4. Resolution 5125 - Preliminary Plat - Diamond Ridge Estates - Riebe & WebsterCity of Kalispell
Planning Department
2 street east., Suite 211, Kalispell, Montana 59901
Telephone: (406) 751-1850
Fax: (406) 75 l - 85
Webs ter ka e p annm' g.com
REPORT TOO Kalispell Mayor and City council
FROM: Sear. Conrad, Senor Planner
James H. Patrick, City Manager
SUBJECT: re iminary Plat request for Diamond Ridge Estates Subdivision
MEETING DATE: July 3, 200
BACKGROUND: The Kalispell City Plannm*g Board met on June 13, 2006 and held
public hearing to consider a request by .den and Virginia R.ebe, William and Cindy
riebe and. Polly Webster for relimmary plat approval to create 23 single famfly
residential lots. Currently this property is in the county zoo .r s ictior and has a
zoning designation of county R-1, a. Suburban Residential zoning designation that has
a minimum lot size requirement of one acre. The owners have submitted a. petition for
annexation and initial zoning request of R-2. The lots within the subdivision would
range from 15,000 square feet to 27,600 square feet. The mm*u'num lot size under the
City R- 2 zonl*ng district is 9,600 square feet.
The property is located on the southeast comer of Three Idle Drive and Stillwater
Road. There is an existing home located on the property and addressed as 394 Three
Mlle Drive, Kalispell. The properties included in the subdivision can be described as
Assessors Tracts 3ABB, 3 C, 3AD, 3AB, and. 3ACA located within Section 12,
Township 28 Forth, Mange 22 Nest
Sean Conrad of the Kakis el . Planning Department, presented staff report KPP - --3
and recommended the Planning Board consider recommending approval of the
preliminary plat subject to 20 conditions.
t the public hearing Erica Wirtala from Sands Surveying spoke in favor of the
subdivision. There were also four property owners whose land s to the south of the
subdivision who had concerns about how their property values would, be affected by
the subdivision are.d how storm water was going to be handled. Erica Wirtala
addressed the storm water con. cems by stab.g that a. preffirninary storm grater plan
had been developed which included a combination of storm water detention and
retention ponds on the south side of the subdivision.
After the public hearing the board discussed the proposal and took issue with
Condition 5 regarding the parkland requirement. The developer preferred to pay a.
cash -ire -lieu payment however the staff report recommended a. homeowners park be
dedicated. Staff pointed out to the board that the Parks and Recreation Department
recommended the parkJand dedication just prior to the staff reports being sent out.
Due to the fate timing of the parkland recommendation, the board is reeormendm' g
the Council consider amending Condition 5 to allow the developer to pay cash in he
of parkland. The Council may consider amending Condition 5 as follows, 'Me
parkland dedication regL rement shall be met with the payment of cash-m*-heu o
parkland of 1. 14 acres based on the unimproved fair market vale of the area devoted to
lots,
This amendment passed on a. Grote 3 to 2. The tiro board members who voted against
the amendment felt that a park should be dedicated as part of the subdivision in the
area oflots 11 and 12.
The motion on to recommend approval of the rehr roar plat to the Kalispell City
Council subject to the 20 conditions fisted in the staff report in addition to amended
.ded
Condition 5 passed unanimously.
RECOMMENDATION: motion to approve the preliminary plat with. the 20
conditions as amended by the Planning Board would be in order.
FISCAL EFFECTS: Positive impacts once fufly developed.
ALTERNATIVES: As suggested by the City Council.
Respectfully s bffiitted
Scan Conrad es
Senior Planner City Manager
Report compiled* June 23, Zoo
Attachments: Transmittal letter
Exhibit A (conditions)
Staff report #KP-o -3 and application materials
Minutes 6 / 13 06 planningboard meeting
C Theresa White, Kalispell City Clerk
RESOLUTION No. 5125
A RESOLUTION CONDITIONALLY APPROVING THE PRELIMINARY PLAT of
DIAMOND RIDGE ESTATES, MORE PARTICULARLY DESCRIBED AS ASSESSOR'S
ACTS 3ABB, 3AC,, 3AD, 3AB, AND 3ACA, LOCATED IN SECTION 11, TOWNSHIP
NORTH, RANGE 22 WEST, .M,M., FLATHEAD COUNTY, MoN "ANA.
WHEREAS, Allen and Virginia Riebe, William and Cindy Riee, and Polly Webster, the owners
of the certain real properties de er'bed above, have petitioned for approval of the
Subdivision Plat of said property, and
WHEREAS, the Kalispell City Planning Board and Zoning Commission held a public hearing; on
June 13, 2006 on the proposal and reviewed Subdivision Report KP-0 -3 issued
by the Kalispell Planning Department, and
WHEREAS, the Kalispell City Planning Board and Zoning Commission has recommended
approval of the Preliminary Flat of Diamond Ridge Estates subject to certain
conditions and recommendations., and
WHEREAS, the City Council of the City of Kalispell at its regular Council Meeting of July 3,
Zoo , reviewed the Kalispell Planning Department Report KP-- , reviewed the
recommendations of the Kalispell City Planning Board and Zoning Commission, and
found from the Preliminary flat, and evidence, that the subdivision is in the public
interest.
NOW THEREFORE, BE IT RESOLVED Y THE CITY COUNCIL OF THE CITY OF
SECTION I. That the Findings of Fact contained in Kalispell Planning epartment Report
KP-0-3 are hereby adopted as the Findings of Fact of the City Council.
SECTION II. That the application of the Riebes and Webster for approval of the
Preliminary Plat of Diamond Ride Estates, Kalispell, Flathead County,
Montana is hereby approved subject to the following conditions:
. That the development of the site shall be insubstantial compliance with the preliminary plat,
(Kalispell Subdivision Regulations, Appendix C — Final Plat)
2. New infrastructure required to serve the subdivision shall be designed and constructed in
accordance with the City of Kalispell" s Standards for Design and Construction and Montana
Public Works Standards; and shall be certified by an engineer licensed in the State of
Montana. All work shall be reviewed and approved by the Kalispell Public Works
Department prior to construction. This infrastructure shall include but not be limited to
streets, street lighting., street si ,nage curb, gutter, boulevard and sidewalk and shall he
installed along Cree side Court. New infrastructure along Cree side Court shall tie into the
existing street infrastructure serving Bowser Creek Estates subdivision. (Kalispell Design
and Construction Standards)
. The developer shall submit to the Kalispell Public Works Department an engineered drainage
plan that meets the requirements of the current City standards for design and construction.
Pn'or to final plat, a certification shall be submitted to the Public vorl s Department stating
that the improvements have been built as designed and approved. Kalispell Design and
Construction Standards)
. A letter from. the Kalispell Public Works Department shall be submitted stating that all new
infrastructure has been accepted by the City of Kalispell. (Kalispell Design and Construction
Standards)
. The parkland dedication requirement shall be fact with the payment of cash -in -lieu o
parkland of 1. 14 acres based on the unimproved fair market value of the area devoted to
lots. (Kalispell Subdivision Regulations, Section 3.19)
. That a minimum 20-foot buffer strip shall be established between Three file Drive and lots
20 and 23 of Diamond Ridge Estates as well as the frontage of the tract between lots 20 and
2 3 labeled "Not a- part' on the prel iminary plat. The 20-foot buffer step shall include a
paved bike and pedestrian trail, 1 -Feet wide and comply with AASHTO standards for bike
and pedestr'an paths,, and integrated into existing bile and pedestrian paths along Three
Mile Drive. The 20-foot buffer strip shall also include buffering in the form of bermingand
landscaping. These improvements are to be coordinated with the Kalispell Public Works
Department, .darks and Recreation Department, Flathead County Road Department and
Montana Department of Transportation.
7. The developer shall provide evidence that lots 19 and 20 have been included in the road
maintenance agreement for Wyndover Hill Drive.
. The following requirements shall be met per the Kalispell Fire Department: Kalispell
Subdivision Regulations, Section 3.20).
a. Water mains designed to provide minimum fire flows shall be installed. per City
spec ri at ons at approved locations. Minima dire flows shall be in accordance with
Uniform Fire Code 1 97 Appendix 111-A.
b. Fire hydrants shall be provided per City specifications at locations approved by this
department, prior to combustible construction.
c. FireDepartment access shall be provided in accordance with Uniform Fire Code 1 7
Article 9.
. The required boulevard along Creel side Court shall be a minimum of 5 Feet wide and a
payment in lieu of landscaping provided to the Department of Parks and recreation for the
installation of street trees and seeding of the boulevard. (Findings of Fact Section D)
10. The existing outbuildings shown on the preliminary plat shall be removed or located on the
same lot as the existing house. (Kalispell Zoning ordinance, Section 27.22.0203 g
11. The following note shall be placed on the final plat: "Property owner(s) are responsible for
the boulevard strip for the length of their property boundaries. Responsibilities include
watering and mein; of the grass within the boulevard. removal ograss or trees within
the boulevard is prohibited unless approved by the Kalispell Department of Parks and
Recreation." (Findings of Fact Section 1=
12. The following note shall be placed on the final plat: "Property owner(s) shall waive their
right to protest the creation of a special improvement district for road upgrades in the area to
City standards which are impacted by this s bdivision."
13. A letter shall be obtained from the Montana Department of Transportation and stating that
the proposed accesses onto Three Mile Drive (Farm to Market Road) have been reviewed
and approved and any associated and necessary improvements have been satisfactorily
completed in order to serve the lots within Diamond Ridge Estates. (MOOT)
. 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
and be subject to review and approval of the Kalispell Fire Department. Kalispell
Subdivision Regulations, Section .o.
15. Prior to filing the final plat a letter from the US Postal Service shall be included stating; the
Service has reviewed and approved of the design and location of the rail delivery site. The
nail delivery site shall be installed or bonded for prior to final plat. In addition, the nail
delivery site and improvements shall also be included in the plans to be reviewed by the
Public works Department* (Kalispell Subdivision Regulations, Section 3.22).
16. Street lighting shall be located within the subdivision and shall be shielded so that it sloes
not intrude unnecessarily onto adjoining properties. (Kalispell Subdivision Regulations
Section 3 .o.
17. All Futilities shall be installed underground. Kalispell Subdivision Regulations, Section
3.17).
18. That a minimum of two-thirds of the necessary infrastructure for this subdivision shall be
completed prior to final plat submittal.
19. All areas disturbed during development of the subdivision shall be re -vegetated with a
weed -free mix immediately after development.
20. The preliminary plat approval shall be valid for a period of three years from the date of
approval. Kalispell Subdivision Regulations, Section 2.04).
SECTION 111. Upon proper review and filing of the Final Flat 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 R THE
CITY OF KALISPELL, THIS 3RD DAY OF JULY., 2006.
Pamela. B. Kennedy
Mayor
Theresa White
City Clerk
City of Kalispell
Planning Department
2"" Street east, Suite 211, Kalispell, Montana 59901
Telephone: (406) 5 - 85
Fax: (406) 751-1858
June 23, 26
James r . Patrick, City Manager
City of Kalispell
P.O. Box 1997
r ahs ell, MT 59903
Fie: Preliminary Plat request for Diamond Ridge Estates
DearJim:
The Kalispell City Planning Board met on June 13, 2006 and held a public hearing t
consider er a. request by Alen and Virgmia Rie e, Wham and Cindy R.e e and Polly
Webster for preliminary plat approval to create 23 single family residential lots.
Currently this propel is in the County zoning junsdiction and has a zoning
designation of County R -1, a. Suburban Residential zoning designation that has a
minimum lot size requirement of one acre. The owners have submitted a petition for
annexation and initial zoning request of R-2. The lots within the subdivision would
range from 15,000 square feet to 27,600 square feet. The miniraum lot size under the
City R-2 zoning district is 9,600 square feet.
The property is located n the southeast east comer of Tree Mile Drive and Stillwater
Road. There is an existing home located on the property and addressed as 394 Three
Mile Drive, Kalispell. The properties included in the subdivision can be described as
Assessors Tracts 3A B, 3AC, 3A , 3A , and. 3ACA located within Section 12,
Township 28 North, range 22 West
Sean Conrad of the Kalispell lanmm�g Department, presented staff` report #KP--3
and recommended the Planning Board consider recommending approval ofthe
preliminary plat subject to 20 conditions.
At the public heafing Erica Wir-tala from Sands Surveying spoke in favor of the
subdivision. Ihere were also four property owners whose land is to the south the
subdivision who had concerns about few their property values would be affected y
the subdivision and how storm m ra.ter was going to be handled. Erg ea Wirtala
addressed the storm water concerns by stating that a preliminary storm grater plan
had been developed which included a combination storm water detention a.n .
retention ponds on the south sidle of the subdivision.
After the public hearing the board discussed the proposal and took issue with
Condition 5 regarding the parkland requirement. The developer preferred to pay a
cash-m' -Ii . payment however the sty report recommended a homeowners park be
dedicated. Staff pointed out to the board that the Parks and Recreation epartm nt
recommended the parkland dedication just prior to the staff reports being seat out.
Due to the late timing the parkland recommendation, the board is recommending
the Council consider amending Condition 5 to allow the developer to pay cash -in -lieu
of parkland. The Council may consider amending Condition 5 as f Hows, "The
parkland dedication requirement shad. be met with the payment ofcash-in- i . of
parkland of 1.1 acres based on the unimproved ved air market value the area devoted t
lots."
This amendment passed on a vote 3 to 2. The two board members who voted against
the amendment felt that a. park should be dedicated as part of the subdivision in the
area. of Lots 11 and 12.
The motion to recommend approval of the preliminary plat to the Kalispell City
Council subject to the 20 conditions listed in the staff report in addition to amended
Condition 5 passed unanimously.
Please schedule this ratter for the July 3, 2006 regular Kalispell City Council
meeting. You may contact this board or Sean Grad at the Kalispell Planning
Department if you have any questions regarding this matter.
Sincerely,
Kalispell City Planning Board
Timothy Norton
President
Attachments: Exhibit ,A.
Staff report KPP- -3 and application materials
Minutes 3 / 06 planning board meeting
c w ,A.tt: Theresa. White, Kalispell City Clerk
c w Att.: Allen and Virginia Riebe, Wiflaam and Cindy Riebe, Polly Webster, 39
Three Mile Drive, Ka,ispl., MT 59901
Er'c Mulcahy, Sands S ry eyl
'ng, Inc., 2 visage Loop, Kalispell, MT 59901
EXH IT
DIAMOND RIDGE ESTATES SUBDMSION
PLAN' CONDITIONS OF APPROVAL
AS RECOhEMNDED BY THE KALISPELL CITY PLANNING BOARD
JUNE 13, 2006
The Kalispell City Planning Board recommends to the Kalispell City Council that the
preliminaxy plat be approved subject to the following conditions:
That the development of the site shall be in substantial compliance with the
preliminary plat. (Kalispell spell Subdivision Regulations, AppendiX C - Final Plat)
2. New M rastr et re required to serve the subdivision shaH be designed an
constructed in accordance with the City of Kal spell's Standards for Design an
Constr .Coon and Montana Public Works Standards; and shall be certified y
are engineer hcensed in the State of Montana. All work shall be reviewed are
approved by the Kalispell Public Works Department prior to construction. This
infrastructure shall include but not be limited to streets, street lighting, street
signage, curb, gutter, boulevard and sidewalk are.d shad be installed along
Creeksl e Court. New infrastructure along Creeksl e Court sha J tie into the
existing street infrastructure serving Bowser Creek Estates subdivision.
(Kalispell Design and Construction Standards)
3. The developer shall submit to the Kalispell Public Works Department .t an
engmeered dreaffiage plan that meets the re uiLrements of the current City
standards for design and construction. prior to final plat, a certification shall
e submitted to the Public Works Department stating that the improvements
have been built as designed and approved. (Kalispell Design and Construction
Standards)
. A letter- from the Kalispell. Public Works Department shall he submitted stating
that all new infrastructure has been accepted y the City of Kalispell.. (Kalispell
Design and Constr .coon Standards)
5. The parkland dedication requirement .rement shall be met with the payment of cash-in-
e . of parkland of 1. 14 ages based on the unimproved fair market vale of the
area devoted to lots. Kalispell Subdivision Regulations, Section 3.19)
. That a minimum 20-foot ffer- strip shall be established between Three Mile
D ve and lots 20 and 23 of Diamond Ridge Estates as well as the frontage of
the tract between lots 20 and 23 labeled "Not a. part" on the preliminary plat.
The 20-boot buffer strip shall include a paved bike and pedestrian trail, T 0-feet
wi le and comply W1 ith AASHTOstandards for bike and pedestrian paths, and
integrated Mto eidsting bike and pedestrian paths along Three Mile r ve. The
20-boot buffer strip shall also include buffer .ig in the form of berming and
landscaping. These improvements are to be coordinated ate with the Kalispell
Public Works Department, Parks and Recreation Department, ent, Flathead County
Road Department and Montana Department of Transportation.
. The developer shall provide evidence that lots 19 and 20 have been included in
the road maintenance agreement for Wynover Hill Thrive.
. The following r u .rerr eats shall be met per the Kalispell FireDepartment:
Kalispell Subdivision Regulations, Section 3.20).
a. Water maims designed to provideminimum fire flows shall be installed per City
specifications at approved locations. Minimum fire flows shall be in
accordance with Uniform Fire Code 1 ) Appendix III -A.
. Fire hydrants shall be provided per City specifications at locations approved
y this department,, ncr to combustible construction.
e. Fire Department access shall be provided in accordance with. Uniform Fire
Code 1 Article 9.
9. The required boulevard along Crccks do Court shall be a minimum of 5 feet
ride and a payment m lieu of landscaping ing rovid ed to the Department of Parks
and Recreation for the installation of street trees and seeding of the boulevard.
(Findings of Fact section D)
, The existing outbuildings shown on the rehmm' ary plat shall be removed or
located on the sarrrc lot as the existing house. (Kalispell Zoning rd finance,
Section 27.22.020(3)(g)
l l , The foHowing note shall e placed on the finalplat: "Property caner s are
responsible for the boulevard strip for the lend of their property boundaries.
Responsibilities include atcr r g and mowing f the grass wit a�r� the boulevard.
Removal of grass or trees with the boulevard is prohibited unless approved by
the Kakis ell Department of Parks and Recreation."(Findings of Fact Section D
12. The following note shall be placed on the final plat: "Property owner(s) sail
waive their r ; t to protest the creation of a special improvement district for
road. upgrades in the area to City standards which are impacted by this
subdivision."
13. A letter shad be obtained from the Montana Department of Transportation and
stating that the proposed accesses onto Three Mlle Drive(Farm to Market Road)
have been reviewed and approved and any associated and. necessary
improvements have been satisfactorily completed in order to scare the lots
w,t in Diamond Ridge Estates.(MDOT)
14. The roads within the subdivision shall be named and signed m accordance with
the policies of the Kalispell Public Works Department and the Uniform Traffic
Contxol Devices Manual and be subject to review and approval of the Kalispell
Fire Department. Ka.l .s eH Subdivision Regulations, section. 3.09).
15. prior to filing the final plat a letter from the Us Postal Service shall be included
stating the service has reviewed and approved of the design and location of the
mail d.chvery site. The mail delivery site shall he it stalled. or bonded for prior t
final. plat. In addition, the mail delivery site and improvements shall also he
included in the plains to he reviewed by the Public Works Department. (Kalispell
Subdivision Regulations, Section 3.22).
. Street lighting shall be located within the subdivision and shall be shielded so
that it cos not intrude unnecessarily onto adjoining properties. (Kalispell
Subdivision Regulations Section. 3.09(L)).
17. All utilities shall be installed underground. (Kalispell subdivision Regulations,
Section 3.17).
18. That a mfiu*mum of two-thirds of the ssary infrastructure for this
subdivision shy be completed prior to final plat submittal.
19. All areas disturbed during development of the subdivision shall be re -vegetated
�� weed-freemix immediately after fort.
20. The Preliminary plat approval shall be valid for a period of three years from the
cute of approval. (Kalispell Subdivision Regulations, Section 2.04).
DIAMOND RMGE ESTATES SUBWISN
KALISPELL PLANNING DEPARTMENT
STAFF" REPORT KP--3
JUNE 2.1 2006
A report to the Kalispell City Planning Board and the Ka .s eH City Council regar mmg a
request for preliminary plat approval of a 23 lot subdivision on property proposed for
annexation an it tiai zoning. A public hearing on this proposal has been scheduled
before the planning board for June 13, 2006 in the Kalispell City Council Chambers.
The planning board wiH forward a recommendation to the city council for Fmal action.
BACKGROUND INFORMATION: This preliminary plat has been submitted in
conjunction with a. petition for annexation and an i.r k al zoning designation of R- 2, a
Single -Family Residential district, on approximately 12.2 acres.
A, Petitioner / Owner: Allen and Virginia Rie e
William and Cindy Rie e
Polly Webster
394 3 Mile Drive
Esc , MT 59901
(406) 52-o o
Technical Assistance: Sands Sury ' g, Inc.
CYM
2 Village Loop
Kalispell, MT 59901
(406) 55- 1
Nature of the Request: The owners are requesting prehminary plat approval to
create 23 single family residential lots. Currently this property is in the County
zoning jurisdiction are.d ha.s a zoning resignation of County R- 1, a Suburban
Residential tia . oning designation that has a minimum lot size requirement of one
acre. The owners have submitted a. petition for annexation and initial zoni g
request of - 2. The lots within the subdivision would range from. 15,000 square
Feet to 27,600 square feet, The minimum lot size under the City R-2 zoning
district is 9,600 square feet.
C. Location and Legal R io Property: The property is located on the
southeast comer of Three Mile Drive and Stillwater Road.. There is an existing
home located on the propel and addressed. as 394 Three Mile Drive, Kalispell..
The properties included in the subdivision can be described as Assessors Tracts
3AB, 3 C, 3A , 3A , and 3ACA located within Section. 12, Township 28 North,
Range 22 West..
I!, Size:
Total Area: 12.2 acre
Total Lot Area in Lots: 10.4 acres
,Area In Roads: 1.8 acres
Minimum Lot Size*. 15,000 square feet
Ma imam Lot Size.* 27,600 square feet
E. E.7dsting Land. Use and Zoning: The propel proposed for the subdivision has a
existing ome and outbuildings which would remain on proposed lot 4. Currently
this property is in the County zoning jurisdiction and is zoned R- , Suburban
Residential, a single family residential zoning .istric which has a mu' =* um lot
size requirement of one acre. As previously mentioned, a. petition for annexation
o the city of Kalispell and are initial zoning designation of R-2 has been fled
co currendy with the request for preliminary plat approval.
F. Adjac ent Land Uses and Zoning: This property is located in an area currently
expenencing a. transition from rural to urban scale residential because of the
recent extension of public water and serer to the area.
North: Cottonwood aid Empire Estates Subdivisions, City -3 are. r -
oin
South-. Suburban residential subdivision, County -2 zt nm*
East; Rural residential, County R-1 zoning
West: Bowser Crock Subdivision, City R-2/PUD zonmg
G, Proposed Zoning: The propose. R- 2 , Single Famfly Residential, zone fists single-
family residences as a permitted use and has a. minimum lot size requirement of
9,600 square feet and a width of 70 feet. The intent of the --2 district is to
provide adequate lot areas for urban residential development. The zoru*ng district
should have good thoroughfare access, and be in proximity to community and
neighborhood facilities such as schools, parks and shopping areas.
HI General Land Use Character: The general landuse character of this area can be
described as primarily agricultural land transitiornffig toward residential uses.
This area can also be described as being within the urban boundaries of Kalispell
and there have been significant cio en pressures in the area for larger
agricultural tracts.
1, Utilities and Public Suess: .All available public services and faculties will be
provided o these properties at the same level of service as other properties
similarly situated in the city limits.
Sewer:
City of Kalispell
Water:
City of Kalispell
Refuse:
Contract hauler available
Electricity:
Flathead Electric Cooperative
Telephone:
Cent ryTei
Schools-.
School District #5
Fire:
Kalispell Fire Department
Police:
Kalispell o .ee Department
Relation to Zoning Requirements: The applicants are proposing annexation
and an initial zoning designation of R-2. The R-2 zoning district has a. minimum
lot size requirement of one dwelling unitper 9,600 square feet or approximately
.5 dwelling units per net acre or 3.5 units per gross acre. The proposed
2
subdivision has a. gross density of 1..9 units per acre.
The proposed subdivision would create 23 lots. All of the proposed lots would
exceed the inimum lot requirements of the R-2 zoning district with several
proposed lots more than double the 9,600 square foot minimum lot size.
Proposed lots 1, 1 ,, 19 and 20 are all more than double the mm' imu lot size
required in the R-2 zoning district and therefore could potentially be further
subdivided in the future. Although future division of these proposed lots is
possible it would not have a significant impact on roadways surrounding the
subdivision as they will be constructed or improved to meet City road standards.
REVMW AND FINDINGS OF FACT
This application is reviewed as a major subdivision in accordance with statutory criteria
and the KalispeH City Subdivision Regulations.
A* Effects on Health and. Safety:
Fire: This subdivision would be in the service area of the Kalispell Fire
Department once annexed to the City. The property would be considered to be at
low risk of fire because the subdivision and. homes within the subdivision would
e constructed in accordance with the Uniform Fire Code and have access which
meets City standards. Hydrants will be required to be placed along the new road
within the subdivision in eompha ice with the requirements of the Unifo= Fire
Code and approved y the Fire Department. The fire access and suppression
system should be installed and approved by the Fire Department prior to Email
plat approval because of potential problems with combustible construction taking
place prior to adequate fire access to the site being developed.
'`loodi : According to FIRM Panel #1805D dated 9 3o 92 this propel is
located entirely in zone C, an area that is not prone to flooding. There are no
indications that this site is prone to high ground gaiter, intermittent streams or
creeks or stormwater runoff oi~ hic has the potential to create problems with
flooding.
Access: Access to the subdivision is proposed from a new r subdivision road and
an emsting private road off of Three Mlle Drive. The new roadway serving a.
ma on
o the bats within the subdivision divisio i proposed as a. loop road connecting
two roads currently under construction on the adjacent subdivision, Bowser
Creek Estates. The loop road shown on the preliminary plat, Creeksid.e Court,
would extend are existing court in Bowser user Creek Estates north and connect with
Bowser Creek Place, another inte-t-nal roadway serving the Bowser Creek
Subdivision. Both Bowser Creek Estates and Diamond Ridge Estates would sure
an access road. onto Three Mile Drive.
An existing private roadway, Wynd.over Hill Drive, would serve proposed. lots 19
and 20. This roadway currently serves four lots within. the W ynd.ov er Hill
subdivision.
Effects Wfldlife and Wildlife Habitat: This property varies between level
ground and slopes between 8-11 percent, Although the properties proposed
within the subdivision have some varying topography no creeks or drainages are
3
located on them. There may be some rr gratory bIrds and occasional deer may
visit the site, however, this area does riot provide significant habitat for wildlife.
C. Effects on the Natural Environment:
Surface and.... grr : This subdivision wiH be served by public water and
sewer thereby minimizing any potential impacts to the groundwater. As stated
previously, the entire site is outside the 100 year floodpia n and the closest
surface water is Bowser Creek which hes approximately 700 feet to the merest of the
property_ A Depth to Water Table map dated March 13, 2006 indicates the grater
table is greater than 50 feet below the surface for the area of the proposed lots.
Drainage-. Curbs and gutters will be installed and a storm water management
plan will have to be developed to address the runoff from the site. There is no
City storm drain system in the immediate area and storms grater wi have to be
managed using ors -site retention methods as part of an engineered storm water
management plan. The developer will need to submit an engineered drainage
plan to the Kalispell Public Works Department for review prior to construction.
The drainage plan will have to comply with the City of Kalispell"s standards and.
Mate standards and will be required to be designed by a. professional engineer.
Effects on Local Services:
Water: water service to the subdivision would be provided by the City of Kalispell
and extended from a water main that lies to the west of this subdivision along
Three Mile Drive. The water main would be extended from its current location to
the subdivision along the right of way for Bowser Creek Place. The water system
for the subdivision will be reviewed and approved by the Kalispell Public Works
Department as part of the development of the subdivision. There is adequate
capacity within the City's water system to accommodate this development.
Sewer: Sewer service will be provided by the City of Kalispell with an extension o
are existing sewer main located west of the proposed subdivision. Design and
construction of the mains will be reviewed and approved by the Kalispell Public
Works Department. 'there is adequate capacity within the sewage treatment plan
to accommodate this development.
Roads-. The primary access road serving Diamond Ridge Estates and adjacent
subdivisions is Thxee Mile Drive. Three Mile Dave is a. paved, two lane State
secondary roadway that is in fair condition. Over the last five years significant
development has occurred along Three Mile Drive. At some point, consideration
will need to be given to the upgrading and widening of Three Mile Drive as
development continues to occur in the area. Impacts to Three Mile Drive are
incrementally increasing. However, with no funding is currently available for the
upgrade of secondary State highways at either the state or local level and no
improvements to the Three Mile Drive area are anticipated. Additionally, because
here are no development impact fees assessed by the City of Kalispell, Flathead
County or the Mate of Montana, the u' npacts to the road will continue to be felt.
Over-all there will be moderate impacts to Three Mile give as a. result of this
subdivision however, in order to address impacts future traffic associated with the
proposed subdivision would generate, staff is recommending a condition be
placed on the finial plat which requires lot owners to waive heir right to protest
4
the creation of a. special improvement district for road lipgrades in the area to City
standards. A. additional condition recommended on the preliminary plat WiH
re Ire the developer to contact the Montana Department of Transportation to
ensure the existing approaches for the two access roads off of wee Mile n've,
Bowser Creek Place and Wyndover Hill Drive, are adequate for the additional
traffic generated by Diamond Ridge Estates.
The proposed subdivision road., Creeksi e Court, wfll be constructed to City
standards and. would include curb, gutter, sidewalks and landscape boulevards
within the subdivision. This road will tie into two roads currently being
constructed as Part of the Bowser Creek subdivision.
.
The Parks and Recreation Department has previously worked with developers by
approving appropriate street trees to be planted within the boulevard strip.
However,, recently the Department has changed its policy and now requires
developers to provide the Department with funds so that the Department can
install the street trees and seed the boulevard strip. This has come about after lot
ovmers in. numerous subdivisions have neglected to place grass and instead have
placed rock in the boulevard and may or may not plant the required street trees.
With the owner or developer providing funds to the Department, the City can be
assured that the boulevard will be seeded and trees installed per City standar s .
In addition, the Department of Parks and Recreation has requested future lot
owner(s) be notified that they must maintain the boulevard levar strip and no removal
of grass or sheet gees can occur without approval from the Department of Parks
and Recreation. Therefore, conditions have been added to the proposed
subdivision to address the Department's concerns regarding the street
boulevards.
Lots 19 and 20 will be provided access off of Wyndover Hill Dave, a private
roadway approximately 20 feet wide serving four lots in the Wyndover Hills
subdivision. The Wyndover Hill subdivision was approved by the County on
March 8, 2001. One of the conditions of approval for the subdivision was the
creation of a road users association to maintain the riva.te road. As a
recor=ended condition of approval, proposed lots 19 and 20 will reed to be
included m the road users association for the continued maintenance of
Wyndover Hill Drive.
Schools: This development is within the boundaries of the Kalispell school
District 5. The school district could anticipate that are additional l I school aged
children might be generated into the district at full build out. This number is
used because it takes into account pre-school aged children., home school
education options and the r'vate school education. option. Not all of the children
who live in the subdivision wfll be attending public schools. This would have a.
potentially significant impact on the district, particularly on a. cumulative level
with other developments ents erg. lire within the district - both urban and rural
particularly with high school -aged. students.
Parks and Open ...S is . The state and local subdivision regulations have
arkla.nd open space requirements for major subdivisions in the amount of 1 %
of the combined area of all land to be divided into lots 1/2 acre and smaller. The
area in lots is 10.394 acres creating an average lot size of 19,685 square feet,
5
shghtly less than ' are. acre, I I% of the combined area m lots will require 1.1
acres in park area or cash in lieu equivalent. The developer is proposing to pay a
cash I'M lieu of parkland fee and the subdivision application the owner has
rov*ded a value o $25,000 per acre as the estimated market value of the
property before im rovernents. The developer has proposed the cash in lieu
payment because the developer feels that a park would not be warranted ire this
subdivision due to the large size of the lots.
Upon review the -proposed subdivision the Parks and Recreation Department is
recommending that the developer provide an ors -site area for a park. The
e artr. ent"s recommendation would be to have a park in the vicir ty of lots 6,
and 8 as show. on the preliminary plat. The portion of the park area will need t
be developed with some amenities such as a picmc area and irrigation are
landscaping so that it provides a recreational amenity. A plan for development
ent
and. maintenance of the park area needs to be coordinated with the Kalispell
Parks and Recreation Department. The park will be pn'vately owned and
maintained by the homeowners association and will not be available for use by
the general public.
Police: This subdivision would be in the jurisdiction of the City of Kalispell Police
Department once annexed to the City. The department can adequately provide
service to this subdivision, however the cumulative impacts of growth within the
City further strains the department's ent's ability to co m e to provide the high level
of service the department is committed to.
Fire Protection : Fire protection services will be provided by the Kalispell Fire
Department t once annexed to the City, and the subdivision will be required to
comply with the Uniform Fire Code. Although fire risk is lour because of good
access and airly level terrain, the Fire Department is recommending that access
to the subdivision and the hydrants are in place prior to fmal plat approval and
or use of combustible matey * als in construction.
Sidewalks-, Currently here is a lack of pedestrian access along `three Mile Drive.
Three Mile Drive is a marrow State secondary highway that is maintained y
Flathead County. Other subdivisions that have been developed in the area have
been required to establish pedestrian access along Three Mile Drive with the
anticipation that these walkways will eventually connect. The improvements ents have
been made on an incremental basis and the subdivision's frontage along 'three
Mile Drive would add another segment that is needed. Staff would recommend
that a.pedestrian/ bike trail and a. vegetation buffer along proposed lots 20 and.
23 of Diamond. Ridge Estates as well as the frontage of the tract between propose.
lots 20 and 23 labeled "Not a part' on the preliminary plat be provided prior to
fling the final plat. The pedestrian/bike trail would be coordinated with. the
Public Works Department are.d marks and Recreation Department.
Solid Waste: Solid waste will be handled by a private hauler and will be taken to
the Flathead County Landfill. There is sufficient capacity within the la dfiR t
accommodate ate this additional solid waste generated from this subdivision.
Medical Services: Ambulance service is avail a l e from. the Fire Department and
ALERT helicopter service. KahspeH Regional Medical Center is close, less than
rAl
three miles from the site.
E. Effects on Agriculture and agricultural water user facilities* The site has been
traditionally used for agricultural purposes, n*mar .y grazing. However, due to
the increase in resi entia.i development surrounding the project site on all four
sides, the property is less viable as agricultural land. Its location are.d its
proximity to urban services make this propel sited for urban scale
development. There will be relatively little impact on arc .l.t .ral uses within the
alley and no impact on agricultural grater user facilities since this propel will
e served by a public water system..
Relation to the KaUspell Growth wth Policy: This propel is in the Kal s ell
Growth Policy's potential utility service area are.d is anticipated for this type of
urban scale development at the time of connection to City utilities. The flature
land use map for the area indicates this area is anticipated to be developed as
Urban Residential. Areas designated as Urban Residential are anticipated to be
served by cor=unity water and sever and have good access to services and
public facilities. This land use designation anticipates a density of between 3 and
12 dwelling units per gross acre. The requested R-2 zoning for the site can be
found to be consistent with the Urban Residential designation.
G, Compliance with Zoning* This property has been proposed to be zoned. -2, a
Single Family Residential district. The proposed. lot sizes range from 15,000
square feet to 27,600 square feet. 'therefore, the proposed, lots would comply With
the requested R-2 zoning district. It should be noted that due to the larger lot size
proposed with the subdivision there is the potential for proposed lots 1, 16, 19
and. 20 to further subdivide.
The project site currently has a .house, garage and several. outbuildings located on
the westem portion of the property. The preliminary plat indicates that the house
would be located on proposed lot 4 along with. the garage and a carport however
several. other outbuildings are shown on other proposed lots. Section
2 .22.020 3 g of the Kalispell Zoning Ordinance states that no accessory
structure or use shall be constructed or established on any lot prior to the time of
the substantial completion of the construction of the principal structure to which
it is accessory. if the subdivision is approved, allowing any of the outbuildings to
remain other than those included on the same lot as the existing house would be
in violation of Section 27.22.020(3)(g). Therefore, as a. recommended condition of
approval they will either have to yore or remove the existing outbuildings to
comply with. Section 2 .22.o2o 3) (g).
H. Compliance with the Kalispell Subdivision Regulations: This subdivision
complies with the Kalispell Subdivision Regulations and no variances have been
requested.
RECOAUMNDATION
Staff recommends that the Kalispell City -County Planning Board adopt staff report K --
o -3 as findings of fact and recommend to the Kalispell City Council that the
preliminary plat for the subdivision be approved subject to the following conditions:
That the development of the site shall be in substantial compliance with the
preli.�� plait. Ka .is ell Subdivision Regulations, Appendix C - Final Plat)
2. New Infrastructure required to serve the subdivision shaH be designed and
constructed i accordance with the City of Kalis ell's Star. ar .s for Design and
Construction and Montana. Public Works Standards; and shall e cued by an
engLneer licensed in the State of Montana. All work shall be reviewed and
approved by the KahspeH Public Works Department prior to construction, This
infrastr-ucture shall include but not be limited to streets, street lighting, street
signa. e, curb, gutter, boulevard and sidewalk and shall be installed along
Creeksi e Court. New infrastructure along Creeksi e Court shall tie into the
existing street infrastructure serving Bowser Creek Estates subdivision. (Kalispell
Design and Construction Standar s
3. The developer shall submit to the Kalispell Public Works Department an
engineered drainage plan that meets the requirements ents of the current City
standards for design and construction. Prior to finial plait, a. certification shall be
submitted to the Public Works Department stating that the improvements have
been built as designed and approved. (Kalispell. Design and Construction
Standards)
. A letter from the Ka .is eil Public Works Department shall be submitted stating
that all new infrastructure has been accepted y the City of Kalispell. (Kalispell
Design and Constr ct .o Standards)
The developer shall provide a minimum of 1. 14 acres in park area in the vicinity
of lots 6, 7 and. 8. A development plan for the parkland shall be reviewed and
approved by the Kallspefl Parks and Recreation Director that provides recreational
amenities including but not lirm'ted to pedestrian access, irrigation, landscaping
and play equipment so as to provide a recreational component within the
development and not simply left as passive open space. A homeowners
association shall be created for the on -going maintenance of the park. Kal's el.l
Subdivision Regulations, Section 3.19 and `indin s of Fast Section D .
. That a. minimum 20-foot buffer strip shall be established between Three Mile
Drive and lots 20 and 23 of Diamond Ridge Estates as well as the fronta.ge of the
tract e-twee . lets 20 and 23 labeled "Not a part" on the preliminary plat. The 20-
loot buffer strip s ,a . include a paved bike and pedestrian. trail, 1. o-feet wide and
comply with AASHTo standards for bike and pedestrian paths, and integrated
into existing bike and pedestrian paths along Three Mile n'Ve. The 20-foot buffer
strip shall also include buffering in the form of terming and landscaping. These
improvements ements are to be coordinated with the Kalispell Public Works Department,
Parks and Recreation Department, Flathead County Road Department an
Montana Department of Transportation.
. The developer shall provide evidence that lots 19 and 20 have been included in
the road maintenance agreement for Wyndover Hill Drive.
. The following requirements shall be met per the Kalispell Fire Department:
Kalispell Subdivision e lati.ons, Section 3.20).
0
a.. eater mans designed to provide minimum fire flows shall e installed per City
specifications at approved locations. Minimum fire flows shall be in accordance
with. Uniform Fire Code 1 7 Appendix ix i i- ,
Fire hydrants shall e provided per City specifications at locations approved by
this department, prior to combustible construction.
c. Fire Department arty er t access shall e provided in accordance with Uniform Fire Code
(1997) Article 9.
. The required boulevard along Creeksi e Court shall be a rm'r m rn of 5 feet wide
and a. payment in lieu of landscaping provided to the Department of Parks and
Recreation for the installation of street trees and seeding of the boulevard.
(Findings of Fact Section )
10. The em sti . outbuildings shown on the relimina.ry plat shall be removed or
located on the same lot as the existing house. (Kalispell Zoning ordinance,
Section 27.22.020(3)(g)
The following note shall e placed on the final. plat: "`Property owners are
responsible for the boulevard strip for the length of their property boundaries.
Responsibilities include ateri and mowing of the grass within the boulevard.
Removal of grass or trees within the boulevard is prohibited. unless approved by
the Kalispell Department of Parks and Recreation." (Findm'gs of Fact Section. D)
12. The following rote shall be placed on the final plat: "Property owner(s) shall waive
their right to protest the creation of a. special improvement district for road.
upgrades in the area to City standards which are impacted by this s iivision.
13. A letter shall be obtained from the Montana Department of Transportation and
stating that the proposed accesses onto Three Mile Dave (Farm to Market Road)
have been reviewed and approved and any associated and necessary
improvements have been satisfactorily completed in order to serve the lots within.
Diamond Ridge Estates. (MDOT)
14. The roads within the subdivision shank be named and signed in accordance with
the policies of the Kahspell Public Works Department and the Uniform Traffic
Control Devices Manual and be subject to review and approval of the Kahs ell
Fire Department. (Kalispell Subdivision ivisio Regulations, Section 3.09).
5. Prior to filing the final plat a letter from the US Postal. Service shall be included
stating the Service has reviewed and approved of the design and location of the
mail delivery site. The mw'l delivery site shall be installed or bonded for prior to
final plat. In addition, the mail delivery site and improvements shall also be
included in the plans to be reviewed by the Public Works Department. (Kalispell
Subdivision Regulations, Section 3.22).
16. Street lighting shall be located within the subdivision and shall be shielded so
that it does not intrude unnecessarily onto adjoining ro erties. (Kalispell
Subdivision Regulations Section 3. .
7, All utilities shall e installed underground. (Kalispell Subdivision.. Regulations,
Section 3.17).
. That a minimum of two-thirds of the necessary infrastructure for this subdivision
shall be completed prior to final plat submittal.
19. All areas disturbed during development of the subdivision shy be re -vegetated
with a geed -free mix immediately after development.
20. The preliminary plat approval shall be valid for a period of three years from the
date of approval. (Kalispefl Subdivision Regulations, Section 2.04).
City of Kalispell
Planning Department
17 - 2TO Street East. Sri 2 Kahs , Mo .tea 59901
Telephone: -5
.fax: (406) 751-1858
MAJOR SUBSN PRELEMNARY PLAT APPLICATION
FEE SCHEDULE: FEE ATTACHES 3 5.00 �.�,..—
Major Subdivision (6 or more lots) $750 $100/lot
Mobile Home Parks & campgrounds or more spaces) $750 + $100/space
Amended Prelim ary Plat
Amendment to Conditions Only $350 base fee
Re -configured Proposed Lots Base fee + $40/lot
Add Additional Lots or Sublots Base fee $100/lot
Subdivision variance $ 10 o (per variance)
Commercial and Industrial Subdivision Add $200 to base
pre ina y plat fee
S� TES O `�: Diamond Rid Estates
OWNER(S) OF RECORD:
Name ARen and ' Ri c ilha and Cad Riand Poi
Webster Phone o 52 - 90 10
Mai r g Address 394 3 Mile Drive
City Kai --- State — MT �. 1P.59901
TECHNICAL/PROFESSIONAL PARTICIPANTS Surveyor/DesigaerjEagiaeer, etc):
Name & Address Sands Sine Inc 2 ViH c Loop, Kalispell,. MT 59901
Name & Address CarverKaginee*u5 3 Avenue E KahsRefl
Name & Address
LEGAL DESC ON of PROPERTY:
Property Address 394 and 386 3 M c Drive Kahsi3efl
Assessor's Tract Nos .3ABB,. 3Ac, 3AD, 3A , and. 3ACA .. Lot No(s)
NW 1 NW 14 Section .................. Township 2 8 Range 22.
GENERAL DESCRIPTION SUBDMSIo *
R
Number of Lots or Rental Spaces 23 Total Acreage in Subdivision 2.23
I
Total Acreage M Lots 10.234 Mom . Size of Lots or Spaces 0.301
Total Acreage in Streets or Roads- Maximum Size of Lots or Spaces 0.631
'dotal Acre n Parks, Open Spaces and r Common Areas None R rop oss e dd
PROPOSED USE(S) AND NUMBER OF ASSOCIATED LOSS/SPACES:
Sffigle Family 23 lots Townhouse � _ _ Mobile . Home Park
Duplex Apartment Recreational Vehicle Park
Commercial Industrial
Cnmim'Multi-Family
Pled Unit Development,
Other
APPLICA13LE ZONING DESIGNATION & DISTRICT Propose Kos ell R-2
ESTIMATE off` MAST VALUE BEFORE M VEMENTS 2 , r acre
(Undeveloped land value
IMPROVEMENTS TO BE PROVIDED:
Reads: Gravel ' Curb XGutter 2� Si walk�Alleys Other
Water System: Individual Multiple User Neighborhood Public XOther
Sewer System: Individual Multiple User Neighborhood Public XOther
Other Utilities: Cable TV Telephone X Fleck Gas their
Solid Wade: Home Pie. Central Storage Contract Hauler X Ovmer Haul
Mail DeUvery: Central X —Individual School District:
`im Protection: Hydrants XTanker Recharge � Fire District:
Drainage System: -site epSjReered drainMe system
PROPOSED EROSION/ SEDIMENTATION CONTROL: -As e e er DEQ and
the C tv of Kah�
ARM°CES* ARE ANY VARMNCES REQUESTED No ve s If yes,
please complete the information below:
SECTION OF REGULATIONS CREATING HARDSHIP:
EXPLAIN THE HARDSHIP THAT WOULD CREATED WITH STRICT COMPLIANCE
WITH REGULATIONS
PRoposEm ALTERNATIVE(S) TO STRICT COMPLIANCES WITH ABOVE
REGULATIONS:
City of Kalispell Publi*c Works Department
Post Office Box 1997.. Kalispell., Montana 5990-)
o: Sears Conrad.
From: Mark Crowley, Construction Manager
F
Date: May 9, 200
e: Prehminary Plat for Diamond Ridge Estates, on wee Mile Drive
Dear Sear;
Thank you for the opportunity to review the plans for the above -mentioned subdivision plat.
While this parcel is a long parcel, it does not appear to be narrow enough to justify four
access pots that do not correct to each ogler. This Department recommends that
interconnectivity be provided between the three street access points. This wiff facihtate
better sem*ce of garbage collection, street plowing and improved response times to
emergencies.
encies.
Alternatives that allow the existing home on 'Three Mile Drive access from the interior of
the subdivision will need to be explored (as was done in Cottonwood Park Sub and Aspen
Creek Sub). It is not compliant with the Growth Policy to allow residential access to
arterials (Policy 6, Transportation).
The two roads coming off of Thane Mile Drive will need to be dedicated to the City of
Kalispell and upgraded to City Standards
Further, the requested variance may be unnecessary. Kal s eh's Design and Construction
Standards allow for road grades up to %(not % as state. M the application).
t is the Goal of the Kalispell Growth Pohcy 2020 (chapter 11. Streets and oars, Goal 3).
(to:
"s the City annexes county roams provision should be made for upgrading to city
standards." Wherefore, the developer should upgrade Wyn over Hill Drive to city
standards.
t is the Policy of the KafispeU Groff Policy 2020 to. -
avoid "hffltop development" to m-ingate erosion losses (Pollan 12, .natural
Environment),
"Encourage the design of urban streets to provide for convenient circulation, safe
pedestrian access and excess road width.. ` (Policy 6, UrbanDesign) The proposed
cul-de-sacs de-sa do not provide this circulation and access.
As has been the eo e 's policy of requiring bike and pedestrian paths along Three Mile
Drive, we offer the foRowing suggested language:
"'fhe applicant shaH develop a bike and pedestrian path along the entire frontage of
Three Mile Drive (including the existing home). Said path shag be 10 feet wide and
comply with AASHTO Standards for bike and pedestrian Paths.
AR excess stormwater must be retained on site. The developer must submit an engineered
drainage plan to this office for review prior to construction. Upon completion, an engineer
rust submit to this office a eerfifi anon that the construction follows the approved plans. A
recommended condition might be as folio s:
"The developer must submit to the K l.spef. Pubhe Works Department a
engmeered drainage plan that meets the requirements of the current City Standards
for Design and Construction. Prior to final plat, a certification. shall be submitted to
the, Public Works Department that the improvements en.ts have been built as designed
and approved. "
Again, thank you for the opportunity to comment. Feel free to contact this office if vw<t�W
be of further assistance.
gNUNITED STATES
P 05 TA L SERVICE
Date:5-22-2006
E 17:�, E E
M "Y z 3 2na6
To: City of Kalispell Planning Department
2nd Street E Ste 211 KALISP LL PLANNING DEPARTMENT
Kalispell, MT 59901
RE: Diamond Ridge Estates
Comments to Kalispell, City,Plan.nin Board:
Prior to filing the f real plat a common mail- delivery site shall be provided with the design and
location to be approved by the local postmaster of the U.S. Postal Service. Mail box turnout
will be located as near the entrance to the subdivision as possible and will be a minimum of
20 feet long, plus approach and exit. The turnout will be at least ten feet wide so that the
mail carrier's or customer's vehicle will be completely off the roadway. This ten foot width
will be a fiat level surface. The turnout, combined with the developed road surface, will
provide an area wide enough for the rail carrier to completely turn around without having to
back t least 70 feet total width). A site plan delivery agreement must be on file with the
local post office. Cluster Box Units CU and cement pad are at the expense of the
developer. The cement pad for the CBUs is to conform to USPS standards.
If you need additional information regarding the above comments please contact Ssil
Carter at -0--60.
ADocu ents and n sJHSB \My Dee ments\G rowth ManagementlGrowth na e ent\Proje ts\Gom erdl lot in Center Mail parking
lot\Comments to Kalispell Planning,doc
SITE DEVELOPMENT REVIEW COMMITTEE SUNiLMARY
Thursday, May 11, 200
Building Department Conference Room
ATTENDING:
Frank Castles, Asst. City Engineer Jeff Clawson, Pans Examiner
Brent Christopherson, Asst. Fire Chief Sean Conrad, City Planner
Mark Crowley, Construction Manager Craig Kerzan* Building Official
P. J. Sorensen, Zoning Administrator, Chair Susie Tumer, Assoc. Civil Engineer
Jennifer Young, Recreation on Su ervlsor Kathy t uhlin. Recording Secretary
Guests Er'e Mulcahy, Sands Surveying; Kevin Malloy, Carver Engineen'ng; Rod
Schenck. Carver Eg nee ng; and Ere Berry., Eastside Bfick.
Hear the Public; Nome.
Performance Bond Reminders* Public Works is going ` to allow m Birk to extend his Letter
of Credit to 18 months for Muskrat Slough and Three Mile. Regarding Westvew
Business Center, Public Works .has seat tem letters regarding the necessary significant
repairs they will need to make before their Letter of Credit expires in .duly.
OLD BUSINESS:
'down — No responses to anyone regarding letters that were sent from each
department, Public Works did hear from their engineer. who was asking questions about
homer to do a Pere test.
Courthouse East — The Development Agreement has been signed. Their estimate for the
bond is $45,000, but they obtained a Letter of Credit for $100,000. They made some
changes in the location of some of the live/work spaces. one parking space was
removed. Minor charges to the boiler house building, the bfidge, and infrastructure in the
public right of way. harks and Public Works need are engineer or them- contractor to sign
off or the estimates.
Glacier dank — The approval from. MDOT has been received with the condition that they
work out their street signage with Public works. They will he extending the Streetsea e
theme through the right of way. They still need to put in the parking lot next to
Romano s Restaurant. but the building has not been tom down yet. They will reed to
coordinate the kiosk with Fred Zavod .y in Public Works. They will need to put in
landsca inn in front of the doorways on troth sides of the street to discourage crossing the
street in the middle of the block. Fire has requested more information regarding the
shared sprinkler system (the old bank shares with NWMHR). This is approved through
Site Review.
NEW SNESS.
VFW — They went through Architectural Review this week. They will need a Plumbing
Plan, Lighting Plan, etc. The System Development charge cannot be determined until the
Plumbing Plan is submitted. Parking is difficult to determine downtown. Their proposed
parking was discussed, They will need to s nkIer s rime the building. Parks will look
at the street tree situation in that area, They will reed to be notified of how to put their
address on the front of the building at the front entrance. They will need to line up their
handicapped ramp with the sidewalks.
Kirt— Brian Wiley is the builder — We have asked for a Site Plan. They need an "
main. They need a two -moray hydrant with a "' barrel. We will reed a Lighting Plan.
This needs to go through Architectural Review. Were are they putting in the new
hydrant. We will need Mike Baker or Dan Johns to attend our next meeting to discuss
this project.
Cre i is School of Cosm Colo — Their parking issues were discussed. Drainage and
landscaping is okay.
Woodland Clinic — This project went through architectural review on Tuesday. They
will reed to formalize their existing parking. They are adding 1,065 s. ft.. They will
need to apply for an Administrative CUP expansion of a non -conforming orming use in an R -
zone). The questionof having theme. change their address to 6 Ih Avenue East because o
the front entrance being c .anued was discussed. ae o a Engineering is the engineer o
Z:pthis project. They will need to sprinkler/sprinkle the building because the fire flow isn' t
adequate. If they loop the system to get the fire flows up, they may not have to s rinmer.
There may be storm drainage issues.
Seventh Dav Adventist — No Drainage Flan, no Landscaping Flan, no Lighting Plan. A
i �000 s . t. addition. They have obtained their CUP. They will also need at least a
exit aisle in front of the door.
TANNING OFFICE ITEMS:
Diamond Ridge Subdivision — Three Mile thrive next to Bowser Creek Estates — seeking
a variance to thecul-de-sac to be extended south. from 60 0 * to 8 ' .They will seek
annexation and zoning of R- . Accesses and roads were discussed. Each tot must have
frontage. The pater main will reed to be extended. ded. Zoning requires the access to come
off the street. This is are milt subdivision. The grade is presemtIv I i ° * but Public Works
and Fire will require them to re -grade to %. This is presently scheduled to go to the
Planning Board on the t t . They have cash in lieu of park land. ..utilities to be extended
out to the far property tire.
BY; SANDS SURVEYING, h.
2 Village t.oult
Kalispell, MT 599I11
(400) 755-6481
JOB NO, 204M (204902 dog)
DA'l'L; April 4, 2006
iF'Qll,A3►i`E'4TUM Allen Riche
N(YTI Sc
CONTOUR INTERVAL = V
Preliminary Plat ofi
Diamond ridge Estates
Located in the N'V'L' 114NW 1/4 of Section 12, T.28N.,
R.22W., P.M,M., Flathead County, Montana
I,CGE ND.
lSil 11t4th Corner (as holed)
Found 412" Iielsar & Cap (1975-S) or as noted
Total Area: 12.234 Ae.
23 IMs (Gross): 10.394 Ac.
Roads: 1.840 Ac.
Nate_ E'er it k.9 ius pa.T-es add 123 efthe Zwd
rigl;t.a1-wmy I& the arms rcrepge Ork'4Li hot(123
of t.040 *VTtA n OLOW Re`)
?iiAC T OF IAND, SITUATED, ININi: AND BEING IEV'I'11F. NORTMVES7'
iARTlE1l OF THE Nt: WFIIWES'T QUAlt'TER OF SECt JO N l2,11MNS11I1'
II T11, RANGE 22'WEST, P.M.,i41., Rt.ri'l`l1EAt]COUN'1"i, MONTANA, AND
GINNING at the istauthwest corner of the Nortimest ¢raarter sal'the Nortlnrest
urger of Section 12, 't'o"Itship 28 North, Mange 22 West, V.&K,M., Flathead
unty, Montana whieh is a found Iron pica;'Thence along the west fauundacy ofsiaid
V1j4NlW114 N04`42'16"E 1248.78 feet to a found iron pin on lice scaulherly HIV of
ree Ntile Drive;1hencc alonit sold RfW N89"58'44" Y 150.03 feel to a found Iron
r; Vience leaving said ltl4'V QA)4°42'27'^Vi' 177.60 ft el; '!'hence It ST 150.g2 1"t;
ence N0.4°42`37"L 177.65 feet to said southerly RAV;'I'henee along said R/W N89 °
44" lr ISO-03 fccii `I'henee leavingsuid 1t/4V SO4 °42'48'V 1246.27 feet 1sa a found
n pigs; Thence S619°3933"►V 459.11 feet Its [he poLsl of laegiuning and containing
234 ACRES; subject to and together with all appurlenant exieusenGs of record.
Vicinity Map:
idol to scale
City of Kalispell
Planning Department
17
�' S re t East, Suite 211, Kalispell, Montana 59901
MEMORANDUM
O: Kalispell City Staff
Other Interested Parties
Telephone:751-1850
'a: '7751-1858
FROM: Sears Conrad, Senior Planner
RE: May I 1th Site ReView Committee etin
DATE* May 3, 2006
The proposed preliminary plat request and zone change are scheduled to go before the XalispeH
City Planning Board on June 1 th .
A request by Auer and Via Ribe, William and Cindy R.ebe and Polly Webster for
iinitial zoning d subdivision aromrate 2. acres located atarre annexation, 386
and 394 ThreeMile Drive, KalispeH. The properties are currently zoned County R-
(ore acre minimum lot size) . The owners have petitioned to annex into the City of
Kalispell and have requested the City R-2 (9,600 square foot �i um lot s as well
as proposing a 22 lot residential subdivision. The lots within the subdivision would
range from. 15,000 square feet to 27,600 square feet. The owners are; also requesting a
variance to thecul-de-sac limits. The application .otes that In order to serve proposed
lots -12 a cul-de-sac would be extended from the Bowser Creek development, located
lnr. ediate y west, to this site. The Kalispell Subdivision Regulations limit cul-de-sac
sac
lengths to a maximum of boo feet. The developer is requestmi g a. cul-de-sac of
approximately feet to serve proposed lots 7-12. The properties included � the
annexation, 'n tia zoning and. subdivision parr be serlbed as Assessors Tracts CAB
A Y 3A , 3AB, and. 3ACA located within Section 12, Township 28 North, Range 2
West.
. request by Village Plaza., Inc. to change the , oni on . acres located on the north
and east sides of Village Loop ,give from RA-3 (Residential Apartment office) to -1
(Neighborhood ,duffer District). The land within the zone change can be d.esen'bed as
Tract 5 located within Section. 31, , Township 29 North, Range 21 West.
If you need addit .ona . information regarding the above proposals please call tee. Any
comments on the above projects should be in to the Planning Department by June 1, 2006.
The Site Review Committee meeting is held at 10:00 a.m. on Thursdays at the Building
Department ent located. at 2 -- 3rd Avenue, East In Kalispell. Thank you for tang the time to
review axed comment.
: w / attachments: Brent Christopherson, Fire Dept.
Mike Baker, er, Parks and ,sec
James Pack, City Manager
P.J. Sorensen, Zoning Administrator
Roger Krauss, Pollee Dirt
Frank Castles, City Eimer
Ha., Public Works Director
Mark Crone, Construction Manager
Sandy Wheeler, Community Redevelopment
Suss mover, Cominunity Development Director
Craig Kean, Chief Building Inspector
Chaxles Harball, Cltv Attorney
MD, Steve Herzog
Supenntendent, Kalispell School District No,
USS, Susie Comer
Land Planning, MD` '' - Helena
coW/o attachments-, Applicants
CERTIFICATION
APPLICANT. men Riee, E Diamond Ridge Estates
FILE N: KA-6- KPP--3
the undersigned certify that I did this date mail via CERTIFIED Mail a
copy of the attached notice to the following 11"Lst of landownerscini nx the
relines of the property that s requesting annexation and
preliminary plat.
Date:
Lot/Tracts* 3AB, 3AC, 3AD, 3A 3ACA
Property Owner/ Mail Address:
men & Virginia Riee
William & Cindy Riee
Polly Webster
394 Three Mile Drive
Kalispell, MT 59901
Eric Mulcahy
Sands Surveying
2 Vfage Loop
Kalispell, MT 59901
AND ATTACHED LIST
pity of Kalispell
Planning Department
1 - Street Easy suite 2. 11, KalispelL Montana 9901
Telephone: (406) 751-1850
Fax: o6) 751-1858
You are being seat this notice because you are a property owner within 150 feet of the
proposed project noted below and wiH be most directly affected by its development.
You have are opportunity to present your comments and concerns at the meeting note
'below. You may contact this office for additional in o=ation.
NOTICE OF PUBLIC HEARING
KALISPELL CITY PLANNING BOARD AND ZONING COMMSSION
June 13, 2006
The regular meeting of the Ka .s eR City Planning Board and Zoning Commission is
scheduled for Tuesday, June 13, 2006 beginning a M in the Kalispefl City
Council Chambers, Kalispell City mall, 312 First avenue East, Kalispell. T planning
board will hoick a public hearing 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...
.. A request by AHen and Virg.a Rie e, William and Cindy Rie e and Polly Webster
for annexation, initial zoning and subdivision of apprwdmately 12.8 acres located
at 386 and 394 Three Mile Drive, .ve, Kalispell, The properties are currently zoned
County R- 1 one acre minimum lot size). The owners have petitioned to sex into
the City of Kalispell and haverequested the City R-2 (9,600 square foot 'n um
lot size) as weli as proposing a 23 lot residential subdivision.. The lots w.thm the
subdivision would range from 15,000 square feet to 27,600 square feet. The
properties included in the annexation, L'M*tial on and subdivision can be
described as Assessors "bracts 3.B , 3 C, 3A , 3,B, and 3ACA located wiLt in
Section 12, Township 28 North, range 22 Nest.
2. A request by Wayne Tuner to amend. Empire Estates Phase 5 and add 7 lots to the
approved ed. reHminar r plat. Phase 5 includes 12.3 acres with reliminar r plant
approval for 64 lots. Due to a charge in access to Phase 3 and a redesign of the
subdivision roads and lots the owner was left with additional land outside of the 64
preliminary approved lots. It is on this additional land the owner- is requesting to
add 7 lots. The property is zoned r- Two Family r Residential). The property can
be described. as Assessorfs Tract 3 located within the SW 'A of Section 1, Township
28 North, Range 2 West.
3. A request by Earl Johnson to change the zoning on a 9,400 square root lot located
on the west side of Men -than Road. from R- - (Two Family Residential) to r-
resi lenn"a. 'Professional Office). The property is developed with a single family
-resi ence at 130 Meri lan Road and can be described as Lot 1 of BlockL
Meridian Addition located within Section.. 13, Township 28 North, range 2 hest.
Blue on Ph 2A
March 16,2006
Page
Jr. A request by the city of Kalispell to amend the Kalispeil Groff Policy 2020 by
expanding the ou.da. es of &.e Grout. Policy northward using the stiEwater
River as the western boundary, Church and Biro, Drives as the northern r eundary
and generally following U.S. Highway 2, south to Rose Crossing* The Groff Policy
.cy
amendment ent s intended to give broad policy direction to agrowth in this a s should
propel owners wish to annex- to the city. The policy anticipates the extarrision o,
ur a . services inctuding sewer and water into this area over time and s designed
to eve guidance to this associated groom.
request by the city of XaHspeH to amend Section .2 . 1 of the Ka. sp,�Hl
Zoning rya ee specfficaHy to allow for re red Parking within the S e 'a.
Flan Maur to a ce District No. 2 (Downtown Kalispell) to be met by a cash-)_n-
lieu of parking pavment. In addition, it is proposed that Special Parking
Maintenance DI -strict No. 2 bouxidary(Appendix B, Figure 2) be e anded to
include the Ka s el. Ceiater Mai.. Founded by Center Street, Fifth Avenue West, the
N RR Tracks s and North Main Street.
Documents ments erta -r= to the agenda items are on file for public ms eetion at the
Kalispell Planning Department, 17 Second Street East, Site 211, Kalispell, MT 5990 1,
and axe available for public review during regular office hours.
Interested persons are encouraged to attend the .earm* and make their views and
on er s known to the Board. Written corn er is may e submitted to the Kahspell
r a nnm" Department at the above address, prior to the date of the hearm' g, or you
may call us at 75 -1 5 , or e-rnail us at a.nn jng a. l- corms for a.dditiona.
Corr ation.
Allen & Virginia Rie e Erie Mulcahy Laurie � Morrison
William & Cm�. S� Surveying ��
96 Northem Lights Blvd
394 Three Mile ra re 2 Village Loop Kalispell, MT 59901
Kalse., MT 59901 Kahse., MT 59901
Peter & Sandra Sauer Pony Webster ALlison Droffinger
P.O. Box 5 Rising Sun Circle 169 Brook Drive
Kalispell, MT 59904 Kalispell, MT 59901 KaHspell, MT 59901
Bud &. Amy King
Charles & Anna BryerSteven &, Karen Breck KinConstruction r*ve 33 Brook Drive
Maple y
Janice & Herbert Stout Judie Soteros Barbara Price
P.O. Box 595 270 Empire Loop 1340 4th Avenue East
Kalispell, MT 59903 KahsPell, MT 59901 Kalispell, MT 59901
Ron Terry Constr cdon Louise Swisher sari & Ma *na Osnovikov
Meridian Court P.O. Box 9163 1039 Foster City Blvd,
Kakis e 1, MT 59901 Kalispell, MT 5-39904 Foster City, CA 94404
Darya & Brendalee Hermanson Ryan Lawlor Jarvin Development, LLC
279 Empire Loop P.O. Bow. 2238 P.O. Box 5524
Ka .is eR, MT 59901 Kalispell, MT 59903 Ka .is el , MT 59903
Monty Re di , Cherie Uskosld
arine Byrd
Richard & Kiistina R .onavaara 108 Empire Loy
96 Vista Loop
K�.s �1 M' dais ., MT 1
a.
e
Michael & Dorothy Manion
'trustees
7 Brook rve
Kalispell, MT 59901
Gordon & Lana Moberley
1 West View r*ve
Kalispell, MT 59901
William. & Cindy Rie e
386 Three Mile Drive
Kalispell, err 59901
James & Teri Flo=an
5 Brook Drive
Kalispell, MT 59901
Powell & Gertr . c Clinton
P.O. Box 7063
Kalispell Bowser Creek Asso.
121 Spear Street, #2 o
Sari. Francisco, CA 94 1 o5
Jodi Gorcer
John Lo ghey, III
West View Drive
Kasen, MT 59901
Davy Hoag Kenneth Hannah, Jr. Angela Leduc
5 West View Drive 91 West View Dave 99 west View rave
Kalispell, TMT 59901 Ka s eil, MT 59901 Kalispell, MT 59901
Helen Kaeding
*ette
xCarl mete &- Susany Martina M..
Merin & Annabel Messing
77 Konley Drive
Kahs eH, MT 59901
Robert & Joan Gates, Jr.
136 West View Drive
Kalise, MT 59901
88 West View Drive
Uwe & Heidi Schaefer
01 o Reese Circle
r ne ale, CA 93907
Jeffrey Laverdiere
268 Empire Loop
Kahse, MT 51
Joseph Bruce
27 Parkview rare
Kalise, MT 59901
Gavin . & Kathy Corr* a.
121 West Vier Drive
Roger & Kathleen Rich
P.O, Box 7084
Kalispell, MT 59904
Keith Beck
Sorg Kan
82 West view Drive
Kahspell, MT 59901
Dana Chr'stesen
64 West View n*ve
Kalispell, MT 59901
Tammy Mallette
520 o re Lake Road
Kalispell, MT 50
Delores Stroh, Comp. spec.
R, Liquor Licensing
P.O. Box 1712
Helena, MT 59604-1712
Donald & Roee Hines
P.O. Box 2721
Kalise, MT 503
Russell & Carol Winters
20 West Vier Drive
Kalis efl, MT 59901
Cheryl Agan
76 West Vier Drive
Kalispell, MT 59901
John 8& Nancy Faure
5 Brook Dave
Kalispell, MT 59901
Francis & Monte Cre Bennett
42720 S Morton Road
Kennewick, WA 99337
o. 10641 . A'. request b � a rl Interested. persons. -are
encouraged to atte d-
Johnson
lTI PUBLIC
the hearing and make
HEARING f onin . n .} �` located
K#�i, I P LL 1'Y�''" square-,rcot �ot loca
{their iwand:
� n-
Lti rns. ...knownto the.
the west #side
PLANNING '-A aD Meridian
At 1 er d an f r i -
'o rd.. Wdt . com--.
ments.' mad be. submit'-.
mi1v es#den-�
COMMISSION wa
to t the Kalispell Plan-�-
1.)o
Junn 1 , 0Q e identia Professio3 F3-3
ning.. Department at- the
above. address; prior- to -
The regular meeting f nal Office). The property �sdevelopedwith
".-� hearing-,
the Kalispell City Plansin-
le- family residence at
ry Board and Zoning
or- y0d4nay call, at
-
-. '� : e�
C.or i ion is s hed- an be 30 MeridianRoad
bed s Lot
iL_ . p1anning4ka STATE M NTANA
Wed for Tuesday. June
1 3, oo beginningat f Block 1, Meridian
jispell..� :16t: adds o' hai
Tto() PM �� Kalispell Addition located within
jt Council Chambers. Section
: .
scan -Co r d.,� r'-: FLATHEAD � �TY
or h Range
K lisp €i City Hall. 312Est.
T o s:R:''Je .`..:°-::
First Avenue East. a-
lisp il. The planning 4. A request b the
lanning...D46d r:..
:. IDAVIT OF PUBLICATION
board will hold a publict� �iEtr.ox
ing
Je4''Y'n[reWr 4F ry1r in' and rft+}Y1�take �y7 }i{astic p } /•}�♦ r end I t • l the It jmmy a l l y � 1 e l l
comments
V11121 Lori t n the follow- Growtlj policy24r i�J
CHRIS S SS BEING Y
i aena items. The expanding the born. �-
ar 1 '. - ries of the Growth Poito�
./.�ULDHE V
W RN, DEPOSES � �D SAYS: T.� .T SHE S THE
m endaticn to he i s- northward using li• pefl Cry Council who r usi the
LEGAL CLERK F THE DAILY INTER A A
will take , �n i action. western boundary,
DULY NEWS DER OF GENERAL CRC ATION,,
Church and BirchDrives
. e e l b Allen as the northern boon-
_
ATEAND�A SH IN THE CITY OF
aVirginial e ex �i- ary and generally fol-
liam and Cindy plebe lowing U.S. Highway 2,
.
KALISPELL, IN THE C U-NTY OF FLATHEAD,
and Polly Webster for south to Rose Crossing.STATE
annexation, initial zon- The Growth Policy
OF ��T��� ..� THAT � �. 0641
,
into and subdivision of amendment is inlendea-
pproxi ately 12.8 to give broad policy di -
acres located at 386 rection to growth to this
LEGAL ADVERSENT WAS
c not 394 Three. Mile area should property
Drive. Kalispell_ The owners wish to annex to
PRINTED AND PUBLISHED IN THE REGULAR AND
properties are o�.irrenty the o�ty. The policy �
zoned County -1 done ipat the ext
ti
�
ENTIRE ISSUE SAID PAPER, A.i IN ���
sion
acre mlinilmum lot size). ofurban services inctd-
The owners have peti- in
����� COPY T�� THE DATES OF
sewer and water into
tinned to annex into the this area over time am
MAY 2006
City of Kalispell and is des 'rgr� d to give i�id-
e �euested the sty
�
i~tce to this associated
�'square food minimum �'oY�t�'l. lot size) as
AND THE RATE CHARGED FOR THE ABOVE
il as proposing � . A request by the
residential subdivi-
'STING DOES NOT EXCEED THE MINIMUMlot
fity of Kalispell to
sion . The lots within the amend e ct i o n
would range
GOING RATE CHARGED TO ANY OTHER
subdivision . .(3 0 11 of the Ka -
from 15,000 square feet lispell Zoning Ordinance
ADVERTISER FOR THE SAMEPUBLICATION,
to 27.600 square feet. specifically o allow for
The properties included rec ulred parking thin
SET" IN THE SAMESIZE TYPE A� PUBLISHED
AIND
in e annexation, sub initial the peoiat Parking
��� � bd��ll�rl
THE SAME NU7MER F INSERTIONS.
can be described as s- maintenance District
e s c rs Tracts AB B, N. 2 (Downtown Kai i-
A. 3AD, 3AB, and pelf) to be met by a
cash -in -lieu of parking
A A located within
e t; r� Township payment. in addition, it
is proposed that Speii
_
North, Range e
ParkingMartenai
West.
Subscribed and sworn to
`
District No. 2 boundary
yn{�yi , Figure2
/ � i z h� f � M f Y.+ ty.
(Appendix
Before m this MAY 30, 2006 x
�y �y
i.M request W irk t Y
Turner to amend Empire be expanded t include
the K fispell 'renter Hail
.
a
w t
}
Estates Phase and
i�4' j;�` y/� }�y� yy�� l�.,j' y�4r �,..{{ {E�� Center
�+ s.+ 7 l Y 4 to the e *.w iJ � � � f 1 Y V 5.i hI
addlots
L Street, Fifth Agee
proved preliminary plat,
�: seincludes 12.E West, the l
Tracks and North Main
acres with preliminary ' r et.
-
plat approval for lots
Dui t a change in a - Documents Pertaining
ces to Phase 5 and ao
the agenda items are
ed t n 4l ie s bd ri- ors file for public insoet,-Montana
Notary
slon reacts and lots the tion at the Kalispeit
Residina in Kalispell
1wilef - as left with ad- Planning Department,
:.��ti a -arid outside o.f 17 Second Street East,
a
Mir Co=ission expires1
.lunar a0- Suite 211, Kalispell.
Pay= _ � :-,-, . i s this %a.,,qqo1, and are .-1v-,-: -
'_�: land the own- ble for public
.fir �� t ueastinto add i rir Y €i;r'
�•:w.- Th Proper y 's hours,
w . r a (Two Family
_
he pro -
�"�t,_:dntlai). The
llzri ' can be des �`3 ci
+,
ri L
; ti wrnted '-' 4
r+} !i t O N * .- I-