06. Resolution 5007 - Annexation - Granary Ridge TownhousesTri-Oily Planning Office
17 Second Street East — Suite 211
Kalispell, Montana 59901
Phone: (406) 751-1850
Fax: (406) 751- 858
t rici t y@c e n t u ryte 1. net
www.tricityplanning-mt.com
REPORT TO: Kalispell Mayor and City Council
FROM: Narda A. Wilson, Senior Planner
James H. Patrick, City Manager
SUBJECT The Granary Townhouses Subdivision Annexation and Initial
Zoning Designation of R-4 / PUD
MEETING DATE: May 2, 2005
BACKGROUND: This is a request for annexation and initial zoning of RA-1
concurrent with an application for a planned unit development and preliminary plat
approval of The Granary Townhouses, 16-unit townhouse development. The project
consists of 8 two unit townhomes on the east side of Whitefish Stage Road between.
Bruyer Way and the Edgerton School access. The development is known as the
Granary Ridge Townhomes and contains approximately 2.535 acres. Because the
applicant is requesting private street and reduced setbacks, a planned unit
development overlay has also been submitted with the proposed RA-1, Low Density
Residential Apartment, zoning request.
The Kalispell City Planning Board met on April 12, 2005 and held a public hearing to
consider this proposal. The staff noted that with the PUD allowed the developer some
flexibility with the internal access road which would serve the lots. The staff
recommended an R-4 zoning assignment rather than the proposed RA-1 since the
project essentially complies with the R-4 development standards and the reduction in
the rear yard setback from 20 feet to ten feet would provide space for a boulevard and
sidewalk along the internal roadway.
During the public hearing the applicants explained their proposal, how the common
areas would be managed and their desire to meet a niche in the marketplace. Two
members of the public spoke in favor of the proposal citing the limited availability of
the proposed single story townhouses and the good location for the project. Two
neighbors from the area spoke in opposition to the proposal citing concerns about
density and impacts to Whitefish Stage Road.
The board discussed the proposal and considered the testimony. There was
considerable discussion regarding the density; five townhouses on the bluff versus
four and the impacts this development would have on the stability of the bluff. A
condition requiring a geotechnical analysis of the slope prior to issuing a building
permit was added by the board unanimously. A motionwas made to recommend to
City Council that the property be zoned R-4/PUD, Two Family Residential, upon
annexation subject to the conditions passed on a vote of five in favor and one
opposed.
Providing Community Planning Assistance To:
City of Kalispell • City of Whitefish • City of Columbia Falls
The Granary Townhouses Annexation and Initial Zoning
April 27, 2005
Page 2
RECOMMENDATION: A motion to approve the resolution annexing the property and
the first reading for the zoning and PUD overlay subject to conditions would be in
Order.
FISCAL EFFECTS: Limited positive impacts once fully developed.
ALTERNATIVES: As suggested by the City Council.
Respectfully submitted,
Narda A. Wilson C-�4,aumesHrick
Senior Planner City Manager
Report compiled: April 27, 2005
c: Theresa White, Kalispell City Clerk
Attachments: Transmittal letter
Staff report #KA-05-5 / KPUD-05-2 and application materials
Draft minutes from 4/ 12/05 planning board meeting
TRANSMIT\KA ,ISPEL,\2005\KA05--5 KPUD-5-2MEM
RESOLUTION NO. 5007
A RESOLUTION TO PROVIDE FOR THE ALTERATION OF THE BOUNDARIES OF
THE CITY OF KALISPELL BY INCLUDING 'THEREIN AS AN ANNEXATION CERTAIN
REAL PROPERTY, MORE PARTICULARLY DESCRIBED AS LOTS 3 AND 4 OF
SUBDIVISION 41150 AND ASSESSOR'S TRACT SC IN THE SOUTHWEST QUARTER
OF SECTION 32, TOWNSHIP 29 NORTH, RANGE 21 WEST, P.M.M., FLATHEAD
COUNTY, MONTANA, TO BE KNOWN AS GRANARY RIDGE ADDITION NO.362; TO
ZONE SAID PROPERTY IN ACCORDANCE WITH THE KALISPELL ZONING
ORDINANCE, AND TO DECLARE AN EFFECTIVE DATE.
WHEREAS, the City of Kalispell has received a petition from Valley Venture LLC, the owners of
property located on the cast side of Whitefish Stage Road between Bruyer Way and
the Edgerton School access, requesting that the City of Kalispell annex the territory
into the City, and
WHEREAS, the Tri-City Planning Office has made a report on Valley Venture LLC's Annexation
Request, #KA-05-51KPUD-05-2, dated April 5, 2005, and
WHEREAS, the Kalispell City Planning Board and Zoning Commission recommended that the
territory be zoned City R-4, Two Family Residential on approximately 2.5 acres upon
annexation into the City of Kalispell, and
WHEREAS, the City of Kalispell desires to annex said property in accordance with Title 7,
Chapter 2, Part 46, Montana Code Annotated,
NOW THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF
KALISPELL AS FOLLOWS:
SECTIONI. That all the real property as described above be annexed to the City of
Kalispell and the boundary of the City is altered to so provide, and
shall be known as Granary Ridge Addition No. 362.
SECTION II. Upon the effective date of this Resolution, the City Clerk is directed
to make and certify under the seal of the City, a copy of the record of
these proceedings as are entered on the minutes of the City Council
and file said documents with the Flathead County Clerk and
Recorder.
From and after the date of filing of said documents as prepared by the
City Clerk, or on the effective date hereof, whichever shall occur
later, said annexed territory is part of the City of Kalispell and its
citizens and property shall be subject to all debts, laws and ordinances
and regulations in force in the City of Kalispell and shall be entitled
to the same privileges and benefits as are other parts of the City.
SECTION III. The territory annexed by this Resolution shall be zoned in accordance
with the Kalispell Zoning Ordinance.
SECTION IV. This Resolution shall be effective immediately upon passage by the
City Council.
PASSED AND APPROVED BY THE CITY COUNCIL AND SIGNED BY THE MAYOR OF THE
CITY OF KALISPELL, THIS 2ND DAY OF MAY, 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) 758-1850
Fax: (406) 751-1858
tricity@centurytel.net
April 26, 2005
James H. Patrick, City Manager
City of Kalispell
P.O. Box 1997
Kalispell, MT 59903
RE: The Granary Townhouses - Annexation and Initial Zoning Designation of
R-4 with a Planned Unit Development (PUD) Overlay
Dear Jim.:
The Kalispell City Planning Board met on April 12, 2005 and held a public hearing to
consider a request for annexation and initial zoning of RA-1 concurrent with an
application for a planned unit development and preliminary plat approval of a 16-unit
townhouse development. The project consists of 8 two unit townhomes on the east
side of Whitefish Stage Road between Bruyer Way and the Edgerton School access.
The development is known as the Granary Ridge Townhomes. Because the applicant
is requesting private street and reduced setbacks, a planned unit development overlay
has also been submitted with the proposed RA-1, Low Density Residential Apartment,
zoning request.
Narda Wilson, of the Tri-City Planning Office, presented staff reports KA-05-5 and
KPUD-05-2 evaluating the proposal. She noted that the PUD allowed the developer
some flexibility with the internal access road which would serve the lots. She noted
the staff is recommending an R-4 zooming assignment rather than the proposed RA-1
since the project essentially complies with the R-4 development standards and the
reduction in the rear yard setback from 20 feet to ten feet would provide space for a
boulevard and sidewalk along the internal roadway.
During the public hearing the applicants explained their proposal, how the common
areas would be managed and their desire to meet a niche in the marketplace. Two
members of the public spoke in favor of the proposal citing the limited availability of
the proposed single story townhouses and the good location for the project. Two
neighbors from the area spoke in opposition to the proposal citing concerns about
density and impacts to Whitefish Stage Road.
The board discussed the proposal and considered the testimony. There was
considerable discussion regarding the density; five townhouses on the bluff versus
four and the impacts this development would have on the stability of the bluff. A
condition requiring a geotechnical analysis of the slope prior to issuing a building
permit was added by the board unanimously. A motion was made to recommend to
City Council that the property be zoned R-4/PUD, Two Family Residential, upon
annexation subject to conditions and passed on a vote of five in favor and one
Providing Community Planning Assistance To:
• City of Columbia Falls • City of Kalispell • City of Whitefish
The Granary Townhouses Annexation. and Initial Zoning
April 26, 2005
Page 2
opposed. The recommended conditions are attached as Exhibit A. The legal
description for annexation is attached as Exhibit B.
Please schedule this matter for the May 2, 2005 regular City Council meeting. You
may contact this board or Narda Wilson at the Tri-City Planning Office if you have any
questions regarding this matter.
Sincerely
Kalispell City Planning Board
s
George Taylor
President
GT/NW/naa
Attachments: Exhibit A - PUD Conditions of Approval
Petition to annex (original)
Exhibit B - legal description
Staff report KA-05-5 / KPUD-05-2 and application materials
Draft minutes 4/ 12/05 planning board meeting
c w/ Att: Theresa White, Kalispell City Clerk
c w/o Att: Valley Ventures, S - First St E, #204, First and Main Building,
Kalispell, MT 59901
Sitescape Associates, Box 1417, Columbia Falls 59912-1417
The Granary Townhouses Annexation and initial Zoning
April 26, 2005
Page 3
EXHIBIT A
THE GRANARY TOWNHOUSES SUBDIVISION ANNEXATION AND
INITIAL PUD ZONING
CONDITIONS OF APPROVAL AS RECOMMENDED BY THE
7KALISPELL CITY PLANNING BOARD
APRIL 12, 2005
The Kalispell City Planning Board is recommending the following conditions to the
Kalispell City Council for the above other referenced planned unit development and
subdivision.. A public hearing was held on this matter at the regular meeting of the
planning hoard of April 12, 2005.
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 reflect a
provision for the maintenance of common areas and the private internal roadway
that are proposed for the townhouses. Setbacks for the townhouses accessed via
an interior street shall be measured from the edge of the easement and shall be
20 feet in the front and ten feet in the rear and rive 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 -rates 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
building permit. (Site Development Review Committee)
5. 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 with the exception of the roadway as
further enumerated below. 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).
6. The road profile shall consist of a 24 foot wide roadway, two foot curb and gutter,
a five foot boulevard on the eastern boundary of the access road and a five foot
sidewalk adjoining the five foot boulevard. The boulevard shall be landscaped in
accordance with a plan approved by the Kalispell Parks and Recreation
Department.
The Granary Townhouses Annexation and Initial Zoning
April 26, 2005
Page 4
7. That a minimum 10-foot buffer shall be established along the north boundary of
the development to provide screening and buffering for the property to the north.
This shall be in the form of berming fencing or landscaping or a combination
thereof. These improvements are to be coordinated with the Kalispell Public
Works Department and the Parks and Recreation Department.
8. The proposed berming and landscaping along Whitefish Stage Road shall be
reviewed and approved by the Kalispell Parks and Recreation Department to
ensure satisfactory buffering and landscaping. The landscape materials shall
consist primarily of living green plant, grasses and shrubs.
9. The proposed pedestrian access at the northwest corner of the site shall connect
with the internal sidewalk and shall be of concrete construction. A crosswalk
shall be installed from this pedestrian path across Whitefish Stage Road that is
coordinated and approved by the Montana Department of Transportation,
Flathead County Road Department and Kalispell Public Works Department.
10. That a ten foot right of way reservation for future acquisition for the upgrade of
Whitefish Stage Road shall be indicated on the face of the final plat.
11. 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.
12. 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).
13. That the parkland requirement of I I percent of the area in lots which is 2.13
acres and is equivalent to 0.2343 of an acre shall be net through cash in lieu of
parkland. The cash in lieu of parkland shall be based on $45,000 per acre and is
equivalent to $10,544. (Kalispell Subdivision Regulations, Section 3.19).
The Granary Townhouses Annexation and Initial Zoning
April 26, 2005
Page 5
14. The private internal roadway 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 any special improvement districts for the upgrade of roads in the area
to City standards which may be impacted by this development.
16. A eotechnical study of the sloe shall be conducted prior to the issuance of a
building_ permit demonstrating its stability as a building site. (Kalispell Planning
Board)
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 QC CO111J]1CLCu JJ11U1 LO 111NU I)IaL SL1UMILLal.
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.
(Kalispell Subdivision Regulations, Section 2.04).
THE GRANARY RIDGE TOWNHOMES
REQUEST FOR INITIAL ZONING OF RA-1 UPON ANNEXATION
TRI-CITY PLANNING OFFICE
STAFF REPORT #KA-05-5 / RPUD-05-2
APRIL 5, 2005
A report to the Kalispell City -County Planning Board and the Kalispell City Council
regarding initial zoning of RA-1 upon annexation for property in northeast Kalispell. A
public hearing has been scheduled before the Kalispell City -County Planning Board for
April 12, 2005 beginning at 7:00 PM in the Kalispell City Council Chambers. The
Planning Board will forward a recommendation to the Kalispell City Council for final
action.
BACKGROUND INFORMATION
The developer has petitioned for annexation and initial zoning of RA-1 concurrent with
an application for a planned unit development and preliminary plat approval of a 16-
unit townhouse development containing 8 two unit townhomes on the east side of
Whitefish Stage Road between Bruyer Way and the Edgerton School access. The
development is known as the Granary Ridge Townhoes. Because the applicant is
requesting private street and reduced setbacks, a planned unit development overlay
has also been submitted with the proposed RA-1, Low Density Residential Apartment,
zoning request.
This report evaluates the appropriate assignment of a City zoning classification in
accordance with Section 27.03.010(4) of the Kalispell Zoning Ordinance. The
applicant has proposed a zoning classification of RA-1, Low Density Residential
Apartment, under the City of Kalispell Zoning Ordinance. Currently, the property is
zoned County RA-1, Residential Apartment, under the Flathead County Zoning
Regulations which is very similar to the proposed City RA-1 zone. This property will
be annexed under the provisions of Sections 7-2-4601 through 7-2-4610, M.C.A.,
Annexation by Petition.
A. Applicant: Valley Venture LLC
8 - First Street East, Suite #204
First and Main Building.
Kalispell, MT 59901
(406) 756-7373
Technical Assistance: Sitescape Associates
Box 1417
Columbia Falls 59912-1417
(406) 892-3492
B. Location and Legal Description of Property: The property is located on the
east side of Whitefish Stage Road between Bruyer Way and the Edgerton School
Access in the northeast part of Kalispell. The property proposed for
development can be described as Lots 3 and 4 of Subdivision # 1150 and
Assessor's Tract 5C in the southwest quarter of Section. 32, Township 29 North,
Range 21 West, PM.M., Flathead County, Montana.
i
C. Existing zoning: This property is currently in the County zoning jurisdiction
and is zoned RA-1, a residential apartment zoning district. This is a multi-
family residential district that has a minimum lot size requirement of 7,500
square feet, a minimum lot width of 50 feet and setbacks of 20 feet in the front
and rear and five feet on the sides. Properties in this district would be
anticipated to be served by all public utilities and services. This zone allows
duplexes on a minimum 7,500 square foot lot and by conditional use perrrait an
additional dwelling unit for each 1,500 square foot of lot space available.
D. Proposed Zoning: The property is designated by the Kalispell City Growth
Policy as "Urban Residential" which is defined as allowing a single family,
duplex and low density multi -family residential area with densities typically
between 3 and 12 units per gross acre. The designation also anticipates a full
array of public services and infrastructure available to achieve these densities.
The requested RA- 1. zoning classification falls under the Urban Residential
designation in the master plan which allows up to 12 dwellings per gross acre.
The proposed zoning is in conformance with the growth policy and encourages
density where full public facilities and utilities are available.
E. Size: The area proposed for annexation and, zoning contains approximately
2.535 acres.
F. Existing Land Use: Currently this property is generally vacant except for an
older gray single story residence on the extreme south end of the site. This
residence would be removed as part of this project
G. Adjacent Land Uses and Zoning: The area can be described as a mixed use
residential neighborhood. To the immediate north he large lot single family
residences. To the west across Whitefish Stage lies the Buffalo Stage
Professional Park containing professional offices and further west, the Edgerton
School. To the south lies a single wide mobile home and a single family
residence, the old granary building and open lands zoned RA-3 Residential
Apartment/Office zone.
North: Single-family homes, County RA-1 zoning
East: Glacier Village Greens Homeowners park and open lands City R-4
South: A mobile home, a single family residence and the old granary
building, vacant land, City RA-3 zoning.
West: Professional offices, City R-5 zoning, Edgerton School, P-1 zoning.
H. General Land Use Character: The area can be described as a mixed use area
with larger single family homes to the immediate north, professional offices
developed around an internal court to the west, Edgerton School further west,
an older mobile home and single family residence on the same lot and the old
granary to the south poised for future development.
1. Availability of Public Services: Full public services can be provided to this
site with water being provided by the Evergreen Water District and sewer being
provided by the City of Kalispell. All utility extensions will be done in
2
accordance with the City of Kalispell's Extension of Services Plan and in
accordance with Kalispell's Design and Construction Standards.
EVALUATION BASED ON STATUTORY CRITERIA
The statutory basis for reviewing a change in zoning is set forth by 76-2-205, M.C.A.
Findings of fact for the zone change request are discussed relative to the itemized
criteria described by 76-2-203, M.C.A.
1. Does the requested zone comply with the Master Plan?
The property is designated by the Kalispell Growth Policy as "Urban Residential"
which is defined as allowing a single family, duplex and low density multi-
family residential area with densities typically between 3 and 12 units per gross
acre. The designation also anticipates a full array of public services and
infrastructure available to achieve these densities. The requested RA-1 zoning
classification falls under the Urban Residential designation in the master plan
which allows up to 12 dwellings per gross acre. The proposed zoning is in
conformance with the growth policy and encourages density where full public
facilities and utilities are available.
2, is the requested zone designed to lessen congestion in the streets?
Once the proposed subdivision which has been filed concurrently with this
annexation and initial zoning request has been developed, traffic in the area will
increase. Roadway improvements and infrastructure will be extended and will
serve the homes within the development. This zoning designation and
subsequent development will not lessen congestion in the streets in the area,
but is anticipated to occur as development of the area continues. Whitefish
Stage Road may be required to be improved with turn lanes in order to
accommodate this project. This would be subject to the findings of the County
and the State MDOT when they review the request for approach permits.
3. Will the requested zone secure safety from fire, Manic, and other dangers?
Adequate access and public facilities are available to the site in the case of an
emergency. There are no features related to the property which would
compromise the safety of the public. New construction will be required to be in
compliance with the building safety codes of the City which relate to fire and
building safety. All municipal services including police and fire protection,
water and sewer service is available to the area and will be extended as part of
the development of this subdivision.
4. Will the requested zone promote the health and Feneral welfare?
The requested zoning classification will promote the health and general welfare
by restricting land uses to those that would be compatible with the adjoining
properties and promoting the goals of the Growth Policy.
3
5. Will the requested zone provide for adequate light and air?
Setback, height, and coverage standards for development occurring on this site
are established in the Kalispell Zoning Ordinance to insure adequate light and
air is provided.
b. Will the requested zone prevent the overcrowding of land?
As previously noted this area has been master planned for residential
development and has full public services. The proposed RA-1 zoning
designation is consistent with existing County zoning on the site, County RA-1
Residential Apartment. All public services and facilities will be available to
serve this subdivision. This zone change will not result in an overcrowding of
land.
7. Will the requested zone avoid undue concentration of people?
Minimum density standards and use standards as well as subdivision
development, standards will insure that the property is developed within the
allowed density standards and avoid the undue concentration of people.
S. Will the requested zone facilitate the adequate provision of transportation,
water sewera e schools arks and other public requirements;,
All public services and facilities are currently available or can be provided to the
property. Development should be encouraged in areas where these services are
available to accommodate the efficient use of land and public services.
9. Does the re uested zone gjye consideration to the particular suitability of the
property for particular uses?
The proposed RA-1 zoning district is consistent with the zoning of the property
immediately to the north, comparable to the R-5 zoning to the west and less
intense than the RA-3 zoning to the immediate south. It forms a good basis for
a transition in this mixed use area which will be developed with full public
services, and it gives due consideration of the suitability of this property for the
permitted uses in the district.
10. Does the requested zone give reasonable consideration to the character of the
district?
The general character of the area is mixed use. To the north are larger single
family homes located on RA-1 multi -family lots. To the west across Whitefish
Stage lies four large professional office complexes around a central court To
the south lies an older mobile home and single family residence, the historical
granary and vacant lands. This particular piece of property is a transition for
the potentially more intense uses to the south zoned RA-3.
4
11. Will the proposed zone conserve the value of buildings?
Value of the buildings in the area will be conserved because the RA-1 zoning
will promote compatible and like uses on this property as are found on other
properties in the area and through building design and setback standards of
the zoning ordinance.
12. Will the re nested zone encourage the most ap prop'ate use of the land
throughout the municipality?
Small lot residential development should be encouraged in areas were services
and facilities are available such as is being proposed on this parcel. The
proposed zoning is consistent with the Growth Policy and surrounding zoning
in the area.
EVALUATION OF THE PLANNED UNIT DEVELOPMENT PROPOSAL:
Project Narrative: This is a request for an initial zoning designation of RA-1, Low
Density Residential Apartment, with a Planned Unit Development overlay on
approximately 2.535 acres. The property is located on the east side of Whitefish Stage
Road north east of Edgerton School. The site exists as two lots within a platted minor
subdivision created several years ago and a piece of tract land. When the minor
subdivision was platted by Flathead County, four lots were created with the County
RA-1, Low Density Residential Apartment, zoning in place. Lots 3 and 4 of this project
were to share a corxazzaon approach onto Whitefish Stage. While single family homes
have been built on Lots 1 and 2 to the north, there are no deed restrictions, covenant
or local zoning limitations that limit this area to single family residences. The lots are
now being proposed for annexation to the city, connection to city utilities and
development of the lots to an urban, density.
The developer has petitioned for annexation and initial zoning of RA-1 concurrent with
an application for a planned unit development and preliminary plat approval of a 16-
unit townhouse development containing 8 two unit townhouses on the east side of
Whitefish Stage Road between Bruyer Way and the Edgerton School access. The
development is known as the Granary Ridge Town.homes. Because the applicant is
requesting a private street and reduced setbacks, a planned unit development overlay
has also been submitted with the proposed RA-1, Low Density Residential Apartment,
zoning request. The applicants are proposing the subdivision be developed in a single
phase. There would be two accesses into the subdivision from. Whitefish Stage Road,
one would align with Bruyer Way to the west and the other would be offset from the
Edgerton School entrance also to the west. The applicants propose a 10 foot wide
future road reserve along Whitefish Stage. As part of the PUD the applicants will
propose a minimum three foot high landscaped earth berm between Whitefish Stage
and the building lime of the townhouse units. The street system will be a 24 foot wide
private street with curb and gutter but no sidewalk. The lots within the subdivision
range in size from 9,550 square feet to 12,910 square feet for each two unit townhouse
lot.
Criteria for the Creation of a Planned Unit Development (PUD) District
The following information and evaluation criteria are from Section 27.21.020(2), of the
Kalispell Zoning Ordinance. The intent of the planned unit development provisions
are to provide a zoning district classification which allows some flexibility in the zoning
regulations and the mixing of uses which is balanced with the goal of preserving and
enhancing the integrity of the neighborhood and the environmental values of an area.
The zoning ordinance has a provision for the creation of a PUD district upon
annexation of the property into the city.
Review of ApplicationBased Upon PUD Evaluation ,Criteria: The zoning
regulations provide that the planning board shall review the PUD application and plan
based on the following criteria:
1. The extent to which the plan departs from zoning and subdivision
regulations otherwise applicable to the subject property, including, but not
limited to, density, bulk and use, and the reasons why such departures are
or are not deemed to be in the public interest;
The planned unit development deviates from the subdivision regulations design
standards for roads in that the applicants are requesting a 28 foot wide roadway that
includes a 24 foot wide roadway and a two feet or roll down curb and gutter on both
sides. This deviates from the city requirements of 60 feet with curb, gutter, boulevard
and sidewalks on both sides. The internal roadway would be privately owned and
maintained and would essentially serve as an internal driveway. As proposed
pedestrian access would be limited to a connection at the northwest corner of the site
that would provide for a crossing at Whitefish Stage Road where there is a pedestrian
path that runs from idlest Reserve Drive to Lawrence Park.
The setbacks of the RA-1 zoning district are 20 feet in the front and rear and ten feet
on the sides. As an alternative if the zoning assignment were R-4, Two Family
Residential, upon annexation rather than RA-1, Low Density Residential Apartment,
the rear setbacks would be reduced from 20 feet to 10 feet allowing the creation of a
five foot landscape boulevard and five foot sidewalk along the eastern boundary of the
internal roadway. This would then essentially bring the internal access road easement
up from the proposed 28 feet to 38 feet and would include an internal pedestrian
element along with boulevard and landscaping.
The R-4 zoning would accommodate the proposed development since it is intended to
accommodate duplex units. The PUD provides predictability in the type of buildings
that are being proposed as well as the landscaping, access and maintenance of the
subdivision. The buildings will be single story, wood framed, gabled buildings with the
architectural elements and these consistent throughout the development.
2. The nature and extent of the common open space in the planned
development project, the reliability of the proposals for maintenance and
conservation of the common open space and the adequacy or inadequacy of
the amount and function of the open space in terms of the land use,
densities and dwelling types proposed in the plan;
6
Open space is defined in the Kalispell Zoning Ordinance as "Any part of a lot
unobstructed from the ground upward. Any area used for parking or maneuvering of
automotive vehicles or storage of equipment or refuse shall not be deemed open
space." However, on a practical basis open space is much more than simply the
undeveloped land around a building that could mean the setback areas. There is no
additional true common area within this development that provides a recreational
amenity or green space other than that which is the shared access and parking areas
which will be commonly owned and maintained. Covenants, conditions and
restrictions will be required to be submitted with the final plat that addresses the
maintenance of the common area and architectural review criteria. Because this is
subject to parkland dedication requirements, the developer will be required to pay
cash in lieu of parkland dedication as outlined in the subdivision report that equals 11
percent of the area in lots or 0.2343 acres of land. Based on an estimated unimproved
market value of $45,000 per acre this would equal approximately $10,544.
3s The manner in which said plan does or does not make adequate provision
for public services, provide adequate control over vehicular traffic and
further the amenities of light or air, recreation and visual enjoyment;
The extension of public water and sewer to the site will be required to serve the
subdivision. Evergreen Water District provides water to this area and a main is
located within the Whitefish Stage right-of-way. The City of Kalispell has a sewer main
located in the Whitefish Stage Road right-of-way. Both will be required to be extended
to serve the lots within the subdivision. The new internal roadway would be a
modified design and would be privately owned and maintained by the homeowners
association. Since this subdivision will be developed in a single phase and because of
its relatively small size, traffic impacts are anticipated to be relatively insignificant to
Whitefish Stage Road. During peak traffic times, a left turn going south onto
Whitefish Stage Road could be difficult. Because this is a State secondary highway
that is maintained by the County, a approach permit for the new accesses onto
Whitefish Stage Road will be required to be obtained from the Montana Department of
Transportation and the Flathead County Road Department. Some mitigation of
impacts may be required.
Whitefish Stage Road received an asphalt overlay within the last two years but no
further upgrades are planned in the near future. However, Whitefish Stage Road is
recognized as having traffic problems during peak times, i.e. morning and afternoon.
Without a specific design in place or other plans for upgrade or development, it is
difficult to determine how much, if any additional right-of-way might be needed in the
future to accommodate its expansion. A 10 foot right-of-way reservation is being
indicated on the plat to accommodate a future widening of the roadway.
Landscaping and berming are proposed along Whitefish Stage Road to provide a buffer
between this development and the traffic along Whitefish Stage Road. Some additional
landscaping along the north side of the project may also be warranted to buffer this
development from the single fazxzily homes to the north. This would provide some
separation between the housing types and also between this development and the
already developed homes.
7
Storm water management will be required to be handled and retained on site and a an
engineered drainage plan will need to be provided in accordance with City standards
and will be reviewed and approved by the Kalispell Public Works Department.
4. The relationship, beneficial or adverse, of the planned development
project upon, the neighborhood in which it is proposed to be established;
The overall character of this neighborhood is a mix of professional office to the west as
well as Edgerton School and Buffalo Stage subdivision.. To the north are single family
homes located in the County on individual sewage treatment systems. To the south is
an undeveloped property that is in the City and zoned RA-3, Residential Apartment /
Office. To the east is the Glacier Village Greens Golf Development and their storage
and maintenance facilities. There is a mix of uses within the immediate area. This
property and the RA-1 zoning provides a transition between the higher intensity and
density uses of the RA-3 zoning to the south and the single family homes to the north
that have been developed on lots that are zoned County RA-1, also a low density
apartment zoning district.
The type of housing and density being proposed are consistent with the type of
development anticipated in the area because of the close proximity of the area to
public services and utilities and the other uses in the immediate area. Benefits to the
public primarily relates to providing housing stock in a safe and healthy environment.
The proposed subdivision is consistent with the type and density of development that
would be anticipated for this area. The staff is recommending some screening and to
buffer the residences to the north from the rather high density housing being proposed
with the townhouses along this portion of the subdivision. Additionally, neighbors to
the north have specifically requested this treatment.
5. in the case of a plan which proposes development over a period of years,
the sufficiency of the terms and conditions proposed to protect and
maintain the integrity of the plan which finding shall be made only after
consultation with the city attorney;
With the current rate and growth of development, build out could take place in a
matter of months depending on the market conditions. With past PUD proposals the
City of Kalispell has been entering into a development agreement with the developer
that has adequately insured and maintained the overall integrity of the development,
the installation of required infrastructure, architectural integrity and proposed
amenities as well as the impacts the development may have on adjoining properties.
6. Conformity with all applicable provisions of this chapter.
No other specific deviations from. the Kalispell Zoning Ordinance can be identified
based upon the information submitted with the application other than those
addressed in the beginning of this report.
8
RECOMMENDATION
The staff recommends that the Kalispell City Planning Board and Zoning Commission
adopt staff report KA-05-05 / KPUD-05-2 as findings of fact and recommend to the
Kalispell City Council that the property be zoned R-4 / PUD upon and annexation and
be 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 reflect a
provision for the maintenance of common areas and the private internal roadway
that are proposed for the townhouses. Setbacks for the townhouses accessed via
an interior street shall be measured from the edge of the easement and shall be
20 feet in the front and ten feet in the 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)
S. 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 with the exception of the roadway as further
enumerated below. 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).
b. The road profile shall consist of a 24 foot wide roadway, two foot curb and gutter,
a five foot boulevard on the eastern boundary of the access road and a five foot
sidewalk adjoining the five foot boulevard. The boulevard shall be landscaped in
accordance with a plan approved by the Kalispell Parks and Recreation
Department.
7. That a minimum 10-foot buffer shall be established along the north boundary of
the development to provide screening and buffering for the property to the north.
This shall be in the form of berming fencing or landscaping or a combination
thereof. These improvements are to be coordinated with the Kalispell Public
Works Department and the Parks and Recreation Department.
9
8. The proposed berming and landscaping along Wbitefish Stage Road shall be
reviewed and approved by the Kalispell Parks and Recreation Department to
ensure satisfactory buffering and landscaping. The landscape materials shall
consist primarily of living green plant, grasses and shrubs.
9. The proposed pedestrian access at the northwest corner of the site shall connect
with the internal sidewalk and shall be of concrete construction, A crosswalk
shall be installed from this pedestrian path across Whitefish Stage Road that is
coordinated and approved by the Montana Department of Transportation,
Flathead County Road Department and Kalispell Public Works Department.
10. That a ten foot right of way reservation for future acquisition for the upgrade of
Whitefish Stage Road shall be indicated on the face of the final plat.
11. 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.
12. 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).
13. That the parkland requirement of 11 percent of the area in lots which is 2.13
acres and is equivalent to 0.2343 of an acre shall be met through cash in lieu of
parkland. The cash in lieu of parkland shall be based on $45,000 per acre and is
equivalent to $10,544. (Kalispell Subdivision. Regulations, Section 3.19).
14. The private internal roadway shall be warned 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 any special improvement districts for the upgrade of roads in the area
to City standards which may be impacted by this development.
i0
1.6. The developer shall provide a letter from the U.S. Postal Service approving the
plan for mail service. (Kalispell Subdivision Regulations, Section. 3.22).
17. 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)).
I.S. All utilities shall be installed underground. (Kalispell Subdivision Regulations,
Section 3.17).
19. That a minimum of two-thirds of the necessary infrastructure for this subdivision
shall be completed prior to final plat submittal.
20. All areas disturbed during development of the subdivision shall be re -vegetated
with a weed --free mix immediately after development.
21. 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.
22. 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. (Kalispell
Subdivision Regulations, Section 2.04).
I
PETITION TO ANNEX
AND
NOTICE OF WIT 1DRAWAL FROM RURAL FIRE DISTRICT
The undersigned hereinafter referred to as Petitioner(s) respectfully petition the City Council of
the City of Kalispell for annexation of the real property described below into the City of
Kalispell.
The Petitioner(s) requesting City of Kalispell annexation of the property described herein and
further described in Exhibit A hereby mutually agree with the City of Kalispell that immediately
upon annexation of the land all City of Kalispell municipal services will be provided to the
property described herein on substantially the same basis and in the same manner as such services
are provided or made available to other properties within the rest of the municipality.
Petitioner(s) hereby state that there is no need to prepare a Municipal Annexation Service Plan for
this annexation pursuant to Section 7-2-4610, M.C.A. since the parties are in agreement as to the
provision of municipal services to the property requested to be annexed.
The Petitioner(s) further herein express an intent to have the property as herein described
withdrawn from the Evergreen Rural .Fire District under the provisions of Section
7-33-2127, Montana Code Annotated; and that incorporated into this Petition. to Annex is the
Notice requirement pursuant to said Section; and that upon proper adoption of an ordinance or
resolution of annexation by the City Council of the City of Kalispell, the property shall be
detracted from said district.
In the event the property is not immediately annexed, the Petitioners) further agrees) that this
covenant shall run to, with, and be binding upon the title of the said real property, and shall be
binding upon our heirs, assigns, successors in interest, purchasers, and any and all subsequent
hoiders or owners of the above described property.
This City hereby agrees to allow Petitioner(s) to connect and receive the utilities from the City of
Kalispell.
This City hereby agrees to allow Petitioner(s) to connect and receive all available utilities from
the City of Kalispell excluding solid waste services. MCA. 7-2-4736 prohibits the city from
providing solid waste services to this property for a minimum of 5 years from date of annexation.
Date
Date
Please return this petition tc
Tri-City Planning Office
17 2ad StEast, Suite 21I
Kalispell MT 59901
=0S
NOTE: You must attach an Exhibit A that provides a bona fide legal description of the property
to be annexed that has been reviewed and certified by the Flathead County flat Room.
STATE OF MONTANA
ss
County of Flathead County
�,.Ot V Mate.. n ana,personally appeared � 5 �. a lr d' a Notary Public for
A�lc..-€ h Zc efore me the s"
. � � ., ,�...... known
-� to me to be'• rson whose name is subscribed to the foregoing Instrument and acknowledged
to me t at h ' sh xecuted the same.
REOF, I have hereunto set my hand and affixed my Notary Seal the day and
year in this..' cate first above written_
Public, State of Montana
�ri�irf�rtttuwauta�
Residing at
My Commission expires.
STATE OF MONTAINA )
ss
County of Flathead County
On this day of , before me, the undersigned, a Notary Public for
the State of Montana, personally appeared known
to rile to be the person whose name is subscribed to the foregoing instrument and acknowledged
to me that he/she executed the same.
IN WITNESS WBEREOF, I have hereunto set my hand and affixed my Notary Seal the clay and
year in this certificate first above written.
STATE OF MONTANA )
ss
County of Flathead
Notary Public, State of Montana
Residing at
My Commission expires:
On this day of before me, the undersigned, a Notary Public for
The State of Montana, personally appeared and
the
and
respectively, of the
corporation that executed the foregoing instrument, and the persons who executed said instrument
on behalf of said corporation, and acknowledged to me that such corporation executed the same.
IN WITNESS WHEREOF, I have hereunto set my hand and affixed my Notary Seal the clay and
year in this certificate first above written.
Notary Public. State of Montana
Residing at
My Commission expires
EXHIBIT A - Granary Ridge Property Description
DESCRIPTION; PERIMETER DESCRIPTION FOR ANNEXATION & ZONING
PURPOSES
TRACTS OF LAND, SITUATED, LYING AND BEING IN THE WEST HALF OF
THE SOUTHWEST QUARTER OF SECTION 32, TOWNSHIP 29 NORTH,
RANGE 21 WEST, P.M.,M., FLATHEAD COUNTY, MONTANA, AND MORE
PARTICULARLY DESCRIBED AS FOLLOWS TO WIT:
Commencing at the southwest corner of Section 32, Township 29 North, Range
21 West, P.M.,M., Flathead County, Montana; Thence along the west boundary
of said Section 32 N001103'11 "E 1865.45 feet; Thence S89018'06"E 245.62 feet to
a found iron pin and the northwest corner of the Plat of Subdivision No. 150
(records of Flathead County, Montana) which is on the easterly R/W of a 60 foot
deeded county road known as Whitefish Stage Road; Thence along the westerly
boundary of said plat and along the easterly R/W of said road S00141'44"W
254.30 feet to a found iron pin and the northwest corner of Lot 3 of said
Subdivision No. 150 and THE TRUE POINT OF BEGINNING OF THE TRACT
OF LAND HEREIN DESCRIBED: Thence along the north boundary of said Lot 3
S89039'11"E 235.08 feet; Thence S00°33'14"E 459.80 feet; Thence
S89°59'45"W 243.61 feet to said easterly R/W; Thence along said R/W
N00°16'39"E 206.71 feet; Thence N00141'44"E 254.53 feet to the point of
beginning and containing 2.535 ACRES; Subject to and together with all
appurtenant easements of record.
Tri-City Planning Office
17 Second St East, Suite 211
Kalispell, MT 59901
Phone: (406) 751-1850 Faze: (406) 751-1858
CITY OF KALISPELL
APPLICATION FOR PLANNED UNIT DEVELOPMENT (PUD)
PROJECT NAME Granary Ridge Townhomes
I. NAME OF APPLICANT: Valley Venture L.L.C.
2. MAIL ADDRESS: 8-1st Street East, Suite ##204, First and Main Building
3. CITY/STATE/ZIP: Kalispell, MT 59901 PHONE: 406-756-7373
NAME AND ADDRESS OF OWNER IF DIFFERENT THAN APPLICANT:
4. NAME:
5. MAIL ADDRESS:
6. CITY/STATE/ZIP: PHONE:
7. TECHNICAL ASSISTANCE: Sitescape Associates, Attn: Bruce Lutz
8. MAIL ADDRESS: Box 1417
9. CTTY/STATE/ZIP: Columbia Falls, MT 59912 PHONE: 892-3492
If there are others who should be notified daring the review process, please list those.
None
Check One:
X Initial PUD proposal
Amendment to an existing PUD
A. Property Address. 1365 and 1369 Whitefish Stage road
B. Total Area of Property: 2.535 Acres
C. Legal description including section, township &. range: See Attached
D. The present zoning of the above property is: Flathead County RA-1
I
1�. Please provide the following information in a narrative format with supporting
drawings or other format as needed:
a. An overall description of the goals and objectives for the development of
the project.
b. In cases where the development will be executed in increments, a
schedule showing the time within phase will be completed.
C. The extent to which the plan departs from zoning and subdivision
regulations including but not limited to density, setbacks and use, and
the reasons why such departures are or are not deemed to be in the
public interest-,
d. The nature and extent of the common open space in the project and the
provisions for maintenance and conservation of the common open space;
and the adequacy of the amount and function of the open space in terms
of the land use. densities and dwelling tunes vr000sed in the clan:
e. The manner in which services will be provided such as water, sewer,
storm water management, schools, roads, traffic management,
pedestrian access, recreational facilities and other applicable services
and utilities.
f. The relationship, beneficial or adverse, of the planned development
project upon the neighborhood in which it is proposed to be established
g. How the plan provides reasonable consideration to the character of the
neighborhood and the peculiar suitability of the property for the
proposed use.
h. Where there are more intensive uses or incompatible uses planned within
the project or on the project boundaries, how with the impacts of those
uses be mitigated.
i. How the development plan will further the goals, policies and objectives
of the Kalispell Growth Policy.
l- Include site plans, drawings and schematics with supporting narratives
where needed that includes the following information.
(1). Total acreage and present zoning classifications;
(2). Zoning classification of all adjoining properties;
(3). Density in dwelling units per gross acre;
(4). Location, size height and number of stories for buildings
and uses proposed for buildings;
(5). Layout and dimensions of streets, parking areas, pedestrian
walkways and surfacing;
09
(6). Vehicle, emergency and pedestrian access, traffic
circulation and control;
(7). Location, size, height, color and materials of signs;
(8). Location and height of fencing and/or screening;
(9). Location and type of landscaping;
(10). Location and type of open space and common areas;
(11). Proposed maintenance of common areas and open space;
(12). Property boundary locations and setback lines
(13). Special design standards, materials and / or colors;
(14). Proposed schedule of completions and phasing of the
development, if applicable;
(15). Covenants, conditions and restrictions;
(16). Any other information that may be deemed relevant and
appropriate to allow for adequate review,
If the PUD involves the division of land for the purpose of conveyance, a preliminary
plat shall be prepared in accordance with the requirements of the subdivision
regulations.
Please note that the approved final plan, together with the conditions and restrictions
imposed, shall constitute the zoning for the district. No building permit shall be issued
for any structure within the district unless such structure conforms to the provisions
of the approved plan.
The signing of this application signifies that the aforementioned information is true
and correct and grants approval for Tri-City Planning staff to be present on the
property for routine monitoring and inspection during review process.
n
lr 3/3/2005
(Appli i atu (Date)
3
E. Supportive documentation Granary Ridtie Townhomes Planned
T1nit DovAnnrni-nt-
Item a.
Granary Ridge Planned Unit Development is located just northeast of the Kalispell City
Limits and is bounded on the east by Glacier Village Greens and on the west by Edgerton
School and the Buffalo Stage Professional Center. The property which includes Lots 3
and 4 of County Subdivision. 150 and contiguous County Tract 5C is accessed by
Whitefish Stage Road. Ten feet of the Whitefish Stage frontage will be reserved for
future road expansion.
The property is in an excellent location to accommodate the continued growth of
Kalispell. The property is contiguous to the Kalispell City Limits and infrastructure is
available for extension into the property.
The 2.535 acre site is currently zoned RA -I under Flathead County jurisdiction. Valley
Venture L.L.0 proposes to annex the property and apply for initial zoning as RA-1 under
City of Kalispell jurisdiction with a PUD overlay.
The primary goal and objective of Granary Ridge Townhornes is to provide a planned
residential setting with sixteen townhomes combined as duplexes with excellent access
from Whitefish Stage Road and outstanding views of the Valley. The unit mix includes
six 2-bedroom and 10 3-bedroom units in eight buildings. The site will be extensively
landscaped.
The PUD overlay will allow for a density of 6.3 Units per acre and flexibility in the site
layout.
Item b.
All of the infrastructure for the Granary Ridge project including the private access road
will be built prior to the final plat. The duplex townhouse units will be built four at a time
in consecutive order starting with the north end of the site. Landscaping will be
implemented as units are completed.
Item C.
The proposed RA -I zoning allows single-family and duplex lots as permitted uses. The
PUD overlay will facilitate the private access road and a slight relaxation of side setbacks
between the duplex buildings. The perimeter setbacks on the will be maintained under
RA-1 standards including 10' side and 20' rear and front setbacks. The private access
drive will have 24 feet wide asphalt paving with 24-inch lay -down curbs on both sides for
a total road section of 28 feet.
Item d.
The project site will be extensively landscaped. All landscape areas will be maintained
and governed by the Granary Ridge Homeowner's Association. Likewise, the private
access road and external parking spaces will be maintained by the Association.
Item e.
Utility services (City of Kalispell Sewer and Evergreen Water) provided to the Granary
Ridge PUD will be extended from locations along Whitefish Stage Road. The site is
accessible from existing roads including Whitefish Stage Road and Bruyer Way.
Edgerton Elementary School is directly across Whitefish Stage Road from the property.
The project will incorporate a walkway that will tie into the Whitefish Stage Road Path
and Bikeway via a cross -walk at Bruyer Way. Please refer to the attached additional
background document regarding infrastructure provided by 48 North Civil Engineers.
Item f
It is the intent of the Granary Ridge Planned Unit Development to make a good fit with
existing neighborhoods in the vicinity of the site. This includes Buffalo Stage, Glacier
Village Greens Development and adjacent lots along the ridge. The unit architecture is
low profile single -story and should blend well with the surrounding housing. Extensive
landscaping should provide a positive visual impact to the surrounding neighborhood.
Item g.
The relatively flat site lends itself to the proposed single -story townhouse development. It
is located in an excellent location for extension of existing services and residential
development. The development of the property will be complimentary to the adjacent
existing development.
Item h.
The proposed uses are compatible with the existing neighborhood and proposed zoning
district.
Item i.
The Kalispell Growth Policy Map indicates this area as "Urban Residential" and forecasts
residential development as single-family, duplex and low -density multi -family at between
3 and 12 units per gross acre. The proposed Granary Ridge PUD falls in the low middle
end of the forecasted density for this area and is consistent with the Growth policy.
Item j. (See Attached Plans Sheets I-4)
I. GENERAL WATER INFORMATION
The proposed water system is considered an extension of the existing water distribution
system for the Evergreen Water District. The proposed water system will connect to an
existing 12-inch PVC line at two locations along Whitefish Stage Road.
The proposed water distribution system will serve 8 duplex units, equating to a total of 16
dwellings. The proposed distribution line will be looped a system with no intent for further
extension.
Upon approval of construction of the water distribution system, the system will be convey or
deeded to be owned by the Evergreen Water District.
Flathead County Water & Sewer District # 1, - Evergreen
130 Nicholson Drive
Kalispell, MT. 59901
II. WATER DEMAND
The consumption or use of water, also known as water demand, is the driving force behind
the hydraulic dynamics occurring in water distribution systems. Anywhere water can leave
the system represents a point of consumption, including a customer's faucet, a leaky main, or
an open fire hydrant.
The intent of this report is to address two primary demands that will determine the water
demands. The first demand that is investigated is the Base Demand, which determines the
average daily water consumption and the Fire Demand to address emergency needs.
Base demand is defined as the amount of water required to meet the non -emergency
needs of users in a water system. Rates of flow and volume demands in a water system
vary based on geographical area, and user needs. The base demands of water use placed
on water systems are usually classified into three general categories: Average Daily
Demand, Maximum Daily Demand and Peak Hourly Demand.
The Average Daily Demand is the average amount of water used each day during a one-
year period for the entire system. In the absence of past operating data to determine
Average Daily Demands an estimate of 100 gpcd has been used along with 3.5 persons
being allocated to each dwelling. This provides an Average Daily Demand of 350 gallons
per dwelling unit.
The Maximum Daily Demand is the average rate of consumption on the day, which the
highest consumption total is recorded, in the last year. In the absence of past operating
records to determine Maximum Daily Demands an estimate of 200 percent of Average
.Daily Demand was used.
Peak Hourly Demand is the maximum amount of water used in a single hour, of any day,
in a year period, normally expressed as gallons per day. In the absence of past operating
records to determine Peak Hourly Demands an estimate of 400 percent of Average Daily
Demand was used.
Average Daily Demand: (16 units X 350 gpd) = 5,600 gpd = 5.9 gpm*
Maximum Daily Demand: 200% X 5,600 gpd = 13,300 gpd = 11.7 gpm*
Peak Hourly Demand - 400% X 5,600 gpd = 26,600 gpd = 23.4 gpm.*
l* Residential rcommunities water use rate in gallons per minute is based on 16-
Hriir i1PY4h�S !�T TICo
uvi.0 Yvx.cvu �a ca.��,..
Lawn irrigation will come from the domestic water supply. It is assumed all open areas
will be irrigated with an automatic sprinkler system that and will occur in the early
morning. The estimated irrigation area is approximately 46,000 ft" 2. Using and average
of 1.5" per week equates to 6,145 gallons or 17.1 gpm, based on 6-hour period of use.
Using the maximum daily demand of 11.7 gpm and lawn irrigation of 17.1 gpm equates
to an average demand of 1.8 gpin per unit.
FIRE DEMAND:
When a fire is in progress, fire protection demands can represent a large fraction of the
total demand for the system. The effects of fire demands are difficult to derive precisely,
since fires occur with random frequency in different areas, with each area having unique
fire protection requirements. Generally, the amount of water needed to adequately fight a
fire depends upon the size of the burning structure, its construction materials, the
combustibility of its content, and the proximity of adjacent buildings.
The fire flow analysis was based off discussions with the Kalispell Fire Department.
According to the 2003 International Fire Code, the needed fire flow for selected locations
throughout the protected area is the rate of flow required to suppress a specific fire under
certain conditions. The fire flow required is based off of the size and the type of
construction material used for the buildings, see Appendix "B" of the 2003 International
Fire Code for a table of required flows.
1II. PHYSICAL CHARACTERISTICS
The proposed system connects to an existing 12-111ch PVC line that is located within Whitefish
Stage Road. From this location a new 8-inch PVC will be routed to the east, 6 feet off of
centerline of the most northerly entrance. The 8-inch line will follow the proposed road
throughout the development and turn back to the west, where it will connect back into the
existing 12-inch line. The new 8-inch PVC line will have 9-inch gate valves installed at
intersection and approximately 1000-foot increments. Fire hydrants will be installed at
intersections and approximately 360-foot increments. Fire hydrants are also placed at high spots
in the line to be used in place of blow -off valves. Typical material and installation practices that
are required in the Water Specifications & Standards for Evergreen Water District and Montana
Public Works Standard ,Specifications will be utilized in the construction of the water system.
I. GENERAL SEWER INFORMATION
The proposed sewer system is considered an extension of the existing; sewer system for the
Ciry of TCnlicnell Pithlir Wnrk-, Denartment The nrnnncarl eewPr wgi-m will r.nnnart to nn
existing 8-inch PVC line located approximately 200 feet west of Whitefish Stage Road.
The proposed sewer system will serve 8 duplex units, equating to a total of 16 dwellings.
Upon approval of construction of the sewer distribution system, the system will be convey or
deeded to be owned and operated by the City of Kalispell.
City of Kalispell
Public works Department
P.Q_ Box 1997
Kalispell, Montana 59901
406-758-7745
11. EXISTING SEWER SYSTEM
The proposed system will tie into the existing sewage collection system owned and operated
by the City of Kalispell. According to the Tri-City Planning Office Growth Policy
documents (2003) indicates the existing wastewater treatment plant is operating at
approximately 77% capacity out of a designed capacity of 3-1 million gallons per day.
Distance from the proposed subject site to the City of Kalispell Wastewater Treatment Plant
is approximately 3.8 miles.
III. WASTEWATER FLOW
The proposed development contains 16 dwellings that will connect to the proposed system.
Using an average daily wastewater flow of 350 gpd per dwelling, the total daily flow will be
equivalent to 5,600 gpd. With a peaking factor of 300 percent, the peak hourly flow will be
16,800 gpd. Using a rate in gallons per minute for wastewater generated over a 16-hour
period of use for residential communities equates to a flow rate of 17.2 gpm
IV. PHYSICAL CHARACTERISTICS
The proposed system will have one trunk line that starts at the northern end of the property
and gravity flows to the south. The system will then cross Whitefish Stage Road and connect
to the existing 8-inch PVC that is approximately 200 feet to the west of Whitefish Stage
Road. The proposed sewer will consist of 8--inch PVC pipe and will have manholes no
further then 400 feet apart.
I. DRAINAGE DESIGN CRITERIA
The design storm investigated for this site will be the 10-year recurrence interval storm. The
design objective of the 10-year storm is to minimize inconvenience, reduce maintenance
costs and to protect against major damage due to storm water runoff.
Using the 10-year intensity/duration curve yields the rainfall distribution for this area. Once
the rainfall is defined, an estimate must be made as to what portion will be retained and what
will become excess precipitation, or runoff. Some of the initial rainfall may land in
channelized areas, contributing to the initial runoff flows while a majority is likely to fall on
soil, vegetation, and man made surfaces. Rainfall occurring on dry porous soil will initially
be absorbed, referred to as infiltration. Soil type is the most important factor in determining
the infiltration rate. When the soil has a large percent of well -graded fines, the infiltration
rate is low. In some cases of extremely tight soil there maybe, from a practical standpoint,
essentially no infiltration. The soil cover also plays an important role in determining the
infiltration rate. Other factors affecting infiltration rates include: slope of land, temperature,
quality of water, and soil compaction. It is not until the surface becomes saturated that runoff
flows begins to occur.
Flow calculations for the design will be performed using the Rational Method. The Rational
Method is based on the Rational Formula:
Q=CIA
Q is defined as the maximum rate of runoff in cubic feet per second. Actually Q has units of
inches per hour per acre; however, since this rate of in/hr/ac differs from cubic feet per
second by less then one percent, the more common units of ft3/s are used. C is a runoff
coefficient, which is the ratio between the maximum rate of runoff from an area and the
average rate of rainfall intensity over a duration equal to the time of concentration for the
area. The I is the average intensity of rainfall in inches per hour for a duration equal to the
time of concentration. The time of concentration is typically defined as the time required for
water to flow from an analytically determined point of the area to the point being
investigated.
II. STOR 1MWATER DETENTION FACILITIES
The detention facilities are designed to detain the developed flows and release the historic
rates. Each basin will have an outlet structure that is designed to release the historic flows
and emergency overfull flows. Installing a predetermined orifice plate over the lower
opening controls the historic release rates, The overfull flow is controlled with placing a
grate on the top of the outlet structure above the required detention level. The improvements
increase the amount of runoff from the site, but the increase in flow can still be considered
minimal. The proposed improvements will not create any adverse effects on existing
drainage facilities or the adjacent streets.
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