1. Resolution 5591 - Preliminary Plat Extension - Northlands SubdivisionPLANNING FOR THE FUTURE MQ11t'IANA`
REPORT TO: Doug Russell, City Manager
FROM: Sean Conrad, Senior Planner
Planning Department
2011" Avenue East
Kalispell, MT 59901
Phone: (406) 758-7940
Fax: (406) 758-7739
www.kalispell.com/planning
SUBJECT Northlands Subdivision Phase 4 — Request for a two-year preliminary plat
extension
MEETING DATE: September 17, 2012
BACKGROUND: This is a request by 48 North Engineering on behalf of the Bridgeland Development,
LLC, the owners of Northlands Subdivision Phase 4, for a two-year extension of the preliminary plat of
the subdivision.
Phase 4 of the Northland Subdivision includes a 5.8 acre strip of land located south of Four Mile Drive
and north of Northland subdivision phases 1-3. The Meadows, North Haven Heights, and Summit Ridge
subdivisions make up the eastern boundary of the project. Phase 4 would create 19 single family
residential lots and was approved on November 5, 2007 by the Kalispell City Council subject to 23
conditions.
Since the 2007 approval the city council has granted two one-year extensions. One in September of 2010
and the other in September of 2011. The September 2011 extension gave the developer until November
5, 2012 to file the final plat.
Pursuant to section 28.2.06.E.7.b of the Kalispell Subdivision Regulations, if a final plat has not been
filed at the end of the additional 2 year extension period, the owner may appeal to the city council in
writing for one final extension not to exceed two years provided the letter documents the following:
The existence of an unusual hardship.
ii. That a significant public good would be accomplished through the extension as opposed to
a specific economic hardship related to the owner.
iii. That there are no changes to the immediately abutting properties that would be adversely
affected by the approval process; and
iv. Because of the lapsed time since original approval, that the preliminary plat is not in
conflict with recently changed policies or regulatory schemes adopted by the city that
would be undermined by the further time extension.
The letter from Mr. Walcheck of 48 North Engineering on behalf of the developer, Bridgeland
Development LLC, has addressed each of the four criteria above. Should the city council agree with his
written response to the four criteria the council may grant the extension for up to two years. This would
be the final extension permitted under the subdivision regulations. If the developer fails to complete the
necessary conditions to receive final plat approval from the city council in the next two years there is the
option of resubmitting a preliminary plat application for review and approval.
RECOMMENDATION: A motion to adopt the resolution and grant a final two-year extension to the
preliminary plat approval for the Northland Phase 4 Subdivision.
FISCAL EFFECTS: Minor positive impacts once fully developed.
ALTERNATIVES: As suggested by the city council.
Respectfully submitted,
Sean Conrad
Senior Planner
Report compiled: September 10, 2012
Attachments: Letter of request from 48 North
Vicinity map
Preliminary plat
c: Theresa White, Kalispell City Clerk
Bridgeland Development, LLC, P.O. Box 1117, Whitefish, MT 59937
48 North, P.C., Attn: Brett Walcheck, 151 Business Center Loop, Ste A, Kalispell, MT 59901
114W*9jR1j1P#j►&Z
W.-Iikil 0093 t4 V 911 N I
WHEREAS, the city council of the City of Kalispell granted preliminary plat approval for
Northlands Subdivision Phase 4 on November 5, 2007; and
WHEREAS, the city council of the City of Kalispell granted a one-year extension of the
preliminary plat for Northlands Subdivision Phase 4 on September 7, 2010 and
another one-year extension on September 6, 2011; and
WHEREAS, 48 North Engineering, on behalf of Bridgeland Development, has requested a two
year extension to the preliminary plat for Northlands Subdivision Phase 4; and
WHEREAS, Section 28.2.06.E.7.b of the Kalispell Subdivision Regulations states that if a final
plat has not been filed at the end of the additional two-year extension period, the
owner may appeal to the city council in writing for one final extension not to exceed
two years provided certain conditions are met; and
WHEREAS, Bridgeland Development has met the certain conditions and it is in the best interests
of the city that the two-year extension be -given.
NOW THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF
KALISPELL, MONTANA AS FOLLOWS:
SECTION I. That the application of Bridgeland Development for an extension of the
preliminary plat of Northlands Subdivision Phase 4, Kalispell, Flathead
County, Montana is hereby approved for a period of two years ending the
17th day of September, 2014.
PASSED AND APPROVED BY THE CITY COUNCIL AND SIGNED BY THE MAYOR OF THE
CITY OF KALISPELL, THIS 17TH DAY OF SEPTEMBER, 2012.
Tammi Fisher
Mayor
Theresa White
City Clerk
August 30, 2012
City of Kalispell Planning Department
Attn: Sean Conrad
201 1 st Avenue East
Kalispell, MT. 59901
M.T11011111040116TOME' -
Dear Sean:
151 Business Center Loop, Suite A • Kalispell, MT 59901
e P) 406.756.4848 • F) 406.756.4849
t
40 i,
Please consider the following letter as a request on behalf of Bridgeland
Development LLC. to obtain an additional extension for the preliminary plat approval
of Northland Subdivision Phase 4.
On behalf of the letter that was dated August 14, 2012 from the City of Kalispell
Planning Department regarding preliminary plat extensions, it is the request of
Bridgeland Development LLC to request this additional extension. This extension is in
regards to the Kalispell City Council passed resolution no. 5248 approving the
preliminary plat of Northland Subdivision Phase 4, more particularly described as a
5.8 acre portion of assessor's tract 1 located in Section 1, Township 28 North, Range
22 West, P.M.M., Flathead County, Montana.
The timeline extension is being requested due to the economic downturn and the
slow down in the housing market. It is our understanding that the developer does
have full intensions to proceed forward with final platting prior to the expiration of the
extended timeline. It is also believed that public good will be accomplished via the
approval of an extension. This belief is based on that if this subdivision is finalized in
the future it will add necessary infrastructure improvements via extension of
Northland Drive to Four Mile Drive. It is also believed that the preliminary plat is not
in conflict with any recently changed policies or regulatory schemes adopted by the
City of Kalispell.
Thank you for your time and consideration regarding the requested timeline
extension. If you have any questions, please do not hesitate to call me at (406-756-
4848).
erely,
Brett Walcheck, P. E. y
President
48ly #TH
P. C.
Civil Engineering Services
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VICINITY MAP SCALE = 500'
BRIDGELAND DEVELOPMENT, LLP/NORTHIAND SUB PHASE 4
REQUEST FOR PREL114INARY PLAT OF NORTHLAND SUB PHASE 4, WITH
19 SINGLE FAMILY UNITS, AND REZONING FROM CITY R-4 (TWO FAMILY
RESIDENTIAL) TO CITY R-3 (URBAN SINGLE FAMILY RESIDENTIAL)
ON APPROXIMATELY 5.86 ACRES
FL UT DATE 9/5/07
FILE# KPP-07-11 & KZC-07-01 H:\gls\site\kpp07—ll Northland 4.d-wg