Staff Report/Preliminary PlatFlathead Regional Development Office
723 5th Avenue East - Room 414
Kalispell, Montana 59901
FEBRUARY 16, 1993 Phone: (406) 752-5300 Ext. 279
Bruce Williams, City Manager
City of Kalispell
P.O. Drawer 1997
Kalispell, MT 59903
RE: Gateway Orchard Villas - Preliminary Plat
Dear Bruce:
The Kalispell City -County Planning Board and Zoning Commission met in
regular session on Tuesday, February 9, 1993 to consider the
following: A request by Frank Strickland for preliminary plat
approval of Gateway Orchards Villas, a 19-lot residential subdivision.
zoned RA-1 (Low Density Residential Apartment? located on an 3.3 acre
tract of land situated immediately south of Glenwood Drive while
generally lying north of Two Mile Drive, east of Hawthorn and west of
Meridian:.
To,:c Jentz of the FRDO presented the staff report recommending approval
wlt�, 12 conditions and noting an addition to Condition 3a that
repaired sidewalks on both sides of Yellowstone Street as opposed to
only one side, as offered by the applicants. No written public
co meat had been received prior to tree public hearing. At the hearing
only Andrew Young, Principal of Russell School- spoke, indicating a
serous concern over pedestrian safety and the lace; of available
classrooms to accomoaate the school children this project w4.1
eventually add to the system.
The Board did adopt FRDO Staff Report KPP-93-1 as findincxs of fac
and !Dv a unanimous vote recommended that the request for Preliminary
Plat be approved with 12 conditions as found in FRDO Report KPP-93-1,
with an addition to condition 3a requiring sidewalks on both sides of
Yellowstone Street, if Alternative B is Built.
This recommendation. conditions of Approval as shown in Attachment
"A", the staff report and other relevant information is forwarded to
the City Council for final action. Because this is a major
subdivision, a public hearing complete with 15 day prior notice is
required prior to Cour_cil action. Please contact the Corranission or
FRDO if you rave anv cuestions.
Respectfully submitted,
KALIS'ELL CITY -COUNTY PLANNING BOARD AND ZONING COMMISSION
( •(¢-,emu„-
Therese Fox Hash
President
Attachments:
FRDO Report
Exhibit A -
Site Plan -
Application
KPP-93-1
Conditions
10 copies
materials
of Approval
C. Mike Fraser
Frank Strickland
Providing Community Planning Assistance To:
Flathead County • City of Columbia Falls • City of Kalispell 0 City of Whitefish •
RTTACHMENT A
CONDITIONS OF APPROVAL
T TMI
GATEWAY ORCHARD VILLAS PREij� NARY PLAT
RECOMENDED BY
KALISPELL CTI TY-COUNTY PLANNING BOARD
FEBRUARY 9, 1992
I
That the subdivision gain approval to file plat from the State
Department of Health and Environmental Sciences.
2. All water lines, sewer mains and storm sewer lines shall be 'built -
according to plans and specifications approved ny the C`Jty of
Kalispell Public Works Department All water and sewer main
extensions onto private pL---=ertv snail be placed within suitable
easements.
3. That T- h e final plat be s u b z -- an t- i a 1 1 v in accord w'th the
"Preliminary Plat of Gateway C-,rci.ard`, Vil as utilizing either
Alternative A or Alternative B Design dated january, 1993 except
as miodifiedr below:
a A 1. 'C' n a t -i v e B Shall show a 60 f- o o t r I; gh., t - o f - w a 0 L-
Yellowstone Street i f it does become a througln met
-r e- e7
between Hawthorn and "71enwood. Cross Sec —ion A-1 S-' ret
design would be used WIT THE �,DDT T I 0 'T ix n I L t 0 F L 5 F!D v T W 1 -7
S I D 7WAT :. ON BOTH SI-ES r�F -,7EL1LC1qS-`1!E STREET
h t e r n ative B shall show a 20 foot wide pedestrian easement
extending down to Two-mile Drive, Said easement will be
developed as a 5 foot wide sildewalk built to -city standards
so as to provide iDedestria-. access --3 Twc 114e.
4. T"ne- coriszruC t --on of al"i streetscurlb, gut -ter, sJdewa"— and
7
street tree 7��,lantina shai-w be done in compliance w -4tv o-
an-' , a- ds and by the _Lyra P-JiDl-c Works
a 1 Spe 11 L aproved
Department .
5. T hi e a p p 1 J C a n t s h a 11 11 instal_ Street 1 i ci h T-- I n g a c c o r d _4 Ti a t o th. e
follow_ , -g standards. -z
7nara: street g'rit. Sna 11 1 be placed every 300
et on both sues of t.e street In staggered fashion so that at
no t Imn e is 'there more tnan 1-50 feet of separation between street
lights. in addition to this aeneral standard, a stree- I Jght
S h a 1 1 h, e placed at every intersection and at the end or every
cul-d-sac. The street lighting plan including proposed location
and type cf: 1 ighting fixtures and support S shall
be submitted to
Lhe public works director for approval prior to installation.
I 0. All utilities shall be installed underground
11. That the owner shall pay to the City a cash -in -lieu of parkland
payment equa-1 to 1/9 of the undeveloped market value of that
portion of 'the site proposed to be developed into lots (6.5
Acres). The market value shall be substantiated by submission of
the sales contract showing the sales price paid negotiated by the
applicant.
8. A storm water drainage plan prepared by a licensed engineer shall
be submitted to and appr
oved by the C-'tv'-- Public Works,
9. .placement of: fig Hydrants shall be approve6 bD7 the City of
Kalispell rare Department.
10. Placement of solid waste trash receptacles shall be done in
accordance to a plan approved by the Public Works Director.
11. The subdivision may include either apartment,, townhouse or
condominium development and it can be built in phases; however,
each phase shall be designed to function entirely on its own
should future phases not be developed.
12. Thaz this preliminary plat approval is valid for a period of one
year.
PRELIMINARY PLAT OF GATEWAY ORCHARD VILLhQ
FRDO REPORT #KPP-93-1
FLATHM REGIONAL DEVELOPMENT OFFICE
JANUARY 27, 1993
A report to the Kalispell City -County Planning Board and Kalispell city
Council concerning a request for preliminary plat approval of a 19 lot
subdivision located south of Glenwood Drive in Kalispell. A public
hearing before the Planning board is scheduled for 7:00 pm, Tuesday,
February 9, 1993.
Frank Strickland
Box 420
Lakeside, Mt 59922
Mike Fraser
Thomas, Dean and Hoskins, Inc.
6 Sunset Plaza
Kalispell, MT 59901
The subject property is described as Assessor's Tract Number 5 in the SE
1/4 ME 1/4 of Section 12, Township 28 North, Range 22 West, P-M-M-r
Flathead County, Montana. The property is generally situated south of
Glenwood Drive and lies between Hawthorn, Two Mile and North Meridian
Drives.
8.3 Acres generally measuring 319 ft. by 1150 ft..
The subject property is undeveloped and zoned RA-1 Low Density
Residential Apartment. Minimum lot size is 6,000 sq. ft. and requires
3,000 sq. ft. for each additional unit. The maximum density allowed is
14 units per acre.
North Four plex development (Roseglen Manor).
West Four plex development along Hawthorn north of Yellowstone
(Porta Villa) and single family homes south of Yellowstone.
South Single family housing boarding Two Mile.
East Scattered undeveloped land, mini -storage, office space
and Montana Power Company yards all fronting on North
Meridian.
The applicant has submitted with the application a proposed declaration
pf covenants, conditions and restrict -ions. This document describes
homeowner's association membership, use and maintenance of the property,
and architectural control standards.
The proposed subdivision has a full range of • utilities including
municipal water and sewerf as well as telephone and electricity readily
accessible.
Nineteen multi -family or townhouse lots. The 19 lots have a theoretical
maximum density of 88 units assuming primarily four, five and six -plea
development.
Glenwood Drive will extend south to serve the lots with a series of cul-
de-sacs. Two alternatives are presented to address the south access
point. Alternate A represents the Site Plan Review Committeefs desire
to extend Glenwood Drive to Two Mile lining up with Kinshella.
Unfortunately, a single family house must be acquired, as the applicant
does not own property abutting Two Mile at this point. The applicant is
negotiating acquisition at this time. As an Alternate B, the project
does have access via an extension of Yellowstone street, which would
replace the Apricot Court of Alternate A. This is Possible as existing
Lot A abutting Hawthorn is City right-of-way. The applicant did not want
to have the project unduly delayed if acquisition on Two Mile was
stymied; therefore he requests both options be considered.
N
Finally, the entire east side of the project now exists as a 20 foot
County owned easement serving as an open drainage ditch handling storm
water for this area. The applicant proposes to utilize this easement
(putting the storm water into a buried storm drain pipe) as part of the
Glenwood extension once the county has transferred ownership of the
easement to the City. He would then add 20 additional feet of his
property and negotiate with the private lot owners to the east for an
additional 20 feet of right-of-way for a 60 foot right-of-way.
The Preliminary Plat of Gateway Orchard Villas is reviewed as a maj
subdivision in accordance with the City of Kalispell Subdivisio
Regulations. The scope of the review follows the criteria of Section 24
3 of I
thsrgulations.
oe e
The effects and/or impacts of 19 multi -family lots at this location is
expected to be minimal relative to public health and safety. This
subdivision will be within the jurisdiction of the Kalispell Police and
Fire departments. Emergency medical support is located nearby at
Kalispell Regional Hospital. The proposed lots are on property well -
suited to accommodate residential development. Access to the site is
available via Glenwood Drive to the north and either Two Mile Drive or
Yellowstone to Hawthorn on the south.
EFFECTS ON WILDLIFE AND WILDLIFE HABITAT:
The subject property lies in an area which is completely encircled by
residential urban scale development. There is no residual wildlife
habitat of significant value remaining an the site.
The proposed subdivision should have minimal impacts on the natural
environment. The site exhibits no unusual topographic features, nor are
there critical plant communities present. None of the site lies within
the 100-year floodplain. Storm water drainage is a major concern however
the applicant will improve the situation by installing an underground
storm sewer pipe which will eliminate an open county drainage ditch which
traverses the east side of the property.
3
r4m
According to figures obtained from the County Appraiser's office, the
unimproved value of the subject property is $37,824. Taxes paid on this
site are currently approximately $675 per year. It is estimated that
following subdivision, the individual lots will have an average value of
approximately $15,000 and generate $266 per lot in taxes. Assuming each
lot is developed with a four-plex valued at $320,000, the project will
contribute $113,000 per year in property taxes at full build out.
MVWARPE• �0*11
In evaluating effects a wide disparity in density is considered based
both a minimum density of 19 single family units vs. a maximum of
multi -family units if 4-6 plex units are built as allowed by the zone]
Realistically, a number somewhere in between will occur.
Schools: Based on the county -wide average of 0.4 children of school age
per household, development of 19-88 multi family housing units is likely
to contribute 8 - 35 school age children to the Kalispell School System.
A letter has been received from the Kalispell School Distxict stating
that this project will continue to impact the over capacity class room
situation. In addition, because the development is less than three miles
from schools, bussing will not be provided. Pedestrian access to schools
is important.
Fire Protection: The subdivision will be served by the Kalispell Fire
Department. The Department has no expressed concerns relative to
subdivision design or its ability to adequately serve the development.
Police Protect -ion: The Kalispell Police Department can adequately serve
the additional 19 lots. No additional manpower or equipment will be
necessary.
Roads: The subject property has two access that should serve to separate
traffic north -south. The Glenwood north access is readily accessible and
the Two Mile or alternative Yellowstone -Hawthorn Drive access are
suitable as well. The estimated 190 to 880 average daily trips which this
subdivision will generate is certain to impact traffic on Two Mile Drive,
a substandard arterial. The Glenwood Drive north access point which
directs traffic up to Liberty and over to Meridian will relieve some of
this pressure however, it will also begin to strain this intersection.
0
Note that the plat of Alternate 3 shows Yellowstone Street as a 40 foot
right-of-way. This design is adequate for Peach, Pear and Plum Court as
they are short street extensions with no opportunity for expansion.
However, Yellowstone, if developed, will serve as a much higher capacity
local street and the 60 foot minimum right-of-way as per City Standard
is warranted.
Water/Sewer: City of Kalispell water and sewer service is available with
the cost of extension to be the sole responsibility of the developer.
Public Health Services: Existing medical facilities in Kalispell will
4-e able to accommodate the medical needs and emergencies of the resident-&
of this subdivision.
Parks: The applicant is proposing a .313 acre homeowners park. It has
no utilitarian purpose. It is accessible only by lot 19. The tract is
an odd left over piece of land whose greatest function is as a road
easement to the private lot described as COS #10245 which is outside of
this development. The applicants acknowledge this and state that cash
in lieu of parkland (1/9 of the undeveloped market value of the land
proposed for lots) will be used to address the parkland dedication
requirements of this site. The applicants submitted a value of $37,824
for the 8.3 acre tract. The County Appraisal Office lists this value as
well. However, the appraisal office states the true market value is
closer to $120,000 to $150,000. The property is presently adverti7ed for
sale at $159,500. Staff did ask the applicant's representative to submit
a realistic price for the property. The applicant has an unrecorded
contract on this property at this time. Submission of the sale price
would be suitable determination of the market value. If $37,824 is used,
cash donation would be $3,270. If $159,500 is used the cash donation
would be $13,800.
The proposed subdivision will have no direct or indirect impacts on
agricultural activities.
Property owners within 150 feet of the property have been notified of the
application for preliminary plat. To date, no one has expressed a comment
on the proposed subdivision.
0
•, !
The applicant has indicated that a substantial need exists for affordable
townhouse development lots for entry level families. In addition, a
substantial need exists for rental housing as well.
The proposal is in substantial conformance with the Kalispell City -county
Master
_. Plan. provision Rmunicipalservices
This ,;
of development is a continuation of similar development
patterns _, area.The extension of Glenwood Drive will improve
traffic. the area . will serve to ..f the _ side ,
the deep lots abutting North Meridian. The project will however increase
the burden on the existing school facilities and increase traffic in the
neighborhood.
it is recommended that the Preliminary Plat for Orchard Gateway Villas
be approved subject to the following conditions:
1. That the subdivision gain approval to file plat from the State
Department of Health and Environmental Sciences.
2. All water lines, sewer mains and storm sewer lines shall be built
according to plans and specifications approved by the City of
Kalispell. Public Works Department. All water and sewer main
extensions onto private property shall be placed within suitable
easements.
3. That the final plat be substantially in accord with the 'Preliminary
Plat of Gateway Orchard Villas utilizing either Alternative A or
Alternative B Design dated January, 1993 except as modified below:
a. Alternative B shall show a 60 foot right-of-way for
Yellowstone Street if it does become a through street between
Hawthorn and Glenwood. Cross Section A-1 Street design would
be used.
b. Alternative B shall show a 20 foot wide pedestrian easement
extending down to Two-mile Drive. Said easement will be
developed as a 5 foot wide sidewalk built to city standards so
as to provide pedestrian access to Two Mile.
C
4. The construction of all streets, curb, gutter, sidewalks and street
tree planting shall be done in compliance with City of Kalispell
standards and approved by the cityfs Public Works Department.
5. The applicant shall install street lighting according to the
following standards: A street light shall be placed every 300 feet
on both sides of the street in staggered fashion so that at no time
is there more than 150 feet of separation between street lights.
In addition to this general standard, a street light shall be placed
at every intersection and at the end of every cul-d-sac. The street
lighting plan including proposed location and type of lighting
fixtures and supports shall be submitted to the public works
director for approval prior to installation.
6. All utilities shall be installed underground.
7. That the owner shall pay to the City a cash -in-lieu of parkland
payment equal to 1/9 of the undeveloped market value of that portion
of the site proposed to be developed into lots (6.5 Acres) . The
market value shall be substantiated by submission of the sales
contract showing the sales price paid negotiated by the applicant.
S. A storm water drainage plan prepared by a licensed engineer shall
be submitted to and approved by the City"s Public Works Department.
9. Placement of fire hydrants shall be approved by the City of
Kalispell Fire Department.
10. Placement of solid waste trash receptacles shall be done in
accordance to a plan approved by the Public Works Director.
11. The subdivision may include either apartment, townhouse or
condominium development and it can be built in phases; however, each
phase shall be designed to function entirely on its own should
future phases not be developed.
12. That this preliminary plat approval is valid for a period of one
year.
F:\FRDO\REPORTS\KPP93-l.RPT
7
BILL COOPER
TOM T U BULL
Superintendent
Director of Business
CATHRYN McDEVITT
GARY ROSE
Asst. Superintendent
Administrative Asst.
PAT LEE
SCHOOL DISTRICT
NO, 5 Dir. of Special Services
PHONE (406) 756.5015 - 233 1ST. AVE. EAST - K LISPELL, MONTANA 59901
FLATHEAD HIGH SCHOOL
Principal, William Vogt J a n u a ry'' 1 7
756-5075 v
KALISPELL JUNIOR HIGH
Principal, Patrick Feeley
7
;
LIHDERSCHOOL
Principal, Russ Winters Tom Jet3t
756.5024
RUSSELLSCHOOL t,etIior !Tattier
Principal, Andy Young
756Flathead Regional Development Office
�� "' "
FETERSONSC SCHOOL _ _
Principal, Steve Rasor �{ i i
t i' L'� h fh5 `t` e iy t — ROOM 414
14
.
7 7
HEDGES SCHOOL I -,'al i spill 1, MT 5 _ Q_ 0 j
Principal, Gayle Vidal
756-5048°�
ELROD SCHOOL
Principal. Rick Davis � � ' "
�, : Gateway Orchard l 3 i t�
75&5043
EDGERTON SCHOOL
Principal, Mike Anderson
756-Clear Tort?,
We have two concerns regarding this proposer subdivision:
1. Lock of classroom space to accomodote additional students.
`�`. -ji nce the.=, �:tui;erits. 1 i 3: e l ess than three miles from the
s c h o o I s
they �,�,rouldLIS
normally attend, bsing is not provided. High
traffic counts on Meridian and the narrowness o1 %,!Y ti. Wyoming
'street create a hazardous SitUation for pedeStrian-s.
Sincerely,
'T
Gat 1 CPSe
cc: Bill Cooper
--
Kalispell City -County Planning Board and Zoning Commissiory
Re: Public hearing for the following:
1. Gateway Orchards Villas
I noticed no mention of dedicated land along the eastern
property line extending from north to South for the
purpose of developing a city street connecting Glenwood
Drive on the north and Two -Mile Drive/Kieabelle Ave. on
the south. The roadway in Roseglen Manor was swung east
for this express purpose, and property owners along the
west side of Meridian Road were asked to dedicate land
along our westerly line for this purpose. I believe most
owners have done so. The development of this street
would seem to me to be of the utmost importance to
facilitate the additional traffic, fire access, etc. In
fact, the dedication of twenty feet from our westerly
property line for the development of this street was a
"stipulated requirement" in our annexation agreement.
Z. Meridian Pointe
Just an observation: Item 3. If the garage is only two
feet from the street, the rear of your car would be in
the traffic lane before the driver can see both
directions. This would seem dangerous.
I am especially interested in hearing from you concerning the
future of the proposed street mentioned above.
Double LL Enterprises
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