Staff Report/Conditional Use PermitFlathead Regional Development Office
723 5th Avenue East - Room 414
March 12, 1993 Kalispell, Montana 59901
Phone: (406) 752-5300 Ext. 279
Bruce Williams, City Manager
City of Kalispell
P.O. Drawer 1997
Kalispell, MT 59903
RE: Gateway Orchard Villas Conditional Use Permit
Dear Bruce:
The Kalispell City -County Planning Board and Zoning Commission met in
regular session on Tuesday, March 9, 1993, and held a public hearing to
consider a request by Frank Strickland for a conditional use permit to
construct a 4-6 unit residential complex on each of 19 lots in the
Gateway Orchard Villas Subdivision. The proposal is for a maximum of 88
units in either apartment, townhouse or condominium configuration. The
project lies on 8.3 acres of land between Two Mile Road and Glenwood
Drive.
Tom Jenta of the EWO presented the staff report for this request. Staff
did recommend approval of the request with 10 conditions attached. At
the public hearing no one spoke in opposition. The developer did
question Condition #8 concerning overlapping lot design stating they did
not see a problem. The Planning Board supported Condition #8 as written,
noting the design of lots 15-17 on the plat was congested. The applicant
also asked that Condition #2 be rewritten, stating they are willing to
be bound by the public improvements required under the pending
preliminary plat, but did not want to be bound by the requirement of
filing a final plat before construction could commence.
The Commission, after much discussion, voted unanimously to adopt FRDO
staff report #KCU-93-1 as findings of fact and recommend to the City
Council that the request for conditional use be approved with 10
conditions as found in the FRDO staff report, clarifying Condition #2 and
adding an introductory statement to the conditions that allowed the
conditional use permit to be granted for either apartments, condominiums
or townhouses.
Providing Community Planning Assistance To:
• Flathead County 9 City of Columbia Falls 0 City of Kalispell • City of Whitefish •
Bruce Williams
Re: Gateway Orchard Villas Conditional Use Permit
March 12, 1993
Page 2
This recommendation ,. sl.. forwarded •the Council for : is
you have further questions, feel free to call this Commission or Tom
Jentz at the Attached is the FRDO staff report and relevant application materials. If
KALISPELL CITY -COUNTY PLANNING D AND ZONING COMUSSION
PresidentTherese Fox Hash
Attachments: Attachment A -Recommended Conditions of Approval as
adopted by the Kalispell City -County Planning Board
FRDO Staff Report KCU-93-1
Application Materials
Site Plan
c /as Frank Strickland
Mike Fraser
GATEWAY ORCHARD VILLAS
CONDITIONAL USE PERMIT KCU-93-1
CONDITIONS OF APPROVAL
RECOMMENDED BY THE KALISPELL CITY -COUNTY PLANNING BOARD
MARCH 9, 1993
This conditional permit shall allow the construction of 88 residential
units, allowing construction of either apartments, townhouses or
condominiums (should townhouse units be constructed the applicant would
have to additionally comply with municipal subdivision regulations
concerning the plating of townhouse lots before any unit could be sold)
subject to the following conditions:
1. The approved site plan shall govern the location of all building8r
parking, landscaping, and roadways. Any significant alteration of
final plans shall be is to void this permit.
2 The applicant shall comply with conditions 2, 4-6,and 8-11 of the
approved preliminary plat of Gateway Orchard Villas. If the
applicant chooses to build the project in phases, a phasing plan
shall be submitted to, and approved by, the Kalispell Site Plan
Review Committee to insure that each phase is freestanding on it own
merits.
3. The applicant shall install cluster mailbox installations in
conformance to a plan approved by both the Kalispell Post Master and
the Public Works Director.
4. The applicant shall submit to the City Site Plan Review Committee
a perimeter fencing/landscaping plan for approval which provides at
least minimum fencing and aesthetic enhancement of the north, west
and south property boundaries. Particular attention shall be paid
to those areas of the project which abut single-family residences
to insure adequate screening. Also particular attention shall be
paid to screening of all buildings along the western perimeter of
the project which encroach closer than 20 feet, as well as shielding
of all parking areas which encroach closer than 20 feet to the
western property line of the project.
5. At the applicant's expense, no -parking signs shall be posted in all
the cul-de-sacs, along all the Courts and along any private drive
access intended to funnel two-way traffic to a private driveway.
6. The five-plex structures on Lots 5 and 8 (west end of Pear Court)
share a common 24-foot private access road. Dither cross easements
between the two lots or preferably the elimination of the interior
lot line between Lots 5 and 8 is required to address trespass
7. The six -plea structures on Lots 18 and 19 (southernmost complexes
on Glenwood) share a common 24-foot private access road. Either
cross easements between the two lots or preferably the elimination
of the interior lot line between Lots 18 and 19 is required to
address trespass concerns.
8. The four -plea on Lot 16 (south side of Apricot Court cul-de-sac
facing north) shall be redesigned to allow the parking lot of Lot
17 (southwest corner of Glenwood and apricot Court) to be placed
entirely on its own lot and allow the parking spaces and access road
of Lot 15 (southwest corner of Apricot Court cul-de-sac) to meet
code for 24-foot driving access and 20-foot deep parking spaces.
9. The six -plea on Lot 19 (southern most lot on Glenwood) encroaches
3 feet into the front setback, and 8 feet into the rear yard 20-foot
setback. This structure will have to be redesigned to meet the 20-
foot setbacks.
10. The Conditional Use Permit shall terminate 18 months from date of
issuance if commencement of the project has not begun.
F:\FRDO\TRANSMIT\KCU93-1.LTR
FLATHEAD REGIONAL DEVELOPMENT OFFICA
CONDITIONAL USE REPORT *KCU-93-1
GATEWAY ORCHARD VILLAS
MARCH 2, 1993
A report to the Kalispell City -County Planning Board and Zoning Commission
regarding a request for a Conditional Use Permit to construct 88 residential
units on 19 lots utilizing four, five and six -unit complexes.
A. REQUEST
The preliminary plat of Gateway Orchard Villas was approved by the
Planning Board on February 9, 1993, and is scheduled for final approval
before the Kalispell City Council on March 15, 1993. The applicant now
proposes to develop each of the 19 lots into four, five and six-p}oxes
(townhouses, condominiums, or apartments) totalling 88 units. Because a
structure greater than a duplex is proposed, the Kalispell Zoning
Ordinance requires a conditional use permit so as to review the proposed
lot layout and the specific impacts the proposed structures will have on
the neighborhood. The issues of street design, sewer and water
extensions, street lighting, sidewalks and parkland have already been
addressed in the previously approved preliminary plat.
As part of the preliminary plat presentation to the Planning Board, the
applicant did submit an Alternate A and Alternate 8 street designs, one
showing Glenwood extending all the way to Two Mile Drive, and the other
showing Yellowstone extending from the west into the project if the
Glenwood extension could not be accomplished. The applicant was able to
purchase the private residence on Two Mile Drive that allows Glenwood to
extend to Two Mile Drive, making it the preferred street alignment.
Alternate B showing the Yellowstone extension is now removed from
discussion.
Frank Strickland
Box 420
Lakeside, MT 59922
C. LOCATION
The subject property is described as Assessor's Tract Number 5 in the SE
1/4 NE 1/4 of Section 12, Township 28 North, Range 22 West, P.M.M.,
Flathead County, Montana. The property is generally situated south of
Glenwood Drive and lies between Hawthorne, Two Mile and North Meridian
Drives.
SIZE
8.3 acres generally measuring 319 feet by 1150 feet.
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D. EXISTING LAND USE/ZONING
The subject property is undeveloped and zoned RA-1 Low Density
Residential Apartment. Minimum lot size is 6,000 square feet, and
requires 3,000 square feet for each additional unit. The maximum
density allowed is 13.5 units per acre.
ADJOINING LAND USE
North - Four -plea development (Roseglen Manor).
West - Four -plea development along Hawthorne north of Yellowstone
(Porta Villa) and single family homes south of Yellowstone.
South - Single-family housing bordering Two Mile Drive.
East - Scattered undeveloped land, mini -storage, office space and
Montana Power Company yards all fronting on North Meridian.
E. MASTER PLAN DESIGNATION
The Master Plan designates this area as High Density Residential. Both
the zoning and proposed use would be in conformance with that
designation.
COVENANTS
The applicant previously submitted covenants with the preliminary plat.
This document describes homeowner's association membership, use and
maintenance of the property, and architectural standards.
F. UTILITIES
The proposed subdivision has a full range of public utilities and
services available, including municipal water and sewer, storm water
drainage, garbage collection and fire and police protection, as well and
telephone, gas, cable TV, and electricity.
G. EVALUATION OF REQUEST
1. Site Suitability
a. Adequate Useable Space: The project is very close to the
maximum density of the zone. The gross area of the property
is approximately 8.3 acres. Removing public streets, the
net area of the project is 7 acres. The net density is
therefore 12.6 units per acre compared to the maximum
density of the zone being 13.5 units per acre. On
individual lots, the density of the zone allows 6,000 square
feet for the first unit and 3,000 square feet for each
successive unit. Each of the 19 lots complies with this
standard.
The majority of lots comply with the setback requirements.
Staff would point out Lot 19 (southern -most 6-plex on
Glenwood) has only a 17-foot front yard and a 10-foot rear
yard. A 20-foot setback is required for both. In addition,
Lots 15, 16 and 17 (located along west side of Apricot
Court) are crowded together. Lot 16 contains overlapping
parking lots and access ways of both Lots 17 and 15, as is
further discussed below. In each of these cases, minor
redesign of the structures is necessitated.
b. Adequate Access: Access to each of the lots will be by
public street. The project will have two accesses, one to
the south via Two Mile Drive and one to the north via
Liberty Street using Glenwood Drive. All streets will be
developed to City standards and will include sidewalks.
Each of the 19 lots will be separately owned. Therefore,
each lot access must function independently of the other
lots. In two cases this is not true. Lots 5 and 8 at the
west end of Pear Court share a common 24-foot wide access
road. The same situation exists with Lots 18 and 19 at the
south end of the project on Glenwood. In these cases either
a cross easement between each lot should be prepared or more
preferably, the interior lot lines should be eliminated
between Lots 5 and 8, and between Lots 18 and 19 to create
larger lots as they are already developed that way anyhow.
Lots 15, 16 and 17 on the south side of Apricot Court all
have minor access issues. The parking lot for Lot 17
(southwest corner of Glenwood and Apricot) actually extends
2 feet onto Lot 16 (directly south of the Apricot Court cul-
de-sac). In addition, the access road and parking for Lot
15 (southwest corner of Apricot Court cul-de-sac) also
encroaches onto Lot 16. In this situation, the four -plea on
Lot 16 must be redesigned. It sits on a pie -shaped lot, and
its rear lot line is irregular, which adds to the difficulty
of situating a building on this lot; however, these
limitations are not an adequate basis for poor design.
C. Environmental Constraints: The property is level, outside
of any floodplain or other known hazard area. A recorded
20-foot wide drainage easement runs along the perimeter of
the entire east side of the project. The easement now
exists as an open drainage ditch. A condition of the
subdivision approval requires the developer to bury the
storm water drainage system in a large diameter pipe.
2. Appropriate Design
a. Buildings: The 19 lots are designed to allow 4-5 building
complexes to cluster around a cul-de-sac. This promotes a
quieter court yard design as no through traffic will occur.
The buildings are two-story construction "A" units will
have a three bedroom, two car garage design, and "B" and "C"
units will be two bedroom, one car garage designs. Each of
the buildings appear to have adequate separation within the
project, and are complemented by the landscaping, sidewalk,
and circulation plans. However, a majority of the units
along the western side of the project are situated only 10
feet from the neighboring development along Hawthorne.
3
Additional landscaping shall be encouraged here to mitigate
that impact.
b. Parking Scheme: The zoning ordinance requires a minimum
of two parking spaces per unit. The project easily meets
this by providing two car garages with parking for two
additional units on the driveways in front for 42 of the 88
units. The remaining 46 "8" and "C" units all provide a one
car garage with at least one parking space on the driveway
and sometimes where driveways are long, two spaces for
additional parking.
The only area of concern arises when considering overflow,
guest or special event parking. There is no internal on -
street parking due to the cul-de-sac design and the
driveways along the Courts. Glenwood will provide adequate
"extra" parking for these complexes that abut Glenwood.
However, there is a potential for problems with the four "8"
units on the west end of Apricot Court, the four "B" units
on the west end of Plum Court and the six "B" units at the
west end of Apricot Court. Each of these units only
provides two parking places. It is not unusual for a family
to own two vehicles. These units are 250 or more feet from
Glenwood. There is no convenient place for guests to park
other than the "no -parking" areas or in the neighbor's
driveway. No recommendation is made at this time other than
to note that there is available space adjacent to each of
the cul-de-sacs adjacent to the problem areas for the
homeowners association to develop off-street parking if a
problem dues develop.
C. This project is adequately served by
the extension of Glenwood from Liberty Street to Two Mile
Drive, offering two access points out of the project.
Individual lots will access out unto Courts which terminate
in cul-de-sacs. The Courts and Glenwood will be City
streets. This design allows Glenwood to flow with minimum
interruptions and creates a quiet internal street system for
each court area.
d. Open SBuildings will be surrounded by a green belt
space on three sides and small green areas will be provided
between buildings adjacent to the cul-de-sacs. The presence
of the driveways in front of each building will create a
barren area. The proposed minimum landscaping and density
does not afford itself to large, consolidated or event -
oriented open space or play area. The design does cater to
a small -lot, minimum -maintenance lifestyle.
e. The applicants are proposing a
perimeter fencing and landscaping plan around the entire
project using a 5-foot high chain link fence with grouped
plantings to aesthetically break the fencing and afford the
project a sense of security and separation from the
adjoining developments. Note: The applicants do not intend
0
to plant landscaping as shown on the plan.
f. Landscaping: The City will plant street trees along
Glenwood after the development of the project. The
applicant will grass and landscape all areas outside of
walks and driveways.
g. Signage: A freestanding entrance sign is proposed at the
Glenwood -Two Mile entrance. This sign will comply with the
City sign ordinance.
3. Availability of Public Services/Facilities:
a. Schools: The residential project is within the jurisdiction of
School District #5. Upwards to 35 children might be associated
with the project. At complete buildout, this will have a
significant affect on the already crowded elementary schools of
this District, and will provide added impetus to build an
additional elementary school in the District. The younger -aged
children of this complex will walk to Russell School and then
probably need to be bussed to "other than neighborhood schools" in
order to equally distribute students throughout all the schools.
b. Parks and Recreation: City park facilities are relatively scarce
in this area of the City. Hawthorne Park is within walking
distance. The applicant will contribute cash -in -lieu of parkland
to the City as part of the subdivision approval. Said funds can
only be used to acquire or develop parklands in the City.
C. Police: The Kalispell Police Department can adequately respond
to emergency situations at this location.
d. Fire Protection: The extension of the municipal water line will
require the installation of additional fire hydrants. The
Kalispell Fire Department can adequately respond to this area.
e. Water: The recently approved subdivision will provide adequate
City water mains and pressure for this area with an 8-inch water
main extension down Glenwood to Two Mile.
f. Sewer: The property is readily served by Kalispell Municipal
Sewer. All sewer will gravity flow down Glenwood to a point where
a 20-foot utility easement extends due east to North Meridian,
where connection with a 15-inch sewer main occurs.
g. Storm Water: The eastern boundary of the site contains an open
County storm water drain. The applicant is required to bury the
storm water drain in a properly sized pipe per the recently
approved subdivision preliminary plat.
h. Solid Waste: This was addressed at preliminary plat approval.
The condition of approval gave the Public Works Director
discretion as to the best location of dumpsters. The existing
landfill can accommodate the anticipated generation of solid waste
from this development.
i. Roads: Glenwood and the four Courts are all to be built and
maintained as City streets. They are adequate for the anticipated
traffic loads, having been so planned and designed during
subdivision review. A major advantage of this project has been
the applicants willingness to pursue extension of Glenwood through
to Two Mile Drive, forming a four-way intersection with
Kinschella.
4. Immediate Neighborhood Impact: The residential project will generate
up to 880 daily vehicle trips. Most of these trips will follow either
Two Mile Drive to Meridian Road or Liberty Street to Meridian Road.
Both roads have adequate capacity to handle this traffic load. Traffic
congestion at the Two Mile Drive/Meridian Road intersection will
increase as a result. The recently installed 4-way stop signs should
help to minimize traffic hazards. Increased pedestrian traffic can also
be expected, especially pertaining to school children. The lack of
sidewalks along Two Mile Drive will increase vehicular/pedestrian
hazards significantly.
The residential use is not likely to create a nuisance relative to
noise. Similar or more land -intensive uses are in the same area.
The use is residential in character and will not create a neighborhood
problem relative to dust, glare, heat, smoke, fumes, gas, or odors.
S. Immediate Neighborhood Integrity: The proposed use is conditionally
permitted by the zoning and is similar to the adjoining land uses
immediately north and west. The project will not be a new use in the
area, but a continuation of the existing land use pattern.
6. Impact on Property Values: The property is located within a larger area
that is similarly zoned RA-1. Because of the zoning, the proposed use
is "predictable", and therefore should not negatively affect property
values in the area. The proposed development will be identical to
development that already exists on two abutting sides.
H. SUMMARY OF FINDINGS
The proposed 88 unit, 19 lot project is located in a RA-1 zoning
district which conditionally allows multi -family uses. Multi -family
complexes adjoin the proposed use on the north and west. Landscaping
will be incorporated throughout. Internal pedestrian and vehicle
circulation are adequate. Overflow parking issues may arise in the
future but are not seen as a problem now.
Traffic congestion will increase at the intersection of Two Mile Drive
and Glenwood Drive, and pedestrian hazards are likely to increase due to
the absence of sidewalks along Two Mile Drive. The additional children
will significantly affect school enrollment at the elementary level.
Minor building adjustments are needed to accommodate parking, access and
setbacks, as well as the provision of cross -easements or elimination of
internal lot lines, also to address access and parking design. A more
intense landscape plan needs to access the impacts along the western
boundary of the project where only a 10-foot setback exists and along
6
the south and southwest boundary where the project abuts single-family
homes. The project is neighborhood compatible with regard to such
aspects as use, noise, glare, dust, etc.
I. RECOMMENDATION
It is recommended that the Zoning Commission adopt this report as Findings of
Fact and recommend that the City Council grant the requested Conditional Use
Permit, subject to the following conditions:
1^ The approved site plan shall govern the location of all buildings,
parking, landscaping, and roadways. Any significant alteration of final
plans shall be cause to void this permit.
2 The applicant shall comply with all conditions of the approved
preliminary plat of Gateway Orchard Villas. If the applicant chooses to
build the project in phases, a phasing plan shall be submitted to, and
approved by, the Kalispell Site Plan Review Committee to insure that
each phase is freestanding on it own merits.
3. The applicant shall install cluster mailbox installations in conformance
to a plan approved by both the Kalispell Post Master and the Public
Works Director.
4. The applicant shall submit to the City Site Plan Review Committee a
perimeter fencing/landscaping plan for approval which provides at least
minimum fencing and aesthetic enhancement of the north, west and south
property boundaries. Particular attention shall be paid to those areas
of the project which abut single-family residences to insure adequate
screening. Also particular attention shall be paid to screening of all
buildings along the western perimeter of the project which encroach
closer than 20 feet, as well as shielding of all parking areas which
encroach closer than 20 feet to the western property line of the
5. At the applicant's expense, no -parking signs shall be posted in all the
cul-de-sacs, along all the Courts and along any private drive access
intended to funnel two-way traffic to a private driveway.
6. The five-plex structures on Lots 5 and 8 (west end of Pear Court) share
a common 24-foot private access road. Either cross easements between
the two lots or preferably the elimination of the interior lot line
between Lots 5 and 8 is required to address trespass concerns.
7. The six-plex structures on Lots 18 and 19 (southernmost complexes an
Glenwood) share a common 24-foot private access road. Either cross
easements between the two lots or preferably the elimination of the
interior lot line between Lots 18 and 19 is required to address trespass
concerns.
7
B. The four -plea on Lot 16 (south side of Apricot Court cul-de-sac facing
north) shall be redesigned to allow the parking lot of Lot 17 (southwest
corner of Glenwood and apricot Court) to be placed entirely on its own
lot and allow the parking spaces and access road of Lot 15 (southwest
corner of Apricot Court cul-de-sac) to meet code for 24-foot driving
access and 20-foot deep parking spaces.
9. The six-plex on Lot 19 (southern most lot on Glenwood) encroaches 3 feet
into the front setback, and 8 feet into the rear yard 20-foot setback.
This structure will have to be redesigned to meet the 20-foot setbacks.
10. The Conditional Use Permit shall terminate 18 months from date of
issuance if commencement of the project has not begun.
F:\FRDO\REPORTS\KCU-93-l.RPT
8
CITY OF LI; —"-LL
APPLICATION FOR A CONDi JNAL USE PER1iiT
This Application shall be submitted, along with all required Information contained
herein and a fee as per fee schedule to:
Flathead Regional Development Office, 723 Fifth Avenue East, Room 414
Kalispell, Montana 59901 - (406) 755-5300, Extension 279
i
PROPOSED USE:
Multi -Family Dwellings 4-6 Plex Apartment +/or Condominiums
OWHER(S) OF RECORD:
Name: Frank R. Strickland Phone:R44-2332
Hailing City, State
Address: P.O. Box 420 4 Zip: Lakeside, MT 59922
PERSON(S) AUTHORIZED TO REPRESENT THE OWNERS) AND TO WHOM ALL CORRESPONDENCE IS
TO BE SENT:
Names Thomas, Dean & Hoskins, Inc. Phone:752-5246
Hailing City, State
Address:- 6 Sunset Plaza 4 Zip: Kalispell,, I4T 59901
LEGAL DESCRIPTION OF PROPERTY (Refer to Property Deeds
Street Sec. Town- Range
Address: Sy, 1 J4 NE 114 No.1,�_ship -4*,� No. 29N
Subdivision Tract Lot Block
Masse: -Gateway Orchard Villas —Ho(s) , 5 Ho(s). No.
1. Zoning District and Zoning Classification in which use is proposed:
Kalispell RA-1
2. Attach *a plan of the affected lot which identifies the following items:
a. Surrounding land uses. THREE SHEETS ATTACHED x
b. Dissensions and shape of lot. x
c. Topographic features of lot. x
d. Size(s) and location(s) of existing building(s). none exis
e. Size(s) and location(s) of proposed building(s). x
f. Existing use(s) of structures and open areas. x
g. Proposed use(s) of structures and open areas. x
3. On a separate sheet of paper, discuss the following topics relative to the
proposed use:
ATTACHED
a. Traffic flow and control. x
b. Access to and circulation within the property _ x
c. Off-street parking and loading. x
d. Refuse and service areas. x
e. Utilities. x
f. Screening and buffering. x
g. Signs, yards and other open spaces. x
h. height, bulk and location of structures, x
I. Location of proposed open space uses. x
J. !tours and manner of operation. x
k. Noise, light, dust, odors, fumes, and vibration. x
S. Attach supplemental information for proposed uses that have additional
requirements (consult Planner).
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 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 incorrect or
untrue, I understand that any approval based thereon may be rescinded, or other
appropriate action taken. ,ram
Signed•
��- -� xt • Date •
(applicant)
Gateway Orchard Villas
Supplemental Data
Conditional Use Permit
Development will occur in phases starting from the north and
progressing south. Each phase is intended to include a cul de sac
and the structures surrounding it. All utilities and roads are
intended to be installed as part of the first phase.
The developers are working with owner of the lot fronting Two Mile
Drive and making a concerted effort to acquire it. If costs are
excessive, the Alternate "B" plan will be implemented.
The area of the project is approximately 8.3 acres which is greater
than the minimum required for cluster development of 2 acres. The
proposal is for exclusively attached dwellings of 4, 5, and 6 unit
configuration. The minimum lot size for a 4-dwelling unit
structure will be 12,000 square feet. Additional lots are larger.
For the larger units. Currently, the units may be rented or
further subdivided as townhouses. The area surrounding the units
will be maintained by the individual owners association. Each lot
will be maintained by the umbrella homeowners association until
sold.
The recreational needs for the project will be met by existing
parks in the surrounding area. Pedestrian path will be constructed
either paralleling the Glenwood extension or through the homeowners
park area to access Two Mile Drive and the mall on the south side.
Additional park requirements will be established by statutes will
be met by cash in lieu of payment to the city.
Lot coverage ratios, open space ratios, are less than the maximums
permitted by the RA-1 zone.
Completion of the Glenwood extension will allow better circulation
from Two Mile to Three Mile Drive and, hopefully, it may well
reduce the congestion experienced at Liberty Street by placing
traffic at the controlled intersection of Two Mile Drive and
Meridian.
Solid waste would be handled by the City. Containers will be
placed either within the cul de sacs in small enclosures which will
be accessible for curb side pick-up or on the east side of the
Glenwood extension.
Gateway Orchard Villas
Conditional Use Permit
Supplemental Sheet
a & b Two entrance roads will access Gateway Orchard Villas.
Glenwood Drive will be extended south providing a through
route for the 19 lot subdivision. Streets will be
constructed with curb and gutters per dimensions shown on
the preliminary plat. Cul-de-sacs will be 45' radius.
All interior right-of-way curves will be 15' radius. All
lots will be accessed by the proposed streets.
c Each dwelling will provide off-street parking. By
covenant, no dwelling will have less than a one car
enclosed garage nor larger than a two car enclosed
garage.
d No building site will be used or maintained as a dumping
ground for rubbish, trash, garbage, or waste and all such
waste will be required by covenant to be kept in sanitary
containers not visible from roads. Each lot owner will
be responsible for removal of solid wastes.
e All utility service lines will be placed underground.
City sewer and water will be provided. Also available
will be television, electricity, telephone and natural
gas.
f In order to provide an aesthetic break between
neighboring residences, a vegetative landscape buffer
zone will be incorporated along the west, north and south
perimeter of the project site.
9 Signs, billboards and advertising devises will be
prohibited by covenant. In addition, home addresses will
be posted at each driveway with 3" lettering legible from
1001. Television antennas and satellite receivers may
only be installed out of view from the roadways.
Temporary and prefabricated structures will not be
allowed. Buildings will not be allowed in common areas,
providing for uncluttered open space.
h Ground floor area of single -level dwellings will be
required by covenant to be a minimum of 1000 S.F.
Multiple level dwellings will have a 1400 S.F. minimum
living area not including garage and basement. Buildings
will not be permitted over two stories (35') above
natural ground. Building locations are shown on the lot
layout sheet.
The homeowner's park area is shown on the attached
preliminary plat.
Not applicable. All lots will be used for residential
purposes only.
k No commercial activities will be permitted in the
subdivision. Nuisance activities such as amplified
music, barking and unattended dogs, livestock production,
refuse burning and junk accumulation will be prohibited
by covenant. Paved roads and sidewalks will reduce dust
production.
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