06. Resolution 4586 - Preliminary Plat Approval - Stratford VillageI CA 01 % s �;
OI"
Flathead e i Development ice
723 5th Avenue East - Room 414
Kalispell, Montana 59901
Phone: (406) 758-5980
Fax: (406) 758-5781
Kalispell Mayor and City Council
Narda A. Wilson, Senior Planner
Chris A. Kukulski, City Manager
Preliminary Plat Approval for Stratford Village Subdivision
October 2, 2000
BACKGROUND: This is a request for preliminary plat approval of a 102-lot
residential subdivision and annexation of approximately 30.66 acres in southwest
Kalispell. The property is located west of South Meadows and Ashley Park
subdivisions, south of Lone Pine View Estates subdivision and east of the Burlington
Northern Railroad right-of-way in the southwest part of Kalispell. A request for
annexation and initial zoning of R-4, Two Family Residential, and RA-1, Low Density
Residential Apartment, has been submitted concurrently with the plat application.
At the public hearing two people spoke in favor of the proposal and six people spoke
in opposition stating density and traffic concerns, especially for the safety of the
children living in the surrounding subdivisions, where traffic would be funneled
through.
The planning board gave careful consideration to the issues of density, traffic and
neighborhood character and some alternatives to the proposed zoning. However, the
board concluded that it was unlikely that the subdivision would be developed with
more duplex units that those found in South Meadows or Ashley Park. The Kalispell
City -County Planning Board held a public hearing at their regular meeting of
September 12, 2000 and have recommended that the city council approve the
proposed preliminary plat subject to the recommended conditions.
RECOMMENDATION: A motion to adopt the resolution approving the preliminary
plat subject to conditions would be appropriate.
FISCAL EFFECTS: Minor positive effects once fully developed.
TE AT As suggested by the city council.
r
Narda A. Wilson Chris A. Kuku2skiLl�
Senior Planner City Manager
Providing Community Planning Assistance To:
® Flathead County ® City of Columbia Falls ® City of Kalispell ® City of Whitefish
Memo to Council on Stratford Village Preliminary Plat
September 22, 2000
Page 2
Report compiled: September 22, 2000
Attachments: Transmittal letter and Attachment A (conditions)
FRDO report KPP-00-05 and application materials
Draft minutes from 9/ 12/00 planning board meeting
Preliminary plats
H: \FRDO \TRANSMIT\KALISPEL\ 2000 \KPP00-05M
WHEREAS, Apex 1, LLC, the owner of certain real property described
above, has petitioned for approval of the Subdivision Plat
of said property, and
WHEREAS, the Kalispell City -County Planning Board and Zoning
Commission held a public hearing on September 12, 2000, on
the proposal and reviewed Subdivision Report #KPP-00-5
issued by the Flathead Regional Development Office, and
WHEREAS, the Kalispell City -County Planning Board and Zoning
Commission has recommended approval of the Preliminary Plat
of Stratford Village Subdivision, subject to certain
conditions and recommendations, and
WHEREAS, the City Council of the City of Kalispell at its regular
Council Meeting of October 2, 2000, reviewed the FRDO
Report #KPP-00-5, reviewed the recommendations of the
Kalispell City -County Planning Board and Zoning Commission,
and found from the Preliminary Plat, and evidence, that the
subdivision is in the public interest.
NOW THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY 0M
KALISPELL, MONTANA AS FOLLOWS: I
SECTION 1. That the Findings of Fact contained in Flathead
Regional Development Office Report #KPP-00-5 are
hereby adopted as the Findings of Fact of the
City Council.
SECTION II. That the application of Apex 1, LLC for approval
of the Preliminary Plat of Stratford Village
Subdivision, Kalispell, Flathead County, Montana
is hereby approved subject to the following
conditions:
1. Development of the subdivision shall be platted in
substantial compliance with the approved preliminary plat
which governs the location of lots and roadways within the
subdivision. Phasing of the subdivision is anticipated.
2. That the roadways serving the subdivision shall be
constructed in accordance with the adopted Design and
Construction Standards for the City of Kalispell for local
roads and include the pavement, curbs, gutters, storm
drainage, sidewalks and a minimum five foot landscape
boulevard with street trees placed in accordance with a
plan approved by the Parks and Recreation Director. A
Department approving the access and number and placement of
fire hydrants within the subdivision shall be submitted
with the final plat. The fire access and suppression system
shall be installed and approved by the Fire Department
prior to final plat approval.
13. That a minimum of two-thirds of the necessary
infrastructure for this subdivision shall be completed
prior to final plat approval.
14. That a homeowners association be established for the
maintenance of the common area based upon a pro-rata share
of costs.
15. That a building envelope be delineated on the final plat
indicating the required setbacks on the corner lots in the
subdivision.
16. All areas disturbed during development of the subdivision
shall be re -vegetated with a weed -free mix immediately
after development.
17. That preliminary approval shall be valid for a period of
three years from the date of approval. As each phase of the
plat is filed, the preliminary plat approval shall be
extended an additional three years from the date of filing.
SECTION III. Assessments for street trees, road maintenance
and storm sewer shall only be levied upon
approval of final plat of the respective phases.
SECTION IV. Upon proper review and filing of the Final Plat
of said subdivision in the office of the
Flathead County Clerk and Recorder, said
premises shall be a subdivision of the City of
Kalispell.
PASSED AND APPROVED BY THE CITY COUNCIL AND SIGNED BY THE MAYOR OF THE
CITY OF KALISPELL, THIS 2ND DAY OF OCTOBER, 2000.
Wm. E. Boharski
Mayor
ATTEST:
Theresa White
City Clerk
Flathead Regional Development Office
723 5th Avenue East - Room 414
Kalispell, Montana 59901
Phone: (406) 758-5980
Fax: (406) 758-5781
September 21, 2000
Chris Kukulski, City Manager
City of Kalispell
P.O. Drawer 1997
Kalispell, MT 59903
Re: Preliminary Plat Approval for Stratford Village Subdivision
Dear Chris:
The Kalispell City -County Planning Board held a public hearing at their regular meeting of
September 12, 2000 to consider a request by Apex 1, LLC for preliminary plat approval of a
102-lot residential subdivision and annexation of approximately 30.66 acres in southwest
Kalispell. The property is located west of South Meadows and Ashley Park subdivisions,
south of Lone Pine View Estates subdivision and east of the Burlington Northern Railroad
right-of-way in the southwest part of Kalispell.
Narda Wilson presented the staff report KPP-00-5 and recommended approval of the
preliminary plat subject to conditions. A request for annexation and initial zoning of R-4
and RA-1, has been filed concurrently with this request and is being forwarded with the
preliminary plat for council consideration
At the public hearing two people spoke in favor of the proposal and six people spoke in
opposition stating density and traffic concerns, especially for the safety of the children
living in the surrounding subdivisions, where traffic would be funneled through.
After the board discussed the project a motion was made to adopt staff report KPP-00-5 as
findings of fact and recommend that the city council approve the preliminary plat subject to
the conditions recommended in the staff report. The motion passed unanimously.
Attachment A lists the recommended conditions of approval.
Please schedule this matter for the October 2, 2000 regular City Council meeting. You may
contact this board or Narda Wilson if you have any questions regarding this matter.
Sincerely, i
lispell City-Coun Manning Board
A. J
JJ/NW/dw
Providing Community Planning Assistance To:
® Flathead County • City of Columbia Falls . City of Kalispell e City of Whitefish
Stratford Village Subdivision Park Preliminary Plat
September 12, 2000
Page 2
JJ/NW/dw
Attachments: Attachment A - Recommended Conditions of Approval
FRDO Staff report KPP-00-5 and application materials
Draft planning board minutes of 9 / 12 / 00
Preliminary plats
c: w/Att: Theresa White, Kalispell City Clerk
c: w/o Att: Apex 1, LLC, 10 East Roanke St., #8, Seattle, WA 98102
Reggie Lyman Lindsay, 601 W. 13th St., Laurel, NIT 59044
Jackola Engineering, PO Box 1134, Kalispell, MT 59903
Stratford Village Subdivision Park Preliminary Plat
September 12,2000
Page 3
ATTACHMENT A
STRATFORD VILLAGE SUBDIVISION PRELIMINARY PLAT
RECOMMENDED CONDITIONS OF APPROVAL
SEPTEMBER 12, 2000
The Kalispell City-County Planning Board is recommending the following conditions to the
Kalispell City Council for the above referenced preliminary plat approval request. A public
hearing was held on this matter at the September 12, 2000 Kalispell City-County Planning
Board meeting.
1. Development of the subdivision shall be platted in substantial compliance with the
approved preliminary plat which governs the location of lots and roadways wid-iin the
subdivision. Phasing of the subdivision is anticipated.
2. That the roadways serving the subdivision shall be constructed in accordance with the
adopted Design and Construction Standards for the City of Kalispell for local roads and
include the pavement, curbs, gutters, storm drainage, sidewalks and a minimum five
foot landscape boulevard with street trees placed in accordance with a plan approved by
the parks and recreation director. A letter from an engineer licensed in the State of
Montana certifying that the improvements have been installed according to the required
specifications shall be submitted at the time of final plat approval along with a letter
from the Kalispell Public Works Department stating that the required improvements
have been inspected and comply with the City standards.
3. That the developer provide documentation that the necessary casements have been
obtained granting access to the subdivision across privately owned property and that the
easement encompasses the nature and intensity of the use proposed.
4. That a Certificate of Subdivision Approval be obtained from the Department of
Environmental Quality and written approval by the Kalispell Public Works
Department approving the water and sewage facilities for the subdivision.
5. A stormwater drainage plan, which has been designed by an engineer licensed in the
State of Montana shall be prepared which complies with the City's Design and
Construction Standards and shall be reviewed and approved by the Kalispell Public
Works Department.
6. That an approach -permit for the proposed accesses onto Denver Street and Bluestone
shall be obtained from the Kalispell Public Works Department and any conditions or
improvements associated with the permits be completed prior to final plat submittal.
7. T h e roads w i t h i n t h e s u b d i v i s i o n s h a l l b e n amed and signed in accordance with the
policies of the Kalispell Public Works Department and the Uniform Traffic Control
Devices Manual.
Stratford Village Subdivision Park Preliminary Plat
September 12, 2000
Page 4
9. Street lighting shall be located within the subdivision and shall be shielded so that it
does not intrude unnecessarily onto adjoining properties.
10. That the parkland dedication requirements be met with the payment of cash in lieu of
parldand of 11 percent of the unimproved value of the area devoted to lots or $24,823.
The cash in lieu of parkland can be paid in conjunction with the phasing of the
development based on the area in lots.
f 2. That the fire access and suppression system comply with the Unifonn Fire Code and a
letter from the Kalispell Fire Department approving the access and number and
placement of fire hydrants within the subdivision shall be submitted with the final plat.
The fire access and suppression system shall be installed and approved by the fire
department prior to final plat approval.
13. That a minimum of two-d-lirds of the necessary infrastructure for this subdivision shall
be completed prior to final plat submittal.
14. That a homeowners association be established for the maintenance of the common area
based upon a pro-rata share of costs.
15. That a building envelope be delineated on the final plat indicating the required setbacks
on the comer lots in the subdivision.
16. All areas disturbed during development of the subdivision shall be re -vegetated with
a weed -free mix immediately after development.
17. That preliminary approval shall be valid for a period of three years from the date of
approval. As each phase of the plat is filed, the preliminary plat approval shall be
extended an additional three years from the date of filing.
AcFn'T
affordable housing. He said it was a tough
and he wanted to give it due considerationR9d if Phase 3
went through site review the concerns would be addressed.
Garberg said, in support of the amendment, there was plenty of
opportunity for affordable housing, and to him it was a non-
conforming use to the existing units and not compatible.
Johnson stated he was opposed to the amendment because of
the configuration of the three acres. He didn't think they
would get very many lots on it and thought it was a good use
for the area.
ROLL CALL On a roll call vote, Stevens, Johnson, Rice, and Heinecke voted
(AMENDMENT) no, and Hines, Sipe, and Garberg voted aye. The motion to
amend and delete the RA-1 request and recommend an initial
zoning of R-4 failed by 4 to 3 against.
ROLL CALL On a roll call vote, Heinecke, Hines, Sipe, Johnson, Rice, ani
(MAIN MOTION) Stevens voted aye, and Garberg voted no. The motion passed 6
in favor and 1 opposed.
APEX 1 LLC A request by Apex 1 LLC for preliminary plat approval of a 102-
PRELIMINARY PLAT lot residential subdivision known as Stratford Village
Subdivision located south of Lone Pine View Estates and west
of South Meadows and Ashley Park subdivisions.
MOTION Rice moved and Heinecke seconded to adopt staff report #KPP-
00-5 as findings of fact and, based on those findings,
recommend to the Kalispell City Council they approve the
preliminary plat subject to the staff recommended conditions.
BOARD DISCUSSION There was a brief discussion by Stevens and Rice regarding
restricting the lots to single family. They both agreed it would
be too restrictive, but Rice thought it was a good idea to put a
percentage indicator for duplexes based on other subdivisions.
Stevens objected, saying that any changes in the zoning laws
should be advertised, a public hearing held, and ran through
the City Council with the appropriate reasons to do it. He
wasn't sure it was legal. He thought they were creating a whole
new zoning classification and it wasn't advertised as such.
There was discussion about the Boards ability to put verbiage
on the plat. Garberg said he didn't think it should be standard
operating procedure, but there were cases where it was
advisable and a useful tool. He said he would support it and
also support a percentage limitation on the project.
MOTION TO AMEND Rice moved and Garberg seconded to add condition 18, to limit
25% percent of the lots to duplexes.
BOARD DISCUSSION Stevens objected to the motion stating it would be very bad
public policy to start changing zoning regulations. He thought
Kalispell City -County Planning Board
September 12, 2000 Meeting Minutes
Page 8 of 11
it was a oig INATIFF-K-7-�_ M
plat where it wasn't readily available.
Rice thought that the person buying the lot wouldn't look at
the plat map, which would indicate which lot was designated
as duplex, so there wouldn't be any confusion there. He said
the possibility for confusion would come in when a developer
picked up a piece of R-4 zoning and thought he could put a
whole subdivision of duplexes there. Then he would find out
he could only put 25%, which would be pointed out along the
way by FRDO. He didn't see it as a problem.
Johnson asked and Burton answered that it would be hard to
designate a certain number of duplex lots because they
wouldn't know until they were sold what the owner was
building. He agreed with Stevens.
Jackola agreed that the zoning regulations were created for
precise purpose and that people read them carefully.
thought it opened an area of contention that was bound •
create problems later.
Heinecke thought it would cause confusion.
Sorenson said that being consistent with the zoning
designation was the ideal. He pointed out that it was not
uncommon to have private sets of covenants that have different
or more restrictive standards. He gave Buffalo Stage as an
example where there were different set back requirements.
Garberg suggested that, with a strongly split Board, they might
consider rewriting and re -proposing the issue so they didn't
make a bad decision. He agreed with Stevens, that under the
circumstances it could create problems down the road.
Johnson commented that there were other vehicles, other than
modifying zoning, to accomplish that. He said FRDO and the
City Council were not privy, or do not review covenants, but it
would be a good place to put it. He said they couldn't force the
developer to put it there, but it was an opportunity.
ROLL CALL On a roll call vote on the amendment, Garberg, Stevens, Hines,
(AMENDMENT) Heinecke, Sipe, and Johnson voted no, and Rice voted aye.
The motion failed with 1 in favor and 6 opposed.
ROLL CALL On a roll call vote the motion to approve the preliminary plat
(MAIN MOTION) passed unanimously.
PARK BOTTLING A request by Park Bottling Company for annexation into the
COMPANY ANNEXATION City of Kalispell and an initial zoning designation of I-1 on
approximately 4.00 acres.
Kalispell City -County Planning Board
September 12, 2000 Meeting Minutes
Page 9 of 11
SUBDIVISIONSTRATFORD VILLAGE
FLATHEAD REGIONAL DEVELOPMENT OFFICE
STAFF.REPORT r0
2000
A report to the Kalispell City -County Planning Board and the Kalispell City Council regarding a
request for preliminary plat approval of a 102 lot residential subdivision. A public hearing on
this proposal has been scheduled before the planning board for September 12, 2000 in the
Kalispell City Council Chambers. The planning board will forward a recommendation to the
city council for final action.
A Applicants / PropertyOwners:
Technical Assistance
Apex 1, LLC
10 East Roanke St, #8
Seattle, WA 98102
(206)322-5977
Reggie Lyman Lindsay
601 W. 13th St.
Laurel, MT 59044
(406) 755-3208
Jackola Engineering
P.O. Box 1134
Kalispell, MT 59903
(406) 755-3208
B. Nature of Application: This is a request for preliminary plat approval of a 102 lot
residential subdivision and annexation of approximately 30.66 acres in southwest
Kalispell. The applicant has requested R-4, Two Family Residential, zoning on
approximately 28 acres and RA-1, Low Density Residential Apartment, on one lot
containing approximately 3.6 acres when the property is annexed. The subdivision is
planned on being developed in three phases. Currently, the property is zoned County
SAG-10, a Suburban Agricultural district, under the Flathead County Zoning
Regulations.
C. Location: The property proposed for annexation lies west of South Meadows and
Ashley Park subdivisions, south of Lone Pine View Estates subdivision and east of the
Burlington Northern Railroad right-of-way in the southwest part of Kalispell. The
property can be described as Assessor's Tracts 6L, 6LA and 12BA located in Section
19, Township 28 North, Range 21 West, P.M.M., Flathead County, Montana.
Total Area: 30.66 acres
Total Lot Area in Lots: 18.696 acres
Area in Roads: 8.889 acres
Minimum Lot Size: 6,000 square feet
Maximum Lot Size: 3.57 acres
E. Existing Land Use: This property is currently in grasslands and is otherwise
undeveloped.
F. Adjacent Land Uses: Adjacent Land Uses andZoning: The area is characterized by
single-family and duplex residential development on lots in the area to the east, single
family homes to the north and large tract residential properties to the west of the
Burlington Northern Railroad tracks.
North: Undeveloped /single family residences Lone Pine View Estates; City R-4
and County R-1 zoning
East: Residences (duplexes and SFR); City R-4 zoning.
South: Railroad tracts and undeveloped; County R-1 zoning.
West: Large tract SFR; County SAG-10 and R-1 zoning.
G. Zoning: Along with the request for preliminary plat approval of the subdivision, a
request for annexation into the city and an initial zoning of R-4 on most of the lots and
RA-1 on one lot containing approximately 3.6 acres has been submitted. R-4 is a Two
Family Residential zoning district, which has a minimum lot width of 50 feet and a
minimum lot size requirement of 6,000 square feet. The district allows duplexes and
single family homes. The RA-1 zoning district is a Low Density Residential zoning
district which has a minimum lot size requirement of 6,000 square feet plus 3,000
square feet for each additional dwelling beyond a duplex. All of the lots in the
subdivision comply with the minimum lot size requirements of the proposed zoning
districts. Most of the lots are slightly over 6,000 square feet in size. Some of the lots
located on a corner may have building limitations because of the setbacks required for
the building. Setbacks in the R-4 zoning district are 15 feet in the front and on a side
corner, ten feet in the rear and five feet on the sides. This would necessarily create a
small building envelope and thereby limit the homes within these lots to a modest
footprint. Lots located on the corner should have a building footprint delineated on the
final plat within the required setbacks.
H. Utilities: Upon annexation into the city, this property would be eligible to receive full
City services to the subdivision.
Water:
City of Kalispell
Sewer:
City of Kalispell
Solid Waste:
City of Kalispell
Gas:
Montana Power Company
Electricity:
Flathead Electric Coop (underground)
Telephone:
CenturyTel (underground)
Fire:
City of Kalispell
Schools:
School District #5, Kalispell
Police:
City of Kalispell
2
This application is reviewed as a major subdivision in accordance with statutory criteria and
the Flathead County Subdivision Regulations.
F`ir •: This subdivision is in the service area of the Kalispell Fire Department. As a
result of this subdivision, an access between the South Meadows / Ashley Park
subdivisions to the south and Sunnyside Drive to the north will be accomplished.
Ultimately three accesses will lead into the subdivision. Those would be Bluestone
and Denver Avenue in the north part of the subdivision and Teal Drive to the south.
Bluestone and Denver Avenue will be completed as part of Phase I. The road leading
to Teal Drive will end in a cul-de-sac until such time as the property adjoining it to
the west, which is part of Ashley Park subdivision, is developed. When this phase is
developed Teal Drive will also provide an east / west and north / south connection in
the area. Homes in the subdivision will be constructed in accordance with the
Uniform Fire Code and inspected by the Kalispell Building Department. All of the lots
will abut a City street. There are no topographical features associated with the
property which would put it at risk. Hydrants will be required to be placed in
compliance with the requirements of the Uniform Fire Code and the fire chief. The
fire access and suppression system should be installed and approved by the fire
department prior to final plat approval because of problems that have developed in
the past with combustible construction taking place prior to adequate fire access to
the site being developed.
According to FIRM Panel #1805D dated 9/30/92 notes that the site is
located entirely in Zone C which is not a flood prone area and no special permits are
required for development.
gcc: Primary access to the site will be from the north as an extension of Denver
Avenue, a street that was constructed to City standards when Lone Pine View Estates
subdivision was developed several years ago. Denver will be extended into the
subdivision and serve as one of the primary roadways. Two secondary accesses to the
subdivision will be developed. Bluestone, in South Meadows subdivision to the east
will be extended across Lot 39 of South Meadows subdivision. The City of Kalispell
owns Lot 39 and has anticipated the extension of Bluestone at the time this property
is developed. The other secondary access that will be developed is to the southeast
and will be an extension of Teal Drive. Teal Drive is part of Ashley Park subdivision.
Three phases of the seven phases subdivision have been filed. When the phase
between Ashley Park subdivision and Stratford Village subdivision is developed, these
roads will connect. In the interim, a cul-de-sac will be constructed at the terminus of
the roadway. The Denver Avenue and Bluestone extension will be accomplished as
part of Phase I. The rest of the roadway network will be accomplished as part of
Phase II. The final phase of the plat will be the northwest corner of the subdivision
identified for apartments. Access to the subdivision is generally good, and will
provide a needed roadway connection across Ashley Creek between the Sunnyside
Drive and South Meadows neighborhoods. All of the roads within the subdivision
would be constructed to City standards which would include curb, gutter, sidewalks
and a landscape boulevard.
3
Near the center of the subdivision, alleys have been proposed which would be used to
access the homes. Alley use is intended to provide a cleaner streetscape and safer
sidewalks for children and pedestrians. It should be noted, however, that the use of
alleys outside of the core area of Kalispell may require use of additional equipment to
maintain them, and the ultimate design with the use of alleys will be up to the
Kalispell Public Works Department when they review the road and utility design for
the subdivision.
To reiterate what was mentioned previously in the report, the Kalispell Fire
Department would like to have the fire access and suppression system to the
subdivision, which complies with the Uniform Fire Code prior to final plat submittal.
Should construction of homes within the subdivision occur immediately upon final
plat approval and recording, the fire department can have access to the homes under
construction.
It may be noteworthy that the Kalispell Bypass will be located within the Burlington
Northern right-of-way immediately adjoining this subdivision to the west. This will be
a limited access roadway and the access nearest this subdivision will be located to the
north on Sunnyside Drive. In speaking with the Burlington Northern Railroad, there
is currently limited use of this segment of tracks. The train runs twice a day, once
down to Ball Crossing and once back. Burlington Northern is in the process of
negotiation for the abandonment of the section of tracts between Foys Lake Road and
Ball Crossing, which would eliminate train traffic next to the subdivision.
Access to the subdivision is generally good and will ultimately provide a road network
in the area that will connect these two areas of Kalispell that have been separated by
Ashley Creek. This through connection is something that the Kalispell Fire
Department has been wanting for several years. Residents in the area will not have
the quiet dead end streets that were there before, but will likely have a substantial
amount of residential traffic in their neighborhoods. However, it is obvious from the
previously platted subdivision that this property was intended for a similar type of
development that lies to the north and to the east.
.: a
This property is generally grasslands that were probably used for pasture in the past
but it does not appear to provide important wildlife habitat for any type of big game or
endangered species. Likely some migratory birds and occasional deer may visit the
site, however, this area does not provide significant habitat for wildlife.
Surfand groundwater: This subdivision will be served by public water and sewer
thereby minimizing any potential impacts to the groundwater. No surface water is in
close enough proximity to the site to create concerns with regard to this development.
Ashley Creek lies to the north but no potential impacts to the creek would be
expected from this development because of its distance from the site.
Drainage: This site is relatively level and does not pose any unusual challenges to
site drainage. Curbs and gutters will be installed and a storm drain management
plan will have to be developed to address the runoff from the site. The environmental
assessment indicates that the stormwater will be collected into a separation tank and
51
then discharged into the open space / buffer area that runs parallel to the railroad
tracks to the west. An engineered drainage plan will be submitted to the Kalispell
Public Works Department for their review and approval.
Water: Water service is proposed to be provided by the City of Kalispell. Currently a
water main lies to the north of the site in Lone Pine View Estates, to the east in South
Meadows Subdivision and in Ashley Park Subdivision. The water mains will be
extended from these subdivisions and connected. This connection will provide a loop
for the water system between Ashley Park Subdivision and Lone Pine Subdivision,
which will provide improved flows to the fire hydrant system in the area. Fire
hydrants will also be required to be placed in accordance with the Uniform Fire Code.
The water system for the subdivision will be reviewed and approved by the Kalispell
Public Works Department as part of the development of the site.
Sewer: Sewer service will be provided by the City of Kalispell. Sewer mains are also
available for extension to the subdivision either through Lone Pine View Estates to the
north or through Ashley Park Subdivision to the south. Both of these subdivisions
have development agreements with the City of Kalispell and the developer will be
required to pay an assessment for connection to the existing sewer mains. Design
and construction of the mains and service lines will need to be reviewed and approved
by the City Public Works Department as well as the service lines to the individual lots
within the subdivision. The Montana Department of Environmental Quality will also
review the proposed services as part of their subdivision review.
Roads: Traffic projections for this subdivision are estimated to be approximately 1000
additional vehicle trips per day based on the estimate of 10 vehicle trips per residence
per day in the area. This makes the assumption that this development will be
comprise primarily of single-family homes. However, duplexes are a permitted use in
the R-4 zoning district and depending how many lots are developed with duplexes,
this subdivision could generate substantially more traffic. The roads within the
subdivision will be constructed to City standards and would include curb, gutter,
sidewalks and landscape boulevards. Denver Avenue will be extended to the south
and provide the backbone of the road network. Connections between Bluestone and
Teal Drive will be made via existing or proposed rights -of -way. The roads in Lone Pine
View Estates have been constructed in accordance with current City standards. The
roads in South Meadows do not have curb and gutter or sidewalks. However, the
Bluestone extension within that is part of this subdivision will be constructed to City
standards. Existing roads in Ashley Park subdivision have been constructed to City
standards and the Teal Drive extension connecting to the roads in this subdivision
will also be constructed to City standards. Roads in the area appear to be adequate to
accommodate the additional traffic generated by this subdivision. However, the
residents of the subdivisions in the area will experience additional traffic in their
neighborhoods.
SSA: This development is within the boundaries of School District #5, Kalispell,
and Peterson School would serve the primary grades. No response from the school
district had been received at the writing of the staff report. It can be anticipated that
approximately 60 to 100 additional school age children will be generated from this
subdivision at full build out. This would have a potentially moderate impact on the
5
district. The district has consistently responded that they will be able to
accommodate additional children in the district.
Parks and Open Space: The state and local subdivision regulations have parkland
dedication requirements or cash in lieu of parkland dedication in the amount of one
ninth or 11 percent of the area devoted to lots in major subdivision with lots of one
half acres or less. The environmental assessment notes that there is no parkland or
open space area within the subdivision that provides recreational opportunities and
proposes to pay a cash in lieu of parkland dedication. The value of the unimproved
property was stated to be $12,070. per acre. The area devoted to lots is 18.696.
Based upon these figures the cash in lieu of parkland dedication would be $24,823.
Open space and parkland areas noted on the plat do not serve a recreational function
for the subdivision. The strip of parkland / open space area along the Burlington
Northern Railroad tracks will serve as a stormwater discharge area and will provide a
buffer between this subdivision and the Kalispell Bypass right-of-way intended to be
located within the railroad right-of-way. This buffer area becomes important for
future protection of the residents within the subdivision when the Bypass is finally
constructed. Another parkland area has been designated near the entrance of the
subdivision, but this too does not serve a recreational function but will be a
landscaped area that will have a subdivision entrance sign and will be landscaped
This subdivision is in the jurisdiction of the City of Kalispell Police
Department. The department responded by stating that they can adequately provide
service to this subdivision.
Fire Protection: Fire protection would be provided by the Kalispell Fire Department.
Although fire risk is low because of good access, the fire department is recommending
that access to the subdivision and the hydrants be in place prior to final plat
approval.
Solid Waste: Solid waste will be handled by the City of Kalispell and taken to the
Flathead County Landfill. There is sufficient capacity within the landfill to
accommodate this additional solid waste generated from this subdivision.
Medical Services: Ambulance service is available from the fire department and ALERT
helicopter service. Kalispell Regional Hospital is close by and less than three miles
from the site.
E. Effects on Agriculture and Agricultural Water User Facilities: The site has been
traditionally used for agricultural purposes, primarily pastureland it appears. Its
location within the planning jurisdiction and its proximity to urban services makes
this property ripe for the type of development being proposed. There will be relatively
no impact on agricultural uses within the Valley and no impact on agricultural water
user facilities since this property will be served by a public water system.
F. Relation to Master Plan Map: This property is in the Kalispell City -County planning
jurisdiction. The master plan map designation for this area is Urban Residential, which
anticipates a mix of primarily single family and duplex dwellings with a density of three
to eight dwelling units per acre. At a maximum density of two dwellings per parcel, the
density would be approximately 12 dwellings per gross acre. At a single-family density,
0
the density would be approximately six dwellings per gross acre. Based on the build
out of similar subdivision such as Ashley Park and South Meadows to the east, most of
the lots have been developed with single-family homes and 20 to 25 percent have been
developed with duplexes or townhomes. The density for the subdivision is in
substantial compliance with the master plan land use designation.
G. Compliance with Zoning: A request for annexation and an initial zoning designation
of R-4, Two Family Residential, and RA-1, Low Density Residential, has been
submitted with the preliminary plat application. All of the lots in the subdivision with
the exception of Lot 102 containing 3.57 acres is proposed for the R-4 zoning
designation. The R-4 district requires a minimum of 6,000 square feet and a
minimum lot width of 50 feet. The RA-1 district also requires a minimum of 6,000
square feet plus an additional 3,000 square feet for each dwelling beyond a duplex.
All of the lots within the subdivision appear to comply with the proposed zoning. As
previously mentioned, some of the corner lots are subject to additional setbacks and
as such limit the potential size of the building. Staff would recommend that the
building envelope be noted on the final plat that indicates the setback areas on these
two lots.
H. Compliance with the Kalispell Subdivision Regulations: This subdivision complies
with the State and local subdivision regulations and no variances have been
requested.
Staff recommends that the Kalispell City -County Planning Board adopt staff reports #KPP-00-5
as findings of fact and recommend to the Kalispell City Council that the preliminary plat be
approved subject to the following conditions:
1. Development of the subdivision shall be platted in substantial compliance with the
approved preliminary plat which governs the location of lots and roadways within the
subdivision. Phasing of the subdivision is anticipated.
2. That the roadways serving the subdivision shall be constructed in accordance with the
adopted Design and Construction Standards for the City of Kalispell for local roads and
include the pavement, curbs, gutters, storm drainage, sidewalks and a minimum five foot
landscape boulevard with street trees placed in accordance with a plan approved by the
parks and recreation director. A letter from an engineer licensed in the State of Montana
certifying that the improvements have been installed according to the required
specifications shall be submitted at the time of final plat approval along with a letter from
the Kalispell Public Works Department stating that the required improvements have been
inspected and comply with the City standards.
3. That the developer provide documentation that the necessary easements have been
obtained granting access to the subdivision across privately owned property and that the
easement encompasses the nature and intensity of the use proposed.
4. That a Certificate of Subdivision Approval be obtained from the Department of
Environmental Quality and written approval by the Kalispell Public Works Department
approving the water and sewage facilities for the subdivision.
7
5. A stormwater drainage plan, which has been designed by an engineer licensed in the State
of Montana shall be prepared which complies with the City's Design and Construction
Standards and shall be reviewed and approved by the Kalispell Public Works Department.
6. That an approach permit for the proposed accesses onto Denver Street and Bluestone
shall be obtained from the Kalispell Public Works Department and any conditions or
improvements associated with the permits be completed prior to final plat submittal.
7. The roads within the subdivision shall be named and signed in accordance with the
policies of the Kalispell Public Works Department and the Uniform Traffic Control Devices
Manual.
8. The developer shall provide a plan for mail service approved by the U.S. Postal Service.
9. Street lighting shall be located within the subdivision and shall be shielded so that it does
not intrude unnecessarily onto adjoining properties.
10. That the parkland dedication requirements be met with the payment of cash in lieu of
parkland of 11 percent of the unimproved value of the area devoted to lots or $24,823.
The cash in lieu of parkland can be paid in conjunction with the phasing of the
development based on the area in lots.
11. All utilities shall be installed underground.
12. That the fire access and suppression system comply with the Uniform Fire Code and a
letter from the Kalispell Fire Department approving the access and number and placement
of fire hydrants within the subdivision shall be submitted with the final plat. The fire
access and suppression system shall be installed and approved by the fire department
prior to final plat approval.
13. That a minimum of two-thirds of the necessary infrastructure for this subdivision shall be
completed prior to final plat submittal.
14. That a homeowners association be established for the maintenance of the common area
based upon a pro-rata share of costs.
15. That a building envelope be delineated on the final plat indicating the required setbacks on
the corner lots in the subdivision.
16. All areas disturbed during development of the subdivision shall be re -vegetated with a
weed -free mix immediately after development.
17. That preliminary approval shall be valid for a period of three years from the date of
approval. As each phase of the plat is filed, the preliminary plat approval shall be
extended an additional three years from the date of filing.
This application shall be submitted, along with all information required by the applicable Subdivision
Regulations and the Montana Subdivision and Platting Act, and the appropriate fee to:
Flathead Regional Development Office, 723 Fifth Avenue East, Room 414
Kalispell, Montana 59901 - Phone: (406)758-5980 Fax: (406)758-5781
Major Subdivision (6 or more lots)
Condominiums (6 or more units)
Mobile Home Parks & Campgrounds (6 or more spaces)
Amended Preliminary Plat
Subdivision Variance
Commercial and Industrial Subdivision
Pre -Application Meeting (Major and Commercial)
•
FEEATTACHED:
$600 + $20/lot
$600 + $20/unit
$600 + $20/space
$200
$100 (per variance)
Add $200 to base
preliminary plat fee
$50
Name 'Apex - L LC, Phone _-2,06- 5 1.7 7
Mailing # 8 City/State &
Address: /Q EQ-s+ Koc>_nc,�e zip
Name & Address
Name & Address
Name & Address
City/County
Street Address
Assessor's Tract No.(s L+ /1 4, L-A 12,31 Lot No.(s
'vJ 1/4,Section Iq Township A8 N — Range Plk/
M
GENERAL DESCRIPTION OF SUBDIVISION: i2p-5 ,4
fo be. Fo, 2eo - A? -a Am
Number of Lots or Rental Spaces Total Acreage in Subdivision 3o.(.(. 4,fe.
Total Acreage in Lots 1g, !��qLMinimum Size of Lots or Spaces
Total Acreage in Streets or Roads q. gaMaximum Size of Lots or Spaces
Total Acreage in Parks, Open Spaces and/or Common Areas
Single Family Townhouse Mobile Horne Park
Duplex 101 Apartment Recreational Vehicle Park
Commercial Industrial Planned Unit Development
Condominium Multi -Family Other
APPLICABLE ZONING DESIGNATION & DISTRICT. Z— '+ artj, ?\A — /
ESTIMATE OF MARKET VALUE BEFORE IMPROVEMENTS #1 370.660
I
Roads: Gravel V/Paved _Curb VIGutter Sidewalks Alleys Other
Water System: individual Multiple User Neighborhood V/Public Other
Sewer System: Individual Multiple User Neighborhood v1 Public Other
Other Utilities: _Cable TV Telephone �ZElectric ,-'—Gas Other
Solid Waste: t, Home Pick Up Central Storaae Contract Hauler Owner Haul
Mail Deliverv: Central v"'Individual School District: �
Fire Protection: v1 Hydrants Tanker Recharge Fire District:
Drainage System: C
VARIANCES: ARE ANY VARIANCES REQUESTED? f7 0 (yes/no) If yes, please complete the
information below:
ILFNI�ffi ... : ' ; um1 1'
EXPLAIN THE HARDSHIP THAT WOULD BE CREATED WITH STRICT COMPLIANCE Ol
REGULATIONS:
•
2
Will the granting of the variance be detrimental to the public health, safety or general welfare or
injurious to other adjoining properties?
2. Will the variance cause a substantial increase in public costs?
3. Will the variance affect, in any manner, the provisions of any adopted zoning regulations or
Master Plan?
4. Are there special circumstances related to the physical characteristics of the site (topography,
shape, etc.) that create the hardship?
5. What other conditions are unique to this property that create the need for a variance?
The subdivider shall submit a complete application addressing items below to the FRDO Office at least
thirty (30) days prior to the date of the meeting at which it will be heard.
1. Preliminary plat application.
2. 16 copies of the preliminary plat.
3. One reproducible set of supplemental information. (See Appendix A -Flathead County Subdivision
Regulations)
4. One reduced copy of the preliminary plat not to exceed I I" x 17" in size.
5. Application fee.
6. Adjoining Property Owners List (see example below):
Assessor's No. S-T-R Lot/Tract No. Property Owner & Mailine Address
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 a
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 untrue, I understand that
any approval based thereon may be rescinded, and other appropriate action taken. The signing of this
application signifies approval for the F.R.D.O. staff to be present on the property for routine monitoring
and inspection during the approval and development process.
(Applicant) (Date)
As approved by the CAB on 4/5/00
Effective 6/1/00
Environmental Assessment
Tract 6L of S19T28NR21W
South of Lonepine View Estates
Kalispell, Montana
OWNER: APEX 1, L.L.C.
Tract 6LA and 12BA of S19T28NR21W
South of Lonepine View Estates
Kalispell, Montana
OWNER: Reggie Lindsay
DEVELOPER:
Subdivision Plat named STRATFORD VILLAGE
Contact: Norman Sanderson
APEX 1, L.L.C.
10 East Roanoke Street, #8
Seattle, WA, 98102
(206) 322-5977
79 1/O JS�
A�h'thYurt. SuncYi^q ���a
JACKOLA ENGINEERING & ARCHITECTURE, P.C.
KALISPELL, MONTANA
(406) 755-3208; Fax: (406) 755-3218
e-mail: info@jackola.com
Friday, August 11, 2000
A. General
This report is outlined to the instructions issued as a guide in Appendix "B" of the
Subdivision Regulations for Flathead County, Montana — Adopted 1995 and
authored by the Flathead Regional Development Office. The two tracts of land are
respectively, 15.330 acre tract described as assessor's tract 6LA and 12BA of
SlST28NR21`Y/ and 15.33 acre adjoining tract described as Assessor's tract 6L of
S18T28NR21W within the City of Kalispell limits. The property is not currently
zoned, the intended use is a 102 lot subdivision as outlined on the accompanying
preliminary plat. Refer to figure 1 below for a location map showing the location
of the two tracts. Refer to the appendix for pictures of the property.
Figure 1— Location Map, General Topography
A. Report
I. GEOLOGY
A. There are no known and/or observable hazards relating to falls, slides, or
slumps of soil, rock, mud, or snow on the property. Therefore, none are
noted on the preliminary plat.
B. Not applicable.
IL SURFACE WATER
Page 2 of 9
A. There are no natural surface water systems on the property to indicate on
the preliminary plat.
B. There are no artificial surface water systems on the property to indicate
on the preliminary plat.
C. Using the FEMA FIRM map revised September 301h, 1992 — The nearest,
but not adjoining, Ashley Creek base flood plain elevation is 2925 — see
figure 2 below.
.'P
LTV IT f1F
D EVo LE:
Urt.-1r eft
R.rl
III. VEGETATION
zoNt
II'�I�"I�I''{° I • i f - Y &
~ fit�ttiC7 vey A,"I
aarA HGT 1"'I itutu
ONE O
?$"
ZONE A5
�
cSNE B
'S
~
ra hr�r i
1
taord dgeti
Z NE ply ZONE.
ti ttiNr.n:'�
H
w
Z01YE AS , ;.
ZONE C
5' - — -- --- "--
..
ZONE BI
t;. ZONE
ry x
SITE
'r1
ZONE A7
C; l'f -t K lt: li-,. l l
AtS'A 6-rIK__itur
NE C
ONE B
ZONE A7
A. Vegetation is all grasses.
B. The only vegetation that will be removed from the site will be in the
Phase I road area (Approximately 5.105 acres; Phase II and Phase III will
be 3.784 acres.). When the lots are developed then the house and
driveway will also remove vegetation as well (approximately 2000 square
feet). It seems likely that the rest of the lots will be stripped and planted
for lawn upon lot development.
C. None proposed.
IV. WILDLIFE
A. This particular parcel is within the City of Kalispell master plan and is
poor wildlife habitat due to much urban activity, no tree cover, and the
fact that it has been agriculturally cropped.
B. Not applicable. There is no known wildlife area on the property.
Page 3 of 9
C. This parcel is poor wildlife habitat. Collecting storm runoff and using
municipal waste and water systems to mitigate any surrounding
environmental effect. Present planning suggests that a city by-pass is
being considered on the existing railroad right-of-way.
V. AGRICULTURE & TIMBER PRODUCTION
A. The site consists of predominantly of Kalispell Loam series soils. The
source of this information is the Soils Survey Map & Descriptions of the
Upper Flathead Valley Area. The USDA put out this publication in 1960.
Refer to figure 3 below.
Figure 3 — Soil Classification
liclisprll scrota '
The'Kal' �I series genbis of deep. mediwn-textured,
welisoils, that- litive cleseloped on butwash fans
and glacial lake' and stream terraces- The parent aI-
luyiom was derived laroTAom,-gray, green, .and red-
dish argillite,,"iluirtxite}' iW' dvloinitie hmestona, all of
the Belt geological formitiOm The sails de mloped Under
a moderate cover of brass.
Kalisoils ltavo- carl. gaaeo>hzrsiyisurface soils
blrn ucand pIrown subaaiswnockvrure. I'ronounccsl, zones of ihsa cirbwtate amimulations are
just Below the subsoil
The Kalispell soils are only ;Oghtly ,liter colored
ms than Ctow soiU buf havo. tWner A an Ii horizons.
They are broirherY leeA s �ray, ' little less clayey, and
better drained tlisn the Somers.. soils.
Typical Flofile (Kalispell-Iairmxin Iv`flI�iin/a see. 2,
T. 26 N� R. 2 �Y } r
Al. 0 to S inchc� dark gra brown to.,very dark brown
(10YR 4 ry, 2 dmolstl .loam; weak, fine and
very fine;' prwular'struelbre; soft when dry, t'�7
M.m is when oirtt aboot' neutral In reaction;
boundary ole6r, 4 - r
Br S to 13 Inches,, pale -brawn to dark -brown (IM 3.613,
dry; 3A moist) sat learn; weak, vary coarm pri+
matia and coar%4, blablty-st uoturs; little or no clay
costing on pods; softjoslightlyl»i'when dry, fro.
able when moist;.-rwut;Q 4uo slightly ea eareous in
lower 1 inch; boundary clear,-
C„ 13 to 30 inshea, pale-yellolight vlive.bmwn (2.SY
713, dry, 6/4 w So moist) tilt loam- massive to place but
breaks Into weak, medium. avid Sue, aubsngular
blocks or lureppss; when dry, tNghtly-hard, when
moist slightly arm in place.. but very friable rhea
disturbed; abundant accumulation of floury time
carbonate; boundary gradual.
C 30 to� 46 inch" $r )Zk-yellow to<li&t olbo-brown
(3:5Y 7,1; dry•; 6 3,- ?'very i adr ?oarn;
massive, soft wben fr3ahie w moist CAi-
orreous....
Kalispell soila in thwArea 'sar} in te:tvre of the sur-
face soil, thicknem of horizons, and depth is 'free lime
carbonate. Substrate of loose sand.:or of sand and
gravel underlie nioat of thew soila:at considerable depth
but locally are within 2 or, 3-Jeet of the surface. In
areas where the KalisFieil soi3e t7i3e into the Tuft mid
Demers soils} kree salts oectir n -the lower; part: of the
subsoil.
Kalispell loam, 0 to 3 percent slopes (ke) — This soil has a profile
similar to the one described. It occupies a fairly large acreage in the
central part of the Upper Flathead Valley Area, north and northwest
of Kalispell. Slight wind erosion is evident on nearly all of this soil.
In a few small areas, nearly all the dark surface soil has been drifted
into hummocks. Some sand has been blown onto this soil from
adjoining very sandy soils. Small spots of sandy soils were mapped
with this soil. This is one of the more extensive soils in the Upper
Flathead Valley Area that is good for dryland farming, and most of
it is cultivated. The main crops are winter wheat and barley. The
soil is easily tilled and is readily permeable to roots, air, and water.
It is moderately well supplied with organic matter and plant
nutrients when first cultivated. This soil is in capability unit IIe-2.
Page 4 of 9
Kalispell silt loam, heavy subsoil, 0 to 3 percent slopes (ku) —
The profile of this soil differs slightly from the one described in
surface texture and in having a little more clay in the subsoil. It is
on nearly level terraces, in slightly lower positions than other
Kalispell soils. The parent material is unweathered, stratified,
calcareous silt that was deposited on old terraces to a thickness of 3
to 4 feet. This soil is well suited to small grain under dry farming.
Nearly all of it is cultivated, mainly for winter wheat. A small
acreage is irrigated from Ashley Creek and used mainly for alfalfa.
This soil is in capability unit IIe-2.
B. Historical production of cropping was not determined, but recent historical
hay cropping is evident, and has been in grain crops in the past.
C. Historical use of the tract and surrounding land was agricultural farming.
Currently, the surrounding areas out of the floodplain are developed into
residential and multi -family developments.
D. Not applicable — The area is no longer agricultural in the master plan
E. Not applicable — The site has no timber.
VI. HISTORICAL, ARCHAELOGICAL, OR CULTURAL FEATURES
A. Not applicable. The parcel is vacant tract land.
B. Not applicable. Same as above.
C. Not applicable. Same as above.
VII. SEWAGE TREATMENT
A. Not applicable - individual sewage treatment systems are not proposed.
B. Use of Municipal sewage system.
1. The estimated sewerage created by the development will be
approximately (Using State Circular DEQ-2): 100 Gal/Capita * 5
people/lot * 102 lots = 51,000 Gal/day. Using figure 1 in WQB-2,
the peak hourly flow would then be: Design Avg = 51,000/24 =
2125 Gal/Hr; Design Peak Estimated @ 10,625 GPH.
2. Existing System
a. The sewer is desiLyned to connect to the Citv of Kalispell
sewage system. the City of Kalispell Public Works
Department is responsible for it's operation and
maintenance.
b. The sewer is expected to be connected for Phase I to the
main in Bluestone, approximately 175' east of the property
at the manhole in the street. Phase II is planned to connect
to Teal Street system. Phase III planned to be lifted to
either collection system. Refer to the master plan
exemption in the appendix for capacity issues. The new line
is planned as a 12" sewer main to avoid a lift station by
minimum slope on pipeline.
C. Refer to the master plan exemption in the appendix.
3. Not applicable, no new system is proposed.
VIII. WATER SUPPLY
A. Not applicable - individual water supply systems are not proposed.
Page 5 of 9
B. Use of Municipal water system.
1. The estimated water use by the development will be approximately
(Using AWWA Standard M22):
Average Daily Demand (Phase I):
Assume 5 people per lot, and 100 gpcd
(102 lots) x (5 people per lot) x (100 gpcd) = 51,000 gallons per
day
Probable Peak Demand (Phase I):
(based on AWWA No. M22)
Assume the following fixtures in each lot, assuming worst case as
duplex construction:
FIXTURE
QTY.
UNITS
EACH
TOTALS
Bathtub
2
8
16
Water closet
2
3
6
Lavatory
2
2
4
Kitchen sink
2
3
6
Dishwasher
2
4
8
Washing machine
2
5
10
5/8" hose
2
9
18
68
(68 units) x (102 lots) = 6936 units
From Fig. 4.4, AWWA No. M22: 4284 units corresponds to about
332 gpm
Irrigation Demand:
Assume 3500 sq ft of irrigated surface per lot, and 1.5 inches of
water per week.
(1.5 in/wk) _ (12 in/ft) x (3500 sq ft) x (7.48 gal/cu ft) = 3273
gal/wk for each lot.
Assume irrigation occurs over a four hour period each day:
(4 hr/day) x (7 day/wk) = 28 hr/wk
(3273 gal/wk) _ (28 hr/wk) = 117 gal/hr = 2 gpm each lot
Average Daily Demand: 47,442 gallons per day
Probable Peak Demand: 308 gallons per minute
2. Existing System
a. The water system is designed to connect to the City of Kalispell
system. The City of Kalispell Public Works Department is
responsible for it's operation and maintenance.
b. There is an 8" water main in Bluestone & Denver currently, and
an 8"main extension is planned to connect the two points and
service this subdivision .There is an 8" in Teal which is planned
Page 6 of 9
to be connected to serve the subdivision and interconnect with
the Bluestone system. Refer to master plan exemption in
appendix for capacity issues.
c. Refer to master plan exemption in the appendix.
3. Not applicable, no new system is proposed.
IX. SOLID WASTE
A. The proposed method of disposal of solid waste is by City hauler on an
individual basis.
B. Not applicable — no central collection area.
C. The existing collection system is the City of Kalispell Garbage service, a
division of Public Works. 312 15L Ave. East, Kalispell, Montana.
X. DRAINAGE
A. Streets and Roads:
1. All surface storm -water shall be routed through a separator tank and
discharged via a grassed Swale to the proposed retention swale
bordering the southwest property line in the proposed park and buffer
area.
2. All roads are to be constructed to City of Kalispell Standards.
3. Not applicable — none required.
B. Other areas:
1. The site naturally & gently slopes toward the railroad right-of-way
to the South. A collection/retention-grassed swale is planned in
the buffer area provided.
2. Storm runoff will drain to the south and will be drained to the
buffer area adjacent to the railroad right-of-way to the extent that
natural drainage will allow. Where streets obstruct natural
drainage, catch basins will be provided to pipe water to
oil/sediment separators that will discharge to the retention swale
in the south buffer area. Negligible impact of the storm drainage
on adjacent properties is anticipated.
3. Erosion and sedimentation will be readily controlled with the
retention area in place for construction. All sedimentation and
erosion control methods and permit requirements will comply with
the Montana Sediment and Erosion control Manual under the
Montana Water Quality Act (MCA 75-5-605(2)(c)).
4. Storm drainage planning is schematically shown on the attached
preliminary plat.
XI. ROADS
A. The current roads connecting to the site are planned city streets. The
new streets are planned to meet city standards and be city streets. 102
lots are being planned with this development which will add
approximately 770 additional vehicle trips per day.
1. The current City of Kalispell streets consisting of Denver on the
north and Bluestone on the east are 60 foot right-of-ways. Both
streets in the immediate area of this planned subdivision are
curbed and paved (except Bluestone needs to be connected with a
Page 7 of 9
120'± extension to the subdivision, city owns the right-of-way).
This is currently a residential area with low through traffic other
than local. The road surfaces are paved in the immediate area.
The development planned roads will be 40' B.O.C. to B.O.C.
meeting city standards.
2. It is anticipated that the Ashley Park will, at some point, develop
to the north, and Teal will connect to the project.
B. The streets planned are to be dedicated to the City, and installed under
the development costs.
C. The soils are well drained and storm drainage provisions are planned.
Ordinary construction related problems are anticipated to be mitigated
with planned control of run-off on property and the right-of-way.
D. The tract of ground will provide a through street right-of-way.
E. Yes, City streets provide access.
F. Not applicable — all City right-of-way.
XII. EMERGENCY SERVICES
A. The development will be served by Emergency services of the City of
Kalispell.
1. Fire Protection
a. Not in rural fire district.
b. Not applicable — in the City Fire District.
C. Not applicable — no recharge facilities proposed.
d. Refer to master plan exemption in appendix for water
capacity, pressure is not anticipated to be a problem. One
hydrant is proposed at the south end of the development off
12tn.
2. The City of Kalispell will provide police protection.
3. The City of Kalispell will provide ambulance services.
4. Medical services are available at the Kalispell Regional Medical
Center — approximately 3 miles away.
B. It is anticipated that these additional needs will be negligible. The
development is relatively small and occurs in an area already serviced by
the City.
1. Not applicable.
2. Not applicable.
XIII. SCHOOLS
A. This subdivision will be served by school district 5.
B. Estimated children attending school from this subdivision is 100. School
district 5 is experiencing declining enrolments within the city as the city
population ages, as evident by the proposed closure of Russell School. It
is estimated that this development will have negligible impact on the
school system.
XIV. ECONOMIC BENEFITS
A. Current assessment is tract land in Flathead County. Estimate is based on
1999 legislatures phased in values. 2000 assessed value on the tract 6LA
& 12BA was about $68,155 and 6L was $68,155.
Page 8 of 9
B. Assessment classification will change to 102 residential lots for the
subdivision Estimated completed build out by 2010. Using $25,000 for lot
value and $50,000 for structures value per lot, the 100% Phase I buildout
estimated assessed value would be $7,650,000. Valuation at 25% build
out is $1,912,500 and at 90% is $6,885,000.
C. Tap fees estimated at $2,000.00/lot. Water and sewer fee increases
estimated at $300.00/lot/yr. Solid waste fees estimated at $84.00/lot/yr.
XV. LAND USE
A. Existing use of the site is vacant land with grass cover.
B. The land is unzoned in the county with city R-4 zoning on the east.
C. The property is accessible by city streets on two sides. The surrounding
uses are R-4 residential and duplexes, agricultural, and unzoned single-
family in county.
D. There are no extraordinary hazards on this property. The preliminary
plat shows the approximate locations on the site of such ordinary utilities
as underground power, cable, and gas lines.
E. Not applicable. Vacant land in residential neighborhood.
XVI. PARKS & RECREATION FACILITIES
A. The property does include recreational or park area.
B. The current value of the property is $12,070 per acre based on average
purchase price.
XVII. UTILITIES
A. Electrical is provided by Flathead Electric Co-op. It is anticipated to run
all underground. There currently exists an underground power feed the
area. Gas is provided by Montana Power Company. It will all be run
underground. Phone is provided by CenturyTel and will also be run
underground.
B. No, the preliminary plat will be sent in the very near future to affected
utilities.
C. All the Utilities are anticipated to be in by the fall of 2002.
Page 9 of 9
0MVIK", � "s
APPLICANT: APEX-1 LLC/STRATFORD VILLAGE
FRDO FILE #: KA-00-6 -, Mr ♦r�
1, the undersigned certify that I did this date mail via certified or registered mail a copy
of the attached notice to the following list of landowner.5-adioining, the DrODerty lines
of the property that is to be subdivided.
C— A C�Lt,1
Assessor's S-T-R Lot/Tract Property Owner
No. No. & Mail Address
Applicant:
APEX-1 LLC
10 East Roanoke Street #8
Seattle WA 98102
Technical Engineer:
Jackola Engineering
PO Box 1134
Kalispell MT 59903
Landowner:
Reggie L Lindsay
601 W 13th Street
Laurel MT 59044
Adjoining Landowners:
See attached list
ADJACENT PROPERTY OWNERS
STRATFORD VILLAGE SUBDIVISION
SEC. 19, T28N, R21 W, PM, M,
TRACT ASSESSOR NO. OWNER
SOUTH MEADOWS
LOT 24
0002661
Jeffry M. Langan
AMENDED LOT
25
0002871
Randle V. White
AMENDED LOT
26
0002872
3000 St. Thomas Drive
AMENDED LOT
27
0002873
Missoula, Montana 59803
AMENDED LOT
28
0002874
AMENDED LOT
29
0002875
LOT 30
0002661
LOT 191
0002661
LOT 192
0002661
LOT 193
0002661
AMENDED LOT
194
0002876
AMENDED LOT
195
0002877
AMENDED LOT
196
0002878
AMENDED LOT
197
0002879
AMENDED LOT
198
0002880
SOUTH MEADOWS
LOT 31 0002660 George M. Be.-Cr Trust B
220 Woodland Avenue
TRACT 14C 0053450 Kalispell, Montana 59901
SOUTH MEADOWS
LOT 32 0970573 George M. Begg Trust B
LOT 33 0970573 Edna R. Begg Trust
220 Woodland Avenue
Kalispell, Montana 59901
SOUTH MEADOWS
LOT 34 0002839 Heidi M. Knutson
1930 Greatview
Kalispell, Montana 59901
SOUTH MEADOWS
LOT 35 0002194 Carol F. Sinclair
1924 South Meadows Drive
Kalispell, Montana 59901
SOUTH MEADOWS
LOT 36 0002106 Angela R. Allen
1920 South Meadows Drive
Kalispell, Montana 59901
Page 2
SOUTH MEADOWS
LOT 37
0001320
Alecia M. Ferguson
1916 South Meadows Drive
Kalispell, Montana 59901
SOUTH MEADOWS
LOT 38
0000613
Kent Leon & Paula L. Davey
1912 South Meadows Drive
Kalispell, Montana 59901
SOUTH MEADOWS
LOT 39
E000247
City of Kalispell
312 lst. Ave. East
Kalispell, Montana 59901
SOUTH MEADOWS
LOT 40
0001401
Samuel K. & ChristaI A. Moody
1904 South Meadows Drive
Kalispell, Montana 59901
SOUTH MEADOWS
LOT 41
000357
Hugh & Tacia Gladeau
1900 South Meadows Drive
Kalispell. Montana 59901
TRACT 7 ABA
0003228
Tim & Kay Knoll
880 Sunnyside Drive
Kalispell, Montana 59901
TRACT 4
0082450
Somers Land Company
1995 3rd Ave. East
Kalispell, Montana 59901
TRACT 13
St. Paul M & M Ry Co.
TRACT 9
TRACT 5
TRACT 6
0312950
Victor A. & Dolly E. Guest Trustees
Of the Guest Family Trust
496 Valley View Drive
Kalispell, Montana 59901
TRACT 12BB
0312951
Linda K. Guest
TRACT 4BB
0312951
525 Valley View Drive
Kalispell, Montana 59901
Page 3
SEC. 19, T28N, R21 W
6C 0422460 Sharon Rae Jones
425 Valley View Drive
Kalispell, Montana 59901
10 0467850 Rubert H. & Lila Kruckenberg
1204 Sunnyside Drive
Kalispell, Montana 59901
7AACAA 0981296 Tim & Kay Knoll
880 Sunnyside Drive
Kalispell, Montana 59901
8 0471105 Viola & John G. LaBonty Trust
1010 Sunnyside Drive
Kalispell, Montana 59901
LONEPINE VIEW ESTATES SUBDIVISION
LOT 7 0000921
LOT
8
0000922
LOT
11
0000926
LOT
14
0000929
LOT
15
0000930
LOT
16
0000931
LOT 9 0000923
LOT 10 0000924
LOT 12 0000927
LOT 13 0000928
LOT 17 0000932
19, 1 , ,- /0 0
APPROVED
Raymond Arthur & Sandra L. DeLong
310 Bismark Street
Kalispell, Montana 59901
MGS Development Inc.
P.O. Box 8612
Kalispell, Montana 59901
David N. & Tiffiney M. Dedman
306 Bismark Street
Kalispell, Montana 59901
Barbara L. Alsbury
304 Bismark Street
Kalispell, Montana 59901
Lowell B. & Barbara J. Cooley
120 Denver Avenue
Kalispell, Montana 59901
Janet E. Fisher
118 Denver Avenue
Kalispell, Montana 59901
Anthony E. & Michelle L. Hill
2600 Mission Trail
Kalispell, Montana 59901
NOTICE OF PUBLIC HEARING
KALISPELL CITY -COUNTY PLANNING BOARD AND ZONING COMMISSION
Zoning Text Amendment to Allow Expansion of Non -Conforming Uses
Stratford Village Subdivision Annexation and InitialZoning
r and RA-1
Stratford Village Subdivision • Preliminary i: Plat '. +0• Residential -A. Subdivision
Park Bottling CoAnnexation andInitial Zoningof 1-1
Montana Dept of Transportation Annexation of Hwy 93 to W. Reserve Dr.
The regular meeting of the Kalispell City -County Planning Board and Zoning Commission is
scheduled for Tuesday, September 12, 2000 beginning at 7:00 PM in the Kalispell City
Council Chambers, Kalispell City Hall, 312 First Avenue East, Kalispell. During the regularly
scheduled meeting of the planning board, the board will hold public hearings and take public
comments on the following agenda items. The board will make a recommendation to the
Kalispell City Council who will take final action:
1. A request by Louise E. Swanberg for amendments to the Kalispell Zoning Ordinance,
Chapter 27.25, Nonconforming Lots, Uses and Structures. As proposed, non -conforming
uses and / or structures may be allowed to be expanded subject to a obtaining a non-
conforming use expansion permit. Expansions of a non -conforming use of 25 percent or
less would be subject to a nonconforming use expansion permit issued as an
administrative condition use permit. Expansions of a non -conforming use more than 25
percent but less than 50 percent would be subject to a nonconforming use expansion
permit following the procedures established for a conditional use permit. This
amendment would potentially affect all areas within the city of Kalispell where non-
conforming uses exist.
2. A request by Apex 1 LLC and Reggie Lyman Lindsay for annexation into the City of
Kalispell and an initial zoning designation of R-4, Two Family Residential, and RA-1, Low
Density Residential Apartment, on approximately 30.66 acres. The property proposed for
annexation lies south of Lone Pine View Estates, west of South Meadows and Ashley Park
subdivisions and east of the Burlington Northern Railroad right-of-way. The property is
currently in the County zoning jurisdiction and is zoned SAG-10, Suburban Agricultural.
The purpose of the annexation and zoning is for a 102-lot residential subdivision known
as Stratford Village Subdivision that has been filed concurrently with the annexation
request. The property proposed for annexation can be described as Assessor's Tracts 6L,
6LA and 12BA located in Section 19, Township 28 North, Range 21 West, P.M.M.,
Flathead County, Montana.
3. A request by Jackola Engineering on behalf of Apex 1 LLC for preliminary plat approval of
a 102-lot residential subdivision known as Stratford Village Subdivision. The subdivision
contains approximately 30.66 acres with 1018.7 acres in lots, 8.9 acres in roads and 3.1
acres in common area. Most of the lots within the subdivision are between 6,000 and
8,000 square feet with one lot containing approximately 3.57 acres that would be used for
low -density apartments. New public roadways will be extended to serve the subdivision.
A request for annexation into the City of Kalispell has been filed concurrently with the
subdivision with a request for R-4 zoning, Two Family Residential, and RA-1, Low Density
Residential Apartment, upon annexation. The property proposed for subdivision is
located south of Lone Pine View Estates, west of South Meadows and Ashley Park
subdivisions and east of the Burlington Northern Railroad right-of-way in the southwest
part of Kalispell. The property can be described as Assessor's Tracts 6L, 6LA and 12BA
located in Section 19, Township 28 North, Range 21 West, P.M.M., Flathead County,
Montana.
4. A request by Park Bottling Co. for annexation into the City of Kalispell and an initial.
zoning designation of I-1, Light Industrial, on approximately 4.00 acres. The property
proposed for annexation lies on the south side of Kelly Road and east of Highway 93
approximately 1,000 feet. The property is currently in the County zoning jurisdiction and
is zoned I-1, Light Industrial and B-2, General Business. The purpose of the annexation
and zoning is so that the property owner can obtain City water to service additional
hydrants needed for a proposed expansion to the existing warehouse building. The
property is located at 100 Kelly Road and can be described s Assessor's Tract 7-OB
located in Section 20, Township 28 North, Range 21 West, P.M.M., Flathead County,
Montana.
5. A request by Montana Department of Transportation for annexation into the City of
Kalispell and initial zoning on approximately 12.00 acres. The property proposed for
annexation is the Highway 93 corridor that lies between the Kalispell Youth Athletic
Complex on the south and West Reserve Drive on the north. The property is currently in
the County zoning jurisdiction and is zoned in accordance with the zoning that the
highway adjoins. The purpose of the annexation is so that the property in the city limits
along the Highway 93 corridor will be contiguous to the city limits of Kalispell. The
property can be described as Tract 1 on Certificate of Survey No. 7860 located in Section
36, Township 29 North, Range 22 West, and Section 31, Township 29 North, Range 21
West, P.M.M., Flathead County, Montana.
Documents pertaining to these agenda items are on file for public inspection in the Flathead
Regional Development Office, 723 Fifth Avenue East, Room 414, Kalispell, MT 59901, and are
available for public review during regular office hours.
Interested persons are encouraged to attend the hearings and make their views and concerns
known to the Board. Comments in writing may be submitted to the Flathead Regional
Development Office at the above address prior to the date of the hearing or you may contact
Narda Wilson, Senior Planner, for additional information.
Thomas R. Jentz
Planning Director
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VICINITY MAP
JACKOLA ENGINEERING / APEX I LLC
REQUEST FOR PRELIMINARY PLAT APPROVAL OF A
30.66 ACRE, 102 LOT SUBDIVISION (STRATFORD VILLAGE)
CONCURRENT REQUEST FOR ANNEXATION & INITIAL ZONING OF
R-4, TWO FAMILY RESIDENTIAL, &
RA-1, LOW DENSITY RESIDENTIAL APARTMENT
PLOT DATE:8/21/00
FILE #KPP-00-05 SCALE 1 600' H:\gis\site\KPPOO—S.dwg
08/16/2000 08:58 406-628-1022 REG & CATHY LINDSAY PAGE 01
11 West 13th Street
. + .. 591i
FAX SMIT AL
r
FAX 1406--759-5781
.;IN •.
406 . 1 l stilwtr@wtp.net t. 628-1022
08/16/2000 08:58 406-628-1022 REG & CATHY LINDSAY PAGE 02
Vn17--7rWVWW0T-1 -
601 West 13th Street
Laure4 Montana 5904-4
CEFZ�i!!
Dear Steve:
Following our conversation over the phone yesterday regarding the pending land sale
•
M
way or the other. My, that certainly set well with me, as it would with any normal person
I'm sure!!!!
Once again, call me crazy, but the fact that I was merely INFORMED of this, three days
befbre the nxTting and without any communication or forewarning, did in fact UPSET
me. I found it strange that all of the signatures and notarizations were necessary to get it
before the board, but it was not necessary that I be asked, or even advised in advance that
it was being withdrawn IN MY NAME! Following the advice given on liae three of our
(406) 628-1020 stltwtr@wtp.net (Fax) (406) 628-1022
08/16/2000 08:58 406-628-1022 REG & CATHY LINDSAY PAGE 03
Reggie & Cathy Lindsay
601 West 13th Street
Laurel, Montana 59044
buy -sell agreemerrt, I did in fact seek and receive consul from my attorney in regards to
this transaction. I personally feel that any reasonable person would follow such a course of
action under these circumstances. After all, if I don't look after my best interests, no one
will, that has become painfully obvious!
Now, yesterday, you call me and tell me that I am being accused of being uncooperative
with Jackola Eng. in trying to get some additional things accomplished in this matter. (Just
exactly what I STILL DON'T KNOW as of this writing) Well, Steve, I don't know the
source of your information, but as I told you yesterday, other than you, and Narda Wilson
at the planning board, I have had ABSOLUTELY NO CONTACT with anyone in
Kalispell connected with this transaction. As I also mentioned to you yesterday, I am
growing quite weary of this process. All I have wanted from the start is for ALL involved
to be honorable, and do what they have agreed to do. I feel I have done that freely and
willingly , and I feel that Northland Homes has not. I arm aware that they are within their
"Legal" rights so far, and so be it. I also feel that sometimes "Legal Rights" and right, are
worlds apart. I remind you, it is still a free country, and parts of it are honorable. Don't
forget, I am entitled to my opinions, whether you agree with them or not.
Be that as it may, I will reiterate to you here and now, that I HAVE NOT dragged my
feet, interfered with or held up ANY part of this process, nor is it my intention to do so.
The ONLY delays in this process, that I am aware of, have OBVIOUSLY and
INTENTIONALY been created by Northland Homes and/or their agents.
Steve, all I want is to get this over with as soon as possible, and get on with life. That is
all I have wanted from the start. I once again remind you that the delay in this process
was not instigated, purpogated or consummated by me, but by Northland Homes and/or
their agents. At least part of this has been done using MY NAME, without my knowledge
or permission. Please, don't lose sight of these FACTS while acting as my agent in this
matter. If appear a little testy, I feel I have reasonable cause!
For your information I am also fardng a copy of this letter to Cary Hofstad at Better
Homes and Gardens, James Burton at Jackola Engr. and Narda Wilson at the Flathead
Planning Board. Hopefully this will preclude any further misunderstandings, half truths or
unfounded rumors, and pave the way for smooth sailing the rest of the way. At least by
doing it this way, I know for a fact that all parties involved have been informed of my
positionl I Let's just get this done, PLEASE. Feel free to call if need be.
Hopefully,
Reggie
cc: Cary Hofstad
James Burton
Narda Wilson
(406) 628-1020 stilwtr a@wtp.net (Fax) (406) 628-1022
ON of Kalispell
Post Office Box 1997 • Kalispell, Montana 59903-1997 • Telephone (406) 758-7700 • FAX (406) 758-7758
August 31, 2000
Ms. Narda Wilson
Senior Planner
Flathead Regional Development Office
723 5`h Ave East - Room 414
Kalispell, MT 59901
Re: Stratford Village Preliminary Plat and Annexation
Dear Narda:
The following are comments regarding the Stratford Village Preliminary Plat and
Annexation.
The parcel dedicated to parkland and buffer area does not meet the intended definition of
parkland dedication. The proposed parcel of land is approximately 50' in width and 2,600' in
length. This lineal strip of land has virtually no potential for park and recreation purposes.
Criteria for parkland dedication requires that land be usable and shall be of approximate size and
shape for park or playground purposes. The proposed property is a buffer strip between the
BNSF railroad right of way and the subdivision.
The second parcel in question is the round -about at the corner of Bluestone and Denver.
I would assume this circle parcel would be landscaped, however, that does not qualify for
dedicated parkland.
The total parkland requirement for the proposed subdivision is 11% of 30.66 acres, or
3.37 acres. The preliminary plat identifies only 3.104 acres of parkland.
It is my recommendation the developer meet his parkland requirement by paying the
cash -in -lieu. The City of Kalispell has a neighborhood park within 1/4 mile from this proposed
subdivision site. Begg Park is only partially developed and the cash -in -lieu will be dedicated to
continued improvements to this site. Begg Park presently has athletic fields, walking paths,
playground equipment and parking.
Ms. Narda Wilson
Senior Planner
Flathead Regional Development Office
August 31, 2000
Page Two
If further information is need, please feel free to give my office a call.
Respectfully submitted,
Michael Baker, C.L.P.
Director of Parks & Recreation
August 23, 2000
Re: Stratford Village Preliminary Plat and Annexation
Our office has received a request by Apex-1 LLC for preliminary plat approval of Stratford
Village, a 102-lot residential subdivision on 30.66 acres that also includes a request for
annexation into the City of Kalispell and initial zoning. Lot sizes vary from 6,000 square
feet to 8,400 square feet. The property is located south of Kalispell on the west side of
South Meadows Subdivision east of the Burlington Northern Railroad.
The proposed zoning is City of Kalispell R-4, Two Family Residential, and one lot containing
approximately 3.5 acres zoned RA-1, Low Density Residential Apartment, when the property
is annexed. Existing zoning on the site is SAG-10, Suburban Agricultural, and is under the
Flathead County Zoning Regulations, which sets a minimum lot size at 10 acres for the
property.
This matter will go before the Kalispell City -County Planning Board on September 12, 2000
for public hearing. Please submit your comments in writing or by phone, prior to
September 1st so that they can be incorporated into the staff report to the planning board.
If you have any questions, you can reach me at 758-5980.
Sincerely,
Narda Wilson
Senior Planner
NW/sm
Attachments: Application
Preliminary Plat
Vicinity Map
Send to:
Kalispell Fire Department - # 13
Kalispell Parks and Recreation Dept. - 123
Chris Kukulski, City Manager - # 106
PJ. Sorenson, Zoning Administrator - #94
Kalispell Police Department - # 108
Dick Amerman, Kalispell City Engineer - #205
Jim Hansz, Director Public Works - # 110
Susan Moyer, Community Development Director - # 129
Donna Maddux, Superintendent of Schools - # 102
School District #5 - #67
Glen Neier, City Attorney - # 139
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