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1. Resolution 4985 - Revisions to the Preliminary Plat for Sinopah SubdivisionTri-City Punning Office 17 Second Street East - Suite 211 Kalispell, Montana 59901 Phone: (406) 751-1850 Fax: (406) 751-1858 tricity@centurytel. net REPORT TO: Kalispell Mayor and City Council FROM: Narda A. Wilson, Senior Planner James H. Patrick, City Manager SUBJECT Amendments to the Preliminary Plat for Sinopah Subdivision MEETING DATE: March 7, 2005 BACKGROUND: Sinopah Subdivision, a 26 lot residential subdivision on approximately 5.53 acres, was given preliminary plat approval by the Kalispell City Council at their August 2, 2004 regular meeting. The property is located between North Meridian Road and Northwest Lane south of the junior high school. The subdivision was approved for 18 single family lots and 8 townhouses in a two unit configuration. The property is zoned R-4, Two Family Residential. Currently there are three houses and two mobile homes on the property that were proposed to be removed from the property when the subdivision is developed. However, subsequent to city council approval of the preliminary plat a more thorough evaluation of the infrastructure was done that indicate the topography at the east end of the site would create a slope of nearly seven percent which exceeds the maximum grade limits in the Kalispell design standards for streets. By moving the cul-de-sac to the west approximately 120 feet, the grade is reduced below the six percent maximum. This redesign essentially results in the creation of two lots along North Meridian Road where there are two of the three houses. The number of lots within the subdivision would not be changed. There would still be 18 single family lots and 8 townhouse lots, but two of the single family lots would be relocated from the east end of the cul-de-sac to along North Meridian Road as indicated in the sketch titled Amended Preliminary Plat for Sinopah Subdivision verses the sketch titled Preliminary Plat for Sinopah Subdivision. As mentioned in a previous memo to the council, because is considered a significant change to the preliminary plat which was approved by the city council, the change cannot or should not be approved administratively. The city attorney's advice was to hold a public hearing before the city council regarding this change rather than scheduling the matter before the planning board for public hearing. Therefore, a public hearing has been scheduled for this date, March 7, 2005. Public hearing notices were sent to the property owner's within 150 feet from an updated adjoining landowners list advising them of the proposed amendments to the preliminary plat and providing an opportunity for comment. Providing Community Planning Assistance To: • City of Kalispell • City of Columbia Falls • City of Whitefish • Revisions to the Preliminary Plat for 5inopah Subdivision March 2, 2005 Page 2 The most significant change related to the amendment is the retention of two existing accesses onto North Meridian Road. When considering the possibility of consolidating these accesses, an on site inspection was done with the developer's engineer to determine the feasibility of such a recommendation. Attached are sketches from the MDOT right-of-way plan for the reconstruction of North Meridian Road that indicates the location of the existing houses, mobile homes and accesses on this roadway. For your convenience it is labeled, Exhibit A. Exhibit B is another MDOT sketch that indicates the approaches that were approved for these lots as part of the right--of-way acquisition process that are indicated with hatched lines along the edge of the right- of-way. One of the existing approaches will be eliminated on the northern lot.. When considering whether or not these approaches could be consolidated, consideration was given to the grade along North Meridian in this area which rises almost ten feet in about 100 feet creating a ten percent grade. The consolidation of the approaches does not seem feasible and the staff is recommending that the approach approved by the MDOT with the reconstruction of North Meridian Road be left as is in order to access the existing houses. At this time the developer does not intend to redevelop these lots along North Meridian Road, but would continue to use them as rentals or would sell them to someone else in the future. There may be other options to developing this land in the future besides the continued use of the existing single family homes which are in fair condition. The continued use of the existing single family residences will have limited impact on the overall traffic patterns along North Meridian Road. With the houses and access remaining along North Meridian Road the need for the landscape buffer is no longer warranted and should be eliminated. The existing approaches will be redeveloped when North Meridian Road is reconstructed and would likely stay in place until one or both of these existing lots are redeveloped. At that time a reconsideration of the consolidation, relocation or elimination of approaches may be warranted. The recommended changes to the conditions of preliminary plat approval listed below are intended to address these issues. RECOMMENDATION: A motion to adopt the resolution approving the changes to the preliminary plat for Sinopah Subdivision subject to the amended conditions of approval as indicated below would be in order: 4. The existing approaches onto North Meridian Road be maintained until such time as there is a redevelopment of the property wherein a revised access plan may be considered. Revisions to the Preliminary Plat for Sinopah Subdivision March 2, 2005 Page 3 FISCAL EFFECTS: Minor positive impacts once developed. ALTERNATIVES: As suggested by the city council. Narda A. Olson �esPatrick Senior Planner City Manager Report compiled: March 2, 2005 c: Theresa White, Kalispell City Clerk Jeff and Karen Thiesen, 789 Fifth Ave WN, Kalispell, MT 59901 Andy Hyde, Carver Engineering, 1995 Third Ave East, Kalispell, MT 59901 Marquardt Surveying, 285 Fifth Ave EN, Kalispell, MT 59901 TRANSMIT/ 2004 / KPP04-9A MEMO AMENDMENTS RESOLUTION NO. 4985 A RESOLUTION APPROVING CERTAIN REVISIONS TO THE PRELLVIINARY PLAT FOR SINOPAH SUBDIVISION, MORE PARTICULARLY DESCRIBED AS LOTS 13,14, 1.5, 27, 28, AND 29, BLOCK I NORTHWEST TRACTS, A PLATTED SUBDIVISION IN SECTION 1, TOWNSHIP 28 NORTH, RANGE 22 WEST, P.M.M., FLATHEAD COUNTY, MONTANA. WHEREAS, the City Council of the City of Kalispell passed Resolution 4917 on. August 2, 2004, approving the preliminary plat for Sinopah Subdivision, subject to certain conditions, and WHEREAS, the Developer now desires to have the City Council of the City of Kalispell consider certain revisions to the preliminary plat and is being asked to approve, disapprove or conditionally approve the proposed revisions to the preliminary plat, and WHEREAS, on February 7, 2005, the City Council of the City of Kalispell passed Resolution 4974, a Resolution of Intention to consider said revisions to the Preliminary Plat and set a public hearing for March 7, 2005, and WHEREAS, notice of the resolution of intention was provided pursuant to MCA 7-2-4312 by publishing such notice on February 20 and February 27, 2005, as provided in MCA 7-1- 4127; and WHEREAS, the City Council of the City of Kalispell at its regular Council Meeting of March 7, 2005, took public comment and found from the evidence that the revisions to the preliminary plat of Sinopah Subdivision are in the public interest. NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF KALISPELL, AS FOLLOWS: SECTION L That the conditions on the Preliminary Plat of Sinopah Subdivision are hereby amended as follows: 4. The existing.approaches onto North Meridian Road be maintained until such time as there is a redevelopment of the property wherein a revised access plan may be considered. SECTION II.. All other conditions not amended herein remain the same. PASSED AND APPROVED BY THE CITY COUNCIL AND SIGNED BY THE MAYOR. OF THE CITY OF KALISPELL, THIS 7TH DAY OF MARCH, 2005. Pamela B. Kennedy Mayor .ATTEST: Theresa White City Clerk AMENDED PRELIMINARY PLAT FOR SINOPAH SUBDIVISION N09'31'33"E 793.79 , N. iv v, z mD m63z mA mW m m m mtn_ m �, � � � \ m _ �ssoa - \ ��soc= 40oa' aG02' 40.02 4G02' bD03\ 5tk03� �A03- b©09. 600�3' 03 5� ""t Tn be tled'cvtetl to the Ciry- L= 8 SINCPAH STREETcl 6_95 ACRE 5839'14'•W 53528 -. fir. n g 6043' S�\°�, �R'+- �L� 2 015 l\ ° 400. 4o D2' 0. 6003' 6�03' 6003 .` �� ('" m `� a ���"'" L53.90' 6 - o a m cyl o 0 m�W m> W W m> g r m g m a' g mti z m .. SD.O2' q 4002 4�'?.p2' fiR03' 60.0? 60 G3' 6C 03' 6003' �� 6003 60.36\, �5559 ] -- 589146'58"1V 786 28' PRELIMINARY PLAT FOR SINOPAH SUBDIVISION flcl- 0S6,04.,,,\mfR iat \ m \ \ m °v F% �dh m L.53.9q 1 4�.02' AOdy' 40.D2 gppl' b0.03\ 6p.0� �0.03' 6G V5: bC a 589°3��4"NJ 53528 i[ o ba d¢dcated to the Cell\9 a\ I SINOPAR STREET as '..� 0.9SACRE S8�39 ww 53529`A. e `y� 7 4V 02 4002 in 406003' 6003'\ 'a 6603' 60.03' hg 6003' \ :.: u C m d J 'ry Q n V m v �t- �* (,J7 �' CTf...O '� __i7-l�,p... m 7� Z n '"� Z' L Eli' Al m Z .Zi W „U•'�I O� ... .M. .. m W to m m ` _ m fU6e' 406e'...I 41,02' 40.02' 6003'60.03' 1 6003' ' h0 C3' 6003\ \ 6003' Sbq—'58"W 'S' a O� A62EA e ry�W I 2 r� � bx432]44�'", I a#gya2o °.. C D RCtr' W � 1035Y"— -- �. � 'Ga e +"L1 m mz Ltlj"� 3' 0.20 ACRE,= 9\" - ACRE', EXHIBIT A- NORTH MERIDIAN ROAD EXISTING BUILDINGS 1 PROPOSED ACCESSES rH �Ep 95° 0O6 SE° SE' SEC. t f , r� ° f -- — C. i l 4ORT FM�ES 7 fiAC� � FARO L A +t mac. s"azs4 _ �o 1 A — xpRY�E5iLYRACTS � „� � '. ���_ r-1 49 Lar ,s a s : or i> 53 ear rs 45 j I$ �FIC PDW£R A.v 1 LOT ib !L JI — l L i IG+LF k AArox Al. n (� LOT 0 52 e � anciF c Por,er+ aacir�c vowrA _' _ g� a s a. I _Iijf 7 5 —. �z. uir-1 � —_�_-- �a—..J •h. f JI t\' \ ©x� nca�uT �.J1 m_ m•��-b�-=-- -- SEC. 6 m .CaN51r PEauT f � � ° �•_._�.�— '.'.. — � rs � — 5. VSr x " I s c � [ eALLs ADo�lax uD. az 5A RR I41p s t'. D£DT LA F £NO£(] PLAT OF LA & P p M I a _ NE M£NDEA YLA OF ROTS s ANA L01' 2A OF LOT 3 DF AMENDED PLAT OF AMENDED PLAT OF LOT 4 b _ --- �•�-u y� — / Ofr+i5 �a OR�x PARCEL 8 6W AND LOT 2A OF THE AMENDED PLAT OF L075 2 A 3. 06 NALl AADIT ION ND. @2 LOT P OF H€XiTEDXLAT DF uGNLUT OF pEA PRAT OF LDiI 9 b _ l AND r A 0 rH£ AMENUEO OTS 2 G S, HALL AODLTI9N 10. 8L.—." U. S. GQ%'T. -, COT 7 EA e a;oo SEC. 5 oePAx.uexcNoi ieNse°nrar ox E s5 xo�E n �p � FIGHT OF 'NAY PL klu . C. cwrc[rvrA c wnvC � a�nao ar.� aEA Tw.x r. vAALv€Sxb GLkiHE4Au C0UN3Y soy Ia68 aQ yE�xn'EF vn v _ noxF_ � r��pA ���--�� ��i F SFA1E PfiDJEGI u sufE2Buo ,3t,,:1 6:a A,: S 14N' g:°M Ri: EXHIBIT B — NORTH MERIDIAN ROAD PROPOSED ACCESSES FOR SINOPAH LOTS SiW 6]Ox81 C.S.F-9A9ar0)BS ]ar00 9 6 1m r 25r ePi.i Y� 2� 95.9 zoo 6 f oEY a OB 6 tEL 111. L 4 C 6$ zs 21 i9EN- Nei [P[ Nvnxa 2 [%Si Nf, 1t1fA1 bry gyt[i L9G ].Ipry 25 2 96 TEIU 2J.22 1 ] 6m At 2ga2] 9 �P65 y 6"21 5 D. 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