4. Resolutions 4893A/4893B - Request to Amend Preliminary Plat for Glacier Commons SubdivisionCity of Kalispell Public Works Department
Post Office Box 1997. Kalispell, Montana 59903-1997 -Telephone (406)158 '720, Fax (406)758--1831
REPORT TO: Mayor and City Council
FROM: James C. Hansz, P.E., Director of Public Works
SUBJECT: Glacier Commons Subdivision - Request to Modify Granrud Drive Improvements
MEETING DATE: May 17, 2004
BACKGROUND: The Glacier Commons Subdivision was approved by City Council with several
conditions for improvements. One of those conditions is to improve Gramud Lane to City standards. The
City's expectation was that improvements would extend from Whitefish Stage road to Country Way, a
distance of approximately 1,330 feet, and would include curb and gutter with sidewalks and boulevards
flanking each side of the street. The developer has requested approval of a change that is a significant
deviation from the original requirements. The developer has asked to improve the roadway with curb and
gutter for 950 feet from Whitefish Stage Road to Buffalo Stage Drive and from there to Country Way,
approximately 380 feet, with parallel drainage ditches. An eight foot wide asphalt bike path is proposed
on the south side of the street for the full length in lieu of sidewalks on both sides. The bike path would
connect with the Whitefish Stage Road bike path. The areas of the right of way adjacent to bike paths,
boulevard areas and other areas within the ROW are required to be planted in grasses with street trees in
boulevard areas.
The requested change would result in a roadway section generally in conformance with normal
City Standards for 950 feet and in conformance with the City's Alternate street standard for the remaining
380 feet. This Alternate section would be similar in appearance to other county specification roads in the
area. The use of the City's alternate cross-section for roadways must be approved by City Council. It also
would replace two concrete sidewalks with a single slightly wider asphalt bike path having a shorter life
span than concrete. To extend longevity, we believe a concrete bike path should be substituted for asphalt.
In connection with the potential approval of any change, City Council also should direct staff and
the developer regarding its desires for maintenance of the adjacent landscaped areas which will result
from the developer's proposal. City park maintenance resources are not sufficient to maintain these areas,
except for the street trees. The south side of Granrud Lane is presently maintained by the Buffalo Stage
Homeowners Association. A similar maintenance arrangement with Glacier Commons should be
considered for the north side.
May 17, 2004 Granrud improvement modification request .doe
RECOMMENDATION: Provide guidance to staff on the City Council's desires for improving Granrud
Drive and adjacent landscape maintenance so that further discussions with the developer and his engineer
can be conducted in a timely and productive manner.
ACTION REQUESTED: AT CITY COUNCIL MEETING MAY 17, MOTION T'OAPPROVE OR
DISAPPROVE THE REQUESTED CHANGE FOR GRANRUD LANE ADJACENT TO GLACIER
COMMONS SUBDIVISION.
FISCAL EFFECTS: None.
ALTERNATIVES: As suggested by the City Council
Respectfully submit
James C_ Hansz, PE-/' Chris A. Kukulski
Director of Public W rks / Engineer City Manager
Report compiled May 12, 2004
May 17, 2004 (rzarmtd improvement modification request .doe
RESOLUTION NO.4893A
A RESOLUTION APPROVING THE REQUEST OF SHAW DEVELOPMENT, OWNER
OF CERTAIN REAL PROPERTY, TO AMEND RESOLUTION 4711 CONDITIONALLY
APPROVING THE PRELIMINARY PLAT OF GLACIER MEADOWS SUBDIVISION,
MORE PARTICULARLY DESCRIBED AS ASSESSOR'S TRACT 2 IN THE NORTHEAST
QUARTER OF SECTION 31, TOWNSHIP 29 NORTH, RANGE 21 WEST, P.M.M.
FLATHEAD COUNTY, MONTANA.
WHEREAS, on June 17, 2002, the Kalispell City Council passed Resolution No. 4711,
conditionally approving the preliminary plat of Glacier Meadows Subdivision; and
WHEREAS, Resolution No. 4711 contained a condition No. 6 that requires that "Gramud Lane
shall be upgraded to City standards in accordance with the City of Kalispell's Design
and Construction Standards for urban streets within 24 months of the approval of
final plat of Phase Two"; and
WHEREAS, the normal City Standards for urban streets requires sidewalks to be constructed on
both sides of the street; and
WHEREAS, Shaw Development, owner of Glacier Meadows Subdivision requests that Condition
No. 6 of the conditional approval of the subdivision be amended to require that
Granrud Lane be improved to normal City Standards for that length of road
extending 950 feet beginning at Whitefish Stage Road and that the remaining 380
feet of Granrud Lane extending to Country Way be improved in conformance to the
City's Alternate street standard; and
WHEREAS, specifically, Shaw Development requests that it be required to improve Gramud
Lane with curb and gutter for 950 feet from Whitefish State Road to Buffalo Stage
Drive and from there to Country Way, approximately 380 feet, with parallel drainage
ditches. Shaw Development further requests that it be required to construct an eight
foot wide concrete bike path on the south side of the street for the full length of
Granrud Lane in lieu of sidewalks on both sides of the street.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF
KALISPELL AS FOLLOWS:
SECTION I. The preliminary plat approval for Glacier Meadows Subdivision shall be and
is hereby amended at Condition No. 6 so that condition shall read as follows:
"That Granrud Lane shall be upgraded to normal City standards in
accordance with the City of Kalispell's Design and Construction Standards
for urban streets for that portion of Granrud Lane from Whitefish Stage Road
to Buffalo Stage Road (a distance of approximately 950 feet) and from there
to Country Way (a distance of approximately 380 fee), upgraded to the City's
Alternate street standard with parallel drainage ditches. In lieu of
constructing sidewalks on both sides of Gramud Lane, an eight foot concrete
bicycle path shall be constructed on the south side of Granrud Lane for the
full length of that street to connect with the Whitefish Stage Road bike path."
PASSED AND APPROVED BY THE CITY COUNCIL AND SIGNED BY THE MAYOR OF
THE CITY OF KALISPELL, THIS 17`r' DAY OF MAY, 2004.
Pamela B. Kennedy
Mayor
ATTEST:
Theresa White
City Clerk
RESOLUTION NO.4893B
A RESOLUTION REJECTING THE REQUEST OF SHAW DEVELOPMENT, OWNER
OF CERTAIN REAL PROPERTY, TO AMEND RESOLUTION 4711 CONDITIONALLY
APPROVING THE PRELIMINARY PLAT OF GLACIER MEADOWS SUBDIVISION,
MORE PARTICULARLY DESCRIBED AS ASSESSOR'S TRACT 2 IN THE NORTHEAST
QUARTER OF SECTION 31, TOWNSHIP 29 NORTH, RANGE 21 WEST, P.M.M.
FLATHEAD COUNTY, MONTANA.
WHEREAS, on June 17, 2002, the Kalispell City Council passed Resolution No. 4711,
conditionally approving the preliminary plat of Glacier Meadows Subdivision; and
WHEREAS, Resolution No. 4711 contained a condition No. 6 that requires that "Gramud Lane
shall be upgraded to City standards in accordance with the City of Kalispell's Design
and Construction Standards for urban streets within 24 months of the approval of
final plat of Phase Two'; and
WHEREAS, the normal City Standards for urban streets requires sidewalks to be constructed on
both sides of the street; and
WHEREAS, Shaw Development, owner of Glacier Meadows Subdivision requests that Condition
No. 6 of the conditional approval of the subdivision be amended to require that
Granrud Lane be improved to normal City Standards for that length of road
extending 950 feet beginning at Whitefish Stage Road and that the remaining 380
feet of Granrud Lane extending to Country Way be improved in conformance to the
City's Alternate street standard; and
WHEREAS, specifically, Shaw Development requests that it be required to improve Granrud
Lane with curb and gutter for 950 feet from Whitefish State Road to Buffalo Stage
Drive and from there to Country Way, approximately 380 feet, with parallel drainage
ditches. Shaw Development further requests that it be required to construct an eight
foot wide concrete bike path on the south side of the street for the full length of
Granrud Lane in lieu of sidewalks on both sides of the street.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF
KALISPELL AS FOLLOWS:
SECTION L The preliminary plat approval for Glacier Meadows Subdivision, with
attached conditions and adopted on June 17, 2002 as Resolution 4711 shall
not be amended for the reason that all such attached conditions are in the best
interests of the residents of that subdivisions and the citizens of the City of
Kalispell.
PASSED AND APPROVED BY THE CITY COUNCIL AND SIGNED BY THE MAYOR OF
THE CITY OF KALISPELL, THIS 17t' DAY OF MAY, 2004.
Pamela B. Kennedy
Mayor
ATTEST:
Theresa White
City Clerk
RESOLUTION NO. 4711
A RESOLUTION CONDITIONALLY APPROVING THE PRELIMINARY PLAT OF
GLACIER MEADOWS SUBDIVISION, MORE PARTICULARLY DESCRIBED AS
ASSESSOR'S TRACT 2 IN THE NORTHEAST QUARTER OF SECTION 31, TOWNSHIP
29 NORTH, RANGE 21 WEST, P.M.M., FLATHEAD COUNTY, MONTANA.
WHEREAS, Shaw Development, the owner of 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 28, 2002, on the proposal
and reviewed Subdivision Report #KPP-02-3 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
Glacier Meadows Subdivision, subject to certain
conditions and recommendations, and
WHEREAS, the City Council of the City of Kalispell at its regular
Council Meeting of June 17, 2002, reviewed the Tri-City
Planning Office Report #KPP-02-3, 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-02-3 are
hereby adopted as the Findings of Fact of the
City Council.
SECTION II. That the application of Shaw Development for
approval of the Preliminary Plat of Glacier
Meadows Subdivision, Kalispell, Flathead
County, Montana is hereby 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 number and location of lots within the subdivision, common
areas and roadways.
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 roads. 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.
3. That a Certificate of Subdivision Approval be obtained from
the Department of Environmental Quality and written approval
by the Kalispell Public Works Department approving the water
and sewage facilities for the subdivision.
4. A storm water management 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.
5. That the developer shall obtain written approval for the
proposed approaches onto Whitefish Stage Road and Granrud Lane
by the Montana Department of Transportation, Flathead County
Road Department and Kalispell Public Works Department and any
conditions or improvements associated with the approvals be
completed prior to final plat submittal.
6. That Granrud Lane shall be upgraded to City standards in
accordance with the City of Kalispell's Design and
Construction Standards for urban streets within 24 months of
the approval of final plat of Phase Two.
7. The roads within the subdivision shall be named and signed in
accordance with the policies of the Kalispell Public Works
Department and the Uniform Traffic Control Devices Manual and
approved by the Kalispell Fire Department prior to final plat
submittal.
8. The developer shall provide a plan for mail service approved
by the U.S. Postal Service.
9. Street lighting shall be located within the subdivision and
shall be shielded so that it does not intrude unnecessarily
onto adjoining properties.
10. In consultation with the Kalispell Parks and Recreation
Director, the parkland dedication requirements shall be met
with a combination of land, improvements and, if necessary,
cash in lieu of parkland. A portion of the open space /
buffer area noted on the plat in conjunction with the
relocation of the existing pedestrian path along Whitefish
Stage Road within that buffer area shall be equal to 11
percent of the 27.5 acres in lots or 3.03 acres based on a
valuation of $10,000 per acre. The total value of the land,
improvements and cash in lieu of parkland dedication should
equal $30,250.
11. All utilities shall be installed underground.
12. That the fire access and suppression system comply with the
Uniform Fire Code and a letter from the Kalispell Fire
Department approving the access and number and placement of
fire hydrants within the subdivision shall be submitted with
the final plat. The fire access and suppression system shall
be installed and approved by the fire department prior to
final plat approval.
13. That a minimum of two-thirds of the necessary infrastructure
for this subdivision shall be completed prior to final plat
submittal.
14. That a homeowners association be established for the
maintenance of the common area based upon a pro-rata share of
costs.
15. All areas disturbed during development of the subdivision
shall be re -vegetated with a weed -free mix immediately after
development.
16. 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 17TH DAY OF JUNE, 2002.
_/VA I
Rand eny
Council Chairman
ATTEST:
Theresa White
City Clerk