with and replaced with single family residential lots. (See Exhibit 4) 5. To comply with the conditions of approval an alley has been added to the lots on the northern portion of Willow Creek Drive. Also, these lots have 66en made a little smaller due to increased right of way for Willow Creek Drive. (See Exhibit 5) 6. The open space on the east side of the subdivision has been increased. (See Exhibit 4) 7. The lots along the large park on the west side of the suibdivision have been reduced in size and reconfigured. (See Exhibit 6) 8. A roundabout has been added at the intersection of tke two main roads to facilitate traffic flow. (See Exhibit 7) 9. The size of the large park on the west side of the development has been increased from 6.73 acres to 6.989 acres. 10. The overall density of the project has been reduced ft6m 531 total units to approximately 465. 11. The phasing plan for the project will be changed to be"iter work with the proposed changes. (See Exhibit 8) Benefits of Changes: 1. The approach locations work better with the proposed by-pass, and better comply with the requests of public works. 2. We are better able to utilize existing contours for road grading. This enables us to reduce the overall excavation needed for the project, as well as better deal with storm water and sewer issues that need to be addressed. 3. By adding a second arterial road we are better able to' deal with the flow of both internal and exte rn a i traff i c. 4. Traffic has been moved from the center of the project to the perimeter, making for a more cohesive community. 5. Parkland and open space have both been increased. 6. Overall density of the project has been reduced. Relaxations requested: 1. With the proposed changes, conditions 5, 6, 11, and 46 of the original approval will no longer apply. These dealt exclusively with the condominiums in the project. We are requesting a relaxation of conditions 22 and 40 of the original approval. These conditions dealt with driveways on Willow Creek Drive. With the new proposal there are 12 lots on the westerly road (Willow Creek Drive) and 7 lots on the easterly road (east Duxbury Drive) where I believe it is not practical or beneficial to create alley access. We are requesting that these lots be allowed to remain "front loaded". 3. The new road alignment has changed the traffic characteristics of the project. A new Traffic Study (TIS) has been conducted and is currently being reviewed by the Montana Department of Transportation. As a result of this we are requesting that conditions 38 and 39 be removed and a new condition put in its place similar to that place on other subdivisions and PUDs in Kalispell (i.e. Starling Phase 1). The new condition would read; uAll mitigation required as part of the approved traffic study shall be completed. Mitigation may include but is not limited to im provements to Foys Lake Road, Meridian Road, or U.S. Hwy 2. All improvements shall be reviewed and approved by either the Public Works Department or Montana Department of Transportation. A letter from the Kalispell Public Works Department or Montana Department of Transportation shall be submitted stating that all new infrastructure ka's been accepted by the City of Kalispell or State of Montana. If infrastructure work ha's not been accepted, a letter stating that a proper bond has been accepted for the unfi6ished work by the appropriate agency is required." 0 CL CL X w ve 0 ra C\j x ui CL 0 I-- n C\l -0 x ui - - - - - - - - - - 1 C/) 0 CL 0 E IL x w