09. Final Plat - Empire Estates Phase 1Tri-City Planning Office
17 Second Street East - Suite 211
Kalispell, Montana 59901
Phone: (406) 751-1850
Fax: (406) 751-1858
tricitvr ce nturgt el. net
www.t.ricityplanning-mt.com
REPORT TO: Kalispell Mayor and City Council
FROM: Narda A. Wilson, Senior Planner
Chris A. Kukulski, City Manager
SUBJECT Final Plat for Empire Estates Subdivision Phase 1
MEETING DATE: June 7, 2004
BACKGROUND: This is a request for final plat approval of Empire Estates, Phase 1
that plats 16 single-family lots, 50 sublots and a 1.748 acre park on approximately
13.979 acres. This subdivision is located on the east side of Stillwater Road north of
Three Mile Drive. As required a minimum of two thirds of the required infrastructure
has been constructed in accordance with City standards with the remaining
improvements being addressed with a subdivision improvements agreement in the
amount of $192,564 and a letter of credit in the amount of 125 percent or $240,070.
This property was annexed to the city and given a zoning designation of R-4, Two
Family Residential.
A traffic impact study was performed by Robert Peccia & Associates which was
submitted with the final plat application along with a letter from the MDOT dated
1/ 13/04. The staff study and letter from MDOT do not apply with the filing of the first
phase of this subdivision.
When the property was annexed into the city, the subdivision was given preliminary
plat approval by the Kalispell City Council on July 7, 2003 subject to 18 conditions.
The attached transmittal letter outlines the conditions of preliminary plat approval for
this subdivision and a discussion of how they have been met or otherwise addressed.
RECOMMENDATION: A motion to approve the final plat for Empire Estates
Subdivision Phase i would be in order.
FISCAL EFFECTS: Potential positive impacts once developed.
ALTERNATIVES: As suggested by the City Council.
Respectfully submitted,
Narda A. Wilson Chris A. Kukulski
Senior Planner City Manager
Providing Community Planning Assistance To:
• City of Columbia galls a City of Xaiispeli = City of Whitefish a
Final Plat for Sunnyside Subdivision Phase 2
April 28, 2004
Page 2
Report compiled: June 1, 2004
Attachments: Letter of transmittal
Vicinity map
Final plat
Preliminary plat
Final plat application and supporting documents
APPENDIX E
SUBDIVISION IMPROVEMENT AGREEMENT
THIS AGREEMENT, made and entered into this day of 2004, by
and between the CITY COUNCIL, CITY OF KALISPELL, MONTANA, Party of the First Part
and hereinafter referred to as the CITY, and
(Name of Developer)
(Individual, Company or Corporation)
located at 3300 Highway 2 West, Flathead County Montana 59901
(Street Address/P. O_ Box) (City, County, State, Zip)
Party of the Second Part and hereinafter referred to as DEVELOPER.
WITNESSETH:
THAT WHEREAS, the Developer is the owner and developer of a new subdivision
known as Empire Estates - Phase 1
(Name of Subdivision)
located at Section 1, Township 28 North, Ranee 22 West, P.M-M., Flathead County
(Location of Subdivision)
and,
WHEREAS, the City has conditioned it's approval of the final plat of Empire Estates -
Phase 1 upon the conditions as set forth in the Preliminary Plat of the
(Name of Subdivision)
Subdivision being completed and all improvements, as cited in "Exhibit A" have not been
completed at this time, and the Developer wishes to bond for the completion of those
improvements set forth in "Exhibit A'; and
WHEREAS, the City's Subdivision Regulations require that a subdivider shall provide a
financial security of 125% of the estimated total cost of construction of said improvements as
evidenced by an estimate prepared by a licensed public engineer included herewith as "Exhibit B';
and
WHEREAS, the estimated total cost of construction of said improvements is the sum of
$ 192 564
NOW THEREFORE, in consideration of the approval of the final plat of said
Subdivision by the City, the Developer hereby agrees as follows:
1. The Developer shall deposit as collateral with the City a Letter of Credit, or other
acceptable collateral as determined by the City Council, in the amount of $ 240,070 Said
Letter of Credit or other collateral shall have an expiration date of at least sixty (60) days
following the date set for completion of the improvements, certifying the following:
a. That the creditor guarantees funds in the sum of $ 240,070 the estimated cost of
completing the required improvements in Empire Estates -Phase 1
(Name of Subdivision)
b. That if the Developer fails to complete the specified improvements within the required
period, the creditor will pay to the City immediately, and without further action, such funds as are
necessary to finance the completion of those improvements up to the limited of credit stated in the
letter;
2. That said required improvements shall be fully completed by August 1 , 2004.
3. That upon completion of the required improvements, the Developer shall cause to be
filed with the City a statement certifying that:
a, All required improvements are complete;
b. That the improvements are in compliance with the minimum standards specified by the
City for their construction and that the Developer warrants said improvements against
any and all defects for a period of one (1) year from the date of acceptance of the
completion of those improvements by the City;
c. That the Developer knows of no defects in those improvements;
d. That these improvements are free and clear of any encumbrances or liens,
e. That a schedule of actual construction costs has been filed with the City; and,
f. All applicable fees and surcharges have been paid.
4. The Developer shall cause to be filed with the City copies of final plans, profiles, grades
and specifications of said improvements, with the certification of the registered professional
engineer responsible for their preparation that all required improvements have been installed in
conformance with said specifications.
IT IS ALSO AGREED BY AND BETWEEN THE PARTIES HERETO AS
FOLLOWS, TO -WIT:
That the Developer shall provide for inspection of all required improvements by a
registered professional engineer before the Developer shall be released from the Subdivision
Improvement Agreement.
That if the City determines that any improvements are not constructed in compliance with
the specifications, it shaII furnish the Developer with a list of specific deficiencies and may
withhold collateral sufficient to insure such compliance. If the City determines that the Developer
will not construct any or all of the improvements in accordance with the specifications, or within
the required time limits, it may withdraw the collateral and employ such funds as may be
necessary to construct the improvement or improvements in accordance with the specifications.
The unused portions of the collateral shall be returned to the Developer or the crediting
institution, as is appropriate.
IN WITNESS WHEREOF, the Parties have hereunto set their hands and seals the day
and year herein before written.
Empire Estates -Phase l
(Name of Subdivision/Developer/Firm)
by Wayne E. Turn e Developer
j (Title)
STATE OF MONTANA
COUNTY OF FLATHEAD
On this ___j— day of r -ram,' Al'—' 2004, before me, a Notary Public
for the State of Montana, personally a eared /J, /4 }tip .' 9 V)tl'' known
to me to be the �'e of E r}) whose
name is subscribed to the foregoing instrument and acknowledged to me that he/she executed the
same.
IN WITNESS WHEREOF, I have hereunto set my hand and affixed my Notarial Seal this
day and year first above written.
L 77
�sNoryfhState of Montana
Residing at �5
My Commission Expires' ; L
MAYOR, CITY OF KALISPELL
MAYOR
ATTEST:
FINANCE DIRECTOR
RESOLUTION NO.4S06
A RESOLUTION CONDITIONALLY APPROVING THE PRELIMLNARY PLAT OF
EPYIPIR-E ESTATES SUBDIVISION, RIORE PARTICULARLY DESCRIBED ON EXHIBIT
"A", IN SECTION 1, TOWNSHIP 28 NORTH, RANGE 22 WEST, P.M,1VI., FLATHEAD
COUNTY, MONTANA.
WHEREAS, Wayne E. Turner, the owner of certain real property described above, has petitioned
for approval of the Subdivision Plat of said property, and
WHEREAS, the Kalispell City Plannino- Board and Zoning Cornmission held a public hearing on
June 10, 2003, on the proposal and reviewed Subdivision Report #KPP-03-6 issued
by the Tri-City Planning Office, and
WHEREAS, the Kalispell City Planx.;ne Board and Zoning Commission has recomynended
approval of t+he Preliminary Plat of Empire Estates Subdivision, subject to certain
conditions and recommendations, and
WHEREAS, the City Ceancil of the City of Kalispell at its regular Council Meeting of July %,
2003, reviewed the Tri-City Planning Ofice Report *KPP-03-6, reviewed the
recontmendaticns of the Kalispell City Planning Board a:d Zo.~vng Commission, and
found from the Preliminary Plat, and evidence, that the subdivision is in the public
interest.
NOZV THEREFORE, BE IT RESOLVED BY THE CITY COi CIL OF THE CITY" OF
KALISPELL, MONTANA AS FOLLOWS:
SECTION I. That the Findings of Fact contained in Tri-City P1arLning Office Repot:
`Tipp-03-6 are hereby adopted as the Findings of Fact of the City Council.
SECTION'11. That the application of Wayn: E. Tinter fer approval. of the Preliminary Plat
of Empire Estates Subdivision, 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 govems the location of lots and roadways within nie subdivision.
2. That the roadways serving the subdivision shall be constructed in accordance with the adopted
Desiar. and Construction Standards for the City of Kalispell for local streets.
3. That a letterbe obtained front the Kalispell Public Works Depa=..t: nt approving the plans and
specifications for water, sewer and drainage facilities for fne subdivision.
4. A letter from an en;_neer 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 &em the Kalispell Public Works Department stating that
the required improvements have been inspected and comely with the City standards.
-- ------ -- - _ _ rt:CT 5C'"_3
5. Development of the landscape boulevard With location of street trees shall be placed in
accordance with a plan approved by the Kalispell Parks and Recreatior, director,
6, A storm, water drainage plan which has been designed by an engineer licensed in the State of
Montana shall be prepared which complies with the City's Design and Construction Standards
and shall be reviewed and approved by the Kalispell Public Forks Department,
7. That a developer -funded traffic analysis be performed that assesses the impacts to all of the
transportation systems ir the immediate area under multiple jurisdictions with a single study
done under the Montana Department of Transportation's systems irnnact process through the
Helena headquarters office. This would be a comprehensive review including but not
necessarily limited to system capacity, signal warrants and access issues for Three Mile Drive,
Stillwater Road, the Bypass along with a review o- impacts on Meridian Road and other local
routes. All City policies and ordinances shall be met through this process,
8. That the developer obtain a letter from the Flathead County Roar Department approving the
new intersections with Stillwater Road and the new intema! subdivision roads and shall include
a post cons -suction, inspection that certifies any necessary improvements have been made,
9. That a minimun. 20-foot buffer strip shall be established bevxeen Thee ?Mile Drive and
Stillwater Drive and the subdivision that would include a bike and pedes:rzr: rail and bnffe: -e
in the form of a landscape battn or other acceptable landscaping. These improvements are to be
coordinated with. the Kalispell Public Works Depe--mC:^t, Parks and Recreation Depantment
and Flathead County.
10. The road within the subdivision shall be named and signed in accordance with the policies of
the a ispell Public Works Department and the Ur_iforrr. Traftic Control Dcvices Manual and
be subject to review and approval of the Kalispell Fire Department.
11. The developer shall provide a letter f-cm the U.S. Postal Se vice approving the plan for r-.:ail
service.
12, That thepare{land dedicarion rN) wrernents shall be ore-r.inth or 11 p e;cen: of the area in lots o:
4.516 acres. The 1.745 park area as indicated on the plat will meet that requirement in part.
The remaining 2.768 acres shall be addressed though cash in lieu of ozrkland in the amount of
$15,000 per acre or S41,520 which shall be used for deve'_opment of the pu:k area coordinated
through the Kalispell Parks and Recreation Department,
13. A maintenance agreement for the park and common areas shall be included with the final prat.
14. Street lighting shall be located within the subdivision and shall be shielded so that it does tied
intrude unnecess� ly onto adjoining properties.
15. That the lots within the subdivision be reconfigured so that all lots meet the rninimum 50-foot
lot width requirements o£the R-4 zonint district and the minimumi lot size requirements Of
6,000 square feet exclusive of any easements.
"' J _
~ .--- - ---- -- }t
16. That a minimum of two-thirds of the necessary infrastructure for each phase of the subdivision
shall be completed prior to final plat submittal. With the filing of the final plat for each phase,
an additional three-year extension shall be automatically granted for subsequent phases.
17. All areas disturbed durin,g development of the subdivision shall be re -vegetated with a Nveed-
free mix immediately after development.
18. That preliminary approval shalt be valid for a period ofthree years from the date of approval.
SECTION III. Upon proper review and filira of the Final Plat of said subdivision in the
office of the Flathead County of
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 0
ATTEST:
Theresa White
City Clerk
EXHIBIT "A"
Turner Annexation Leal Descriodon
Property can be described as being the West F3zlf of the Southwest quarter of Section 1,
Township 28 North, Range 22 West, P.M.M., Flathead County, Montana. Subject to and
together with a 64' County road known as Stillwater Road.
<<+
VI:_-T r 0 --t I- /z 0/'=9
-- -- -- --------
'-
rS n3m.
PROJECT CONSTRUCTION COSTS
PAID FOR AND/OR TO BE COMPLETION
IMPROVEMENTS COMPLETED COMPLETED DATE
Sub -Grade Excavation $ 19,600
Road Base
$
40,500
3/4 Crushed Gravel
$
12,125
$
1,000
8/01/04
CurblGutter
$
38,200
$
1,000
"
Water/Sewer From Town
$
76,539
Water to Phase 1
$
38,000
$
2,000
"
Water in Phase 1
$
62,000
$
500
"
Sewer in Phase 1
$
63,900
$
500
"
Lift Station
$
43,650
$
1,000
"
Storm Drainage
$
21,575
Telephone
$
20,301
Power
$
59,873
Gas
$
19,881
Materials (Pipe, catchbasins,
$149,288
and appurtenances)
Landscaping/Bike Path
$
8,000
"
Paving
$
68,992
"
Sidewalks
$
64,400
"
Sewer Force Main
$
25,600
"
Street Signs
$
400
"
Lift Station Generator
$
19,172
"
TOTAL
$665,342
$192,564
SUMMARY
Completed To Date $ 665,342
To Be Completed $ 192.564
Total Project Cost $ 857,906
Percent Completed = 78%
Total Collateral Required = 125% of $192,564 = $240,070
Tri-City Planning Office
17 Second Street East — Suite 211
Kalispell, Montana 59901
Phone: (406) 751-1850
Fax: (406) 751-1858
tricity@centurytel.net
June 1, 2004
Chris Kukulski, City Manager
City of Kalispell
P.O. Drawer 1997
Kalispell, MT 59901
Re: Final Plat for Empire Estates, Phase 1
Dear Chris:
Our office has received an application from Sands Surveying for final plat approval of
Empire Estates, Phase 1 that plats 16 single-family lots, 50 sublots and a 1.748 acre
park on approximately 13.979 acres. This subdivision is located on the east side of
Stillwater Road north of Three Mile Drive. As required a minimum of two thirds of the
required infrastructure has been constructed in accordance with City standards with
the remaining improvements being addressed with a subdivision improvements
agreement in the amount of $192,564 and a letter of credit in the amount of 125
percent or $240,070. This property was annexed to the city and given a zoning
designation of R-4, Two Family Residential.
When the property was annexed into the city, the subdivision was given preliminary
plat approval by the Kalispell City Council on July 7, 2003 subject to 18 conditions.
The following is a list of the conditions of preliminary plat approval for this subdivision
and a discussion of how they have been met or otherwise addressed.
COMPLIANCE WITH CONDITIONS OF APPROVAL
Condition 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.
• This condition has been met. The subdivision is in substantial compliance with
the approved preliminary plat.
Condition 2. That the roadways serving the subdivision shall be constructed in
accordance with the adopted Design and Construction Standards for the City of
Kalispell for local streets.
• This condition has been met. A certification from WMW Engineering dated May
26, 2004 has been submitted with the final plat.
Providing Community Planning Assistance To:
• City of Kalispell • City of Columbia Falls • City of Whitefish
Final Plat for Empire Estates Phase 1
June 1. 2004
Page 2
Condition 3. That a letter be obtained from the Kalispell Public Works Department
approving the plans and specifications for water, sewer and drainage facilities for the
subdivision.
• This condition has been met. A letter from the Kalispell Public Works Department
dated 9/23/03 approving the construction plans for the project has been
submitted with the final plat.
Condition 4. 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
inspected and comply with the City standards.
• This condition has been adequately addressed. A letter from WMW Engineering
dated 5/26/04 certifying the improvements have been installed in accordance
with the approved plans and specifications has been submitted with the final plat
along with a subdivision improvements agreement to cover the remaining
improvements. A letter from the Kalispell Public Works Department dated
6/2/04 approving the improvements to date has been included with the final plat
application.
Condition 5. Development of the landscape boulevard with location of street trees
shall be placed in accordance with a plan approved by the Kalispell Parks and
Recreation director.
• This condition has been adequately addressed. A letter dated 4/2/04 approving
the landscape plan has been submitted with the final plat. The cost of the
improvements has been included in the subdivision improvements agreement.
Condition 6. A storm water drainage plan which has been designed by an engineer
licensed in the State of Montana shall be prepared which complies with the City's
Design and Construction Standards and shall be reviewed and approved by the
Kalispell Public Works Department.
• This condition has been met. A letter from the Kalispell Public Works Department
dated 9/26/03 has been submitted with the final plat.
Condition 7. That a developer funded traffic analysis be performed that assesses
the impacts to all of the transportation systems in the immediate area under multiple
jurisdictions with a single study done under the Montana Department of
Transportations systems impact process through the Helena headquarters office. This
would be a comprehensive review including, but not necessarily limited to system
capacity, signal warrants and access issues for Three Mile Drive, Stillwater Road, the
Bypass along with a review of impacts on Meridian Road and other local routes. All
City policies and ordinances shall be met through this process.
Final Plat for Empire Estates Phase I
June 1, 2004
Page 3
• This condition has been met. A traffic impact analysis performed by Peccia and
Associates was submitted with the final plat along with a letter from MDOT dated
1/13/04 addressed to Jim Hansz, City of Kalispell Public Works Director. The
letter from MDOT prohibits access to the Kalispell Bypass. However, the first
phase of this subdivision is not impacted by this report.
Condition 8. That the developer obtain a letter from the Flathead County Road
Department approving the new intersections with Stillwater Road and the new internal
subdivision roads and shall include a post construction inspection that certifies any
necessary improvements have been made.
• This condition has been adequately addressed. A letter from the Flathead County
Road Department dated April 2, 2004 has been submitted with the final plat with
the remaining work being included in the subdivision improvements agreement.
Condition 9. That a minimum 20-foot buffer strip shall be established between
Three Mile Drive and Stillwater Drive and the subdivision that would include a bike
and pedestrian trail and buffering in the form of a landscape berm or other acceptable
landscaping. These improvements are to be coordinated with the Kalispell Public
Works Department, Parks and Recreation Department and Flathead County.
• This condition has been adequately addressed. The required buffer has been
indicated on the final plat and the required improvements have been included in
the subdivision improvements agreement.
Condition 10. The road 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.
• This condition has been adequately addressed. The road signs have been
included in the subdivision improvements agreement.
Condition 11. The developer shall provide a letter from the U.S. Postal Service
approving the plan for mail service.
• This condition has been met. A letter from the USPS has been submitted with the
final plat.
Condition 12. That the parkland dedication requirements shall be one -ninth or 11
percent of the area in lots or 4.516 acres. The 1.748 park area as indicated on the
plat will meet that requirement in part. The remaining 2.768 acres shall be addressed
through cash in lieu of parkland in the amount of 815,000 per acre or $41,520 which
shall be used for development of the park area coordinated through the Kalispell Parks
and Recreation Department.
Final Plat for Empire Estates Phase I
June 1, 2004
Page 4
• This condition has been met. A 1.748 acre park has been platted with the first
phase of the subdivision.
Condition 13. A maintenance agreement for the park and common areas shall be
included with the final plat.
• This condition has been met. Maintenance of the common areas has been
included with the homeowners association's bylaws.
Condition 14. Street lighting shall be located within the subdivision and shall be
shielded so that it does not intrude unnecessarily onto adjoining properties.
• This condition has been adequately addressed. Street lighting has been included
in the subdivision improvements agreement.
Condition 15. That the lots within the subdivision be reconfigured so that all lots
meet the minimum 50-foot lot width requirements of the R-4 zoning district and the
minimum lot size requirements of 6,000 square feet exclusive of any easements.
• This condition has been met. The lots in the subdivision comply with the R-4
zoning for the property.
Condition 16. That a minimum of two-thirds of the necessary infrastructure for
each phase of the subdivision shall be completed prior to final plat submittal. With
the filing of the final plat for each phase, an addition three-year extension shall be
automatically granted for subsequent phases.
• This condition has been met. Two thirds of the improvements have been
completed with the remaining one third, primarily paving and sidewalks, has
been included in the subdivision improvements agreement.
Condition 17. All areas disturbed during development of the subdivision shall be re -
vegetated with a weed -free mix immediately after development.
• This condition has been adequately addressed. The revegetation of the disturbed
areas has been included in the subdivision improvements agreement.
Condition 18. That preliminary approval shall be valid for a period of three years
from the date of approval.
• This condition has been met. The final plat for Phase 1 has been submitted prior
to the expiration of the preliminary plat.
COMPLIANCE WITH APPROVED PRELIMINARY PLAT
The final plat is in substantial compliance with the preliminary plat which was
reviewed and approved by the City Council on June 7, 2003.
Final Plat for Empire Estates Phase I
June 1, 2004
Page 5
COMPLIANCE WITH THE SUBDIVISION REGULATIONS:
This subdivision plat has been found to be in compliance with the State and City
Subdivision Regulations except as otherwise addressed by variance to the design
standards for lots, Section 3.06 for through lots or reverse lots.
COMPLIANCE WITH THE ZONING REGULATIONS
This subdivision can be found to be in compliance with the Kalispell Zoning Ordinance
and the R-4, Two Family Residential, zoning designation for the property which
governs the dimensional requirements of the lots within the subdivision as well as the
uses.
RECOMMENDATION:
All of the conditions of preliminary plat approval have been met or otherwise
adequately addressed. The staff would recommend that the Kalispell City Council
approve the final plat for Empire Estates Subdivision, Phase 1. Please schedule this
matter for the regular city council meeting of June 7, 2004.
Sincerely,
Narda A. Wilson
Senior Planner
NW/
Attachments: Vicinity map
Reduced plat showing subdivision
1 opaque mylars of final plat
1 reproducible mylar of final plat
1 copy of final plat
Ltr from Sands Surveying dated 5/3/04
Final plat application no date
Ltr from MDEQ dated 10/7/03
Ltr from Kalispell Public Works Dept dated 9/23/03
Ltr from Kalispell Public Works Dept dated 6/2/04
Ltr from WMW Engineering dated 4/2/04
Engineer's certification on remaining improvements dated
5/26/04
Subdivision improvements agreement 6/ l/04
Ltr from MDOT dated l/ 13/04
Final Plat for Empire Estates Phase 1
June 1, 2004
Page 6
Ltr from Kalispell Fire Dept dated 6/2/04
Ltr from Kalispell Parks and Rec dated 4/2/04
Ltr from Co Road Dept dated 4/2/04
Ltr from USPS no date
Treasurer's certification dated 3/ 15/04
Title report dated 3/8/04
Consent to plat dated 3/ 10/04
Letter of credit for $250,000 from West One Bank dated 3/ 19/04
Traffic impact study from Robert Peccia & Associates
Sands Surveying, Inc., 2 Village Loop, Kalispell MT 59901
Wayne E. Turner, 3300 Hwy 2 West, Kalispell, MT 59901
Theresa White, Kalispell City Clerk
H:\...\KFP0407 EMPIRE ESTATES PHASE I
SANDS SURVEYING, INC.
2 Village Loop
Kalispell, MT 59901
406-755-6481
Fax 406-755-6488
May 3, 2004
Narda Wilson, Senior Planner
Tri-City Planning Office
17 Second Street East, Suite 211
Kalispell, MT 59901
RE: Empire Estates Phase I
Dear Narda;
Attached please find the materials required for the review of Empire Estates, Phase 1 final plat.
This was granted preliminary plat approval on July 7, 2003 and will expire on July 7, 2006.
The following is the list of Conditions of Subdivision Approval and how each Condition was met.
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.
The final plat submitted for Phasel is in substantial compliance with the approved
preliminary plat.
2. That the roadways serving the subdivision shall be constructed in accordance with the
adopted Design and construction Standards for the City of Kalispell for local streets.
Please refer to the attached letters from WMW Engineering and the City of Kalispell,
Department of Public Works.
3. That a letter be obtained from the Kalispell Public Works Department approving the
plans and specifications for water, sewer and drainage facilities for the subdivision.
Please refer to the attached letter from Kalispell Public Works Department.
4. 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 inspected and
comply with the City standards.
-«
■p
5. Development of the landscape boulevard with location of street trees shall be placed in
accordance with a plan approved by the Kalispell Parks and Recreation director.
Please refer to the attached letter from dike Baker, Director of Kalispell Parks and
Recreation.
6. A storm water drainage plan which has been designed by an engineer licensed in the
State of Montana shall be prepared which complies with the City's Design and
Construction Standards and shall be reviewed and approved by the Kalispell Public
Works Department.
Refer to letters from the Kalispell Public Works Department and the Department of
Environmental Quality.
7. That the developer -funded traffic analysis be performed that assesses the impacts to all
of the transportation systems in the immediate area under multiple jurisdictions with a
single study done under the Montana Department of Transportation's systems impact
process through the Helena headquarters office. This would be a comprehensive review
including but not necessarily limited to system capacity, signal warrants and access
issues for Three Mile Drive, Stillwater Road, the Bypass along with a review of impacts
on Meridian Road and other local routes. All City policies and ordinances shall be met
through this process.
Please see attached engineers report.
8. That the developer obtain a letter from the Flathead County Road Department approving
the new intersections with Stillwater Road and the new internal subdivision roads and
shall include a post construction inspection that certifies any necessary improvements
have been made.
See attached letter from Charlie Johnson, Supervisor of Flathead County Road and
Bridge Department.
9. That a minimum 20-foot buffer strip shall be established between Three Mile Drive and
Stillwater Drive and the subdivision that would include a bike and pedestrian trail and
buffering in the form of a landscape berm or other acceptable landscaping. These
improvements are to be coordinated with the Kalispell Public Works Department, Parks
and Recreation Department and Flathead County.
This land has been set aside, see face of final plat. Construction of bike trail is included
within the landscaping monies of the SIA.
10. The road 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,
11. The developer shall provide a letter from the U.S. Postal Service approving the plan for
mail service.
Please see attached.
12. That the parkland dedication requirements shall be one -ninth or 11 percent of the area
in lots or 4.516 acres. The 1.748 park area as indicated on the plat will meet that
requirement in part. The remaining 2,768 acres shall be addressed through cash -in -lieu
of parkland in the amount of $15,000 per acre or $41,520 which shall be used for
development of the park area coordinated through the Kalispell Parks and Recreation
Department.
Parkland dedication has been met for this phase with the 1.78 acre park. The remaining
parkland dedication to be met through a cash -in -lieu will be contributed at a future
phase.
13. A maintenance agreement for the park and common areas shall be included with the
final plat.
Refer to the attached Homeowner's Association documents.
14. Street lighting shall be located within the subdivision and shall be shielded so that it does
not intrude unnecessarily onto adjoining properties.
The street lights are so installed.
15. That the lots within the subdivision be reconfigured so that all lots meet the minimum 50
foot lot width requirements of the R-4 zoning district and the minimum lot size
requirements of 6,000 square feet exclusive of any easements.
This requirement has been met, please refer to the face of the final plat.
16. That a minimum of two-thirds of the necessary infrastructure for each phase of the
subdivision shall be completed prior to final plat submittal. With the filing of the final plat
for each phase, an additional three-year extension shall be automatically granted for
subsequent phases.
The Subdivision Improvement Agreement addresses the remaining 113 of the installation
of improvements.
17. All areas disturbed during development of the subdivision shall be re -vegetated with a
weed -free mix immediately after development.
This is addressed within the landscaping portion of the SIA,
18. That preliminary plat approval shall be valid for a period of three years from the date of
approval.
Thank you for your kind attention to this final plat. Please feel free to call should you have
questions, concerns or require additional information.
Sincerely,
1 Erica Wirtals
r t'.�r r/
1' i l 4�
F
Judy Martz, Governor
109 Cooperative Way • Suite 105 • Kalispell, MT 59901-2389 • (406) 755-8985 - FAX (406) 755-8977
Paul L. Wells, P.E. October 7, 2003
WMW Engineering, PC
50 West Second Street
Whitefish, MT 59917
RE: Empire Estates Water & Sewer Extensions and Sewer Lift Station, EQ#04-1543
Dear Mr. Wells:
Plans and specifications for the above -referenced project have been reviewed by personnel with
the Permitting & Compliance Division utilizing the certified checklist procedure for the water
and sewer extensions and DEQ-2 for the sewer lift station. The plans and specifications are
hereby approved with the condition as listed below. One set of plans and specifications bearing
the approval stamp of the Department of Environmental Quality is enclosed.
Condition:
Provide a valve pit at the junction of the sewer force mains on Three Mile Drive.
Install check valves up -stream of the junction on both lines with two shut-off
valves for each check valve.
Approval is based on plans and specifications received October 6, 2003 under the seal of: Paul L.
Wells, P.E. # 7378E.
Approval is also given with the understanding that any deviation from the approved plans and
specifications will be submitted to the Department for reappraisal and approval. Within 90 days
after the project has been completed the project engineer shall certify to the Department that the
project was inspected and found to be installed in accordance with the plans and specifications
approved by the Department. This certification shall be accompanied by a set of "as -built" record
drawings signed by the project engineer.
It is further understood that construction will be completed within three years of this date. If
more than three years elapse before completing construction, plans and specifications must be
resubmitted and approved before construction begins. This three-year expiration period does not
extend any compliance schedule requirements pursuant to a Department enforcement action
against a public water or sewage system.
centreiized services Division • Ear orcement Division - Permitting & Compliance Division - Planning, Prevention & Assistance Division • nemedletion Division
RE: Empire Estates Water & Sewer Extensions and Sewer Lift Station, EQ#04-1543
Please be aware that this project may need a storm water general permit. Please contact the
Water Protection Bureau at 406-444-3080 for more information.
S'ncerely
alter . a er, Environmental Engineer Specialist
PWS/
Permitting & Compliance Division
cc: Wayne Turner
City of Kalispell, Department of Public Works
Flathead County Sanitarian
File
` - City of Kalispell Public Works Department
Post Of ice Box 199 7, Kalispell, Montana 59903-199 7 - Telephone (406)758= 720. Fax (406)758-7831
September 23, 2003
WMW Engineering, PC
50 West Second Street
Whitefish, Montana 59937
Attention: Paul L. Wells, P.E.
RE: Empire Estates Subdivision
Kalispell, Montana
Dear Paul:
The construction plans and supporting documents for the referenced project are hereby
approved based on the following requirement:
Provide a valve pit at the sewage force main connection with a flange x flange
check valve on the pump station side of the tee or wye connection for each force
main. Provide a flange x flange gate valve on each side of the check valve.
Provide adequate clearance for maintenance for each flange connection in the
valve pit.
Attached is your copy of the letter of approval sent to the Flathead City -County Health
Department.
We look forward to working with you on this project.
Sincerely,
64,J (2&
Frank Castles, P.E.
Assistant City Engineer
Attachment: As Stated
` City of Kalispell Public Works Department
Post Office Box 1997, Kalispell, Montana 59903-1997 - Telephone (406)758-7720, Fax (406)758-7831
June 1, 2004
Wayne E. Turner
3300 Highway 2 West
Kalispell, Montana 59901
RE: Empire Estates, Phase 1
Kalispell, Montana
Dear Mr. Turner:
Based upon WMW Engineering's letter dated May 26, 2004, Exhibit B of the Subdivision
Improvement Agreement, and today's on -site observation of the referenced project site,
it is our opinion that the construction amount to be completed of the items listed for
Phase I are reasonable.
If you have any questions, please do not hesitate to contact this office.
S�-eiY,
Zrank Ca es, P.E.
Assistant City Engineer
Cc: WMW Engineering, PC
Narda Wilson, Tri-City Planning
' F " City of Kalispell Public Works Department
Post Office Box 1997, Kalispell, Montana 59903-1997 - Telephone (406)758.7720, Fax (406)758-7831
June 1, 2004
Tri-City Planning Office
17 Second Street East — Suite 211
Kalispell, Montana 59901
Via fax: 751-1858
Attention: Narda Wilson, Senior Planner
RE: Traffic Impact Study
Empire Estates Subdivision
Kalispell, Montana
Dear Narda,
We have reviewed the referenced study and concur with the recommendations found
on Page 11 of the study. Attached is a copy of the recommendations found on Page
11.
If you have any questions, please do not hesitate to contact this office.
Sincenply,
Frank Castles, P.E.
Assistant City Engineer
Cc: Wayne Turner
Montana Department of Transportation David A. Galt, Director
2701 Prospect Avenue Judy Martz, Governor
PO Box 201001
Helena MT 59620-1001
January 13,2004
Jim Hansz
City of Kalispell
P.O. Box 1997
Kalispell, MT 59903-1997
Subject: Comments Concerning Empire Estates Sub -Division
Jim, the Montana Department of Transportation (MDT) has completed its initial review of the TIS
and site plans concerning the Empire Estates subdivision. We have the following comments.
1. Future access for Trump Drive to the Kalispell Bypass will not be allowed.
2. MDT currently plans to allow future access to the Kalispell Bypass at Three Mile Drive and
Four Mile Drive, as well as one shared access at the northern end of the proposed
development. The developer should design the layout in anticipation of the future access and
the loss of access at Trump Drive
3. MDT does not dispute the proposed access locations to Three Mile Drive and Stillwater Road
for the development at this time. These accesses do not require MDT permits.
4. MDT recommends designing the right turn deceleration lane at the intersection of Three Mile
Drive and North Riding Road so as to reduce the moving sight distance problem encountered
in standard right turn lanes. The right turn lane should be a slip ramp with a taper appropriate
to the speed. See Attachment.
If y h4an stions or need additional information, please contact Mike Tierney at 444-9416.
Th k ye opportunity to review and comment on this proposal.
�jR� j =
ni Skinner -Planner
Supervisor, Program and Policy Analysis
copies: Loran Fraizer, District Administrator— Missoula
Sandra Straehl, Transportation Planning Division Administrator
Steve Herzog, Maintenance Chief— Kalispell Area
Don Dusek, P.E. Traffic Engineer
Danielle Bolan, P.E. Traffic Engineer
Ivan Ulberg, P.E. Access Management Engineer
Ray Harbin, Right-of-way - Missoula
Clay Colby, Maintenance - Kalispell Area
Wayne Turner, Developer — 3300 Hwy 2 West, Kalispell, MT 59901
Charlie Johnson, Flathead County— 800 S. Main St., Kalispell, MT 59901
Program & Policy Analysis Bureau An Equal Opportunity Employer flail, Transit and Planning Division
Phone: (406) 444-3423 TTY(800j 335-7592
Pax' (406)444-7671 Web Page: w wmdtsmte.mtus
Randv Brodehl - Fire Chief
Jim Stewart- Assistant ChieflPrevention
Dee McCluskey—Assistant ChieflOperations
June 3, 2004
Hubert Turner
3300 Highway 2 West
Kalispell, MT 59901
Re: Final plat approval — Empire Estates, Phase I
Dear Mr. Turner,
312 First Avenue East
Kalispell, Montana 59901
(406)758-7760
FAX: (406) 758-7952
In response to your request for approval of the above -reference project, our department
approves final plat for Empire Estates Phase I, with the following information and conditions.
• Fire hydrant locations and primary fire department access are approved by this
department.
• Due to water main chlorination and testing this week, fire hydrant operation/flow has
not been verified by this department and will be scheduled for Friday, June 4, 2004.
It should be noted that no combustible construction shall be permitted on any lots
until all hydrants are in service.
• It should also be noted that secondary emergency vehicle access to Phase I shall be
provided when required by this department.
• As we discussed, street name signs are also required to be installed prior to
combustible construction.
Please contact me if you have any questions.
Sincerely,
Jim Stewart
Assistant Fire Chief/Fire Marshal
Kalispell Fire Department
cc: Narda Wilson, Tri-City Planning Office
Assisting our Community in reductrig, preventing, and rnitigating emergencies,"
351 s Ave East — P 0 Box 1997 — Kalispell MT 59903-1997
Phone: (406) 758-7718 Fax: (406) 758-7719
Email: parknrec@kalispell.com
April 2, 2004
Ms. Erica Wirtala
Sands Surveying
2 Village Loop
Kalispell, MT 59901
Re: Empire Estates Landscaping
Dear Erica:
This letter is to serve as clarification on the landscaping requirements for Empire
Estates subdivision. The development of the landscaping border with location of street
trees shall be placed in accordance with the street tree ordinance; 2 1/" caliper trees
spaced at 40' intervals and in the center of the 5' seeded or sodded boulevard and of a
species on the enclosed list.
In addition, per the stated plat conditions a minimum 20-foot buffer strip shall be
established between Three Mile Drive and Stillwater Drive and the subdivision that
would include a bike and pedestrian trail and buffering in the form of a landscape berm
or other acceptable landscaping. These improvements are to be coordinated with the
Kalispell Public Works Department, Parks and Recreation Department and Flathead
County .
oar-landseaptrrg-ptamarr ,
It has been enjoyable working with you, if you have any concerns or questions please
give me a call.
Ml
Sincerely,
Michael Baker, Director
Encl: City Tree Planting List
800 SOUTH MAIN
KALISPELL♦ MT 59901
Phone: (406) 758-5790
Fax: (406) 758-5794
April 2, 2004
Ms. Erica Wirtala
Sands Surveying
2 Village Loop
Kalispell, MT 59901
RE: Empire Estates Subdivision
Dear Erica:
The Flathead County Road Department has approved the location of the intersection with
Stillwater Road and the new internal subdivision roads. However these approaches need to be
completed and paved with all vegetation on each side removed for a distance of 250 feet for a
clear line of sight.
If you have any further questions, please feel free to call.
Sinecel
Charles E. Johnson
Superintendent
CEJ; pdv
March 11, 2004
UNfFEDSTATES
POSTAL SERVICE"
FLATHEAD STATION
248 FIRST AVENUE WEST
KALISPELL MT. 59901-9998
To: Flathead County Planning Board
Re: Empire Estates, Phase I
To Whom It May Concern:
The above referenced project has been reviewed with Hubert Turner. A suitable location for mail delivery has
been established. Central box units will be installed with a turnout for the carrier to service these boxes
safely.
If you have any questions, please feel free to contact Elden Marvel or myself at this office.
Sincerely,
Barbara D. Wuertz
Customer Service Supervisor
lbw
(406)-755-0187
FAX (406)-755-0376
WMW ENGINEERING, Pc
Paul Wells, P.E.
Principal Engineer
April 2, 2004
Mayor Pam Kennedy and
City of Kalispell Council Members
c/o Sands Surveying
2 Village Loop
Kalispell, Montana 59901
Dear Mayor Kennedy and Council Members:
Consulting Engineers
50 West Second Street
Whitefish, Montana 59937
Phone (406) 862-7826
Fax (406) 862-7827
Re: Empire Estates - Phase 1
The work to date for Empire Estates Subdivision has been installed according to approved plans
and specifications.
Paul L. Wells
Y
Paul Wells P.E.
Principal Engineer
May 26, 2004
Mayor Pam Kennedy and
City of Kalispell Council Members
312 First Avenue East
Kalispell, Montana 59901
Dear Mayor Kennedy and Council Members:
Consulting Engineers
50 West Second Street
Whitefish, Montana 59937
Phone (406) 862-7826
Fax (406) 862-7827
Re: Empire Estates - Phase 1
Please be advised that the items listed on Exhibit B of the Subdivision Improvement Agreement as
having been either paid for and/or completed, have in fact been paid for or completed in
substantial compliance with the approve plans.
Sincerely,
Paul L. Wells
March 19, 2004
Irrevocable Letter of Credit No. 100
Wayne E. Turner
Peggy B. Turner
3300 Hwy 2 West
Kalispell, MT 59901
City of Kalispell
312 1st Ave E
Kalispell, MT 59901
We hereby establish this irrevocable Letter of Credit in your favor for one or more
drawings up to United States, $250,000.00. This Letter of Credit is payable at the West
One Bank office at 222 W. Idaho, Kalispell, MT 59902, and expires with our close of
business on March 19, 2005.
Each draft so drawn must be marked "Drawn under West One Bank, 222 W. Idaho,
Kalispell, MT 59901, Letter of Credit Number #100 and accompanied by signed
statements of the Flathead County Attorney that Wayne E. & Peggy B. Turner have failed
to honor their contractual agreement with Flathead County. This letter of credit shall
reduce proportionally with the water, sewer, utility and road improvements completed on
the Empire Estates Subdivision.
We hereby agree with you that all drafts drawn under and in compliance with the terms of
this credit will be duly honored if drawn and presented for payment to our office, West
One Bank, 222 W. Idaho, Kalispell, MT 59901.
Sincerely,
West One Bank
BY:-►---
Print Name: Rod Leese
Its: President
222 W. IDAHO PO. BOX 7758 ® KALISPELL, MT 59904-0758 Member
ENDER TEL, 406-755-9781 ® FAX 406-755-9794 Q www,westonebank.com RXIC
Traffic Impact Study
Empire Estates Subdivision Robert Peccia & Associates
Kalispell Montana August, 2003
Traffic Impact Study
Empire Estates Subdivision
Kalispell, Montana
GENERAL PROJECT DESCRIPTION
This study analyzes and documents the potential traffic impacts resulting from a proposed 67-acre
residential development in northwestern Kalispell, Montana. The site is located just tofhe east of
Stillwater Road and north of Three Mile Drive (FAS 424). The developers plan to subdivide this
property into 173 single-family residential units and 87 duplex townhouses.
0. EXISTING CONDITIONS
The site of the proposed development currently consists of undeveloped farm and ranch land. See
FIGURE I for a location map of the proposed development.
TraMe Counts
RPA collected turning movement count data in the summer of 2003 at the intersections around the
proposed development. These intersections include Stillwater Road and Three Mile Drive, North
Riding Road and Three Mile Drive, Three Mile Drive and Meridian Road, Stillwater and Reserve,
Meridian Road and U.S. Hwy 93, and Meridian Road and Idaho (U.S. Hwy 2). RPA also conducted
24-hour hose counts on Stillwater Road, North Riding Road, Three Mile Drive, and Four Mile Drive.
Traffic volume data was collected from state and local agencies for roads around the proposed
development. This data was used to produce base traffic volume information. The data is shown in
Appendix I.
Data from MDT's permanent traffic data collection station on U.S. Highway 2, 1.3 miles west of
Kalispell (Station A-24) was used to produce a seasonal adjustment factor for the July 2003 data.
The seasonal adjustment factor data was 85%. For data collected in Tune, the seasonal adjustment
factor used was 90%.
Existing Roadways
The proposed development site can be accessed from several different directions. The site would
have two separate accesses from Stillwater Road, one on Three Mile Drive, and another access
though the developments to the east of the project site. Stillwater Road connects to West Reserve
Drive 3/4 mile to the north. Three Mile Drive connects to Meridian Road t/2 mile to the east. These
two major roadways can be used to access all other locations in the Kalispell area.
Figure 1
Proposed Development Site
Traffic impact Study
Empire Estates Subdivision Robert Peccia & Associates
Kalispell, Montana August, 2003
Stillwater Road begins at an intersection with Three Mile Drive and proceeds north. The road has a
24-foot wide paved surface with I- to 2-foot gravel shoulders. There is no centerline or shoulder
striping. Trucks use Stillwater Road as a way to bypass U.S. 93 and reach the western end of
Kalispell and U.S. Highway 2. Truck volumes on Stillwater Road were estimated to be 15%. Most
of the traffic on Stillwater Road appeared to be cut -through traffic as there are few residences or
other destinations along this road. There is no posted speed limit on Stillwater Road. Traffic counts
collected by RPA in July of 2003 indicated that Stillwater Road has an average daily traffic volume
of 1,400 vpd.
North Riding Road begins at an intersection with Three Mile Drive just to the east of the proposed
development site. The road is used to access several nearby residential areas. The road has a 24-foot
wide paved surface. Traffic counts conducted by RPA in July of 2003 indicate that the road carries
350 vehicles per day.
Three Mile Drive (FAS 424) has two 12-foot wide lanes with 2-3 foot shoulders. The road has a 50
MPH speed limit in the vicinity of the Stillwater Road intersection. The speed limit decreases to 35
MPH as it nears Meridian Road. The ADT on Three Mile Drive at Stillwater Road is 3,900 VPD.
West Reserve Drive, west of U.S. 93, consists of two 12-foot wide travel lanes with no paved
shoulder area. The road has a rural cross section with open drainage ditches on both sides of the road
and no curb, gutter, or sidewalks. Traffic count data from 2002 indicates that West Reserve Drive
had an ADT of 4,100 vpd west of the U.S. 93 corridor.
Four -Mile Drive connects to Stillwater road halfway between Three Mile Drive and West Reserve
Drive. Four -Mile Drive is gravel and carries very little traffic. The ADT on Four -Mile Drive is 80
vehicles per day. In the future it is possible that this road will connect over to U.S. Hwy. 93, but at
this time there are no plans to do so.
Meridian Road currently has a two-lane cross-section for most of its length. However, there are
plans to completely rebuild the roadway to improve the capacity. The new road will have turning
lanes, improved intersection layouts, and new traffic signals. Construction should begin sometime in
2005. As part of this project the intersection of Meridian Road and Three Mile Drive will be
reconfigured, a new left -tarn lane will be added for southbound traffic at Idaho, and signals will be
added to the intersections with Liberty Street, Two Mile Drive, and Three Mile Drive. Additional
improvements include the addition of a southbound through lane from Three Mile Drive to Idaho,
left -turn lanes at all major intersection, and an additional left -turn lane at the Hwy 93 intersection. It
is likely that construction will be completed by 2007.
3
Traffic Impact Study
Empire Estates Subdivision Robert Peccia & Associates
Kalispell, Montana August, 2003
Additional Anticipated Developments
The area around the proposed Development site is currently experiencing rapid growth. Two other
developments have been proposed for the undeveloped land to the east and west of the site. The
Nortbview Heights subdivision will have 68 lots and the Blue Heron Estates will have 54 single-
family and five duplex lots.
It is likely that the combination of these three separate developments will account for most of the
new construction in the immediate vicinity over the next six years. However, the background traffic
in the area will continue to grow at its present rate. The growth rate in traffic volumes in the
Kalispell area over the last ten years has averaged 3%. This information was used to produce project
traffic volume information for the area. Model Volumes are shown in Appendix II.
Level of Service
A level of service (LOS) analysis was conducted using existing traffic volumes for critical
intersections around the proposed development. LOS levels are given letter designations from A to
F, whereby LOS A represents the best operating conditions and LOS F the worst or saturated flow
conditions. This analysis is intended to determine how well the intersection is currently functioning
with respect to variables such as traffic flow and other prevailing conditions. Levels of service for
intersections in this area should be LOS C or better. Intersections with a LOS below C should be
considered for improvements. The LOS evaluation was conducted according to the procedures
outlined in the Transportation Research Boards' Highway Capacity Manual (HCM) - Special Report
209 and the Highway Capacity Software (HCS version 4.1c) for intersection analysis. This data is
shown in TABLE 1. The LOS calculations are provided in Appendix III.
TABLE 1 —Existing and Future Level of Service Summary
Intersection
2003
AM Peak
12'03
PM Peak
2008
AM Peak
2008
PM Peak
Stillwater & Three Mile
B
B
B
B
North Ridin &Three Mile
A
B=BIBTJB
Stillwater & Reserve
AIB
AIBReserve
& U.S. 93
B
BThree
Mile & MeridianMeridian
& U.S. 93
B
BMeridian
& Idaho
B
B
*Northbound LOS/Souhbound LOS
The data shows that most of these intersections are currently functioning well under both AM and
PM peak hour traffic conditions. The intersection of Three Mile Drive and Meridian Road is
Traffic Impact Study
Empire Estates Subdivision Robert Peeeia & Associates
Kalispell, Montana August, 2003
currently experiencing some operational problems. However, these problems will be address when
the road is reconstructed. When construction on Meridian Road is completed in 2007, all of the
intersections will function adequately.
PROPOSED DEVELOPMENT
The proposed development includes a total bounded area of 67 acres. The proposed Kalispell
Highway 93 By -Pass bisects the middle of the property. The development consists of several areas
of residential homes and a park. The parks would occupy 3 acres, 21 acres have been dedicated for
streets, 41 acres are allocated for residential development, and 2 acres would be used for a 20-foot
landscaped buffer along Stillwater Road and Three Mile Drive. The developer plans to construct 173
single-family residential units and 87 duplex townhouses. The development would have two separate
accesses onto Stillwater Road, and one onto Three Mile Drive. In the northeast comer of the
property, there are 47 lots that would be accessed through the developments to the east. FIGURE 2
shows a preliminary plat of the development.
Proposed Roadway Layout
The developer proposes to build the roads within the proposed development to an urban standard
with curb and gutter, and parking on both sides. All streets would also include paved sidewalks.
Development Timeframe
The development would be constructed in four phases. Construction would begin as soon as the
developer receives approval from the Kalispell City/County Planning Board, Flathead County, and
all permitting agencies. Phase one of the development would include 23 duplex lots and 12 single-
famiiv lots north of Duke Drive. Phase two would include 12 duplex lots and 29 single-family lots
north of Trump drive. Phase three would include the rest of the area north of 3 Mile Drive (38
duplex lots and 99 single-family lots). The Northeast corner of the property would be developed in
Phase four (14 duplex lots and 33 single-family lots). Each phase would likely take one year to
complete with the development reaching full build -out by the year 2008.
U.S, Highway 93 Bypass
The U.S. Highway 93 bypass bisects the proposed development property from north to south.
Construction of the bypass is currently in the planning phases. It is not likely that the bypass would
be constructed until 2010 or later. According to the Kalispell Area Transportation Plan the U.S.
BY. rSA> .,LURWYING INC, PREUMINARYPLAT OF
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Traffic Impact Study
Empire Estates Subdivision Robert Peecia & Associates
Kalispell, Montana August, 2003
Highway 93 bypass will have limited access. Access to the bypass will be provided only at major
east/west route intersections. Near the proposed development site access to the bypass will be
provided through signalized intersections at Two Mile, Three Mile, and Four Mile Drive. Due to the
access constraints created by the bypass, it is not likely that any access will be available across this
road at the development site. Any access provided to the northeastern corner of the property will
need to be provided through the existing developments to the east.
IV. TRIP GENERATION AND ASSIGNMENT
A trip generation analysis was performed to determine future traffic volumes for the proposed
development. RPA used the nationally accepted trip generation rates contained in Trip Generation
(Institute of Transportation Engineers, Sixth Edition). The analysis establishes the number of trips
generated by the proposed development. For the purposes of this analysis, a vehicle trip is defined as
any trip that either begins or ends at the development site. It was determined that the critical traffic
impacts on the intersections and roadways would occur during the weekday morning and evening
peak hours.
The trip generation rates for the various forms of land uses proposed for this development were
obtained from Trip Generation (Institute of Transportation Engineers, Sixth Edition). At full
buildout the proposed development would produce 2,675 trips each day. Table 2 shows the trip
generation rates and totals by land use.
TABLE 2 - Trio Generation Rates
AM Peak
AM Peak
PM Peak I
PM Per
Hour - I
Hour — Trip
Hour - I
Hour —Trip —Weekday-
Avg. Trip
Ends (
Avg. Trip
Ends
Avg. Trip
Ends per I
(%, Entering 1
Ends per j
(%Entering ;
Ends per
Weekday
Land Use
Units
Unit
%Exiting)
Unit
°la Exiting)
Unit
Trip Ends
0.75
130
1.01
175
9.57
1,656
(25°l0(75°l0)
(64%36%)
FTotsIF347
0.44
77
0.54
94
5.86
1,020
(48°10/52%)
(65%/35%)
206
269
2,675
V. TRIP DISTRIBUTION
Traffic from the proposed development site will utilize Three Mile Drive and Reserve Street to
access the areas in and around Kalispell. With the developments location in the northwestern portion
of the City, most of the traffic from the development will go south and east. A review of the traffic
patterns in the area indicated that a distribution of 20% north and 80% south would be appropriate.
Traffic Impact Study
Empire Estates Subdivision Robert Peccia & Associates
Kalispell, Montana Aukust, 2003
It is likely that a small percentage of the traffic would go west.
As traffic nears the northern end of Kalispell, vehicles can turn north on Meridian Road to access
destinations along U.S. Hwy 93 or they can turn towards the south and access U.S. Hwy 2 and the
rest of Kalispell. It is likely that traffic from the development will use the intersections in the same
proportions as those that are currently observed. FIGURE 3 shows the anticipated trip distribution
by direction from the site. This information was used to model the projected traffic volumes within
the area. The model volumes are shown in Appendix IV.
1 %G
2%
FIGURE 3- Development Trip Distribution
0%
r
60%
t
N
Traffic Impact Study
Empire Estates Subdivision Robert Peccia & Associates
Kalispell Montana August, 20Q3
VI. TRAFFIC IMPACTS OUTSIDE OF THE DEVELOPMENT
Using the trip generation and trip distribution numbers it was possible to determine the Level of
Service (LOS) for all intersections in and around the development. TABLE 3 shows the current and
anticipated LOS for the intersections that would be directly affected by the proposed development for
current and 2008 traffic conditions. The LOS calculations are provided in Appendix II1.
TABLE 3 —Level of Service Summary with Development
Without Development
With Development
Intersection
2008
AM Peak
Zoos
PM Peak
2008
AM Peak
Zoos
PM Peak
Stillwater & Three Mile
B
B
B
B
North Ridin & Three Mile
B
B
B
B
Stillwater &Reserve*
BB
A/B
BB
AB
Reserve & U.S. 93
C
C
C
C
Three Mile & Meridian**
B
B
B
B
Meridian & U.S. 93**
B
B
B
B
Meridian &Idaho**
B
B
B
B
Bill Drive & Stllwater
A
A
Tram Drive &Stillwater
A
A
Em ire Drive &Three Mile
B
B
*Northbound LOS/Southbound LOS
**LOS with anticipated improvements to Meridian Road
The table shows that there were be no appreciable difference in the LOS at any of the nearby
intersections with the addition of the traffic from the proposed development. All intersection will
continue to operate at an acceptable level of service without any modifications. The table also shows
that the three new accesses will function well and will not need additional turn lanes to improve
capacity at any of the intersections.
RPA also reviewed the traffic patterns at all of the accesses to the proposed development to
determine if any of the intersections would need left- or right -turn lanes to improve safety. The
traffic patterns were reviewed in accordance with MDT standards for turn -lane warrants. The study
indicated that none of the intersections had traffic volumes in a range that would indicate a need for
designated left -turn lanes. A right -turn lane may be warranted at the intersection of StillwaterRoad
and North Riding Road. This analysis is shown in Appendix IV of this report.
Access to the northeast corner of the property will need to be provided through the developments to
the east of the property. A review of the roads in this area indicated that Fox Hill Drive and North
Traffic Impact Study
Empire Estates Subdivision Robert Peccia & Associates
Kalispell, Montana Augurt, 2003
Riding Road could be used to provide access to the development. However, Fox Hill Drive has a
narrow cross-section of only 20 feet. This road would need to be widened if it were to be used as a
primary access point. It would be more desirable to make the major access connection directly to
North Riding Road.
VII. TRAFFIC IMPACTS WITHIN THE DEVELOPMENT
Traffic volumes within the development were analyzed to determine traffic impacts within the
development. Traffic volumes on these roads would vary from 100 to 1000 vehicles per day. A
review of the traffic volumes showed that all intersections should function at LOS A under peak
conditions at full buildout. Within the development Empire Drive, Hill Drive, and Trump Drive
will function as a collector routes.
Vlll. DOWNSTREAM TRAFFIC IMPACTS
RPA calculated the percent of the entering volume that would be directly attributed to the proposed
development at intersections downstream of the proposed development. The percent of entering
volumes gives a good indication of how much traffic volume can be directly attributed to the
development. This information is shown in Table 4.
TABLE 4 —Percent of Entering Volume from Development
Intersection
Percent of traffic entering the intersection
directly attributed to the development
lwater & Three Mile
15%arth
Ridtn &ThreeMile
48%
lwater & Reserve
F
14%
erve & U.S. 93
2%
ee Mile & Meridian
15%
Meridian & U.S. 93
2%
Meridian & Idaho
6%
The table shows that the development would account for 15% of the traffic adjacent to the
development and between 2% and 6% of the total traffic at the major intersections downstream from
the development. Traffic from the development would account for less than 1% of vehicles at all
other major intersections in Kalispell and should not effect the LOS at any other intersection.
IX. IMPACT SUMMARY
The proposed development would have a negligible impact on the traffic conditions around the
development site, Most of the intersections are currently operating well under capacity. The only
10
Traffic Impact Study
.Empire Estates Subdivision Robert Peccia & Associates
Kalispell, Montana August, 2003
existing problems are occurring along Meridian Road. These problems will be corrected once the
road is reconstructed in 2006-7.
• Traffic from the proposed subdivision will not significantly effect the delay at any
intersection within the area.
• None of the accesses to the development will require additional left -turn lanes to improve
capacity or safety
• Once the northeast corner of the property is constructed (Phase 4), a right -turn
deceleration lane may be needed at the intersection of Three Mile Drive and North
Riding Road.
X. RECOMMENDATIONS
The following recommendations are provided to help ensure that the proposed development
functions with minimal impacts within, as well as around, the area.
• Within the development Empire Drive, Hill Drive, and Trump Drive will function as a
collector routes. For this reason all intersection approaches to these two streets should be
controlled by STOP signs on the minor legs.
• At the three access roads, vehicles entering the development should have unrestricted
movement. At these locations STOP signs should be erected along Empire Drive.
• Access to the northeast comer of the property should be provided though a "yet to be
determined" road that connects to North Riding Road.
• At all locations where the pedestrian path crosses a roadway, the crosswalk should be signed
and marked with pedestrian crosswalks on the pavement.
• Stillwater Road should be improved to include centerline and shoulder striping. Speed limit
signs should be erected at both ends and near the southbound approach to the development
• Construct a right-tum deceleration lane at the intersection of Three Mile Drive and North
Riding Road after Phase 4 reaches full build -out.
11
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