01. Resolution 4896 - Preliminary Plat - Stratford Village Phase 4 (Tabled 6/7)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@centurytel.net
www.tricitypianning-mt.com
Kalispell Mayor and City Council
Narda A. Wilson, Senior Planner
Chris A. Kukulski, City Manager
Stratford Village, Phase 4 - Preliminary Plat Approval
July 6, 2004
BACKGROUND: This matter was tabled at the June 7, 2004 meeting because of
concerns about potential additional impacts to the roads in the area from this
subdivision. This is a 23 lot ressidential subdivision on approximately 3.369 acres in
southwest Kalispell. The property is located on the west end of Bluestone Drive. The
property would be developed with 20 townhouse lots and three single-family lots. The
staff recommended approval of the subdivision subject to the listed conditions.
The Kalispell City Council held a work session on June 28, 2004 to discuss potential
financing options for upgrading impacted roads in the immediate area as well as other
roads around the city that owned by the County. It seemed there was a general
consensus among the city council members that the most equitable and reasonable
form of financing these roads would be through an additional one or two cent gasoline
tax as well as a local sales tax. The staff was directed to coordinate meetings between
the city council and county commissioners as well as the local legislators to discuss
the issue. It was also considered to be important to share these ideas with the local
business community and business owners who would be potentially impacted by a
sales tax.
RECOMMENDATION: A motion to approve the preliminary plat subject to the
recommended conditions would be in order.
FISCAL EFFECTS:
ALTERNATIVES:
Respectfully submitted,
X-
Narda A. Wilison
Senior Planner
Minor positive impacts once fully developed.
As suggested by the City Council,
Report compiled: June 30, 2004
c: Theresa White, Kalispell City Clerk
CL)-rt "I 11�1
Chris A. Kukulski
City Manager
Providing Community Planning Assistance To:
• City of Kalispell • City of Whitefish • City of Columbia Falls
RESOLUTION NO. 4896
A RESOLUTION CONDITIONALLY APPROVING THE PRELIMINARY PLAT OF
STRATFORD VILLAGE PHASE 4, MORE PARTICULARLY DESCRIBED AS A
PORTION OF ASSESSOR'S TRACT 6L LOCATED IN SECTION 19, TOWNSHIP 28
NORTH, RANGE 21 WEST, P.M.M., FLATHEAD COUNTY, MONTANA.
WHEREAS, Apex 1, LLC, the owner of the certain real property described above has petitioned
for approval of the Subdivision Plat of said property, and
WHEREAS, the Kalispell City Planning Board and Zoning Commission held a public hearing on
May 11, 2004, on the proposal and reviewed Subdivision Report #KPP-04-6 issued
by the Tri-City Planning Office, and
WHEREAS, the Kalispell City Planning Board and Zoning Commission has recommended
approval of the Preliminary Plat of Stratford Village Phase 4, subject to certain
conditions and recommendations, and
WHEREAS, the City Council of the City of Kalispell at its regular Council Meeting of June 7,
2004, reviewed the Tri-City Planning Office Report #KPP-04-6, reviewed the
recommendations of the Kalispell City Planning Board and Zoning Commission, and
found from the Preliminary Plat, and evidence, that the subdivision is in the public
interest.
NOW THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF
KALISPELL, MONTANA AS FOLLOWS:
SECTION I. That the Findings of Fact contained in Tri-City Planning Office Report
#KPP-04-6 are hereby adopted as the Findings of Fact of the City Council.
SECTION IL That the application of Apex 1', LLC for approval of the Preliminary Plat of
Stratford Village Phase 4, Kalispell, Flathead County, Montana is hereby
approved subject to the following conditions:
Development of the subdivision shall be platted in substantial compliance with the approved
preliminary plat which governs the location of lots and roadways within the subdivision.
2. That the infrastructure serving the subdivision shall be constructed in accordance with the
adopted Design and Construction Standards for the City of Kalispell. A letter from an
engineer licensed in the State of Montana certifying that the improvements have been
installed according to the required specifications shall be submitted at the time of final plat
approval along with a letter from the Kalispell Public Works Department stating that the
required improvements have been reviewed and comply with the City standards. (Kalispell
Subdivision Regulations, Chapter 3, Design Standards, Section 3.01).
The developer obtain a letter from the Kalispell Public Works Department stating that the
development of this subdivision does not adversely impact the storm water retention capacity
for the subdivision. (Kalispell Subdivision Regulations, Chapter 3, Design Standards,
Section 3.01).
4. 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.
5. 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.
6. 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 a five foot
landscape boulevard developed between the curb and the sidewalk. (Kalispell Subdivision
Regulations, Section 3.11).
7. The developer shall provide a plan for mail service approved by the U.S. Postal Service.
8. Street lighting shall be located within the subdivision and shall be shielded so that it does not
intrude unnecessarily onto adjoining properties.
9. That the parkland dedication requirements be met with the payment of cash in lieu of
parkland of I I percent of the unimproved value of the area devoted to lots or $3,552,
(Kalispell Subdivision Regulations, Section 3.19).
10. All utilities shall be installed underground. Kalispell Subdivision Regulations, Section 3.17).
11. That a minimum of two-thirds of the necessary infrastructure for this subdivision shall be
completed prior to final plat submittal.
12. That this subdivision is included in the homeowners association for the maintenance of
common areas based upon a pro-rata share of costs.
13. All areas disturbed during development of the subdivision shall be re -vegetated with a weed -
free mix immediately after development.
14. That preliminary approval shall be valid for a period of three years from the date of approval.
SECTION III. Upon proper review and filing of the Final Plat of said subdivision in the
office of the Flathead County Clerk and Recorder, said premises shall be a
subdivision of the City of Kalispell.
PASSED AND APPROVED BY THE CITY COUNCIL AND SIGNED BY THE MAYOR OF THE
CITY OF KALISPELL, THIS 7TH DAY OF JUNE, 2004.
Pamela B. Kennedy
Mayor
ATTEST:
Theresa White
City Clerk
Tri-City Planning Office
17 Second Street East - Suite 211
Kalispell, Montana 59901
Phone: (406) 751-1850
Fax: (406) 751-1858
tricityna centurytel.net
8vww.tricityplan ning-mt.com
May 21, 2004
Chris Kukulski, City Manager
City of Kalispell
P.O. Box 1997
Kalispell, MT 59903
Re: Stratford Village, Phase 4 - Preliminary Plat Approval
Dear Chris:
The Kalispell City Planning Board met on May 11, 2004 and held a public hearing to
consider a preliminary plat approval of Stratford Village, Phase 4, a 23 lot residential
subdivision on approximately 3.369 acres in southwest Kalispell. The property is
located on the west end of Bluestone Drive.
Narda Wilson representing the Tri-City Planning Office, presented staff report KPP-04-
6 explaining that the lots will be developed with 20 townhouse lots and three single-
family lots. The staff recommended approval of the subdivision subject to the listed
conditions.
At the public hearing, Angie and Lila Kruckenberg spoke in opposition to the
subdivision stating they did not believe this type of housing was appropriate to the
area and because it would generate additional traffic along Sunnyside Drive which had
already been significantly impacted by the increasing development in the area.
The planning board discussed the request and issues related to the transitional nature
of the area. They felt this development was consistent with other development in the
area and in an appropriate location. A motion was made and passed on a unanimous
vote to forward a recommendation that the Kalispell City Council approve the
preliminary plat subject to the recommended conditions, attached as Exhibit A.
Please schedule this matter for the June 7, 2004 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.
Providing Community Planning Assistance To:
City of Kalispell • City of Columbia Falls • City of Whitefish
Stratford Village, Phase 4 - Preliminary Plat
Mav 21, 2004
Page 2
Sincerely,
Kalispell City Planning Board
Geo e TayWr
President
GT/NW/ma
Attachments: Exhibit A - Recommended conditions of approval
Staff report #KPP-04-6 and application materials
Draft minutes May 11, 2004 planning board meeting
c w/ Att: Theresa White, Kalispell City Clerk
c w/o Att: Apex 1, LLC, 10 East Roanke St, #8, Seattle, WA 98102
Jackola Engineering, P.O. Box 1134, Kalispell, MT 59903-1134
Frdo/Transmit/Kalispell/ 2004/KPP04-6 Stratford ph4
Stratford Village, Phase 4 - Preliminary Plat
May 21, 2004
Page 3
EXHIBIT A
STRATFORD VILLAGE, PHASE 4 PRELIMINARY PLAT
CONDITIONS OF APPROVAL AS RECOMMENDED BY THE
KALISPELL CITY PLANNING BOARD
MAY 11, 2004
The Kalispell City Planning Board is recommending the following conditions to the
Kalispell City Council for the above referenced preliminary plat. A public hearing was
held on this matter at the May 11, 2004:
1. Development of the subdivision shall be platted in substantial compliance with the
approved preliminary plat which governs the location of lots and roadways within the
subdivision.
2. That the infrastructure serving the subdivision shall be constructed in accordance
with the adopted Design and Construction Standards for the City of Kalispell. A
letter from an engineer licensed in the State of Montana certifying that the
improvements have been installed according to the required specifications shall be
submitted at the time of final plat approval along with a letter from the Kalispell
Public Works Department stating that the required improvements have been
reviewed and comply with the City standards. (Kalispell Subdivision Regulations,
Chapter 3, Design Standards, Section 3.01).
3. The developer obtain a letter from the Kalispell Public Works Department stating
that the development of this subdivision does not adversely impact the storm water
retention capacity for the subdivision. (Kalispell Subdivision Regulations, Chapter
3, Design Standards, Section 3.01).
4. 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.
5. 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.
6. 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 a five foot landscape boulevard developed between the curb and the
sidewalk. (Kalispell Subdivision Regulations, Section 3.11).
Stratford Village, Phase 4 - Preliminary Plat
May 21, 2004
Page 4
7. The developer shall provide a plan for mail service approved by the U.S. Postal
Service.
8. Street lighting shall be located within the subdivision and shall be shielded so that it
does not intrude unnecessarily onto adjoining properties.
9. That the parkland dedication requirements be met with the payment of cash in lieu
of parkland of 11 percent of the unimproved value of the area devoted to lots or
$3,552. (Kalispell Subdivision Regulations, Section 3.19).
10. All utilities shall be installed underground. Kalispell Subdivision Regulations,
Section 3.17).
11. That a minimum of two-thirds of the necessary infrastructure for this subdivision
shall be completed prior to final plat submittal.
12. That this subdivision is included in the homeowners association for the maintenance
of common areas based upon a pro-rata share of costs.
13. All areas disturbed during development of the subdivision shall be re -vegetated with
a weed -free mix immediately after development.
14. That preliminary approval shall be valid for a period of three years from the date of
approval.
STRATFORD VILLAGE SUBDIVISION PRASE 4
TRI-CITY PLANNING OFFICE
STAFF REPORT #KPP-04-6
MAY 4, 2004
A report to the Kalispell City Planning Board and the Kalispell City Council regarding a
request for preliminary plat approval of a 23 lot residential subdivision. A public
hearing on this proposal has been scheduled before the planning board for May 11,
2004 in the Kalispell City Council Chambers. The planning board will forward a
recommendation to the city council for final action.
A. Applicants / Owners :
Technical Assistance
Apex 1, LLC
10 East Roanke St, #8
Seattle, WA 98102
(206)322-5977
Jackola Engineering
P.O. Box 1134
Kalispell, MT 59903
(406) 755-3208
B. Nature of Application: This is a request for preliminary plat approval of a 23 lot
residential subdivision on approximately 3.37 acres in southwest Kalispell. As
proposed there would be 20 townhouse lots and three single family lots. The
property is zoned R-4, Two Family Residential, which lists duplexes and single
family dwellings as permitted uses in the district. This subdivision is the final
phase of the Stratford Village Subdivision which has final platted approximately
100 lots over the last three years. This subdivision would be developed in a
single phase and is located at the northwest corner of the Stratford Village
Subdivision Development.
C. Location: The property proposed for subdivision lies west of South Meadows
and Ashley Park subdivisions, south of Lone Pine View Estates subdivision and
east of the Burlington Northern Railroad right-of-way in the southwest part of
Kalispell. it lies at the current terminus of Bluestone. The property can be
described as a portion of Assessor's Tract 6L located in Section 19, Township
28 North, Range 21 West, P.M.M., FIathead County, Montana.
D. Size:
Total Area: 3.369 acres
Total Lot Area in Lots: 2.675 acres
Area in Roads: 0.694 acres
Minimum Lot Size: 3,465 square feet
Maximum Lot Size_ I3,763 square feet
i
E. Existing Land Use: This property is currently in grasslands and is otherwise
undeveloped.
F. Adjacent Land Uses: Adjacent Land Uses and Zoning: The area is
characterized by single-family and duplex residential development on lots in the
area to the east, single family homes to the north and large tract residential
properties to the west of the Burlington Northern Railroad tracks.
North: Sunnyside Subdivision and Lone Pine View Estates; City R-4
zoning
East: Residences (duplexes and SFR); City R-4 zoning.
South: Stratford Village Phase 3, railroad tracts and undeveloped; City R-4
and County R-1 zoning.
West: Large tract SFR; County SAG-10 and R-1 zoning.
G. Zoning: This property was zoned R-4, Two Family Residential upon annexation
to the city several years ago with the preliminary plat for Stratford Village
Subdivision. R-4 is a Two Family Residential zoning district, which has a
minimum lot width of 50 feet and a minimum lot size requirement of 6,000
square feet. The district allows duplexes and single family homes. All of the lots
in the subdivision comply with the minimum lot size requirements of the zoning
district. Most of the lots are slightly over 6,000 square feet in size. Some of the
lots located on a corner may have building limitations because of the setbacks
required for the building. Setbacks in the R-4 zoning district are 15 feet in the
front and on a side corner, ten feet in the rear and five feet on the sides. This
would necessarily create a small building envelope and thereby limit the homes
within these lots to a modest footprint. Lots located on the corner should have a
building footprint delineated on the final plat within the required setbacks.
A. Utilities: Upon annexation into the city, this property would be eligible to
receive full City services to the subdivision.
Water:
City of Kalispell
Sewer:
City of Kalispell
Solid Waste:
City of Kalispell
Gas:
North Western Energy Company
Electricity:
Flathead Electric Coop (underground)
Telephone:
CenturyTel (underground)
Fire:
City of Kalispell
Schools:
School District 45, Kalispell
Police:
City of Kalispell
This application is reviewed as a major subdivision in accordance with statutory
criteria and the Flathead County Subdivision Regulations.
A. Effects on Health and Safety:
Fire: This subdivision is in the service area of the Kalispell Fire Department.
As a result of the first phase of this subdivision, an access between the South
Meadows / Ashley Park subdivisions to the south and Sunnyside Drive to the
north has been accomplished. Those would be Bluestone and Denver Avenue
in the north part of the subdivision and Teal Drive to the south. Bluestone and
Denver Avenue will be completed as part of Phase I. The road Ieading to Teal
Drive will end in a cul-de-sac until such time as the property adjoining it to the
west, which is part of Ashley Park subdivision, is developed. When this phase
is developed Teal Drive will also provide an east / west and north / south
connection in the area. Homes in the subdivision will be constructed in
accordance with the Uniform Fire Code and inspected by the Kalispell Building
Department. All of the lots will abut a City street. There are no topographical
features associated with the property which would put it at risk. Hydrants will
be required to be placed in compliance with the requirements of the Uniform
Fire Code and the fire chief. The fire .access and suppression system shouldbe
installed and approved by the fire department prior to final plat approval
because of problems that have developed in the past with combustible
construction taking place prior to adequate fire access to the site being
developed.
Flooding: According to FIRM Panel #1805D dated 9/30/92 the site is located
entirely in Zone C which is not a flood prone area and no special permits are
required for development.
Access: Primary access to the site will be from the west from Bluestone which
was extended as part of Phase I of Stratford Village. Access to Denver Avenue
will be gained primarily from Bluestone. Secondary access can be obtained
through South Meadows over to Airport Road or eventually to the southeast an
extension of Teal Drive when it is developed. Teal Drive is part of Ashley Park
subdivision. This small subdivision will end in a short cul-de-sac that will
provide access to each of the lots. Access to the subdivision is good.
The Kalispell Bypass will be located within the Burlington Northern right-of-
way immediately adjoining this subdivision to the west. This will be a limited
access roadway and the access nearest this subdivision will be located to the
north on Sunnyside Drive. There is currently limited use of this segment of
tracks. The train runs twice a day, once down to Bali Crossing and once back.
MDOT has completed their negotiations with Burlington Northern for the
acquisition of the section of tracts between Foys Lake Road and Ball Crossing,
which would eliminate train traffic next to the subdivision.
3
B. Effects on Wildlife and Wildlife Habitat: This property is generally
grasslands that were probably used for pasture in the past but it does not
appear to provide important wildlife habitat for any type of big, game or
endangered species. Likely some migratory birds and occasional deer may visit
the site, however, this area does not provide significant habitat for wildlife.
C. Effects on the Natural Environment:
Surface and groundwater: This subdivision will be served by public water and
sewer thereby minimizing any potential impacts to the groundwater. No
surface water is in close enough proximity to the site to create concerns with
regard to this development. Ashley Creek lies to the north but no potential
impacts to the creek would be expected from this development because of its
distance from the site.
Drainage: This site is relatively level and does not pose any unusual
challenges to site drainage. Curbs and gutters will be installed and a storm
drain management plan will have to be developed to address the runoff from
the site. The creation of the cul-de-sac serving this subdivision takes part of
the previously approved drainage area for phases one through three of
Stratford Village Subdivision and the developer will need to demonstrate that
there is still adequate capacity within the storm water retention area to
accommodate the subdivision as a whole. An engineered drainage plan will be
required to be reviewed and approved by the Kalispell Public Works
Department as part of their infrastructure.
D. Effects on Local Services:
Water: Water service is proposed to be provided by the City of Kalispell.
Currently a water main lies to the east of this subdivision within the right of
way of Teal Drive and will be extended to the west to serve this subdivision.
The water mains within Stratford Village have been connected and provide a
loop for the water system between Ashley Park Subdivision and Lone Pine
Subdivision, which will provide improved flows to the fire hydrant system in the
area. Fire hydrants and fire flows will be in accordance with the Uniform Fire
Code. The water system for the subdivision will be reviewed and approved by
the Kalispell Public Works Department as part of the development of the site.
Sewer: Sewer service will be provided by the City of Kalispell. A sewer main
can be extended to the subdivision from the west where it lies in the right of
way of Teai Drive. Design and construction of the mains and service lines will
need to be reviewed and approved by the City Public Works Department as well
as the service lines to the individual lots within the subdivision. The Montana
Department of Environmental Quality will also review the proposed services as
part of their subdivision review.
Roads: Traffic projections for this subdivision are estimated to be
approximately 236 additional vehicle trips per day based on the estimate of 10
vehicle trips per residence per day in the area. This makes the assumption
that this development will be comprised primarily of dupiex townhouses, a
a
permitted use in the R-4 zoning district. The roads within the subdivision will
be constructed to City standards and would include curb, gutter, sidewalks
and landscape boulevards. Denver Avenue has been extended to the south and
provides the backbone of the road network. Connections between Bluestone
and Teal Drive will be made via existing or proposed rights -of -way. The roads
in Lone Pine View Estates have been constructed in accordance with current
City standards. The roads in South Meadows do not have curb and gutter or
sidewalks. However, the Bluestone extension within that is part of this
subdivision has been constructed to City standards. Existing roads in Ashley
Park subdivision have been constructed to City standards and the Teal Drive
extension connecting to the roads in this subdivision will also be constructed
to City standards. Roads in the area appear to be adequate to accommodate the
additional .traffic generated by this subdivision.
Schools: This development is within the boundaries of School District #5,
Kalispell, and Peterson School would serve the primary grades. No response
from the school district had been received at the writing of the staff report. It
can be anticipated that approximately 10 additional school age children will be
generated from this subdivision at full build out. This would have an
insignificant impact on the district. The district has consistently responded
that they will be able to accommodate additional children in the district.
Parke and O en n S�ce: The state and local subdivision regulations have
parkland dedication requirements or cash in lieu of parkland dedication in the
amount of one ninth or i l percent of the area devoted to lots in major
subdivision, with lots of one half acres or less. The value of the unimproved
property was stated to be $12,070 per acre. The area devoted to lots is 2.675.
Based upon these figures the cash in lieu of parkland dedication would be
$3,552.
Open space and parkland areas noted on the plat do not serve a recreational
function for the subdivision. The strip of open space area along the Burlington
Northern Railroad tracks serves as a stormwater retention area and will provide
a buffer between this subdivision and the Kalispell Bypass right-of-way
intended to be located within the railroad right-of-way. This buffer area
becomes important for future protection of the residents within the subdivision
when the Bypass is finally constructed.
Police: This subdivision is in the jurisdiction of the City of Kalispell Police
Department. The department responded by stating that they can adequately
provide service to this subdivision.
Fire Protection: Fire protection would be provided by the Kalispell Fire
Department. Although fire risk is low because of good access, the fire
department is recommending that access to the subdivision and the hydrants
be .in place prior to final plat approval.
Solid Waste: Solid waste will be handled by a private hauler since it has not
been five years since this property was annexed. Solid waste will be taken to
5
the Flathead County Landfill. There is sufficient capacity within the landfill to
accommodate this additional solid waste generated from this subdivision.
Medical Services: Ambulance service is available from the fire department and
ALERT helicopter service. Kalispell Regional Hospital is close by and less than
three miles from the site.
E. Effects on Agriculture and Agricultural Water User Facilities: The site has
been traditionally used for agricultural purposes, primarily pastureland it
appears. Its location within the planning jurisdiction and its proximity to
urban services makes this property ripe for the type of development being
proposed. There will be relatively no impact on agricultural uses within the
Walley and no impact on agricultural water user facilities since this property
will be served by a public water system.
F. Relation to Kalispell Growth Policy: This property is the City limits and within
Kalispell's planning jurisdiction. The Kalispell Growth Policy for this area
anticipates Urban Residential development, which anticipates a mix of primarily
single family and duplex dwellings with a density of three to eight dwelling units
per acre. In this subdivision 23 units are being proposed on 3.369 acres for a
density of 6.8 dwelling units per acre. The density for the subdivision is in
compliance with the anticipated density for this area.
G. Compliance with Zoning: The R-4 district requires a minimum of 6,000
square feet and a minimum lot width of 50 feet. All of the lots within the
subdivision comply with the proposed zoning.
H. Compliance with the Kalispell Subdivision Regulations: This subdivision
complies with the State and local subdivision regulations and no variances
have been requested.
Staff recommends that the Kalispell City -County Planning Board adopt staff report
#KPP-04-6 as findings of fact and recommend to the Kalispell City Council that the
preliminary plat be approved subject to the following conditions:
1. Development of the subdivision shall be platted in substantial compliance with the
approved preliminary plat which governs the location of lots and roadways within
the subdivision.
2. That the infrastructure serving the subdivision shall be constructed in accordance
with the adopted Design and Construction Standards for the City of Kalispell. A
letter from an engineer licensed in the State of Montana certifying that the
improvements have been installed according to the required specifications shall be
submitted at the time of final plat approval along with a letter from the Kalispell
Public Works Department stating that the required improvements have been
reviewed and compiv with the City standards. (Kalispell Subdivision Regulations.
Chapter 3, Design Standards, Section 3.011.
3. The developer obtain a letter from the Kalispell Public Works Department stating
that the development of this subdivision does not adversely impact the storm water
retention capacity for the subdivision. (Kalispell Subdivision Regulations, Chapter
3, Design Standards, Section 3.01).
4. 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.
5. 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 111-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.
6. 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 a five foot landscape boulevard developed between the curb and the
sidewalk. (Kalispell Subdivision Regulations, Section 3.11).
7. The developer shall provide a plan for mail service approved by the U.S. Postal
Service.
8. Street lighting shall be located within the subdivision and shall be shielded so that
it does not intrude unnecessarily onto adjoining properties.
9. That the parkland dedication requirements be met with the payment of cash in lieu
of parkland of 11 percent of the unimproved value of the area devoted to lots or
$3,552. (Kalispell Subdivision Regulations, Section 3.19).
10, All utilities shall be installed underground. Kalispell Subdivision Regulations,
Section 3,17).
11. That a minimum of two-thirds of the necessary infrastructure for this subdivision
shall be completed prior to final plat submittal.
12. That this subdivision is included in the homeowners association for the
maintenance of common areas based upon a pro-rata share of costs.
13. All areas disturbed during development of the subdivision shall be re -vegetated
with a weed -free mix immediately after development.
14. That preliminanp approval shall be valid for a period of three years from the date of
approval.
7
Tri-City Planning Office,
17 Second St. East, Suite 211
Kalispell, Montana 59901
- Phone: (406)751-1850 Fax: (406)751-1858
MAJOR SUBDIVISION PRELIMINARY PLAT APPLICATION
KALISPELL X WHITEFISH ` COLUMBIA FALLS
FEE SCHEDULE:
FEE ATTACHED $1,270.00
Major Subdivision ... (5 or fewer lots) $750 + 40/lot
Mobile Home Parks & Campgrounds (6 or more spaces) $750 + 40/space
Amended Preliminary Plat $250
Subdivision Variance
Commercial Subdivisions
$100 (per variance)
Add $200 to base
Preliminary plat fee
SUBDIVISION NAME: STRATFORD VILLAGE PHASE 4
OWNER(S) OF RECORD:
Name APEX 1 LLC Phone 206-322-5977
Mailing Address: 10 East Roanoke St. #8
City Seattle State WA Zip 98102
TECHNICAL/PROFESSIONAL P-ARTICIP.ANTS (Surveyor/Designer/Engineer, etc.):
Name 8s Address Jackola Engineering P.O. Box 1134 Kalispell Mt 59903
Name &
Name &
LEGAL DESCRIPTION OF PROPERTY:
City/County Kalispell
Assessor's Tract No,
Lot No.(s
1/4 Section 19 Township 28N Range 21W
GENERAL DESCRIPTION OF SUBDIVISION:
13 Additional Lots to an existing 101 Lot Subdivision
Number of Lots or Rental Spaces 13 Total Acreage in Subdivision 3.369 Ac
Total Acreage in Lots 2.675 Ac Minimum Size of Lots or Spaces 7.038 S.F.
Total Acreage in Street or Roads 0.694 Ac Maximum Size of Lots or Spaces 13,761 SF
Total Acreage in Parks, Open Spaces and/or Common Areas N/A
PROPOSED USE(S) AND NUMBER OF ASSOCIATED LOTS/SPACES:
Single Fancily Townhouse Mobile Home Park
Duplex 13 Apartment Recreational Vehicle Park
Commercial Industrial Planned Unit Development
Condominium Multi -Family Other
APPLICABLE ZONING DESIGNATION & DISTRICT City R-4
ESTIMATE OF MARKET VALUE BEFORE IMPROVEMENTS
IMPROVEMENTS TO BE PROVIDED:
Roads: _Gravel
X Paved
X Curb X Gutter X Sidewalks
_Alleys
Other
Water System:
Individual
_Multiple User
Neighborhood X
Public
Other
Sewer System: —Individual
_Multiple User
Neighborhood X
Public
Other
Other Utilities: X
Cable TV
X Telephone
X Electric
X Gas
Other
Solid Waste: X Home Pick Up _Central Storage _Contract Hauler _Owner Haul
Mail Delivery: X Central Individual School District: Kalispell
Fire Protection: X Hydrants _Tanker Recharge _ Fire District Kalispell
Drainage System: Curb and Gutter into Storm Drain Svstem
PROPOSED EROSION/SEDIMENTATION CONTROL:
VARIANCES: ARE ANY VARIANCES REQUESTED? No (yes/no) If yes,
please complete the information below:
SECTION/REGULATION OF REGULATIONS CREATING HARDSHIP:
EXPLAIN THE HARDSHIP THAT WOULD BE CREATED WITH STRICT
COMPLIANCE OF REGULATIONS:
PROPOSED ALTERNATIVE(S) TO STRICT COMPLIANCES WITH ABOVE
REGULATIONS:
PLEASE ANSWER THE FOLLOWING QUESTIONS IN THE SPACES PROVIDED
BELOW:
l . Will the granting of the variance be detrimental to the public health, safety or
general welfare or injurious to other adjoining properties?
2. Will the variance cause a substantial increase in public costs?
3. Will the variance affect, in any manner, the provisions of any adopted zoning
regulations or Master Plan?
4. Are there special circumstances related to the physical characteristics of the
site (topography, shape, etc.) that create the hardship?
5. What other conditions are unique to this property that create the need for a
variance?
APPLICATION CONTENTS:
The subdivider shall submit a complete application addressing items below to the Tri-
City Planning Office at least thirty (30) days prior to the date of the meeting at which
it will be heard.
1. Preliminary plat application.
2. 20 copies of the preliminary plat.
3. One reproducible set of supplemental information. (See Appendix A of
Subdivision Regulations for the city where the subdivision is proposed.)
4. One reduced copy of the preliminary plat not to exceed 11" x 17" in size.
5. Application fee
6. Adjoining Property Owner List (see example below)
Assessor# Sec-Twn-Rng Lot/Tract no. Property Owner & Mailing Address
I hereby certify under penalty of perjury and the laws of the State of Montana that the
information submitted herein, on all other submitted forms, documents, plans or any
other information submitted as a part of this application, to be true, complete, and
accurate to the best of my knowledge. Should any information or representation
submitted in connection with this application be untrue, I understand that any
approval based thereon may be rescinded, and other appropriate action taken. The
signing of this application signifies approval for the Tri-City Planning staff to be
present on the property for routine monitoring and inspection during the approval
and development process/7
Ff3Di9
As approved by the TCPB, Effective 03/ 15/04
4
e"AA STKA
SUNNYSIDE :D:B -I
7 9
R- 1
J\
C 10D 11 <
If <
UNTY R-17AB 114F
10A Ect) i
10E ¢ C
)UNTY-R-1 J,
Mmll 7AAAA i m l
T7 2 6 2 �5124 2 31
I - I<n
5 cn I
4
le 19 20 21 221 i1 < t
7ABA Fl-
Sutect Ph-
16 15 14
13 %
� '��� V ' 4
7 a 9 10 ll 12 111 < If R-4 n
2 3 4 5 1
16 8 19 10 11 12,41
C/)
BLUESTONE 4
> 39
--466,38
� A* 1131614 �16, 17 1819 20'21 -n
---- 37 144 143 142'
�79-3-�—
40 1302928 " 27 11 1 6 25 24 23 22 —1-45, 147
, * 4, -ST- 14 6
OUNTY R-1 \ Alt,
AUSTIN
134 L38 34
5 36 3
M 33 16'
70-----
32 198!1i200
z9ae
6L p Zi 2t�l 2 01
215 19ZA
VICINITY MAP
ATE- TT r�
T IMINARY
F)LA
V'7 T
-ri"RATFORD 1.11AGE PHASE
4
P�
I OrP
REST DEN`11TA
QUBDTVT'�z T 0 N 0
rTnWN-HOUSE
L 0 T -Q
AND
3 LING;
E AMIT LOTS - ON S.
ACRES
lW
- a,
TO
HAMT- 'v'
--
RFSTIDFrnT -w ISTRICT
EIiD
-
7-7 ,
•
A
C"E
PLOT DATE: -/9/04
f vnumfaf� f fvE
_ STRATFORD VILLA GEwPHASE 4 R®
awe anexwwMxneno� sruammwaw Y ....a...
LONEPINE
VIEW ESTA7E5
i
u
ee�rr
� 9 i r® n
i
�Eff 1g
1g11g
qI 1181
tl
9CIL
.v® radiw�w� ui9iae�wrmx ¢�m�r.vas�� wwuW�ro
6
NS x'
wrcliv
w
_^me O1rt'.yimic a .mm mow.
xbb• sm
}
Ea. A 1''
7WE
31
m
� uws
� $ �g
vms aw r.rmrmmws'n Wv.umm.®x
—
fig,
w n:
sg
97
v
y9
:��
'p••i•
r.r.'mn«v:
x.�xeo xxzrnraer:.,�m.nma x..xmr,wrr:nrrewrwna
_