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04. Resolution 4871 - Annexation - Highland Development
REPORT TO: FROM: SUBJECT MEETING DATE: Tri-City Planning Office 17 Second Street East — Suite 211 Kalispell, Montana 59901 Phone: (406) 758-1850 Fax: (406) 751-1858 tricity(u7centurytel.net www.tricitypianning-mt.com Kalispell Mayor and City Council Narda A. Wilson, Senior Planner Chris A. Kukulski, City Manager Highland Development LLC Annexation and Initial Zoning of R-3 / PUD April 5, 2004 BACKGROUND: This is a request by Highland Development, LLC for an initial zoning designation of R-3/PUD, Urban Single -Family Residential, with a Planned Unit Development (PUD) overlay upon annexation into the city. The property proposed for annexation is located west of Northridge Subdivision and east of Stillwater Road and contains approximately 67.49 acres. In conjunction with the annexation and proposed PUD zoning designation, an 83 lot single family residential subdivision for the property has been submitted Currently the property is in the County zoning jurisdiction and is zoned SAG-10, a Suburban Agricultural zoning district that has a ten -acre minimum lot size requirement. Narda Wilson, of the Tri-City Planning Office, presented staff reports KA-04-2 & KPUD-04-1 evaluating the proposed zoning. She noted that the Kalispell Growth Policy designates this property as Urban Residential and this property is well within the 4 to 12 dwelling units per acre, and is consistent with the zoning in the area. The staff recommended that the board forward a recommendation for R-3/PUD zoning upon annexation. The Kalispell City Planning Board met on March 9, 2004 and held a public hearing to consider The applicant's representative and one person spoke in favor of the proposal, and five persons expressed concerns regarding increased traffic and safety. The board discussed the proposal and considered the testimony. A motion was made to recommend to the Kalispell City Council that the property be zoned R-3/PUD, Urban Single -Family Residential, upon annexation. A second motion was made to add the following condition to read: "The plans and specifications for a stormwater system be reviewed and approved by the Kalispell Public Works Department." Both motions passed unanimously. RECOMMENDATION: A motion to adopt the first reading of the ordinance for R-3 / PUD upon annexation would be in order. FISCAL 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 palls Highland Development LLC Annexation and Initial Zoning March 31, 2004 Page 2 Respectfully submitted, Narda A. -Wilson, Senior Planner Report compiled: March 31, 2004 c: Theresa White, Kalispell City Clerk Chris A. Kukulski City Manager Attachments: Transmittal letter Staff report KA-04-2 / PUD and application materials Draft minutes from 3/9/04 planning board meeting Cost of Services Analysis TRANSMIT\ KALISPEL \ 2004 ! KA04-2MEMO RESOLUTION NO. 4871 A RESOLUTION TO PROVIDE FOR THE ALTERATION OF THE BOUNDARIES OF THE CITY OF KALISPELL BY INCLUDING THEREIN AS AN ANNEXATION CERTAIN REAL PROPERTY, AS MORE PARTICULARLY DESCRIBED ON EXHIBIT "A", LOCATED IN SECTION 1, TOWNSHIP 28 NORTH, RANGE 22 WEST, P.M.M., FLATHEAD COUNTY, MONTANA, TO BE KNOWN AS HIGHLAND ADDITION NO.343; 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 Highland Development, LLC, the owners of property located west of the Northland subdivision, north of the Meadowland subdivision and east of Stillwater Road, requesting that the City of Kalispell annex the territory into the City, and WHEREAS, the Tri-City Planning Office has made a report on Highland. Development's Annexation Request, #KA-04-2 and KPUD-04-1, dated March 1, 2004, and WHEREAS, the Kalispell City Planning Board and Zoning Commission recommended that the territory be zoned City R-3, Single Family Residential, with a Planned Unit Development overlay on approximately 67.49 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: SECTION I. That all the real property as described on Exhibit "A" be annexed to the City of Kalispell and the boundary of the City is altered to so provide, and shall be known as Highland Addition No. 343, SECTION H. 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 5TH DAY OF APRIL, 2004. Pamela B. Kennedy Mayor ATTEST: Theresa White City Clerk Exhibit A LEGAL DESCRIPTION — NORTHLAND Planned Unit Development That portion of land in the Northwest Quarter of Section 1, Township 28 North, Range 22 West, Principal Meridian. Montana, Flathead County, described as follows: BEGINNING at the Center Quarter section corner of said Section 1, Township 28 North, Range 22 West; thence along the southerly boundary of said Northwest Quarter the following two courses: North 890 22' 0 1 " West 1316.61 feet and North 890 18' 39" West 1287.45 feet to the easterly right of way of Stillwater Road, a 60.00-foot county road as described in Book 345, Page 247, records of Flathead County, Montana; thence along said easterly right of way of said Stillwater Road, North 01, 38133" East 92.22 feet to the southwesterly corner of Tract 2 of Certificate of Survey Number 3593 records of the Flathead County, Montana; thence along the southerly and easterly boundaries of said Tract 2 the following two courses: South 89' 49' 56" East 432.76 feet and North 0° 39' 26" East 878.57 feet to the northeasterly corner thereof and to the southerly boundary of that parcel of land shown on Deed Exhibit Book 501, Page 162 records of Flathead County, Montana; thence along the southerly and easterly boundaries of said parcel of said Deed Exhibit Book 501, page 162, South 890 49' 50" East 1143.61 feet and North 00 38' 30" East 880.25 feet to the southwesterly corner of Tract 2 of Certificate of Survey Number 13923 records of Flathead County, Montana; thence along the southerly and easterly boundaries of said Tract 2 on said Certificate of Survey 13923 the following three courses: South 890 50' 13" East 833.17 feet and South 00 49' 48" West 736.78 feet and South 890 50' 13" East 833.17 feet and South 0049'48" West 736.78 feet and South 89" 45' 35" East 200.24 feet to the easterly boundary of said Northwest Quarter of Section 1; thence along the easterly boundary of said Northwest Quarter, South 0°48' 55" West 1136.5 feet to the Point of Beginning containing 67.49 acres of land, more or less, as shown on this plat which is herewith incorporated in and made part of this legal description. SUBJECT to a Right of Way Easement as set forth in an instrument recorded July 31, 1987 in Reception Number 87-231-11450 records of Flathead County, Montana Highland Development LLC Cost of Services Analysis Once annexed to the City, full City services will be made available to the property owner. Any necessary infrastructure associated with this development will be required to be constructed in accordance with the City of Kalispell's Design and Construction standards and any other development policies, regulations or ordinances that may apply. Number of Dwel n2 Units within the Subdivision 315 Estimated Increase in Population: (based on US Census Figure of 2.2 per household) 693 Cost of Services Per capita costs + Fire: $68.84 per person per year. Additional costs to the fire department 693 x 68.84 W $47,706 • Police: $110 per resident per year. Additional costs to the police department 693 x 110.00 = $76,230 • Administration: $39.48. Additional cost to administration 693 x 39.48 - $27,360 • Solid Waste: Additional cost to solid waste (none for five years) _ $ 0 Lineal Feet Costs: (Lineal feet - No new roads, sewer or water mains) • Roads: $1.14 per lineal foot Additional cost in road maintenance 6,730 x 1.14 = $7,672 • Water: $3.44 per lineal foot Additional cost in water line maintenance 6,730 x 3.44 = $23,151 • Sewer: $3.50 per lineal foot Additional cost in sewer maintenance Storm sewer maintenance costs: Average Square foot per lot - 7,000 • No. of units x square foot x 0.00323 Total Anticipated Cost of Services: 6,730 x 5.50 = $37,015 7,000 x 315 x 0.00323 = $7,122 226 229 1 Anticipated Revenue Generated Assessments based on square footage: Average square foot per lot: 7,000 • Storm sewer assessment $0.00323 per square foot Revenue from storm sewer assessments 315 x 7,000 x $0.00323 = $7,122 • Street maintenance assessment $0.0086 per square foot Revenue from street maintenance assessments 315 x 7,000 x 0.0086 = $18,963 • Urban forestry assessment $0.00135 per square foot Revenue from urban forestry assessments 315 x 7,000 x 0.00135= $2,977 Special Assessments: There are no special assessments. General revenue: • Assessed value per property: $175,000 Total assessed value: 315 x 175,000 = $55,125,000 Total taxable: 55,125,000 x 0.03543 = $1,953,079 • Total additional general revenue based on 144.65 mill levy: Total Additional Annual Revenue: 1,953,079 x 0.14465 $282,513 31.1 575 NOTE: This information is based upon assumptions regarding building valuations and does not take into consideration the build -out time or changes in methods of assessment and estimated costs associated with services. This information can only be used as a general estimate of the anticipated cost of services and revenue. TRANSMITTALS / 2003/ KA03-19COSTOFSVCS 7 Tri-City Planning Office 17 Second Street East -- Suite 211 Kalispell, Montana 59901 Phone: (406) 758-1850 Fax: (406) 751-1858 tricity@centurytel.net March 26, 2004 Chris Kukulski, City Manager City of Kalispell P.O. Box 1997 Kalispell, MT 59903 Re: Highland Development, LLC - Annexation and Initial Zoning of R-3/PUD, Urban Single -Family Residential With a Planned Unit Development Overlay Dear Chris: The Kalispell City Planning Board met on March 9, 2004 and held a public hearing to consider a request by Highland Development, LLC for an initial zoning designation of R-3/PUD, Urban Single -Family Residential, with a Planned Unit Development (PUD) overlay upon annexation into the city. The property proposed for annexation is located west of Northridge Subdivision and east of Stillwater Road and contains approximately 67.49 acres. In conjunction with the annexation and proposed PUD zoning designation, an 83 lot single family residential subdivision for the property has been submitted Currently the property is in the County zoning jurisdiction and is zoned SAG-10, a Suburban Agricultural zoning district that has a ten -acre minimum lot size requirement. Narda Wilson, of the Tri-City Planning Office, presented staff reports KA-04-2 8s KPUD-04-1 evaluating the proposed zoning. She noted that the Kalispell Growth Policy designates this property as Urban Residential and this property is well within the 4 to 12 dwelling units per acre, and is consistent with the zoning in the area. The staff recommended that the board forward a recommendation for R-3/PUD zoning upon annexation. The applicant's representative and one person spoke in favor of the proposal, and five persons expressed concerns regarding increased traffic and safety. The board discussed the proposal and considered the testimony. A motion was made to recommend to the Kalispell City Council that the property be zoned R-3/PUD, Urban Single -Family Residential, upon annexation. A second motion was made to add the following condition to read: "The plans and specifications for a stormwater system be reviewed and approved by the Kalispell Public Works Department." Both motions passed unanimously. The conditions, as amended are attached at Exhibit A. The legal description for annexation is attached as Exhibit B. Providing Community Planning Assistance To: • City of Columbia Falls • City of Kalispell • City of Whitefish • Highland Development, LLC Annexation and Initial Zoning March 26, 2004 Page 3 EXHIBIT A HIGHLAND DEVELOPMENT, LLC PLANNED UNIT DEVELOPMENT CONDITIONS OF APPROVAL MARCH 9, 2004 The Kalispell City Planning Board recommends that the Kalispell City Council adopt staff report KA-04-2 / KPUD-04-1 as findings of fact and recommends that the property be assigned a zoning designation of R-3 / PUD subject to the following conditions: 1. That the development of the site shall be in substantial compliance with 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 flat) 2. That the development of lots in future phases of the PUD which deviate from the R-3 zoning with regard to minimum lot size requirements, setback, housing type or other features shall be subject to architectural review and approval by the Kalispell City Council. 3. That the plans and specifications for all public infrastructure be designed and installed in accordance with the Kalispell Design and Construction Standards and 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). 4. 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 Uniform Fire Code (1997) Appendix III -A. 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 Uniform Fire Code (1997) Article 9. d. Regarding proposed street names; Ashley Drive exists in the south area of town. An alternate street name shall be provided. c. It appears that the future development area "A", may require a secondary emergency vehicle access point to meet the requirements of the Subdivision Regulations (Section 3.08) and emergency vehicle access needs. f. Due to project phasing it should be noted that hazardous weed abatement shall be provided in accordance with City of Kalispell Ordinance 10-8. S. 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). 6, That the area designated on the plan as "park" 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 irrigation, landscaping and play equipment so as to provide a recreational component within the development and not simply left as passive Highland Development, LLC Annexation and Initial Zoning March 26, 2004 Page 4 open space. The park development may be used as all or in part as satisfying the one - ninth parkland dedication requirements for the entire development depending on the ultimate total area in lots and the investment made in park improvements. (Kalispell Subdivision Regulations, Section 3.19), 7. That a provision be made for right-of-ways within the development that will allow for the extension of the proposed roadways so that they will provide future access to adjoining properties to the west, north and south. (Kalispell Subdivision Regulations, Section. 3.04). 8. A traffic analysis shall be performed under the Montana Department of Transportation systems impact process that assesses this development's impacts to the transportation systems in the immediate area. This would be a single comprehensive study covering the multiple jurisdictions of the City, County and State road systems and would identify needed improvements to roadways impacted by this development. (MDOT) 9, 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). 10. The developer shall provide a letter from the U.S. Postal Service approving the plan for mail service. (Kalispell Subdivision Regulations, Section 3.22). 11. 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)). 12. All utilities shall be installed underground. (Kalispell Subdivision Regulations, Section 3.17). 13. That a minimum of two-thirds of the necessary infrastructure for this subdivision shall be completed prior to final plat submittal. 14. All areas disturbed during development of the subdivision shall be re -vegetated with a weed --free mix immediately after development. 15. 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. 16. 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). 17. The plans and specifications for a stormwater system be reviewed and approved by the Kalispell Public Works Department. REPORTS 1 KALIS PELT, \ KA04-2 / KPUD04- 1. DOC HIGHLAND DEVELOPMENT LLC TRI -CITE" PLANNING OFFICE STAFF REPORT HA-04-2 / RPUD-04-1 MARCH 1, 2004 A report to the Kalispell City Planning Board and the Kalispell City Council regarding a request for an initial zoning designation of R-3 / PUD upon annexation to the city of Kalispell on approximately 67.49 Acres. A public hearing has been scheduled before the planning board for March 9, 2004 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. RA _KGRO IND INFORMATION- This is a request for an initial zoning designation upon annexation to the city of R-3 with a Planned Unit Development (PUD) overlay on approximately 67.49 acres. Concurrent with the annexation and zoning request, a preliminary plat for 83 lots on 30.39 acres has been filed. A. Petitioner and Qwuers: Technical Assistance: Highland Development LLC 622 Saint Andrews Drive Columbia Falls, MT 59912 (406) 883-5777 Sitescape Associates 385 Golf Course Drive Columbia Falls, MT 59912 (406) 892-3492 B. Nature of the Request:. This is a request for an initial zoning designation of R-3, Urban Single Family Residential, with a Planned Unit Development overlay on approximately 67.49 acres. The property is located in northwest Kalispell, directly west of Northridge subdivision, north of Meadowland subdivision and east of Stillwater Road. Currently this property is in the County zoning jurisdiction and is zoned SAG--10, a Suburban Agricultural zoning district that has a minimum lot size requirement of 10 acres for newly created lots. It is the intent of this PUD to allow for a mix of single family residential detached and attached dwellings thereby providing a variety of housing options. The PUD approach allows the developer some flexibility in lot sizes, housing types and site configuration that would not otherwise be allowed under a strict R-3 zoning designation. The R-3 zoning has a minimum lot size requirement of 7,000 square feet and a minimum lot width of 60 feet. These dimensional requirements can be flexed without an increase in the overall allowable density. C. Location and Legal Description of Property: The property proposed for annexation and development is located wear of N--rtl-u dge subdivision and south of the proposed Waterford PUD development, an area which is generally the westernmost boundary of the city limits in the area. The property is north of Meadowland subdivision and east of Stillwater Road which are located in the county. The property can be described as Assessors Tract 1CA in Section 1, Township 28 North, Range 22 West, P.M.M., Flathead County, Montana. D. Existing Land Use and Zoning: The site is currently undeveloped and has traditionally been used for limited agricultural purposes. The property is in the County zoning jurisdiction and is zoned SAG-10, Su.burban, Agricultural which has a minimum lot size requirement of ten acres for newly created lots. This zoning is typically found in areas where limited agricultural pursuits are encouraged or in this particular case the zoning that has been used to retain this area as an urban reservation for future development. E. Adjacent Land Uses and Zoning: The general land use character of this area is primarily single family residential to the north, south and east. North. Undeveloped Waterford PUD, City RA-1 and R-4 zoning South: Single family residential, City R-4 and County R-1 zoning Fast: Undeveloped and church, County SAG-10 zoning West: Single family residential, City R-3 zoning F. General Laud Use Character: The general land use character of this area is in transition from rural residential and agricultural to urban residential as public utilities and facilities become available to the area. G. Utilities and Public Services: Sewer: City of Kalispell Water: City of Kalispell Refuse: City of Kalispell Electricity: Flathead Electric Cooperative Telephone: CenturyTel Schools: School District #5 Fire: Kalispell Fire Department Police: City of Kalispell H. Relation to Zoning Requirements: This property contains a total of 67.49 acres with approximately 5.824 acres reserved for the Kalispell Bypass right-of- way which leaves a net total of approximately 61.67 acres of developable area. Under the Kalispell Zoning Ordinance Section 27.21.030(4), the R-3 zoning district with a PUD overlay allow a maximum of seven dwelling units per acre. Without a PUD overlay the R-3 zoning allows 6.22 dwelling units per acre. The overall density of the Northland Planned Unit Development based on 61.67 acres of developable area is approximately 5.11 dwelling units per acre, below that which would be allowed under either the PUD provisions or under the basic R-3 zoning classification. The deviation from the R-3 zoning requirements which is generally considered single family residential, is that tins development Wdl have a dill of lot sizes and 11-lousing types. For instance, the PUD mechanism allows the creation of individual lots under the required 7,000 square feet and would also allow attached dwellings that would be created with a duplex or triplex townhouse situation. Essentially this would result in a variation to the setback requirements, thereby allowing a zero setback between dwelling units. The first phase of the planned unit development does not deviate from the zoning regulations with regard to housing type, setbacks, lot size or in any other manner. It is anticipated that the future development in Areas A and B would deviate from the traditional zoning requirements at least in some instances with regard to housing type and lot sizes. Essentially, if townhouse lots were created they would be considered "sublots" within the "parent tract" and would be conveyed individually. The future development phases and types of housing have not been specifically determined and will depend on market conditions and turnover. The statutory basis for reviewing a change in zoning is set forth by 76-2-205, M.C.A. and the Kalispell Zoning Ordinance. Findings of fact for the zone change request are discussed relative to the itemized criteria described by 76-2-203, M.C.A. and Section 27.30.020, Kalispell Zoning Ordinance. The Kalispell Growth Policy anticipates that this area would be developed as Urban Residential which anticipates a density of three to 12 dwelling units per acre. The area that would be annexed and designated as R-3/PUD contains approximately 67.49 acres. The proposed zoning complies with the Kalispell Growth Policy for the area and the anticipated intensity of development. IIIIIIIIIIIIIIIIIIIIIII Development of this property will not lessen congestion, but new roadways will be constructed to accommodated the development needs. Additionally, the extension of existing roadways to serve this development from the east, west and south has been anticipated and intended to serve this property. There could be a potential for a connection onto the Kalispell Bypass with a right in / right out turn lane to further accommodate traffic not only from this subdivision, but other residential development that is happening in the immediate area. This property will be developed in accordance with City of Kalispell development standards, the Uniform Fire Code and any other applicable safety standards. The subdivision will likely have to develop additional accesses for future right of way to the north and to the west to not only accommodate future growdi but to provide a grid street iietWork that can be easily accessed neat only by the public but by emergency vehicles. This development will provide amenities to the immediate neighborhood and the residents of the PUD and will not compromise the security and safety of this development, neighboring subdivisions or the public in general. The site design will secure safety from fire and other dangers. The proposed development of the site promotes the health and welfare of the community with regard to the density, setbacks, .lot coverage access and provision of public services. The use of a creative design for residential development as well as an interior park system, promotes the general welfare of the residents of the development as well as community. The planned unit development deviates from the zoning regulations with regard to the anticipated fixture housing types and setback, but does not exceed the overall allowable density within the R-3 PUD standards or within the traditional. R-3 zoning standards. The proposed deviations are intended to provide a more creative design that will lead to a better overall development, a greater variety of housing options and a sense of community and neighborhood integrity. The overall site design will insure adequate light and air within the development and the neighborhood as a whole. The requested zoning designations are consistent with the type of and density of development which would be anticipated under the Kalispell Growth Policy and would be able to be accommodated within the Land area under the proposed zoning. Anticipated density within the development is approximately five dwelling units per acre which is well within the three to 12 dwelling units anticipated under the Urban Residential land use designation of the Kalispell Growth Policy 2020. The requested zoning will not contribute to the overcrowding of land. �� • a "• as ■- _aaVQMO 1(0111Aor • ■e.a Pro] Iwo ■aa ■•a It IC as • a" • a "r ■I"r Increased concentration of people in this area will likely result after this land has been converted from an undeveloped state to a more intensive residential use. There will be a more intensive use of the property, however, the intensity of the uses of the property would be in direct relationship to the availability of public services, utilities and facilities as well as compliance with established design standards outlined in the PUD. Additional public services, utilities and facilities will be developed to accommodate the new growth. These facilities and utilities will be in accordance with the Kalispell Standards for Design and Construction and will be adequate to accommodate this development and its impacts. The design standards and avadab�ty of facilities would provide she st"nactu e x�.Fcc�ied tv ML -are that there will not be an overcrowding of the land or undue concentration of people. ■ r -• •■' r' _rFrM. I&MOTTOTTACTRIM1193 ■►r i'iTi'��'[i , r r r r r • u e Public service, facilities and infrastructure would be made available to the developer at the time of development. The developer will extend the needed City services that are not currently available to the property at the developers' expense and in accordance with the CiWs policies and standards. New improvements to the property such as access, water, sewer, parks and drainage would be installed in accordance with City policies and standards thereby insuring that there is adequate provision of services to the site prior to development. Fire, police, ambulance and public access are adequate to accommodate potential impacts associated with the development of this site. There will be impacts to services Which can be anticipated as a result of this proposal which can be met by the City. � i�- r- -• -a .rr' �►- •s�er'ir=rsr r r- •.rr .r w • r- s •�-rw s •.rr The proposed PUD development plan and zoning furthers the long range development plans as reflected in the recently adopted Kalispell Growth Policy for this area and provide opportunities for a variety of housing options, affordable housing in a development that is compatible with surrounding land uses and quality development within the city. The extension and provision of public services are within reasonable proximity to the City core. The proposed zoning will provide the basis for the future land uses on this property, in accordance with the Kalispell Growth Policy. The design of the subdivisions in the Northridge and Meadowland area have long anticipated that this land would develop in a similar urban fashion and is suitable for the proposed uses. This rezoning gives great consideration to the suitability of this property for the proposed use and concurrent zoning proposal. 1 1r r -r r r■- �a rr.r ar r ra r r r. • • i r The general character of the area is residential to the east and south and can be considered to be an area in transition. The agricultural lands in this area are prime for urban development because of the proximity to public utilities and an existing transportation network. The PUD zoning allows this development to address needs within the community for housing and support services on public utilities and in reasonable proximity to the City core. The proposed creation of park areas within the development and access to the parks from throughout the development offer amenities that lead to a good quality of life and good quality neighborhoods. 111. Wi11 pi. or},4'3sP,d iaiae... a^i'iii r-i slc- �h{? =Tr'ia nr afiiii itdiT-i : This is generally a single-family residential neighborhood that adjoins this property to the south and to the west that are developed with single-family hordes on approximately 7,000 square foot lots. Most potentially effected properties that are in this neighborhood would experience limited impacts with the introduction of the different housing type. The design of the development has attempted to buffer the existing single family neighborhoods surrounding the PUD by placing the single family lots adjoining the single family neighborhoods and the attached single family lots further within the interior of the overall development. It appears that this development will contribute to the overall integrity of the neighborhood and the value of existing building will be protected, maintained and conserved_ The Kalispell Growth Policy future land use designations anticipates a development such as that being proposed and will be developed with uses anticipated for the area. The proposed zoning encourages the most appropriate land use for this property and throughout the planning jurisdiction. Project Narrative- This is a request for an initial zoning designation of R-3, Urban Single Family Residential, with a Planned Unit Development overlay on approximately 67.49 acres. The property is located in northwest Kalispell, directly west of Northridge subdivision, north of Meadowland subdivision and east of Stillwater Road. Currently this property is in the County zoning jurisdiction and is zoned SAG-10, a Suburban Agricultural zoning district that has a minimum lot size requirement of 10 acres for newly created lots. It is the intent of this PUD to allow for a mix of single family residential detached and attached dwellings thereby providing a variety of housing options. The PUD approach allows the developer some flexibility in lot sizes, housing types and site configuration that would not otherwise be allowed under a strict R-3 zoning designation. The R-3 zoning has a minimum lot size requirement of 7,000 square feet and a minimum lot width of 60 feet These dimensional requirements can be flexed without an increase in the overall allowable density. The Kalispell Zoning Ordinance allows a maximum density of seven dwelling units per acre with a PUD in an R-3 district. As proposed the PUD would have a maximum of 315 dwelling units on 67.49 acres or a density of 4.65 dwelling units per acre. It is noteworthy that approximately 5.82 acres has been designated on the PUD layout as a reservation for the future Kalispell Bypass right-of-way which has been identified on this property and will be acquired by the Montana Department of Transportation at a future date. Excluding the Kalispell Bypass right--of-way, there is 61.67 gross acres of land within the development. Based on 61.67 acres of land with a maximum. of 315 units, the overall density would be 5.11 dwelling units per acre. Still below the allowable density of the R-3 zoning with a PUD overlay. The overall development plan would occur in several phases over a period of time projected to be approximat tern years €ilvrc lease deperid ending oaks market %orzdi corns. The first phase of the development is a subdivision consisting of 83 single family residential lots on approximately 30.39 acres. This phase lies directly west of Northridge subdivision and would be accessed via the existing roadway system in the area which would be an extension of Hilltop Avenue and Northridge Drive to the east and a connection to Foxhill Drive to the south. The lots within this subdivision vary in size from approximately 7,400 square feet to approximately 17,000 square feet with most of the lots in the 10,000 square foot range. Subsequent phases of the development would occur to the north and to the west of this first subdivision phase. To the north of the first development phase, is an area identified as Future Development Area A which contains approximately 16.05 acres and is anticipated to have approximately 50 to 75 single family and townhouse lots. This property lies directly to the south of the Waterford PLTD, a planned unit development for assisted living that has not gotten to the development stages at present. To the west of the first phase of the development, is an area identified as Future Development Area B which contains approximately 15.33 acres and is anticipated to be comprised primarily of attached single family residential units and would contain approximately 128 to 156 dwellings. Density within these future development areas range from, 3.12 to 4.67 dwelling units per acre in Area A and 8.35 to 10.18 dwelling units per acre in Area B. It is intended that the single family residential subdivision in the first phase of the development provide a transition to higher density residential to the west. It is anticipated that development of the PUD and associated housing types would occur as the market would dictate and that the PUD would offer some flexibility in responding to those changing market conditions. It is anticipated that the Future Development Areas A and B would offer a mix of detached single family and attached single fam.i.ly in a duplex, triplex and greater configuration depending on consumer demand. Park areas are indicated in the first phase of the development which are intended to serve the homeowners in the development. Interconnected pedestrian access paths connect other areas of the development to the main park areas within the first phase. C'_rite ria for the CrestHnn of a Plsannerl Unit nevelnnmant iPiTni nistrict 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. Reviem; pplii atian_ Saved Upon PUD Evaluation Criteria: The zoning regulations provide that the planning board shall review the PUD application and plan based on the following criteria: l . A he extent to which the plan departs fiom zoning and subdi„asio�s 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 he in the public interest; The planned unit development deviates from the zoning with regard to the housing 17 types that would be anticipated in the development which would be attached as well as detached single family residential. Essentially this will result in a zero lot line setback between the units. Additionally there may be some deviation, from the minimum lot size requirement of 7,000 square feet of the R-3 zoning district as well as the minimum lot widths of 60 feet primarily to accommodate the anticipated variety of housing types within the development. At the time the future development areas A and B are reviewed under the subdivision review standards, these precise deviations from zoning will be more concrete. 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; 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 opera 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. Specific common area is proposed within the development in the form of a homeowners park in two separate areas of the first phase of the development_ Pedestrian access from other areas of the PUD are proposed to provide access to the park areas. All of these areas will be owned and maintained by the homeowners within the development. At the time of final plat approval the developer will have to provide a mechanism for the maintenance of these common areas. Typically a maintenance assessment is addressed during the covenants, conditions and restrictions associated with the subdivision. 3. The manner in which said plan does or does not snake 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. Most of the public utilities will come from the east where they are available in the Northridge subdivision. They will be required to be designed and constructed in accordance with the Kalispell Standards for Design, and Construction. Additionally, new roadways will need to be constructed and are indicated on the overall development plan for the PUD, These _roadways will connect to existing public streets in the area that have been anticipated to be extended to serve this property and this area. Roadways from Northridge subdivision to the east and the Meadowla~ad subdivision to the south as well as recently approved Empire Estates subdivision to the southwest have planned for roadway extensions to this site. t tine Montana Department of Tirspci��En mcyAddidoi'-Lally, �t accommodate this subdivision and other residents in the immediate area by providing a temporary connection across the Kalispell Bypass corridor to Stillwater Road. Once the Bypass has been constructed, a limited access onto the Bypass may be considered consisting of a right in % right out on both the east and west sides of the highway. a There are three distinct development areas with the PUD with the first development area consisting of the 83 lot single family subdivision that has been submitted with the annexation and PUD request. Design of this first phase of the development has been sensitive to the single family residential character of adjoining property and the lots within the subdivision have been designed to a similar standard with regard to lot size and the type of housing, i.e. single family, that would be anticipated. Future phases of the PUD are more creative in design and nature with regard to roadway configuration, housing types and lot sizes. The specific elements of these will be determined as these subdivisions come in with future phases. Storm water management will be required to be handled and retained on site. No detailed plan .for handling drainage has been submitted with the application, but the developers will likely utilize landscaped area for storm water retention. A plan for stormwater management will need to be designed in accordance with City standards and will be reviewed and approved by the Kalispell Public Works Department. Parkland dedication is proposed to be addressed through the dedication of the two primary park areas within the development. These park areas will need to be developed with recreational amenities that keep them well maintained and functional. Simply maintaining them as green space does not constitute the satisfaction of parkland dedication requirements. The proposed park areas will need to be further developed with irrigation, landscaping and recreational amenities. 4. The relationship, beneficial or adverse, of the planned development project upon the neighborhood is which it is proposed to be established; The overall design of the PUD and future development of this property has attempted to be sensitive to the surrounding character of the area by locating single family lots next to existing single family neighborhoods. Other housing types such as duplex and triplex development have been more centrally located within the development and will be a predominate feature within the new development, but will be buffered from existing single family development. The housing types anticipated and being proposed are not incompatible with the single family residential character of the area given the design features incorporated into the development. 5. in the cane of a plan which proposes development over a period of years, the sufficiency of the tens and conditions proposed to protect and ;maintain the integrity of the plan which fading shall be Made only after consultation with the city attorney; This development is being proposed over a number of years depending on market conditions and. the turnover rate of the lots aLid homes. The ii y of Kalispell has been entering into a development agreement with the developer of past planned unit developments which has adequately insured and maintained the overall integrity of the development, the installation of required infrastructure and 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. Summary: The zoning regulations require that once a final plan is approved by the city council, the applicant shall submit a revised plan in accordance with the approval of the council which incorporates any conditions which have been imposed by the council. It does not appear that there will be any necessary revisions to the site plan as a result of the staff recommendation. A development agreement will be drafted between the City of Kalispell and the Developer outlining and formalizing the terms. The final plan as approved, together with the conditions and restrictions imposed, shall constitute the Planned Unit Development (PUD) zoning for the site. Staff recommends that the Kalispell City -County Planning Board adopt staff report KA-04-2 / KPUD-04-1 as findings of fact and recommend to the Kalispell City Council that the property be assigned a zoning designation of R-3 / PUD subject to the following conditions: That the development of the site shall be in substantial compliance with 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 the development of lots in future phases of the PUD which deviate from. the R-3 zoning with regard to minimum lot size requirements, setback, housing type or other features shall be subject to architectural review and approval by the Kalispell City Council. 3. That the plans and specifications for all public infrastructure be designed and installed in accordance with the Kalispell Design and Construction Standards and 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). 4. The following requirements shall be met per the Kalispell Fire Department: Kalispell Subdivision Regulations, Section 3.20). a. Water mains designed to provide r inimum fire flows shall be installed per City specifications at approved locations. Minimum fire flows shall be in accordance with Uniform Fire Code (1997) Appendix III -A. 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 Uniform Fire C ode (1997) Article 9. d. Regaxding proposed street names, Ashley Drive exists in the south area of io tower. An alternate street name shall be provided. e. It appears that the future development area "A", may require a secondary emergency vehicle access point to meet the requirements of the Subdivision Regulations (Section 3.08) and emergency vehicle access needs. f. Due to project phasing it should be noted that hazardous weed abatement shall be provided in accordance with City of Kalispell Ordinance 10-8. 5. 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). 6. That the area designated on the plan as "park" 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 irrigation, landscaping and play equipment so as to provide a recreational component within the development and not simply left as passive open space. The park development may be used as all or in part as satisfying the one -ninth parkland dedication requirements for the entire development depending on the ultimate total area in lots and the investment made in park improvements. (Kalispell Subdivision Regulations, Section 3.19). i. That a provision be made for right-of-ways within the development that will allow for the extension of the proposed roadways so that they will provide future access to adjoining properties to the west, north and south. (Kalispell Subdivision Regulations, Section. 3.04). 8. A traffic analysis shall be performed under the Montana Department of Transportation systen-ms impact process that assesses this development's impacts to the transportation systems in the immediate area. This would be a single comprehensive study covering the multiple jurisdictions of the City, County and State road systems and would identify needed improvements to roadways impacted by this development. (MDOT) 9. 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 "ire Department. (Kalispell Subdivision. Regulations, Section 3.09). 10. The developer shall provide a letter from the U.S. Postal Service approving the plan for mail service. (Kalispell Subdivision Regulations, Section 3.22). 11. Street lighting shall be located within the subdivision and shall be shielded so *hat it does not intrude unnecessarily onto adjoirmin�z properties. (Kalispell Subdivision Regulations Section 3.09(L)). 12. All utilities shall be installed underground. (Kalispell Subdivision Regulations, Section 3.17). „ 13. That a minimum of two-thirds of the necessary infrastructure for this subdivision shard be completed prior to final plat submittal. 14_ All areas disturbed during development of the subdivision shall be re -vegetated with a weed -free mix immediately after development. 15). 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 unposed, shall constitute the Planned Unit Development (PUD) zoning for the site. 16. 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). 17. The plans and specifications for a stormwater system be reviewed and approved by the Kalispell Public Works Department. REPORTS\ KALISPELL\ KA04-2 / KPU D04-1.DOC W 12 Tri-City Planning Office 17 Second St East, Suite 211 Kalispell, MT 59901 Phone: (406) 751-1850 Fax: (406) 751-1858 CITY OF KALISPELL APPLICATION FOR PLANNED UNIT DEVELOPMENT (PUD) PROJECT NAME: Northland Planned Unit Development 1. NAME OF APPLICANT: Highland Development LLC, Attn. Marvin. Galas 2. MAIL ADDRESS: 622 Saint Andrews Drive 3. CITY/STATE/ZIP: Columbia Falls, Montana PHONE: 403-315-2180 NAME AND ADDRESS OF OWNER IF DIFFERENT THAT APPLICANT: 4_ NAME: 5. MAIL ADDRESS: 6. CITY/STATE/ZIP: PHONE: 7. 8. 9. TECHNICAL ASSISTANCE MAIL ADDRESS: CITY/ STATE/ZIP: PHONE: If there are others who should be notified during the review process, please list those. Bruce Lutz, Sitescape Associates, ph. 892-3492 Check One: X Initial PUD proposal Amendment to an existing PUD A. Property Address: Not Established B. Total Area of Property: 67.49 Acres C. Legal Description.: NW 1/4 of Section 1, Township 28 North, Range 22 West, Principal Meridian Montana, Flathead County. (Section, Township, Range) D. The present zoning of the above property is: SAG 10, Flathead County FEB100 PLANNING OFFICE E. 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 types proposed in the plan; 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. j. 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; OQ (6). Vehicle, emergency and pedestrian access, traffic circulation and control; (7). Location, size, height, color and materials of signs; (S). 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 Plartining staff to be present on the property for routine monitoring and inspection during review process. qt�WAQ (Applican(Date) E. Supportive Documentation Northland Planned Unit Devel© meet: Item a. Northland Planned Unit Development is located just northwest of the Kalispell City Limits and is bounded on the east by Summit Ridge and Northridge Heights Subdivisions, on the north by the future Waterford Planned Unit Development, agricultural land and MDT Owned Property, on the south by Meadowland and the future Empire Estates Subdivision and the west by church and agricultural land. The property is in an excellent location to accommodate the growth of Kalispell. The easy extension of Northridge Drive and Hilltop Avenue from Northridge Heights into the subject property creates an opportunity for expanding residential lots to the west of the current city limits. The configuration of the subject property also allows for the connection of roads to Stillwater Drive to the west and Foxhill Drive to the south. Part of the west side of the property will be made available to the Montana Department of Transportation for the future bypass. It is possible that there will be access provided to and from the bypass from the subject property. The 67.49 acre site is currently zoned SAG 10 under Flathead County jurisdiction. Northridge Heights and Summit Ridge Subdivisions are zoned R3 (Kalispell). Highland Development proposes to re -zone the property to Kalispell's R3 District with a PUD overlay. An R3 PUD allows for attached residential units and a density of up to 7 units per acre. Note that the current zoning could allow as many as 5 to 6 single-family lots per acre of developed ground. The Waterford PUD to the north is zoned RA-i and allows for much more density. The RA-1 PUD allows for as many as 24 units per acre. The primary goal and objective of Northland Planned Unit Development is to provide a variety of residential opportunities (and price points) within a well -planned property. The east side of the subject property is proposed as single-family lots compatible with the lot layout and densities of Northridge Heights, Some of these lots (Lots 1-24, Preliminary Plat #1) will differ from Northridge Heights in that private alleys will be provided. Lots 1-24 will have vehicular access to garages via the alley rather than the streets. The PUD overlay will allow the west and northwest parts of the site to accommodate attached single-family and innovative cluster development. The more traditional single- family lots to the east will act as a transitional area between Northridge Heights and the area with attached units facilitated by the PUD. Item b. Phases 1-3 within the first preliminary plat will be developed over the next 3 to 5 years. Future development areas A and B will be developed between years 3 and 10 unless market conditions either accelerate or decelerate the rate of housing absorption in the Community. Please refer to the attached PUD plan for the location of development boundaries_ Detailed plans for future development areas will be submitted to the City of Kalispell when market conditions determine that it is prudent to develop these parts of the property. Item C. The PUD overlay on the R3 zoning district will allow for the implementation of attached single-family units. Other than for the future cluster housing area, the developers do not anticipate the need for custom adjustments in required setbacks. Item d. Open Space and Homeowners Parks within the Planned Unit Development will be overseen and maintained by the Northland Homeowners Association. The park area provided within the first preliminary plat exceeds the required amount by 2.6 %. Although future phases will include open space linkages, park requirements may be satisfied by the purchase of additional park equipment for existing Northland Parks. Pedestrian and bicycle trails within the development will facilitate access to the Homeowners Parks. Item e. Utility services (City of Kalispell) provided to the Northland PUD will be extended from Northridge Heights via Northridge Drive and Hilltop Avenue. The site is accessible from existing roads including Northridge Drive, Hilltop Avenue, Foxhill Drive and Stillwater Drive. Kalispell Junior High, Peterson Elementary School, the Kalispell Youth Athletic Complex and Flathead Valley Community College are all within relative close proximity of Northland Planned Unit Development. Item f. It is the intent of the Northland Planned Unit Development to make a good fit with existing neighborhoods in the vicinity of the site. This includes Northridge Heights, Summit Ridge, Waterford PUD, Empire Estates and Meadowlands. In turn, the development of Northland PUD will facilitate alternative ingress and egress from the above existing subdivisions. Conversely, Northland PUD will introduce additional traffic to Northridge Heights and Meadowlands to a lesser degree. Item g. With the exception of some moderately sloping terrain, the subject site is generally bee, of development constraints. It is located in an opportune 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 more intensively developed areas of Northland PUD will be developed as future development areas A and B. Each of these areas will be proposed as future preliminary plats and subrnitted as detailed development plans as supplements to the Northland PUD. Item i. The Kalispell Growth Policy Map indicates this area as "Urban Residential'' area and forecasts residential development as single-family, duplex and low -density multi -family at between 3 and 12 units per gross acre. The proposed Northland PUD falls right in the middle of the forecasted density for this area. The Growth Policy Map also indicates the proposed bypass which is set aside as part of the proposed PUD Plan. Item j. (See Attached Plans) SITE DEVELOPMENT REVIEW CONIAUTTEE SI INLALVRY Thursday, February 26. 2004 Building Department Conference Room ATTENDLNG: Andrew Sorensen, Asst. City Engineer Roger Krauss, Police Chief Jim Stewart, Fire Marshal Narda Wilson, City Planner Cram Kerzznan, Building Official Jim Atkinson. Agency on Aging Jeff Clawson, Plans Examiner Steve Herzog, DOT OLD BUSINESS: 1069 North Meridian ---- Michael Blend. addition/conversion of a garage to office - Jeff Clawson indicated that additional engineering is needed for the building permit. Plans with landscaping and drainage were shown to Andrew Sorensen. The project was approved subject to the following conditions: Subject to coordinating the landscaping with the Parks Department. Walarens - Walgrens submitted and updated its project layout to comply with our dimensions, shifting the building and adding a landscape buffer. Steve Herzog said their access onto Highway 93 can only be "right in, right out" Since there is a lot of stacking on First Ave West at Highway 2, Narda Wilson suggested that both entrances on First Ave W be reduced to 30' in width with the north entrance reduced by 10' on the north side and the south entrance reduced by 10' on the south. Steve Herzog said reducing the 30' width would reduce the access to two lanes which is safer. After looking at the traffic patterns within the site, it was recommended that the 30' drive by the drive --through wrindow be necked down to ?', one-way to avoid drivers disrupting the circulation of traff c on the site. and driving through to access the :Hain roads. To accomplish this, Walgrens can either move the building over or widen the landscape area next to the drive through. Pi said that Waigrens made architectural changes to the building and sign to improve the building. There was some concern that the placement of the crash compactors might impede traffic and E reate a problPr„ for the F,re Departmenta Jim Stewart will coordinate with Walgrens. Waigrens was Ewen conditional approval on their protect with the following conditions: Narrow the accesses on First Ave W to 30' and coordinate this revision :with the Department of 'Transportation and the Ci %, of Kalispeil,. Public Worlcs, The Highway= 93 access is to be "right in. x-iuiit out". 3. Neck down the drive -through area to 24' . 4. Submit a revised site plan. 5. Make sure the compactors meet Fire code. Coordinate this with Jinx Stewart, Fire Marshal. 6. Submit drainaize information to Andrew Sorensen, Public Works. 7. Coordinate the landscaping with the Parks Department. Planning Board Items: Northlands PUD. Highland Development - The road access to this development was discussed by Narda Wilson. The developer will be required to connect to roads in Empire Estates. There will be two additional road accesses onto Northridge and Foxhill. There is a consideration to build a road half way between Three and Four Mile Drive. The Department of Transportation has two plans to access Stillwater with an overpass over the Highway 93 Bypass or with a `-right in, right out access only onto the Bypass. Narda Wilson suggested that a temporary road to Stillwater be built before the By is built in order to accommodate the traffic flow. The condition of approval would be based on coordinating this road with, the DOT in Helena, and a traffic analysis by the County, City and State. Steve Herzog said the new Bypass will probably not be built for 7 years — 10 years. The first phase of this project involves 83 single family lots. At full build out it will encompass approximately 300 lots. Jim Stewart wants the roads opened up and connected in order to facilitate Fire Department access. In addition, there is a land locked property which must be provided with access. Glacier Village Greens -- Glacier Village Greens wants to build a clubhouse by the pond off West Nicklaus and needs a conditional use permit. The building is approximately 2000 square feet on 4 — 5 acres. Andrew Sorensen thought the amount of impervious surface for the parking, approximately 6000 square feet, did not pose a drainage problem.. Evergreen will provide water and sewer will be provide by the Village Seaver, until otherwise notified. A conditional use permit will be granted with the following condition: the facility will be for members only and cannot be rented to the public at - large. Annexation — A lot on the west side of 7 `h Ave Nest to be annexed. The development Ift 7_. W. 1., zzrill rta,�te access +;)tl _'� . .The lilt will'be divided Il,T() -�C3llr tt}ts under E7 subdivision their will pursue later. PJ was concerned that a 60' right-of-way might be required. Narda did not see this as a problem. NEW BUSni - SS 160 Kelly Road — Some of the development of this site was done when it was a part of the County, and there are inherent problems with the site such as drainage and Fire Department access. Jim Atkinson of the AOA is concerned abort parking and his agency is looking to rent additional land in order to control parking. Jim Stewart said that additional hydrants are proposed for Kelly Road at this site but an additional building, set back off of Kelly Road, might present a need for additional hydrants. It was agreed that the plans submitted for an additional buildinc, on the site where ZD inadequate. The owner must submit new plans to scale showing the site, existing buildings, proposed buildings, green areas, utilities and hydrants. OTHER DISCUSSION: Corner Lots: PJ suggested that developers should be encouraged to increase the size of their cornier lots so that the size of houses built on these lots will be .more in keeping with the size of houses in the rest of the development. Fairarounds: Andrew Sorensen said that the bids that came in on the new fairground building were well over the $800,000 they had estimated for the construction costs. The meeting was adjourned at 11:10 PM. Cc: Chris Police Building Fire XPO Parks Comm Dev Public Works FCAOA 1VIDOT Randv Brodehl - Fire Chief Jim Stewart - Assistant ChiefPrevention Dee kYlcCluskev—Assistant ChiefiOperations TO: NARDA A. WILSON, SENIOR PLANNER FROM: JIM STEWART, PREVENTION CHIEF DATE: FEBRUARY 26, 2004 3 11 First Avenue Fast Kalispell, Montana 59901 (406) 7 8-776Q FAX: (406) 758-7957 SUBJECT: INITIAL. ZONINGIPUD — NORTHLAND PLANNED UNIT DEVELOPMENT We have reviewed the information submitted on the above -referenced project and have the following comments. 'l. 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 Uniform Fire Code (1997) Appendix III -A, 2. Fire hydrants shall be provided per City specifications at locations approved by this department, prior to combustible construction. 3. Fire Department access shall be provided in accordance with Uniform Fire Code (1997) Article 9. 4. On page 12 of the environmental assessment, Item XII, AA indicates that medical services will be provided by the City of Kalispell. This should indicate Kalispell Regional Medical Center. . Regarding proposed street names; we would question the use of Ashley View Drive, Currently; Ashley Drive exists in the south area of town. An alternate street name shall be provided. 6. It appears that the future development area "A" may require a secondary emergency vehicle access point to meet the requirements of the Subdivision Regulations (Section 3.08) and emergency vehicle access needs. 7. Due to project phasing it should be noted that hazardous weed abatement shall be provided in accordance with City of Kalispell Ordinance 16-3. Please contact me if you have any questions. ssastarFg �n�r corrx�nzrtz(ry in ; eas[csng. ;)reverriPig, a7a imitgaring erner.,;enctes_ Narda Wilson From: Herzog, Stephen [sherzeg@state.mt. us] Sent: Friday, February 27, 2004 2:11 PM To: tricitynarda@centurytel.net' Subject: Ncrthland Subdivision — Comments Narda, This project will impact all of the transportation systems in the immediate area under multiple jurisdictions. I would propose one system impact review process be preformed on the transportation system with a single study under the MDT systems impact process. Jim Skinner would be the systems impact coordinator out of the Helena headquarters office and I would be the local contact. We would coordinate one process with comments and concerns being addressed under a single umbrella of review, This would be a comprehensive review including but not necessarily limited to system capacity, signal warrants and access issues for 3 Mile Drive, Stillwater Road, the Bypass along with a review of impacts on Meridian and other local routes. Local access needs to incorporate access to Stillwater. It appears direct access to Stillwater to the west is a viable route until the bypass is build. Access to the bypass would appear to be via a right in right out scenario on both the east and west side of the bypass. An overpass perpetuating access to Stillwater may be another consideration. Full access with signalizaticn does not appear to be in harmony with the bypass at this location. Jim Skinner's number is (406) 444-9233, Thanks for the opportunity to offer comments ........ Stephen L. Herzog, P.E_, Kalispell Area Maintenance Engineer Page 1 of 1 Tricity Planning Office From: 'Jim veal" <jneal@montanasky_us> To: <tricity@centurytel. nets Seat: Sunday, February 29, 2004 8:35 PM Subject: Nothland Planned Unit Development Ladies & Gentlemen Please accept my letter in regards to the Public Hearing to be held at Kalispell City Hail on March 09,2004 at 7:00pm. 1. will be working that night and unable to attend the meeting. I find the proposed planned unit development to be very objectionable. The proposal to change the area from the current planned and zoned 10 acre lot size to a development with lots of roughly 115 of an acre seem totally unacceptable_ This constitutes a HUGE change from current planning and zoning. 1 am sure many of my neighbors would agree, this proposal would totally change the character of our area in a less than positive matter and could very well have a negative impact on our property values. I would hope the Planning Office would have foresight and will to resist this type of high density development in a suburban neighborhood area. With all the legal action that seems to follow government decisions these days, it would seem to make sense to stick with the current zoning, rather than pursue a racial change such as this proposal.. Sincerely: Jim Neal 224 Garland St. Kalispell, MT 59901 i i 04 ^ I JrIf41 .� _ . \ •-cam' . `,� � �,.s...� r� � l w r /.-c.-..�.�.- w ! '—"']�' ,. 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(t . 2 ' 3 _F � _L: Z t , i is 22 P1 26T6'- T} F " 28 _ a 7 FL1 9-,1 v r'� sMi 91 7 121- F iS 0f�L.0 La :y7:,L1 i f s f ! 24 is 1-t €a, n VICINITY MAP SCALE ." 800' HIGHLAND DEVELOPMENT, LLC INITIAL ZONING UPON ANNEXATION — 67.49 ACRES OF R-3, A SINGLE FAMILY RESIDENTIAL DISTRICT i H PLANNED UNIT DE LOP MEND" IP��D) OVERLAT .FROM SAG —I. , A SUI"URBAN AG�IC �Li��RAv DIS i I�IC � PLOT DAM. a/17/04 FILE: # K- -- 4 — 2 ; P UD --- 0 4 — x:\gis\sixe\kaO4_2.dwg