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03. Resolution 4933 - Preliminary Plat - Heuscher - Stillwater Bluffs (Tabled 9/7)REPORT TO: FROM: SUBJECT MEETING DATE: Tri-City Planning Office 17 Second Street East -- Suite 211 Kalispell, Montana 59901 Phone: (406) 751-1850 Fax: (406) 7514858 tricity@eenturytel.net www.tricityptanning-mt.com Kalispell Mayor and City Council Narda A. Wilson, Senior Planner Frank Garner, Interim City Manager Stillwater Bluffs Subdivision Preliminary Plat October 4, 2004 BACKGROUND: This matter came before the Kalispell City Council at their regular meeting of September 7, 2004 and there was significant discussion regarding the proposal. The proposal is a request for preliminary plat approval of Stillwater Bluffs Subdivision, a 32 lot residential subdivision on approximately 12.45 acres. The proposed subdivision contains 10 single family lots and 22 two unit townhouses. A request for annexation and initial zoning of R-3, Urban. Single Family Residential, and R-4, Two Family Residential has been filed concurrently. This property is located between Country Way and Granrud Lane, on the west side of Country Way South. The property can be addressed as 545 Country Way South. This proposal was tabled at the September 7th meeting and a work session was held on September 27, 2004 to discuss several issues that were raised at the meeting. Those issues were: ......... + Concerns about the lack- of -a connection between Country Way and Granrud Lane because the section of roadway south of the Heuscher property, Country Way South, is a private roadway. In this particular instance there are circumstances that make this not only impractical but nearly impossible at this time since the road south of the Heuscher property is a "road easement" that is privately owned and maintained by the landowners to the west. It would require their approval to open this road for public access including pedestrian access or any type of improvements. Alternatives to road access to and from the subdivision. There are two accesses onto West Reserve Drive and another access onto Whitefish Stage Road. The additional traffic generated from this subdivision will moderately impact the residents of Country Village Subdivision, but overall would be relatively insignificant and would not affect the level of service on these County roads. • A waiver to protest a special improvement district for the upgrade of Granrud Lane and J or other roads in the immediate area to mitigate the impacts from this subdivision. This would be consistent with recent city council policy. An additional condition could be added to the preliminary plat that requires property owners waive protest to the creation of a special improvement district for the upgrade of roads in the area to City standards which would be impacted by this subdivision." Providing Community Planning Assistance To: • City of Kalispell • City of Whitefish • City of Columbia Falls • Stillwater Bluffs Subdivision - Preliminary Plat September 28, 2004 Page 2 Alternatives to the City standards for local streets for the section of Country Way South between Country Way and the southern terminus of the Heuscher property, i.e. something other than paving, curb, gutter, boulevard and sidewalks on both sides. Since Glacier Commons to the east has developed and no reasonable chance of access will be gained from this boundary, it may be more practical to require the developer to develop an alternate road profile. Since the Public Works Department was unable to comment on this matter at the time of writing this staff report, an alternative would be to require curbs and gutters, a five foot landscape boulevard and an eight foot asphalt pedestrian walkway along the west side of the road or other alternatives the city council and Public Works Department might deem appropriate. As you are aware, the Kalispell City Planning Board met on August 10, 2004 and held a public hearing to consider this proposal. There were two people from the neighborhood who spoke in favor and two people from the neighborhood who spoke in opposition to the proposal. Opposition related to traffic and density. The planning board discussed the request and issues related to the zoning and development in the area. The planning board voted unanimously to recommend approval of the preliminary plat subject to conditions. At the meeting on September 7, 2004 and the work session on September 27, 2004, there were a number of people from the neighborhood who expressed concerns about the impacts the development would have on traffic in the area, neighborhood character and the encroachment of the City into this area. ........................ At the conclusion of the work session on this matter, the council directed the staff to..... provide a recommendation regarding language for a waiver to the protest of a special improvement district for road upgrades and a recommendation regarding appropriate improvements to Country Way South as an alternative to the City's standard for local streets. Those recommendations are included below. RECOMMENDATION: A motion to approve the resolution for the preliminary plat subject to the recommended conditions with the following amendments would be in order-, Condition # 2 which states "All of the public infrastructure shall be constructed in accordance with the Kalispell Standards for Design and Construction and the Kalispell Subdivision Regulations with the exception of the roadway which shall be designed and constructed in accordance with an alternative plan approved by the Kalispell Public Works Department and the Kalispell Cif Council. A letter from the Kalispell Public Works Department shall be submitted stating that the plans and specifications for the subdivision have been reviewed and approved by that department for compliance with City standards." Stillwater Bluffs Subdivision - Preliminary Plat September 28, 2004 Page 3 Additional Condition: "A note shall be placed on the face of the final plat which states `Property owners waive protest to the creation of a special improvement district for the upgrade of roads in the area to City standards which would be impacted by this subdivision." FISCAL EFFECTS: ALTERNATIVES: Respectfully submitted, Narda A. Wi son Senior Planner Mirror positive impacts once fully developed. As suggested by the city council. Report compiled: September 28, 2004 c: Theresa White, Kalispell City Clerk Attachments: Map of the area ,. 2�t Hank Garner Interim City Manager Transmittal letter rr rerrrtiy-•. � � r. r y• y Stan report #nrr-04- ry aria app�acation ruaierials ............................................................. ............................................................... Draft minutes from 8/ 10/04 planning board meeting Petition presented at the 9/7/04 city council meeting Ltr from adjoining property owner on County Way South access Copies of surveys TRANSMIT\KALISPEL\2004\KPP04--10 MEM02 RESOLUTION NO.4933 A DVQ"I TTTTf AJ 1`"AJ"Y'rTl1NAT IV A-D-DDnVTXTd" TLTV -D-DUT TA41'&TADV DT A'r f1V A 1xVl\ VVi\A./a A. Al 1lXv rit1V 1i1L LX-%Ju 11Ivxxi I rxlv1 iI-JPXJL %-Ft' STILLWATER BLUFFS SUBDIVISION, MORE PARTICULARLY DESCRIBED AS ASSESSOR'S TRACTS 5H AND 5HA IN SECTION 31, TOWNSHIP 29 NORTH, RANGE 21 WEST, P.M.M., FLATHEAD COUNTY, MONTANA. WHEREAS, Larry and Sandy Heuscher, the owners of the certain real property described above have 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 August 10, 2004, on the proposal and reviewed Subdivision Report #KPP-04-10 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 Stillwater Bluffs Subdivision, subject to certain conditions and recommendations, and WHEREAS, the City Council of the City of Kalispell at its regular Council Meeting of September 7, 2004, reviewed the Tri-City Planning Office Report #KPP-04-10, 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. NTMA7 T"f7P V `nRT' AF TT RPCnT VRTl RV TT-TR CCTV CnTTVCTT. nP T14F ('TTV nF ......................................................... KALISPELL, MONTANA AS FOLLOWS: SECTION L That the Findings of Pact contained in Tri-City Planning Office Report #KPP-04-10 are hereby adopted as the Findings of Fact of the City Council. SECTION IL That the application of the Heuschers for approval of the Preliminary Plat of Stillwater Bluffs 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 governs the number and location of lots within the subdivision, common areas and roadways. 2. All of the public infrastructure shall be constructed in accordance with the Kalispell Standards for Design and Construction and the Kalispell Subdivision Regulations. A letter from the Kalispell Public Works Department shall be submitted stating that the plans and specifications for the subdivision have been reviewed and approved by that department for compliance with City standards. 3. A letter from an engineer licensed in the State of Montana shall be submitted at the time of final plat certifying that the improvements have been installed according to the required specifications along with a letter from the Kalispell Public Works Department stating that the required improvements have been inspected and comply with the City standards. 4. That a Municipal Facilities Exemption shall be obtained from the Department of Environmental Quality for the subdivision. 5. That the developer shall obtain written approval for the proposed extension of Country Way South from the County Road Department and any conditions or improvements associated with the approvals be completed prior to final plat submittal. b. 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. 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. In consultation with the Kalispell Parks and Recreation Director, the parkland dedication requirements shall be met with a combination of land and park improvements within the area designated on the plat as the homeowners park. A specific plan shall be developed for those improvements and written approval shall be obtained from the Kalispell Parks and Recreation Director. Those improvements shall be made prior to the submittal of the final plat application or bonded for in accordance with the provisions of the Kalispell Subdivision Regulations. 10. That a minimum five foot landscape buffer be placed between the curb and the sidewalk which shall be landscaped in accordance with a plan reviewed and approved by the Kalispell Parks and .Recreation Director. 11. All utilities shall be installed underground. 12. That the following shall be reviewed and approved by the Kalispell Fire Department: a. Water mains designed to provide minimum fire flows shall be installed at approved locations. Minimum fire flows shall be in accordance with Uniform Fire Code (1997) Appendix III -A. b. Fire hydrants shall be provided 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. 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 skull be re -vegetated with a weed -free MIX immediately alter development. 16. Proposed Lots 20A and 20B be renumbered as 20 and 21 and a note be placed on the face of the final plat that denotes their purpose, i.e. "Lot 20 shall be developed with a single family residence and Lot 21 shall be used for storage of equipment for common area maintenance." Alternately, Lot 20B can be eliminated all together and made part of the common area if the sole purpose of the lot is to provide a storage shed for maintenance equipment for the common area. 17. That preliminary approval shall be valid for a period of three years from the date of approval. SECTION III. Upon proper review and ding 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 4TH DAY OF OCTOBER, 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 T___. �*V" nr� sn0n tdjc►tyna Centurytel.net www.tricityplanning-mt.coni August 27, 2004 Frank Garner, Acting City Manager City of Kalispell P.O. Box 1997 Kalispell, MT 59903 Re: Stillwater Bluffs Subdivision - Preliminary Plat Approval Dear Frank: The Kalispell City Planning Board met on August 10, 2004 and held a public hearing to consider a preliminary plat approval of Stillwater Bluffs Preliminary Plat, a 32 lot residential subdivision on approximately 12.45 acres. A request for annexation and initial zoning of R-3, Urban Single Family Residential, and R-4, Two Family Residential has been riled concurrently. The property is located on the east side of Country Way South between Granrud Lane and Country Way. Narda Wilson representing the Tri-City Planning Office presented staff report KPP-04- 10 evaluating the request and recommended approval of the subdivision subject to conditions. At the public hearing the applicant and two individuals spoke in favor of the preliminary plat and two individuals spoke in opposition stating the density was too great, the road was inadequate to handle the increased traffic, and the safety of children who play in the area. After the public hearing the board discussed the request and a motion to recommend approval of the preliminary plat of Stillwater Bluffs passed on a unanimous vote. The Conditions of Approval are attached as Exhibit A Please schedule this matter for the September 7, 2004 regular Kalispell City Council meeting. You may contact this board or Narda Wilson at the Tri-City Planning Office if you have any questions regarding this matter. Sincerely, Kalispell City Plannin d 1 George Taylor President GT/NW/ma Providing Community Planning Assistance To: • City of Kalispell • City of Columbia Falls • City of Whitefish • Stillwater Bluffs Preliminary Plat August 27, 2004 Page 2 Attachments: Exhibit A - Recommended conditions of approval Staff report #KPP-04-10 and application materials Draft minutes 8/ 10/04 planning board meeting c w/ Att: Theresa White, Kalispell City Clerk c w/o Att: Larry &, Sandy Heusher, 545 Country Way South, Kalispell, MT 59901 Montana Mapping Associates, 115 Valley View Drive, Kalispell, MT 59901 Prdo/Transrnit/Kalispell/ 2004/KPP04-10 Still«rater Bluffs Stillwater Bluffs Prelixninary Plat August 27, 2004 Page 3 EXHIBIT A STILLWATER BLUFFS SUBDIVISION PRELIMINARY PLAT CONDITIONS OF APPROVAL AS RECOMMENDED BY THE KALISPELL CITY PLANNING BOARD AUGUST 10, 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 August 10, 2004: 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. All of the public infrastructure shall be constructed in accordance with the Kalispell Standards for Design and Construction and the Kalispell Subdivision Regulations. A letter froze. the Kalispell Public Works Department shall be submitted stating that the plans and specifications for the subdivision have been reviewed and approved by that department for compliance with City standards. 3. A letter from an engineer licensed in the State of Montana shall be submitted at the time of final plat certifying that the improvements have been installed according to the required specifications along with a letter from the Kalispell Public Works Department stating that the required improvements have been inspMLea and comply with me CAy standards. ........................................................................................................................ ................................................................................................ 4. That a Municipal Facilities Exemption shall be obtained from the Department of Environmental Quality for the subdivision. S. That the developer shall obtain written approval for the proposed extension of Country Way South from the County Road Department and any conditions or improvements associated with the approvals be completed prior to final plat submittal. 6. 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. 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. In consultation with the Kalispell Parks and Recreation Director, the parkland dedication requirements shall be .met with a combination of land and park Stillwater Bluffs Preliminary Plat August 27, 2004 Page 4 improvements within the area designated on the plat as the homeowners park. A specific plan shall be developed for those improvements and written approval shall be obtained from the Kalispell Parks and Recreation Director. Those improvements shall be made prior to the submittal of the final plat application or bonded for in accordance with the provisions of the Kalispell Subdivision Regulations. 10. That a minimum five foot landscape buffer be placed between the curb and the sidewalk which shall be landscaped in accordance with a plan reviewed and approved by the Kalispell Parks and Recreation Director. 11. All utilities shall be installed underground. 12. That the following shall be reviewed and approved by the Kalispell Fire Department: a. Water mains designed to provide minimum fire flows shall be installed at approved locations. Minimum fire flows shall be in accordance with Uniform Fire Code (1997) Appendix 111-A. b. Fire hydrants shall be provided 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. 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. 1. All areas disturbed during development of the subdivision shall be re -vegetated with a weed -free mix immediately after development. lb. Proposed Lots 20A and 20B be renumbered as 20 and 21 and a note be placed on the face of the final plat that denotes their purpose, i.e. "Lot 20 shall be developed with a single family residence and Lot 21 shall be used for storage of equipment for common area maintenance." Alternately, Lot 20B can be eliminated all together and made part of the common area if the sole purpose of the lot is to provide a storage shed for maintenance equipment for the common area. 17. That preliminary approval shall be valid for a period of three years from the date of approval. STLLWATER BLUFFS SUBDIVISION PRELIMINARY PLAT TRI-CITY PLANNING OFFICE STAFF REPORT #KPP-04-10 AUGUST 2, 2©©4 A report to the Kalispell City -County Planning Board and the Kalispell City Council regarding a request for preliminary plat approval of a 32 lot residential subdivision. A public hearing on this proposal has been scheduled before the planning board for August 10, 2004 in the Kalispell City Council Chambers. The planning board will forward a recommendation to the city council for final action. BACKGROUND: This preliminary plat has been filed concurrently with a petition to annex to the city of Kalispell proposing annexation and initial zoning classifications of R-3, Urban Single Family Residential, and R-4, Two-Farnily Residential. The property is in the County zoning jurisdiction and is zoned County R-1, a Suburban Residential district. A. Petitioner and Owners: harry and Sandy Heusher 545 Country Way South Kalispell, MT 59901 (406) 752-3085 Technical Assistance: Montana Mapping Associates 115 Valley View Drive Kalispell, MT 59901 B. Nature of Application: This is a request for preliminary plat approval of a 32 lot residential subdivision on approximately 12.45 acres in northeast Kalispell. The ........ xo er owners are proposing the creation of 22 sublots for two unit townhouses p P tY.... p p g... and ten lots for single family dwellings. One of the lots at the west end of the site may simply be used as a storage shed for equipment for common area maintenance. A request for annexation and an initial zoning has been filed concurrently with the preliminary plat with a proposed zoning designation. of R-3, Urban Single Family Residential, on the area proposed for the single family dwellings and an initial zoning designation of R-4, Two Family Residential, in the area proposed for the two unit townhouses. Access to the subdivision would be from Country Way, a County road that lies to the north of this property approximately 300 feet. Whitefish Stage Road lies to the east of Country Way and is approximately one -quarter mile from this property. The property owners will extend Country Way South which fronts their property on the west. Access to the subdivision will be provided from this new extension of Country Way South to a loop road within the property. A homeowners park is planned at the northwest corner of the site that has about one and a half acres of usable space. This property is bordered on the west by Stillwater River and the slope area between the lots and the river are designated as common area to avoid disturbance to the slope and ensure that it be maintained in a natural state. It is anticipated that the subdivision would be developed in a single phase. Lots in the subdivision range in size from. 11,342 square feet to 6,021 square feet in size. A homeowners association would be created to ensure the maintenance of common areas and the park. C. Location and Legal Description of Property: The property proposed for annexation lies on the east side of Country Way South between Granrud Lane and Country Way. The property address is 545 Country Way South and can be described as Assessor's Tracts 5H and SHA in Section. 31, Township 29 North, Range 21 West, P.M.M., Flathead County, Montana. D. Size.: Total Area: Area in Lots: Minimum lot size: Maximum lot size Roadways: Common Areas: 12.45 acres 5.54 acres 6,013 square feet (sublot) 11,529 square feet (SFR lot) 2.79 acres 4.12 acres E. Existing Land Use: This property is currently being used for a single-family dwelling which is occupied by the applicants. F. Adjacent Land Uses: The area is characterized by primarily single-family dwellings on rural residential lots except for the recently developed property to the east that has access to public water and sever. North: Single-family homes in Country Village No. 2, County R-1 zoning East: Single-family homes in Glacier Commons, City RA -I zoning South: Single-family homes, County R-1 zoning West: Stillwater River, County SAG-10 zoning ............... G. Existing zoning: The property is currently in the County zoning jurisdiction and is zoned R-1, Suburban Residential. The suburban residential district is intended to serve as an area where limited density would be encouraged such as in the 100- year floodplain or on steep slopes or in areas where estate type development is anticipated and public water and sewer services are not available. H. Zoning: This property is being proposed for annexation to the city concurrently with the filing of the preliminary plat. The property owners are proposing an initial zoning designation of R-3 in the area designated for the single family dwellings and R-4 in the area intended for the two -unit townhouses. The R-3 zoning district has a minimum lot size requirement of 7,000 square feet and the R-4 zoning district has a minimum lot size requirement of 6,000 square feet. The R-3 district is generally single family while the R-4 is intended for single family and duplex development. 1. Utilities: This property would receive full City services to the subdivision as provided Lander the City of Kalispell's Extension of Services Plan. Water: Evergreen Water District Sewer: City of Kalispell Solid Waste: City of Kalispell or private hauler 2 Gas: Montana Power Company Electricity: Flathead Electric Coop (underground) Telephone: CenturyTel (underground) Fire: City of Kalispell Schools: School District 45, Kalispell, Edgerton School Police: City of Kalispell This application is reviewed as a major subdivision in accordance with statutory criteria and the Kalispell Subdivision Regulations. A. Effects on Health and Safety: Fire: This subdivision would be annexed into the service area of the Kalispell Fire Department. The property can be considered to be law risk of fire because the subdivision and homes within the subdivision would be constructed in accordance with the Uniform Fire Code. All of the lots will abut a street constructed to City standards. Hydrants will be placed in compliance with the requirements of the Uniform Fire Code and the fire access and suppression system reviewed and approved by the Kalispell Fire Chief. Two accesses in and out of the subdivision are proposed to be developed in the subdivision from Country Way South. Access to the subdivision would be gained from Whitefish Stage Road to Country Way, then Country Way to Country Way South. Fire access and the suppression system should be installed and approved by the fire department prior to combustible construction taking place on the site and prior to final plat approval. It appears as though a secondary emergency access to the south may be required for the subdivision Potentially this may be able to be obtained through the private roadway to the south of this property. Kalispell Subdivision Regulations, Section 3.08 (D) states "Two or more vehicular accesses or separate multi ingress -egress into a subdivision are required when one or more of the following considerations are present" (2) states "Where a primary access road is 1,000 to 1,500 feet long and it serves initially or in the future at least 20 residential lots or 40 residential dwelling units" There will be a total of 30 residential dwelling units on 30 lots. Otherwise, the property owners would be limited to 20 residences. Flooding: According to FIRM Panel # 181 OD dated 10 / 16 / 96, it notes that most of the property and all of the lots are located entirely in Zone C which is not a flood prone area and no special permits are required for development. There are areas of zone A, the 100 year floodplain, along the bluff which is set aside as common area and not intended for development. Ac_=�: Access to the development will be from two entrances off of Country Way South. Access to Country Way South is from Country Way via Whitefish Stage Road. Country Way South is a private road, a portion of which will be developed and opened for public use as a result of this subdivision. Country Way is a County road in fairly good condition that experiences primarily local traffic. Whitefish Stage Road is a State secondary highway and is in generally 3 fair condition. Whitefish Stage Road was recently improved with an overlay and widening in some areas. It did not include the development of the center turn lane or removal of the curve near the Stillwater River Bridge nor was the roadway widened. Traffic within the Country Village No. 2 subdivision to the north of this property will experience some limited impacts associated with this subdivision., but not in excess of what the roadway will bear. Access onto Whitefish Stage Road will also experience an increase in traffic volume, but the overall impacts will be relatively insignificant. The internal subdivision roads including that portion of Country Way South adjacent to this subdivision will be required to be constructed to City standards and would include curb, gutter, sidewalks and a landscape boulevard. A bike and pedestrian path along the west side of Whitefish Stage Road runs from West Reserve Drive and continues to the west through Lawrence Park, over a bridge that crosses the Stillwater River and connects with the path near Buffalo Hill Golf Course. B. Effects on Wildlife and Wildlife Habitat: This property is generally considered a large rural residential property and has been used for limited grazing. It does not provide important wildlife habitat for any type of big game or endangered species. This area does not provide significant habitat for wildlife. C. Effects on the Natural Environment: The _ Stillwater River lies to the _west but no potential impacts to the river would be expected from this development because the area next to the river is designated as a common area to avoid disturbance and to ensure that it is left in a natural state. Groundwater impacts would generally be anticipated to be minimal as a result of this subdivision and would be impacted only through the absorption of storm water runoff. The subdivision will be served by public water and sewer, thereby minimizing any potential impacts to the groundwater. nrajr)age: This site is relatively level and does not pose any unusual challenges to site drainage. All storm water will have to be managed and maintained on -site. There is a large drainage swale that is part of the common area on the north end of the property that would be a likely area for storm water storage and retention. Curbs and gutters will be installed -within the subdivision as part of a storm drain management plan which will have to be developed to address potential runoff from the site. An engineered drainage plan that has been developed in compliance with the City of Kalispell's Design and Construction Standards will be submitted to the Kalispell Public Works Department for their review and approval. M U. Effects on Local Services: Water: Water service will be provided by the Evergreen Water District which currently has facilities in the immediate area to the west. This property is currently within the district boundaries. Water service is available immediately to the east of this property within Country Way South and is connected to a hydrant. Mains can be extended from their existing location to provide service to the subdivision. The extension of these mains will provide the Evergreen Water District with an opportunity to expand and improve their existing system. This may include developing a loop for the water system in the area servicing the subdivision. This will apparently be .needed to provide adequate flows to the fire hydrant system in the area. Fire hydrants will be required to be placed in accordance with the Uniform Fire Code and flow tested. The water system for fire flow purposes will be reviewed and approved by the Kalispell Fire Department as well as reviewed for compliance with the standards and specifications of the Evergreen Water District and the Montana Department of Environmental Quality. Water will be metered by the Evergreen Water District and that information Will be provided to the City of Kalispell for the purposes of determining sewer usage. .Sewer: Sewer service for the subdivision will be provided by the City of Kalispell.. Sewer lies to the east of this property within the Glacier Commons development. There appears to be adequate capacity in the sewer treatment plant and the existing collection system to accommodate the additional impacts to the system as a result of this subdivision- ...................._._................_.. ...................................................... _...... ............................... Roads: Traffic projections for this subdivision are estimated to be approximately 300 additional vehicle trips per day at full build out based on the estimate given in, the Trio Generation Manual published by the Institute of Transportation Engineers based on ten vehicle trips per dwelling. The new roads within the subdivision will be constructed to City standards. Primary access to the subdivision will be taken from Country Way from Whitefish Stage Road. Currently this segment of Whitefish Stage Road is the third busiest roadway in the County and had 4,284 daily average vehicle trips in 1997. Whitefish Stage Road is a State secondary highway. Whitefish Stage Road is in Flathead County and as previously mentioned was improved in the spring of 2003. Whitefish. Stage Road also provides ingress and egress to the subdivision but is classified as a minor arterial and is a State secondary highway. Currently there is no policy that the City or State has with regard to upgrades to these primary roadways when they provide primary access to new subdivisions. There is no provision for the assessment or collection of development impact fees. Roads in the area appear to be adequate to accommodate the additional traffic that may be generated frvrn this subdivision at full build out. 5 Schools: This development is within the boundaries of School District #5, Kalispell, and Edgerton School would serve the primary grades. Edgerton School is near or at its enrollment capacity. It can be anticipated that an additional 10 to 15 additional school aged children could be generated from this subdivision at full build out. This could have a moderate impact on the local school. The parents of the children would need to coordinate with the local school district regarding the placement of the children in schools within the district. Parks and O ep n Space: The state and local subdivision regulations require that parkland dedication for major subdivisions in the amount of 11 percent or one -ninth of the area in lots. The Kalispell Subdivision Regulations have parkland dedication requirements and criteria. Section 3.19 addresses parkland dedication and outlines criteria for parkland requirements which provide that the city council, planning board and parks department give due weight and consideration to the expressed preference of the subdivision to determine whether the park dedication must be land donation, cash or a combination of both. Criteria for parkland dedication requires that the land be useable land and serve the residents of the entire subdivision and in essence provide a recreational amenity. Section 3.19(C)(2)(d) does not allow "an undeveloped open space area within a subdivision which does not have appropriate size, dimensions or access to serve as a park" to be considered appropriate for park purposes. The developers are proposing a homeowners park area that lies at the end of the cul-de-sac at the northwest corner of the property. The entire "common area" within the subdivision is noted as 4.12 acres. However, the usable area is approximately 1.3 acres. The developers understand that simply setting ........................................................................................ aside an undeveloped open space area does not qualify as meeting the parkland dedication requirements and intend to develop the park area with amenities such as picnic tables, horseshoe pits, play equipment or other improvements along with irrigation and landscaping. There are rather significant slopes in the 1.5 area proposed as parkland, but it does not appear that more than 10 percent of the area required for parkland dedication exceeds 25 percent within this common area as established as a limitation in the Kalispell Subdivision. Regulations. Of the approximately 12.45 acres included in the subdivision, 5.54 acres is devoted to lots. Based on the one -ninth requirement for parkland or 11 percent of the area in lots, approximately 0.609 acres would be required to meet the parkland dedication requirements, The proposed homeowners park will meet the parkland dedication requirements provided some basic improvements are made to the property such as irrigation, landscaping and equipment. 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. 6 Firs 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. The fire marshal has commented that crater main infrastructure shall be designed to meet the fire flow requirements of the Uniform Fire Code (199 7) Appendix 111-A, and fire hydrants delivering the required fire flow shall be provided prior to combustible construction. Hydrants shall be installed in accordance with City standards at locations approved by this department. Additionally approved fire department access shall be provided to erasure adequate vehicle ingress%egress. Secondary emergency vehicle access does not appear to be required to the south along Country Way South. Sn?id Neste: Solid waste will be handled by a private hauler and taken to 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 Medical Center 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 a large estate residence with some limited grazing. The location of the property and its proximity to urban services makes this property suitable for a relatively high density residential development as is being proposed. There will be relatively no impact on agricultural uses within the Valley and no impact on agricultural water user facilities since this property will be served by a public water system. F. Relation to Master Plan Map: This property is in the Kalispell Growth Policy 2020 Potential Utility Service area and is anticipated to be developed to an Urban Residential density. This anticipates 4 to 12 dwelling units per acre and would be anticipated to be served by public water and sewer. The density within this subdivision is approximately 2.4 dwelling units per acre overall. Excluding the steep slope area this subdivision has a density of approximately 3 to 4 dwelling units per acre. The development is in compliance with anticipated land use and densities for this area. G. Compliance with Zoning: The proposed density within the subdivision complies with the proposed R-3 and R-4 density standards being proposed for this property as well as the dimensional requirements. There appears to be some confusion with regard to the numbering of proposed Lots 20A and 20B since these don't appear to be proposed for townhouse development but rather single family hones or perhaps a single family home and a storage building for maintenance equipment. This should be clarified at the time the final plat is filed. Alternately Lot 20B could be eliminated altogether and made part of the common area if the sole purpose is for the storage of equipment for maintenance of the common area. 7 H. Compliance with the Kalispell Subdivision Regulations; This subdivision complies with the Kalispell Subdivision Regulations and no variances have been requested. Staff recommends that the Kalispell City Planning Board adopt the findings in Staff Report ##KPP-04-10 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 number and location of lots within the subdivision, common areas and roadways. 2. All of the public infrastructure shall be constructed in accordance with the Kalispell Standards for Design and Construction and the Kalispell Subdivision Regulations. A letter from the Kalispell Public Works Department shall be submitted stating that the plans and specifications for the subdivision have been reviewed and approved by that department for compliance with City standards. 3. A letter from an engineer licensed in the State of Montana shall be submitted at the time of final plat certifying that the improvements have been installed according to the required specifications along with a letter from the Kalispell Public Works Department stating that the required improvements have been inspected and comply with the City standards. 4. That a Municipal Facilities Exemption shall be obtained from the Department of Environmental Quality for the subdivision.. 5. That the developer shall obtain written approval for the proposed extension of Country Way South from the County Road Department and any conditions or improvements associated with the approvals be completed prior to final plat submittal, 6. 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. 7, The developer shall provide a plan for mail service approved by the U.S. Postal Se-nlice. 8. Street lighting shall be located within the subdivision and shall be shielded so that it does -not intrude unnecessarily onto adjoining properties. 9. In consultation with the Kalispell Parks and Recreation Director, the parkland dedication requirements shall be met with a combination of land and park improvements within the area designated on the plat as the homeowners park. A specific plan shall be developed for those improvements and written approval 3 shall be obtained from the Kalispell Parks and Recreation Director. Those improvements shall be made prior to the submittal of the final plat application or bonded for in accordance with the provisions of the Kalispell Subdivision Regulations. 10. That a minimum five foot landscape buffer be placed between the curb and the sidewalk which shall be landscaped in accordance with a plan reviewed and approved by the Kalispell Parks and Recreation Director. 11. All utilities shall be installed underground. 12. That the following shall be reviewed and approved by the Kalispell Fire Department: a. Water mains designed to provide minimuna fire flows shall be installed at approved locations. Minimum fire flows shall be in accordance with Uniform Fire Code (1997) Appendix III -A. b. Fire hydrants shall be provided 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. 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. Proposed Lots 20A and 20B be renumbered as 20 and 21 and a note be placed on the face of the final plat that denotes their purpose, i.e. "Lot 20 shall be developed with a single family residence and Lot 21 shall be used for storage of equipment for common area maintenance." Alternately, Lot 20B can be eliminated all together and made part of the common area if the sole purpose of the lot is to provide a storage shed for maintenance equipment for the common area. 17. That preliminary approval shall be valid for a period of three years from the date of approval. 9 Randy 3rodehI - Fire Chief Jim Stewart - Assistant Chic f,Prevention Dee McCluskey -- Assistant Chiefi0perations TO: NARDA A. WILSON, SENIOR PLANNER FROM: JIM STEWART, FIRE MARSHAL DATE: JULY 22, 2004 312 First Avenue East Kalispell, Montana 59901 (406) 758-7760 FAX: (406) 758-7952 SUBJECT: STILLWATE.R BLUFFS—ANNEXATIONfPRELIMINARY PLAT We have reviewed the information submitted on the above -referenced project and have the following comments. 1. Water mains designed to provide minimum fire flows shall be installed at approved locations. Minimum fire flows shall be in accordance with Uniform Fire Code (1997) Appendix III -A. 2. Fire hydrants shall be provided at locations approved by this department, prior to combustible construction. 1 Fire Department access shall be provided in accordance with Uniform Fire Code (1997) Article 9. Please contact me if you have any questions. I can be reached at 758-7763. dssisnng ottr C'0MMUn1ty irr reaucin,g 3reventing. and mitigcrtirni� emer;encaes. From: R Guditis jrguditis@mentanasky.usIl Sent: Tuesday, august 10, 2004 9:19 AM Tm tnci€inardaCmcenturytei, net SuQecw: Stillwater Bluffs sewer and water Dear Ms. Wilson - as the proper-y owners of _he SA acre tract ._.buz une __ pase� ----.pia er Esta the �:C_"°'.`we are requesting rha7 the c d dons of approval of the Preliminary _ az requize -. weT and waver to zhe -✓.__^need to our scuthern properzyline for future development. This is normally vhe p.=:cner requirement for abuzzing aeval_:pa1'j..._.. Thank yo,, Robert & Sharon Gud w s AUG 0 5 2.004 -NNING OFFICE TPd-CrTY PLA ezI e20-6� L_a�ll 211-1/ /,a,4 2,4t c GL1 Petition Objecting to the Stillwater Bluffs Development We the undersigned, home owners in the Country Village Development request a denial of the zoning change and preliminary plat for the Stillwater Bluffs Development. This proposed development dues not match the character, density and historical make-up of the surrounding area. The area between Grandrud and Country Way is made up of large lot properties and zoned County R-1. The recent annexation and zoning change for Glacier Commons was to R.AI. This proposed development would place an island of high density within the low density surrounding area. I acre +1- lots would be consistent with the neighborhood, and nothing higher than RAI should even be considered. It is poor planning to route one subdivision's traffic through the interior roads of another. The existing roads are narrow without gutters or sidewallks. If a car is parked on the road side, it becomes a one lane road. Children walk and ride their bike to school on these roads. Our roads cannot handle that much traffic. During the Tri-eity Planning meeting the developer stated that there would be 300 addition car trips a day thro-ugb Country Village. The traffic from this new development would have to go onto Country Way to access Reserve or Whitefish Stage. It will be unsafe. Country Village will be heavily impacted and its character substantially changed with the burden of potentially 300 additional vehicle trip per clay. Our -request is that if this development is accepted onto city roads, -not -onto..a.rur,, 1. _€jranNrudisappropriate, as it. s_a. paved a ; ............ . street., inn-gt to high density housing. e We are not opposed to development. Another option would be to request out acre lots matching the neighboring development, Country Village. The car trips per day would be minimal, acceptable to our rural country road. We therefore find the proposed subdivision unacceptable and urge that it be redesigned to be consistent with the surrounding neighborhood and mitigate the impact on the existing twenty seven year oid subdivision, Country Village. Homeowner Siwature .Address hone (Print name.) 3 17 vv `=�11�I'�{;lam .��+��� ...dr~`?�- i�-' .%�# .vr>-,.�� ,;'�.r' f;7 ;1 ` �ry �" �ac.�. f��.r "'F. ,�y�'-'" i � ,' ��--✓ Addms Phone Petition Objecting to Stilbw= Bhlf,% Development Homeowner Sienature ('rilit name) f 7 71 Petition Objecting to Stillwater Bluffs Development Homeown SLonature �nt name) d' 7' Address Phone N-\ k --7 A-4 i Petition Objecting to Still -water Bl-uffi Devi,-lop=pt Ho meown (Print name) Signature Phone September 7, �`ZOG4 Dmr KalispeH Ct- rCCcYuuei1-, � L .V � " RE, Prup�ed SfiffwatgT Tex -race Devein putent & .Amexation into city of X--Jiq*H at aun-ent 545 Country Way mouth Wt, Bm-celklay and Elaine Snyder3 are al'540 0-xLrfty Way South- We j~� JAffy & San& Hues&zer hal;,v A 'ght to dvvelop amr prupeAy. ft should be ill k4a,--puig with the laiger !at size �f the exis=g Comiry Nk'sy bousmg area. We are Opposed to The amexahon of The proposed Sfillwater Tcirace at 545 Country Way South Mto Kallispeil, IT W13i create a "tWtacle,", smmunded by wuu-ty home ovAnera- lvket of -wham o-am- !arge lots and do uovwd�tobe annwmd into dw Cl- tv, Ins' will set the stage for tbw it to "ady up" its boimdanes m the next 5 to 10 yean, foTeing aR home owum m the Stillwater -RiN-,r Resme-WIntefish Stage Road-Cnwmid 1,ane area mto *je City. We do -not want to be "forced" annexed, 'Erds Proposed iu&H-Asion is OR a pnvate gravel road. We live Pier aiauth on Country Way Sovath- The bzee middle sechom are awmed by -Huesch&,,-:, Gard nef,3, aM Snyder - May'& The rmd -is in each of our land ommw-ship deeds. Either eud of Country Way South i-swunty- with the southem end pw;ed and plowed by t� couniy to oir,-V-rqPary f .. .. ... . .. ............... lim The north= and as "i=leafn road ommembip and is maintained ty HuescW& A We b�ieht 540 Counh-v Way &3uffi io 1985in 1990, when Gardner'3 moved in, we formotd a road ammienan= agreem=t, Each yeux We graded and oiled the .roach. Iu 1992, we b&san discmsions widi lie County to elose the road. We installed PRIVATE ROAD SWB at either end. As tuc mrnreased and ow asserted habibty for mamteilanm and any ace-idents increased, we hired = attoiney. The nj2hi to close the road was thomughly renw=hed, all wanty emergency & deEvery des wtveleggy mfonut-d, We CLOSED C-01UNMY WAY'SOU"I"Hwith agate in Sept 2M= Bicycle and fbot use is pe;milted, Fwally, MAJOR aifrastrudireissues need iobemolvtkiBEFORH the city of Kahspell tenLw.les" itself with a sub,-,hvision iiuo-t a cu-Amty housing area. Beaides, the private road of Catintry Wky South, thm is the sub -standard mad of Oramd Lam, 711 m. am major tafiftc flow pmblems onto WWtefish Stage -Road and West Resey-ve 1,1nNe With pnV-osed mega-faAl and ?h-- By -Pass conaing in the future, -we feel these issuto be tharouotLy addreb-s-edby the Council, Fl-ad=d Cu=ty aad d-w a6g:hbox hoods iuvolved BEFORE.more aaruaxaftoa mk-,s place w the flusarea. A gom mftas Lrwture awkes for a bappy, heanhy and safe neighborintWc Elaine F Snyder 1.3mceINU-v, 540 Cnmtmy Way SoutL, Kai-��pell' N4t- 59W''7 '044 RY: ENTERPRISES DATE, APR,L 26,19e3 CERTIFICATE OF SURVEY 205 NORTH MAIN 28S KALISPELL,MT, 5ml /t tc (yT / euxvpse OF s°xvtr rxc nm;df PI �I� S W1141 NEIA ScEC,7, J LJR`E tlGr R R21 W, PRO, 'FLATHEAD CO. - PH:'/S5-B481 �•rr,y. etSNYKe41 tT29M FOR OIIANE S1TN£Y e xv.en.e�`�p xo �+ > '€i• T 'rv.et„-nf `e lia)f cnu a ttne.' mo eo" o Boa xea" P-�x:•�t ft_ n rve x OWNER: LUANE WIN£Y r a�rt[r ... ttwl r •� ., r.€Iw. 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I—, Cow NEV4, Section 31, T29NR21W QMWAA�-- 'T� =11,11,71,11I.T1, T- -k- .... . . ... . sv- SANDS SURV/EY/NG NX f'Asr PLAT OF COUNTRY WAY SOUTH PROPERTIES A SUBDIVISION IN THE SWI/4 NEI/4 5EC. 3/, 7.29N„ R.2/W., P.M.A, FLAMEAD CO., MON7ANA -- 589%1r3B £ 54000 6 q16 IA p5 ay2� LOT / /90/ AC + �h e TOTAL AREA: 3.184 ACS q LOT 2 -11 1.283 AC+ c z A ,z �.....o-....., y dttllp i- noe x c� } e -