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08. Resolution 4999 - Preliminary Plat - Lone Pine SubdivisionTri-City Planning Office 17 Second Street East — Suite 211 Kalispell, Montana 59901 Phone: (406) /J.t-lnz5v Fax: (406) 751-1858 tricity@centu rytel. net www.tricitypianiiing-mt.com REPORT TO: Kalispell Mayor and City Council FROM: Narda A. Wilson, Senior Planner Jatnes H. Patrick, City Manager SUBJECT Loire Pine Subdivision - Preliminary Plat Approval MEETING DATE: April 4, 2005 BACKGROUND: This is a request for preliminary plat approval of Lone Pine Subdivision and Planned Unit Development. A request for annexation has been filed concurrently with an initial zoning designation of R-2, Single Family Residential, with a Planned Unit Development overlay on approximately 23 acres. The property is located south of Foys Lake Road, west of Valley View Drive at the base of Lone Pine State Park. The purpose of the PUD is to allow a mix of housing types in this 81 lot subdivision, that includes 25 detached single family lots and 46 two unit townhouse lots along with an approximately 6.84 acre common area that lies in an environmentally sensitive area of the site. It is anticipated that the subdivision will be developed in two phases. The PUD zoning overlay provides a mechanism for the developer to gain flexibility in lot sizes, housing types and site configuration that would not otherwise be allowed under the traditional R-2 zoniniz desit--nation. The Kalispell City Planning Board met on March 8, 2005 and held a public hearing to consider this proposal. At the public hearing, there were several neighbors from the area that spoke in opposition to the subdivision primarily because of the density and impacts on neighborhood character. They also cited concerns relating to an increase in traffic and impacts to the floodplain and riparian corridor running through the property. The planning board discussed the request and issues related to the project, such as floodplain, access and problems with the soils for on -site sewage treatment systems. A motion was trade and passed on a unanimous vote to forward a recommendation that the Kalispell City Council approve the preliminary plat subject to the recommended amended conditions. RECOMMENDATION: A motion to approve the preliminary plat subject to the recommended conditions would be in order. FISCAI. EFFECTS: Minor positive impacts once fully developed. ALTERNATIVES: As suggested by the City Council. Providing Community Planning Assistance To: • City of Kalispell • City of Whitefish . City of Columbia Falls Lone Pine Subdivision Preliminary Plat March 22, 2005 Page 2 Respectfully submitted, ' w , b Narda A. Wilson Senior Planner Report compiled: March 22, 2005 Theresa White, Kalispell City Clerk James H. 'ck City Manager Attachments: Transmittal letter Staff report #KPP-05-2 and application materials Draft minutes from 3/8/05 planning board meeting TRANSMIT \ KALISPEL\ 200 S \ KPP05-2MEM RESOLUTION NO.4999 A RESOLUTION CONDITIONALLY APPROVING THE PRELIMINARY PLAT OF LONE PINE SUBDIVISION, AS MORE PARTICULARLY DESCRIBED ON EXHIBIT "A", LOCATED IN SECTION 13, TOWNSHIP 28 NORTH, RANGE 22 WEST, P.M.M., FLATHEAD COUNTY, MONTANA. WHEREAS, Lone Pine Development, LLC, the owner of the certain real property described on Exhibit "A" has 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 March 8, 2005, on the proposal and reviewed Subdivision Report #KPP-05-2 issued by the Tri-City Planning Office, and WHEREAS, the Kalispell City Planning Board and Zoning Commission has recommended approval of the Preliminary Plat of Lone Pine Subdivision, subject to certain conditions and recommendations, and WHEREAS, the City Council of the City of Kalispell at its regular Council Meeting of April 4, 2005, reviewed the Tri-City Planning Office Report #KPP-05-2, reviewed the recommendations of the Kalispell City 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 OF KALISPELL, MONTANA AS FOLLOWS: SECTION I. That the Findings of Fact contained in Tri-City Planning Office Report #KPP-05-2 are hereby adopted as the Findings of Fact of the City Council. SECTION II. That the application of Lone Pine Development, LLC for approval of the Preliminary Plat of Lone Pine Subdivision, Kalispell, Flathead County, Montana is hereby approved subject to the following conditions: 1. That the development of the site shall be in substantial compliance with the application submitted, the site plan, materials and other specifications as well as any additional conditions associated with the PUD as approved by the city council. (Kalispell Subdivision Regulations, Appendix C — Final Plat) 2. That covenants, conditions, and restrictions for the subdivision shall be amended to reflect a provision for the private conservation and maintenance of common areas and the private internal roadways that are proposed for the townhouses. Setbacks for the townhouses accessed via an interior street shall be measured from the edge of the roadway and shall be 20 feet in the front and rear and five feet on the sides with the exception of the zero lot line required to achieve the townhouse configuration. (Site Development Review Committee) 3. At the time of final plat a provision shall be made for the pro-rata share of ownership of the common area for taxation purposes. 4. That the development of lots in the PUD shall be subject to architectural review as outlined in the application and supporting materials and a letter be submitted to the Kalispell Site Development Review Committee from the Architectural Review Committee of the homeowners association prior to the issuance of a building permit. (Site Development Review Committee) 5. That permits be obtained from the flathead Conservation District, Montana Department of Natural Resources and the Montana Department of Environmental Quality for work done along the creek channel or a letter from those agencies stating that the scope of work does not require permitting. (FCCD 1 DNRC) 6. That the plans and specifications for all public infrastructure be designed and installed in accordance with the Kalispell Design and Construction Standards and the Kalispell Subdivision Regulations. A letter shall be obtained stating that they have been reviewed and approved by the Kalispell Public Works Department. (Kalispell Subdivision Regulations, Chapter 3, Design Standards, Section 3.01). 7. That an easement shall be obtained from the adjoining property owner to the east granting the right to develop the proposed 60 foot right-of-way or other demonstration of property acquisition for road and utility purposes and once completed dedicated to the City of Kalispell as a public roadway. (Kalispell Subdivision Regulations, Section 3.08 (A)). 8. That a minimum 10-foot buffer shall be established between the northern tier of townhouses and the property boundary to provide screening and buffering for the properties to the north. This shall be in the form of berming or landscaping or both. These improvements are to be coordinated with the Kalispell Public Works Department and the Parks and Recreation Department. 9. 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 specifications at approved locations. Minimum fire flows shall be in accordance with International Fire Code (2003) Appendix B. b. Fire hydrants shall be provided per City specifications at locations approved by this department, prior to combustible construction. c. Fire Department access shall be provided in accordance with International Fire Code (2003) Chapter 5. d. Secondary emergency vehicle access shall be provided in accordance with International Fire Code (2003) Chapter 5 and Kalispell Subdivision Regulations. e. It should be noted that hazardous weed abatement shall be provided in accordance with City of Kalispell Ordinance 10-8. f, Street naming shall be approved by the fire department. 10. That a letter be obtained from the Kalispell Parks and Recreation Director approving a landscape plan for the placement of trees and landscaping materials within the five foot landscape boulevard developed between the curb and the sidewalk. (Kalispell Subdivision Regulations, Section 3.11). 11, That the area designated on the plat as "park" shall meet the requirements for parkland dedication and shall be developed in accordance with a plan approved by the Kalispell Parks and Recreation Director that provides recreational amenities including but not limited 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. (Kalispell Subdivision Regulations, Section 3.19). 12. That a detailed floodplain study be completed and accepted by FEMA determining the base flood elevation for the floodplain area within the subdivision. No lots that are within 100 feet of the 100 year floodplain as currently indicated on the FIRM panels shall be platted prior to the completion and acceptance of the study area. Alternatively, the developers may obtain a LOMA or other documentation from FEMA stating that the property is not in the 100 year floodplain, whichever is applicable and required by that agency. 13. That a floodplain development permit be obtained from the City of Kalispell after the FEMA study has been completed and accepted for the proposed creek crossing. 14. 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 3.09). 15. That a 60 foot right of way be rovided between the subdivision and Learn Lane to allow for a through access. 16. An qpproach 12ermit be obtained from the Flathead County Road Department for the new approach off of Valley View Drive and access from Learn Lane and any improvements to those roadways.. required by the County be completed prior to final plat submittal. A letter from the Flathead County Road Department shall be submitted with the final 12lat stating that a post construction inspection has been done or that the pr9posed bonding for improvements is acceptable. 17. That a note be placed on the face of the final plat that waives protest to the creation of a special improvement district for the upgrade of roads in the area to City standards which may be impacted by this development. 18. At the time of pre -construction review the developer shall demonstrate that an easement or property has been acquired to develop the proposed roadway across private property off -site to the east that connects to Valley View Drive and that the easement encompasses the nature and. intensity of the use that will result from the development of the subdivision. (Kalispell Subdivision Regulations 3.08) 19. The developer shall provide a letter from the U.S. Postal Service approving the plan for mail service. (Kalispell Subdivision Regulations, Section 3.22). 20. Street lighting shall be located within the subdivision and shall be shielded so that it does not intrude unnecessarily onto adjoining properties. (Kalispell Subdivision Regulations Section 3.09(L)). 21. All utilities shall be installed underground. (Kalispell Subdivision Regulations, Section 3.17). 22. That a minimum of two-thirds of the necessary infrastructure for this subdivision shall be completed prior to final plat submittal. 23. All areas disturbed during development of the subdivision shall be re -vegetated with a weed - free mix immediately after development. 24. That a development agreement be drafted by the Kalispell City Attorney between the City of Kalispell and the developer outlining and formalizing the terms, conditions and provisions of approval. The final plan as approved, together with the conditions and restrictions imposed, shall constitute the Planned Unit Development (PUD) zoning for the site. 25. That preliminary plat approval for the first phase of the planned unit development shall be valid for a period of three years from the date of approval with an automatic three-year extension as each phase of the subdivision plat has been completed and filed. (Kalispell Subdivision Regulations, Section 2.04). SECTION III. 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 4TH DAY OF APRIL, 2005. Pamela B. Kennedy Mayor ATTEST: Theresa White City Clerk Tri-City Planning Office 17 Second Street East — Suite 211 Kalispell, Montana 59901 Phone: (406) 751-1850 Fax: (406) 751-1858 tricityC�certa tel.net www.tricitypianning-mt.com March 22, 2005 James H. Patrick, City Manager City of Kalispell P.O. Box 1997 Kalispell, NIT 59903 Re: Lone Pine Subdivision Preliminary Plat Approval Dear Jim: The Kalispell City Planning Board met on March 8, 2005 and held a public hearing to consider the preliminary plat approval of Lone Pine Subdivision. and Planned Unit Development. A request for annexation has been filed concurrently with the subdivision along with a request for an initial zoning designation of R-2, Single Family Residential, with a Planned Unit Development. The property contains approximately 23 acres and is located south of Foys Lake Road, west of Valley View Drive at the base of Lone Pine State Park. This subdivision contains 81 residential lots and it is the intent of the PUD to allow a mix of housing types that include 25 detached single family lots, 42 two unit townhouse lots and an approximately 6.84 acre common area. It is anticipated that the subdivision will be developed in two phases. The PUD zoning overlay provides a mechanism for the developer to gain flexibility in lot sizes, housing types and site configuration that would not otherwise be allowed under the traditional R-2 zoning designation. Narda Wilson representing the Tri-City Planning Office, presented staff report KPP-05- 2 noting the location of the accesses, lots and floodplain. The staff recommended approval of the subdivision subject to the listed conditions. At the public hearing, there were several neighbors from the area that spoke in opposition to the subdivision primarily because of the density and impacts on neighborhood character. They also cited concerns relating to an increase in traffic and impacts to the floodplain and riparian corridor running through the property. The planning board discussed the subdivision request and the issues related to the area including limitations on the soils for on -site sewage treatment systems and how the availability of sewer is needed to develop the area. A motion was made and passed on a unanimous vote to forward a recommendation that the Kalispell City Council approve the preliminary plat subject to the recommended conditions outlined on attached Exhibit A. .providing Community Planning Assistance To: City of Kalispell - City of Columbia Falls • City of Whitefish • Lome Pine Subdivision Preliminary Plat March 22, 2005 Page 2 Please schedule this matter for the April 4, 2005 regular city council meeting. You znay contact this board or Narda Wilson at the Tri-City Planning Office if you have any questions regarding this matter. GT/NW/ma Attachments: Exhibit A - Recommended conditions of approval Staff report #KPP-05-2 and application materials Draft minutes 3/8/05 planning beard meeting c w/ Att: Theresa White, Kalispell City Clerk c w/o Att: Lone Pine Development, LLC 144 E. Second St., Whitefish, MT 59937 Schwarz Engineering, 100 Financial Dr., Suite 120, Kalispell, MT 59901 TRANSMIT /KALISPELL/ 2005 / KPP05 - 2 LONE PINE Lone Pine Subdivision Preliminary Plat March 22, 2005 Page 3 EXHIBIT A LONE PINE SUBDIVISION PRELIMINARY PLAT CONDITIONS OF APPROVAL AS RECOMMENDED BY THE KALISPELL CITY PLANNING BOARD MARCH S, 2005 The Kalispell City Planning Board is recommending approval of the above referenced subdivision to the Kalispell City Council subject to the following conditions. A public hearing was held on this matter on March 8, 2005. 1. That the development of the site shall be in substantial compliance with the application submitted, the site plan., materials and other specifications as well as any additional conditions associated with the PUD as approved by the city -council. (Kalispell Subdivision Regulations, Appendix C -- Final Plat) 2. That covenants, conditions, and restrictions for the subdivision shall be amended to reflect a provision for the private conservation and maintenance of common areas and the private internal roadways that are proposed for the townhouses. Setbacks for the townhouses accessed via an interior street shall be measured from the edge of the roadway and shall be 20 feet in the front and rear and five feet on the sides with the exception of the zero lot line required to achieve the townhouse configuration. (Site Development Review Committee) 3. At the time of final plat a provision shall be made for the pro-rata share of ownership of the common area for taxation purposes. 4. That the development of lots in the PUD shall be subject to architectural review as outlined in the application and supporting materials and a letter be submitted to the Kalispell Site Development Review Committee from the Architectural Review Committee of the homeowners association prior to the issuance of a building permit. (Site Development Review Committee) 5. That permits be obtained from the Flathead Conservation District, Montana Department of Natural Resources and the Montana Department of Environmental Quality for work done along the creek channel or a letter from those agencies stating that the scope of work does not require permitting. (FCCD / DNRC) 6. That the plans and specifications for all public infrastructure be designed and installed in accordance with the Kalispell Design and Construction Standards and the Kalispell Subdivision Regulations. A letter shall be obtained stating that they have been reviewed and approved by the Kalispell Public Works Department. (Kalispell Subdivision. Regulations, Chapter 3, Design Standards, Section 3.01). 7. That an easement shall be obtained from the adjoining property owner to the east granting the right to develop the proposed 60 foot right -of --way or other demonstration of property acquisition for road and utility purposes and once Lone Pine Subdivision Preliminary Plat March 22, 2005 Page 4 completed dedicated to the City of Kalispell as a public roadway. (Kalispell Subdivision Regulations, Section 3.08 (A)). 8. That a minimum 10-foot buffer shall be established between the northern tier of townhouses and the property boundary to provide screening and buffering for the properties to the north. This shall be in the form of berming or landscaping or both. These improvements are to be coordinated with the Kalispell Public Works Department and the Parks and Recreation Department. 9. 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 specifications at approved locations. Minimum fire flows shall be in accordance with International Fire Code (2003) Appendix B. b. Fire hydrants shall be provided per City specifications at locations approved by this department, prior to combustible construction. c. Fire Department access shall be provided in accordance with International Fire Code (2003) Chapter 5. d. Secondary emergency vehicle access shall be provided in accordance with International Fire Code (2003) Chapter 5 and Kalispell Subdivision Regulations, e. It should be noted that hazardous weed abatement shall be provided in accordance with City of Kalispell Ordinance 10-8. f. Street naming shall be approved by the fire department. 10. That a letter be obtained from the Kalispell Parks and Recreation Director approving a landscape plan for the placement of trees and landscaping materials within the five foot landscape boulevard developed between the curb and the sidewalk. (Kalispell Subdivision. Regulations, Section 3.11). 11. That the area designated on the plat as "park" shall meet the requirements for parkland dedication and shall be developed in accordance with a plan approved by the Kalispell Parks and Recreation Director that provides recreational amenities including but not limited 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. (Kalispell Subdivision Regulations, Section 3.19). 12. That a detailed floodplain study be completed and accepted by FEMA determining the base flood elevation for the floodplain area within the subdivision. No lots that are within 100 feet of the 100 year floodplain as currently indicated on the FIRM panels shall be platted prior to the completion and acceptance of the study area. Alternatively, the developers may obtain a LOMA or other documentation from FEMA stating that the property is not in the 100 year floodplain, whichever is applicable and required by that agency. Lorne Pine Subdivision Preliminary Plat March 22, 2005 Page 5 13. That a floodplain development permit be obtained from the City of Kalispell after the FEMA study has been completed and accepted for the proposed creek crossing. 14. 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 3.09). 15_ That a 60 foot right of wav be provided between the subdivision and Learn Lane to allow for a through access. 16. An a roach permit be obtained from the Flathead Coupt3r Road Department for the new approach off of Valley View Drive and access from Learn Lane and any im rovernents to those roadways required by the County be completed prior to .final plat submittal. A letter from the Flathead Coun Road Department shall be submitted with the final plat stating that a post construction inspection has been done or that the proposed bonding for improvements is acceptable. 17. That a note be placed on the face of the final plat that waives protest to the creation of a special improvement district for the upgrade of roads in the area to City standards which may be impacted by this development. 18. At the time of pre -construction review the developer shall demonstrate that an easement or property has been acquired to develop the proposed roadway across private property off --site to the east that connects to Valley View Drive and that the easement encompasses the nature and intensity of the use that will result from the development of the subdivision. (Kalispell Subdivision Regulations 3.08) 19. The developer shall provide a letter from the U.S. Postal Service approving the plan for mail service. (Kalispell Subdivision. Regulations, Section 3.22). 20. Street lighting shall be located within the subdivision and shall be shielded so that it does not intrude unnecessarily onto adjoining properties. (Kalispell Subdivision Regulations Section 3.09(L)). 21. All utilities shall be installed underground. (Kalispell Subdivision Regulations, Section 3.17). 22. That a minimum of two-thirds of the necessary infrastructure for this subdivision shall be completed prior to final plat submittal. 23. All areas disturbed during development of the subdivision shall be re -vegetated with a weed -free mix immediately after development. 24. That a development agreement be drafted by the Kalispell City Attorney between the City of Kalispell and the developer outlining and formalizing the terms, Lone Pine Subdivision Preliminary Plat March 22, 2005 Page 6 conditions and provisions of approval. The final plan as approved, together with the conditions and restrictions unposed, shall constitute the Planned Unit Development (PUD) zoning for the site. 25. That preliminary plat approval for the first phase of the planned unit development shall be valid for a period of three years from the date of approval with an automatic three-year .extension as each phase of the subdivision plat has been completed and fled. (Kalispell Subdivision Regulations, Section 2.04). REPORTS \KALISPELL\KPP-04-S.DOC nw LONE PINE SUBDIVISION PRELIMINARY PLAT TRI-CITY PLANNING OFFICE STAFF REPORT #KPP-05-2 MARCH I, 2005 A report to the Kalispell City Planning Board and the Kalispell City Council regarding a request for preliminary plat approval of an 81 lot subdivision on property proposed for concurrent annexation and initial zoning. A public hearing on this proposal has been scheduled before the planning board for March 8, 2005 in the Kalispell City Council Chambers beginning at 7:00 PM. The planning board will forward a recommendation to the city council for final action. BACKGROUND INFORMATION: This is a request for preliminary plat approval, annexation and initial zoning with a planned unit development overlay on approximately 23 acres. The applicant has petitioned for annexation and an initial zoning designation of R-2/PUD, a Single -Family Residential district, on approximately 23 acres. The PUD provides flexibility in the subdivision with regard to housing types, setback and use. A. Petitioner / Owner: Lone Pine Development, LLC 144 East Second St. Whitefish, MT 59937 (406) 862-8561 Technical Assistance: Schwarz Architecture 8a Engineering 100 Financial Dr., Suite 120 Kalispell, MT 59901 (406) 755-1333 B. Nature of the Request: This is a request for an initial zoning designation of R-2, Single Family Residential, with a Planned Unit Development overlay on approximately 23.16 acres. The property is located south of Foys Lake Road and west of Valley View Drive. Currently this property is in the County zoning jurisdiction, and has a zoning designation of R-1 a Suburban Residential zoning designation that has a minimum lot size requirement of one acre. It is the intent of this PUD to allow a mix of housing types that include 25 detached single family lots, and 56 townhouse lots. It is anticipated that the subdivision will be developed in two phases with the first phase of the development occurring on the eastern portion of the site. The PUD overlay provides a mechanism for the developer to gain flexibility in lot sizes, housing types and site configuration that would not otherwise be allowed under a strict R-2 zoning designation. The R-2 zoning has a minimum lot size requirement of 9,600 square feet and a minimum lot width of 70 feet. With a PUD overlay, the dimensional requirements, setbacks and housing types can be amended but without a significant increase in the overall density for the site_ The Kalispell Zoning Ordinance allows a maximum of five dwelling units per acre under the R-2 zoning designation with a PUD overlay. This subdivision contains approximately 23.16 acres with a total 81 lots or approximately 3.5 dwellings per acre. The first phase of the development would be comprised of six two unit townhouses or 12 townhouse lots and 10 detached single family lots. The second. z phase would consist of the remaining 44 townhouses and 15 single family lots. As phasing occurs a provision would :need to be made for fire access. The subdivision layout includes an internal loop road that provides two cul-de-sacs along the southern road that terminate to the north. Primary access to the subdivision will be taken from Valley View Drive via property that has been acquired by the developers to the subdivision. A common area is located near the center of the subdivision that is essentially within a non -delineated 100 year floodplain area. This unnamed drainage runs east -west through the property and -creates a significant floodplain area within the site. A small creek lies in the floodplain area. The developers are proposing an. approximately 6.835 acre open space area that would be privately owned and maintained by the homeowners. This area of the 100 year floodplain is in a non - detailed study area and the base flood elevation has not been established. The developers have not submitted an analysis to FEMA to delineate the actual base flood elevation which will be evaluated. The developers are aware no structures or lots can be created or located in the '100 year floodplain. C. Location and Legal Description of Property: The property proposed for annexation and the initial zoning request is located south of Foys Take Road and west of Valley View Drive. The property can be described as Assessors Tracts 3FE+, 3FED, 3FEB, 3FEC, 3FEA, 3FEF, 3FEE, 3HAA, 3HA located in Section 13, Township 28 North, Range 22 West, P.M.M., Flathead County, Montana. D. Existing Land Use and Zoning: The property proposed for the PUD is undeveloped. Currently this property is in the County zoning jurisdiction and is .zoned R-1, Suburban Residential, a single family residential zoning district which has a minimum lot size requirement of one acre. This property has been part of the West Side Zoning District for many years and has experienced slow incremental growth in this area. There are significant issues with high groundwater and there are difficulties in developing an adequate on -site sewage- treatment system at reasonable costs. E. Adjacent Land Uses and Zoning: This property is located in an area on the urban fringes of Kalispell. Some limited suburban growth has taken place recently but there are soil limitations related to high groundwater and filtration. North: Single family homes, County R-1 zoning South: Lone Pine State Park, County SAG-5 zoning East: Single family homes, County R-1 zoning West: Single Family Homes, County R-1 zoning F. Proposed Zoning: The proposed R-2, Single Family Residential which generally anticipates single-family residences as permitted uses and has a minimum lot size requirement of 9,600 square feet and a width of 70 feet. The applicant is requesting a PUD that would allow the creation of sublots in two unit townhouse configuration as well as single family homes. The PUD mechanism provides the flexibility in housing types and the shifting of density to the attached dwellings on smaller lots. G. General Land Use Character: The general land use character of this area can be 2 described as suburban residential with some transitioning toward residential uses with city annexation and services further to the southeast. This area can also be described as being on the urban fringes of Kalispell and there have been some limited development pressures in the area. H. Utilities and Public Services: All available public services and facilities will be provided to 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: CenturyTel Schools: School District #5, Kalispell; West Valley School District Fire: Kalispell Fire Department Police: Kalispell Police Department COMMENTS FROM THE SITE DEVELOPMENT REVIEW COMMITTEE This matter came before the Site Development Review Committee on February 17, 2005 and February 24, 2005. The committee recognized the fact that there are floodplain issues associated with the property and it was noted that the base flood elevation has not been established for this area. A park improvement plan needs to be submitted to the parks department for approval, including landscaping and other amenities. Setbacks on the townhouses need to be clarified since there have been problems with them in the past. REVIEW AND FINDINGS OF FACT This application is reviewed as a major subdivision in accordance with statutory criteria and the Kalispell 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 be constructed in accordance with the International Fire Code and have access which meets City standards. All of the lots will abut a street that has been constructed to City standards. Hydrants will be required to be placed in compliance with the requirements of the International Fire Code and approved by the fire marshal. The fire access and suppression system should be installed and approved by the fire department prior to final plat approval because of potential problems with combustible construction taking place prior to adequate fire access to the site being developed. Secondary access will have to be addressed during the phasing of the subdivision. Flooding: According to FIRM Panel 1815 there is an area of significant floodplain on the site as a result of the high groundwater to the west and a perennial drainage running through the site from the north, however, this area has not 3 been the subject of a detailed study by FEMA and therefore the base flood elevation has not been. established. A recent although preliminary analysis of the flood area to the east has been recently conducted which varies the floodplain to the east of Valley View Drive. The base flood elevation (BFE) for the general area to the east is approximately 2929. The general elevations for the area where the subdivision is proposed is approximately 2940 which indicates that the flood reap for this area may be in error. If that is the case, there is a process whereby the developer can ask for a letter of reap amendment or a LOMA from. FEMA which will remove the site from the 100 year floodplain. Alternately, FEMA may ask for a detail study to determine the BFE for the area. In any event, the developers will need to adequately address the floodplain issue prior to filing the final plat since the Kalispell Subdivision Regulations Section. 3.05, Floodplain Provisions, prohibit the creation of lots in the 100 year floodplain or the floodway. A significant number of lots and structures have been located in the 100 year floodplain and cannot be platted until this issue has been adequately addressed. Additionally, a road is proposed to cross the creek at some point during the phasing. This needs to be initiated after the flood study or LOMA has been completed and may require that the developer obtain a floodplain development permit from. the City of Kalispell for this road or any other work done in the 100 year floodplain area. Access: Access to the subdivision is proposed from a new access that will be taken from Valley View Drive to the east. Valley View Drive is a County road in generally good condition since it received an overlay within the past three or four years. The access to the subdivision is indicated across privately owned property off site to the east. The developer must obtain an easement or the property where the roadway is proposed, and if an easement is acquired, the easement must address the nature and extend of the impacts associated with the development of the subdivision. Once developed, this road will be deeded to the City, maintained by the City and open for public use. Because of the distance between Valley View Drive and the subdivision via the newly developed roadway, the developer will likely have to address secondary access during the first phase of the development. Secondary access can be accomplished by way of Learn Lane that lies to the west of the subdivision.. Learn Lane is a paved County road that joins Foys Lane Road to the north. An internal loop access road is proposed within the subdivision as well as two internal cul-de-sacs on the southern road extension. The townhouse lots that are located generally in the northern and western portion of the subdivision are proposed to be accessed via a short internal driveway so that the homes are facing each other internally rather than facing the street. These short internal driveways will be private accesses to the homes and will be required to be privately owned and maintained. A maintenance agreement will need to be outlined and made part of the covenants for the subdivision to address these short access points. Be Effects on Wildlife and Wildlife Habitat: This property has some limitations near the center of the site topography and a creek which runs through the site. It appears that may provide habitat to birds and occasional deer may visit the site, however, this area does not appear to provide significant habitat for wildlife. 4 C. Effects on the Natural Environment: Surface and groundwater: This subdivision will be served by public water and sewer thereby minimizing any potential impacts to the groundwater. A perennial creek and high ground water are prevalent in the area and on the site which show up on the flood insurance rate maps as in the 100 year floodplain which may or may not be accurate. The floodplain study will establish a base flood elevation and /or determine where the floodplain is located. The developers have been advised that no buildings or structures can be located in the 100 year floodplain. Even if it is determined that the area is not in the 100 year floodplain, best management practices should be taken when working along this drainage and the developer should contact the Flathead Conservation District, the Montana Department of Natural Resources and the Montana Department of Environmental Quality regarding any permits that may be required. Drainage. This site has limited topography on site and does not appear that it will pose any significant challenges to drainage or stormwater management. All drainage will need to be retained on site and the existing low lying area near the center of the site can be used as part of a stormwater retention area. There are other natural environmental amenities on the site with the creek that runs to the north and the base of Lone Pine State Park to the south. However, these do not present significant problems to drainage or stormwater management. Curbs and gutters will be installed and a storm drain 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 storm water will have to be managed using on - site retention methods as part of an engineered storm water management plan. The drainage plan will have to comply with the City of Kalispell's standards and State standards and will be required to be designed by a professional engineer. D. Effects on Local, Services: Water: Water service to the subdivision would be provided by the City of Kalispell and exterded from a water main that lies to the east of this subdivision in the Meridian Road right of way. The water main would be extended from its current location to the subdivision and through private property to the east. An easement will be required to be obtained from this property owner that allows the development of the proposed 60 foot right-of-way for road and utility extension purposes and ultimately dedicated to the City of Kalispell for public use. The water main would be extended through the subdivision. The developers have been in discussions with the City of Kalispell Public Works Department regarding the looping of the water mains in the area from where they are currently located to the north along Meridian Road to an existing main located in the Sunnyside Drive right-of-way to the south. The water system will need to meet the requirements of the International Fire Code, whether or not the subdivision is phased. The water system for the subdivision will be reviewed and approved by the Kalispell Public Works Department and the Kalispell Fire 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 of existing sewer mains from their existing location within the Meridian Road right- of-way to the north, west to Foys Lake Road and most likely south along Valley 5 View Drive. This utility would likely also be extended through private property to the east along with the development of the roadway. An easement will be required to be obtained from this property owner that grants permission to develop the road and utilities within this proposed 60 foot right-of-way and ultimate dedication, to the City of Kalispell. 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: Traffic projections for this subdivision are estimated to be approximately 650 and 810 additional individual vehicle trips per day based on the estimate of 8 to 10 vehicle trips per residence per day in the area. The subdivision roads will be constructed to City standards and would include curb, gutter, sidewalks and landscape boulevards within the subdivision. The new internal subdivision road will access directly onto Valley View Drive. Additionally because of the number of lots within the subdivision, the International Fire Code and the Kalispell Subdivision Regulations require secondary access from the subdivision during phase 1 which can be obtained from Learn Lane to the west, a paved County road. Overall there will be moderate impacts to Valley View and the area in general as a result of this subdivision. Valley View Drive is a paved, two lane County road that is in generally good condition as a result of a recent asphalt overlay by the road department. Consistent with City policy the staff would recommend that the developer be required to place a note on the face of the plat that waives protest to the creation of a special improvement district for the upgrade of roads in the area that may be impacted by this subdivision.. Schools: This development is within the boundaries of the Kalispell School District #5. The school district could anticipate that an additional 40 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 private school education option. Not all of the children who live in the subdivision will be attending public schools. This would have a potentially significant impact on the district, particularly on a cumulative level with other developments pending within the district - both urban and rural particularly with high school -aged students. Parks and Open Space: The state and local subdivision regulations have parkland / open space requirements for major subdivisions in the amount of 11 percent or one -ninth of the area proposed for the development. The area in lots is 15.18 acres generating a requirement for a minimum of 1.67 acres in park area. The developer proposes to establish an open space area and homeowners park that incorporates large portions of the floodpiain and loco lying area along the creek containing 6.5 acres This area is a natural amenity for the subdivision and is generally in an unbuildable area which provides more than adequate park area for the subdivision. Pedestrian access is planned with a walking trail through the park area along the creek and the proximity of the park areas to the road makes access easy. The portion of the park area will need to be developed with some amenities such as a picnic area, with irrigation and landscaping so that it provides a recreational amenity. A plan for development and maintenance of the park area needs to be coordinated with the Kalispell Parks and Recreation C 6 Department. The park will be privately 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 departments' ability to continue 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 once annexed to the city, and the subdivision will be required to comply with the International Fire Code. The fire department will review and approve the secondary access to the site if required during interim phasing, the number and location of hydrants within the subdivision as well as fire flows for compliance with applicable fire codes. Although fire risk is low because of good access and fairly level terrain, the fare department is recommending that access to the subdivision and the hydrants are in place prior to final plat approval and / or use of combustible materials in construction. Additionally, the developer should work with the fire department to insure that access can be provided to the existing house and outbuildings. 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 the additional solid waste generated from this subdivision. Medical Services: Ambulance service is available from the fire department and ALERT helicopter service. Kalispell Regional Medical Center is close, less than three miles from the site. E. Effects on Agriculture and agricultural water user facilities: The site has been traditionally used for very limited agricultural purposes, primarily grazing and is more efficiently and effectively used for urban residential. development. Its location and its proximity to urban services makes this property suited for urban scale development. There will be relatively little 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 the Kalispell Growth Policy: This property is in the Kalispell Growth Policy's potential utility service area and is anticipated for this type of urban scale development at the time of connection to City utilities. The future land use map for the area indicates this area is anticipated to be developed as Suburban Residential. Areas designated as Suburban Residential are anticipated to be served by community water and sewer and have good access to services and public facilities. This land use designation anticipates a density of up to four dwelling units per acre and the requested R-2 / PtiD zoning for the site has an overall density of approximately 3.5 dwelling units per acre. This subdivision is in compliance with the Kalispell Growth Policy and its goals and policies. G. Compliance with Zoning: This property has been proposed to be zoned R-2, a Single Family Residential district with a PUD overlay. A complete report on the zoning for the property and deviation from the strict R-2 zoning standards is fully detailed in the companion report KA-05-3 / KPUD-05-1. H. Compliance with the Kalispell Subdivision Regulations: This subdivision proposed lots that are accessed via an internal roadway that is privately owned and maintained. The PUD mechanism provides the flexibility in creating these lots without the need for an application for a formal variance to the subdivision regulations. The internal private roadways will be required to comply with the fire access standards of the fire code and will be privately owned and maintained by the homeowners association for the subdivision. RECOMMENDATION Staff recommends that the Kalispell City -County Planning Board adopt staff report KPP- 05-2 as findings of fact and recommend to the Kalispell City Council that preliminary plat for the subdivision be approved subject to the following conditions: 1. That the development of the site shall be in substantial compliance with the application submitted, the site plan., materials and other specifications as well as any additional conditions associated with the PUD as approved by the city council. (Kalispell Subdivision Regulations, Appendix C - Final. Plat) 2. That covenants, conditions, and restrictions for the subdivision shall be amended to reflect a provision for the private conservation and maintenance of conunon areas and the private internal roadways that are proposed for the townhouses. Setbacks for the townhouses accessed via an interior street shall be measured from the edge of the roadway and shall be 20 feet in the front and rear and five feet on the sides with the exception of the zero lot line required to achieve the townhouse configuration. (Site Development Review Committee) 3. At the time of final plat a provision shall be made for the pro-rata share of ownership of the common area for taxation purposes. 4. That the development of lots in the PUD shall be subject to architectural review as outlined in the application and supporting materials and a letter be submitted to the Kalispell Site Development Review Committee from the Architectural Review Committee of the homeowners association prior to the issuance of a building permit. (Site Development Review Committee) 5. That permits be obtained from the Flathead Conservation District, Montana Department of Natural. Resources and the Montana Department of Environmental Quality for work done along the creek channel or a letter from those agencies stating that the scope of work does not require permitting. (FCCD / DNRC) b. That the plans and specifications for all public infrastructure be designed and installed in accordance with the Kalispell Design and Construction. Standards and the Kalispell Subdivision Regulations. A letter shall be obtained stating that they have been reviewed and approved by the Kalispell Public Works Department. (Kalispell Subdivision Regulations, Chapter 3, Design Standards, Section 3.01). 7. That an easement shall be obtained from the adjoining property owner to the east granting the right to develop the proposed 60 foot right-of-way or other M demonstration of property acquisition for road and utility purposes and once completed dedicated to the City of Kalispell as a public roadway. (Kalispell Subdivision Regulations, Section 3.08 (A)). 8. That a minimum 10-foot buffer shall be established between the northern tier of townhouses and the property boundary to provide screening and buffering for the properties to the north. This shall be in the form of berming or landscaping or both. These improvements are to be coordinated with the Kalispell Public Works Department and the Parks and Recreation Department. 9. 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 specifications at approved locations. Minimum fire .flows shall be in accordance with International Fire Code (2003) Appendix B. b. Fire hydrants shall be provided per City specifications at locations approved by this department, prior to combustible construction. c. Fire Department access shall be provided in accordance with International Fire Code (2003) Chapter 5. d. Secondary emergency vehicle access shall be provided in accordance with International Fire Code (2003) Chapter 5 and Kalispell Subdivision Regulations. e. It should be noted that hazardous weed abatement shall be provided in accordance with City of Kalispell Ordinance 10-8. f. Street naming shall be approved by the fire department. 10. That a letter be obtained from the Kalispell Parks and Recreation Director approvinf a landscape plan for the placement of trees and landscaping materials within the five foot landscape boulevard developed between the curb and the sidewalk. (Kalispell Subdivision Regulations, Section 3.11). 11. That the area designated on the plat as "park" shall meet the requirements for parkland dedication and shall be developed in accordance with a plan approved by the Kalispell Parks and Recreation Director that provides recreational amenities including but not limited 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. (Kalispell Subdivision Regulations, Section 3.19). 12. That a detailed floodplain study be completed and accepted by FEMA determining the base flood elevation for the floodplain area within the subdivision. No lots that are within 100 feet of the 100 year floodplain as currently indicated on the FIRM panels shall be platted prior to the completion and acceptance of the study area. Alternatively, the developers may obtain a LOMA or other documentation from FEMA stating that the property is not in the 100 year floodplain, whichever is applicable and required by that agency. 13. That a floodplain development permit be obtained from the City of Kalispell after the FEMA study has been completed and accepted for the proposed creek crossing. 9 14. 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 3.09). 15. That a note be placed, on the face of the final plat that waives protest to the creation of a special improvement district for the upgrade of roads in the area to City standards which may be impacted by this development. 16. At the time of pre -construction review the developer shall demonstrate that an easement or property has been acquired to develop the proposed roadway across private property off -site to the east that connects to Valley View Drive and that the easement encompasses the nature and intensity of the use that will result from the development of the subdivision. (Kalispell Subdivision Regulations 3.08) 17. The developer shall provide a letter from the U.S. Postal Service approving the plan for mail service. (Kalispell Subdivision Regulations, Section 3.22). 18. Street lighting shall be located within the subdivision and shall be shielded so that it does not intrude unnecessarily onto adjoining properties. (Kalispell Subdivision Regulations Section 3.09(L)). 19. All utilities shall be installed underground. (Kalispell Subdivision Regulations, Section 3.17). 20. That a minimum of two-thirds of the necessary infrastructure for this subdivision shall be completed prior to final plat submittal. 21. All areas disturbed during development of the subdivision shall be re -vegetated with a weed -free mix immediately after development. 22. That a development agreement be drafted by the Kalispell City Attorney between the City of Kalispell and the developer outlining and formalizing the terms, conditions and provisions of approval. The final plan as approved, together with the conditions and restrictions imposed, shall constitute the Planned Unit Development (PUD) zoning for the site. 23. That preliminary plat approval for the first phase of the planned unit development shall be valid for a period of three years from the date of approval with an automatic three-year extension as each phase of the subdivision plat has been completed and filed. (Kalispell Subdivision Regulations, Section 2.04). REPORT'S\KALISPELL\KPP-05-2 LONE PINE.DOC nw 10 P. 0. Box 9185 Kalispell, MT. 59904 February 20, 2005 Tri-City Planning Office IE 17 Second Street East Suite 211 Kalispell, MT. 59901 FEB 2r1 2005 Re: Lone Pine Development 'RI -CITY PLANNING OFFICE To the Planning Board: We were surprised to find a development will be placed on the 23 acres behind our property. We understood when we purchased this acreage that the land was designated for wetlands. We will miss seeing the Sand hill cranes, foxes, eagles,owls and other wildlife. Evidently the zoning has been changed and development moves forward. This is happening all over the United States so it would appear the development will go forward. WE did not address with Mr. Wassink that we definitely want a fence running along the north side of the development (i.e. on the Foys Lake side). When driving through various developments we noticed that most do have a fence separating the development from the already developed communities. Because of the traffic, car lights and foot traffic, we feel it is imperative to our privacy that the development place a fence along the north side. We are not sure if it should be chain link or wood. If it is wood, we would surely want it not to be white. We would prefer some more environmentally friendly color. There will be foot traffic ., children and teens, who may want to cut over our property to Foys Lake Road. WE feel that this fence is a necessity, not an option. Thank you for seriously considering this request. Loren E. Drewry and Mary B. Drewry 859 Foys Lake Road March 9, 2005 Page I of 2 Narda Wilson From: Patti Mason [earthsys@centurytel.net] Sent: Tuesday, March 08, 2005 3:15 PM To: tricitynarda@centurytel.net Subject: Lone Pine Deve opment March 9, 2005 Dear Tri-City Planning Commission: I received notice of public hearing about the proposed Lone Pine Development that will be discussed at this evening's meeting. My husband is out of town, and I must stay home with my son, so will be unable to attend. Please consider this letter to be my comments and concerns about the proposed actions. We live at 300 Learn Lane. Our property is 5 acres which extends north far enough to be across Learn Lane from the proposed development. Most of the adjacent landowners have at least one acre of properly, and many have more. Like all the other adjacent landowners, I am concerned about the housing density proposed for this development. The housing density all around this proposed development, including the land between the proposed development and town, is much lower than what is being proposed. I believe single family housing is much more appropriate for the area. The developers have said they cannot afford to develop the area unless they build at city density. So? It begs the question of whether this is a proposal whose time has yet to come. I have real concerns about the land involved. There are no houses in this part of the valley for a good reason. The natural drainage was diverted into a ditch some time ago. but the whole area is subject to flooding, and sits in a flood plain.. This is partly due to the nature of the soils. The soils on this piece of property have been mapped in the soil survey as type Sa, saline -alkali land. In the survey description of this soil, it describes "poorly drained swales and depressed areas" that are "flooded and seepy in wet seasons." This is a very good description of the proposed development area. Attached are photographs that attempt to show (albeit from a distance) the tendency for this area to retain standing water for extensive periods. This standing water exists along the old drainage and in low spots all over the property. "Lot Lake 1" shows a view of Julie Hamilton's land adjacent to Learn Lane which shows the standing water on the west side of Learn Lane. This includes the old creek bed. "Lot Lake 2" shows a view of the property of concern. As you can see, the standing water continues into the property of concern. "Lot Lake')" and " 4" are again views of Julie Hamilton's, showing the standing water adjacent to Learn Lane on the west side. Conditions are the same across the road. In the winter of `96-197 this creek was actively flawing across Learn Lane, eroding the road bed and flooding the property of concern.. The ditch was full to overflowing as well. For many years, my family would ice skate out there during winter months. The standing water persisted every year well into the summer. This makes me wonder whether the area could be designated a wetland. The soil is very tight clay, with little percolation capability. This clay extends for a great depth. Our well, which sits up on the edge of the hill, still goes 38 feet through clay before hitting bedrock. Given the glacial geology of the area. the clay would be much thicker in the bottom of this March 9, 2005 Page 2 of 2 valley. No standing water exists there now due to the severe long term drought we are experiencing, but with normal precipitation the standing water would return. Hooking up to city sewer and water eliminates the impossibility of putting septic in this area, but does not address the difficulty of building in such a flood -prone area. Given our normal precipitation, the snipe and frogs would return. The developer has left the old creek bed as communal space, but the drainage problems exist on much more of the property. Jackie Robinson, another adjacent landowner who has a house in the bottom of the valley, (shown in the pictures) has had to use a pump to continually drain her crawl space. We can attest well to the normal depth of groundwater here. Until this drought, you could not sink a post hole for a fence post more than 12 inches before hitting saturated ground on the north end of our property. The post holes filled with water instantly. Is this land appropriate for high density development? All those houses, driveways and roads would concentrate the drainage even more. Flood control measures on the property are likely to increase potential for flooding on the west side of Learn Lane. I hope you will consider well the appropriateness of this proposal. Perhaps some time in the future, it will be economic to put housing of a more reasonable density in, once drainage, flooding, and soils issues can be resolved. Thank you for allowing me to comment. Sincerely, Patti Mason 300 Learn Lane Kalispell, MT 59901 406-257-4204 earthsys@centurytel.net .., .: ,: t a - - --- x �s .... �:'....r^',�-,. To the Tri-City Planning Board and Zoning Commission, My name is Robert Horse. My wife, Dorothy, and. I own the piece of property referred to as Parcel B. This is the piece of land on the south west corner of this tract. At this time Dorothy and I wish to make some comments about this development. We think the density is too much for the area. To support this... a) All the surrounding lots are one acre or more, of which many have farm animals. With 81 new families moving in with their dogs there will surely be a run on these farm animals. And that is not fair to the people already living there. b) This ground is ancient glacier lake bed and has a lot of clay in it. Making drainage all but impossible. Two or thrive years ago Jan W assink did some perk test out there and discovered that even after three years of drought the ground would not accept water c) The last septic systems put in here had to be an engineered system above ground. Because the ground would not accept water d) Many people living on adjoining properties have severe drainage problems. With so many dwellings on such a small space flooding is sure to happen. It already does in the spring melt. 2. Whoever drew this plan totally ignored road easements and has three parcels and houses sitting on our road. This is not right. When they adjust for my road the housing on this end of the project will be even tighter than shown.. 3. The layout shows they are putting a road within 30 feet of the northeast corner of my property. We have a 68 foot deep well there. With both the construction of houses and road there. 1 ask is this good for my well? How about when it is all done and it rains, or spring melt, all the pollutants might contaminate our well. Is this Planning or what? 4. Has an environmental statement been done on this flood plain.? This whole valley floor from the railroad tracks to the "F" hill is flood plain. That is why houses have not been built there. In the spring of 1996 both sides of Learn Lane were flooded for six weeks and the lane it self was awash for two weeks. Just because we are in a drought now doesn't mean it will not end We could have a severe winter any time and flood everything in that tract. In closing I ask this. Is approving this tract really in the best interest of the people who live here now and will live here in the future? 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IBA _ ...`; o zS `` 5 5B IF ._ - I ln2 x 8 19 0 El 22 i 1E i 4CA VICINITY MAP SCALE 1" = 600' LONE PINE DEVELOPMENT, LLC PRELIMINARY PLAT - LONE PINE SUBDIVISION - A 25 LOT SINGLE-FAMILY, 56 SUBLOT TOWNHOUSE SUBDIVISION ON APPROXIMATELY 23 ACRES FILED CONCURRENTLY WITH .ANNEXATION, INITIAL ZONING & A PLANNED UNIT DEVELOPMENT _ 'LOT DATE: 2/15/05 H=\giS\ 91te\ icPpEiS_2. dvr