The URL can be used to link to this page

05. Resolution 4784 - Preliminary Plat - Blue Heron EstatesTri-City Planning Office 17 Second Street East — Suite 211 Kalispell, Montana 59901 Phone: (406) 758-1850 Fax: (406) 751-1858 tricity@centurytel.net www.tricitypianning-mt.com REPORT TO: Kalispell Mayor and City Council FROM: Narda A. Wilson, Senior Planner Chris A. Kukulski, City Manager SUBJECT Blue Heron Estates Subdivision Preliminary Plat - Three Mile Drive and Stillwater Road MEETING DATE: May 5, 2003 BACKGROUND: This is a request by Charles and Michelle Lapp for preliminary plat approval of Blue Heron Estates a 59-lot residential subdivision on approximately 24.4 acres located at the northwest corner of Three Mile Drive and Stillwater Road. The subdivision would be developed in three phases over a period of time depending, on the market conditions. Filed concurrently with the preliminary plat request is a request for annexation and an initial zoning designation of R-2, Residential, upon annexation to the city. The property is currently zoned County R-2, Residential, and has traditionally be used for agricultural purposes in the past. City utilities are approximately one -quarter of a mile from this proposed subdivision with the development of Northview Heights Subdivision and would be extended from their current location to serve this site. The Kalispell City Planning Board held a public hearing regarding this matter at their meeting on April 8, 2003. There were several property owners from the immediate neighborhood who spoke in opposition to the proposed subdivision stating that this type of a development was an unwanted intrusion into the rural character of their neighborhood. They did not think this type of density was appropriate in this area and that the lots in west of Stillwater Road should be required to be a minimum of five acres in size. They were also concerned about impacts to the roads and the school district. The board members discussed other development in the area, road conditions, potential impacts to the school district and alternatives to urban density subdivisions on the fringes of the city limits. At the planning board meeting, a motion was made and passed on a vote of four in favor an one opposed to forward a recommendation that the Kalispell City Council approve the preliminary plat subject to the recommended conditions. RECOMMENDATION: A motion to adopt the resolution approving the preliminary plat subject to conditions would be in order. FISCAL EFFECTS: Minor positive impacts once fully developed. ALTERNATIVES: As suggested by the city council. Providing Community Planning Assistance To: • City of Kalispell • City of Whitefish • City of Columbia Falls - I Blue Heron Estates Subdivision Preliminary Plat April 18, 2003 Page 2 Respectfully submitted, d1 Narda. A. Wilson Senior Planner Report compiled: April 18, 2003 c: Theresa White, Kalispell City Clerk Chris A. Kukulski City Manager Attachments: Transmittal letter application materials Staff report #KPP-03-2 and alpI meeting Draft minutes from 4 / 8 / 03 planning board TRANSMIT\KALISPEL\2003\KPP02-2.MEMO RESOLUTION NO.4784 A RESOLUTION CONDITIONALLY APPROVING THE PRELIMINARY PLAT OF BLUE HERON ESTATES SUBDIVISION, MORE PARTICULARLY DESCRIBED ON EXHIBIT "A", IN SECTION 2, TOWNSHIP 28 NORTH, RANGE 22 WEST, P.M.M., FLATHEAD COUNTY, MONTANA. WHEREAS, Charles and Michelle Lapp, the owners of 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 April 8, 2003, on the proposal and reviewed Subdivision Report #KPP-03-2 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 Blue Heron Estates Subdivision, subject to certain conditions and recommendations, and WHEREAS, the City Council of the City of Kalispell at its regular Council Meeting of May 5, 2003, reviewed the Tri-City Planning Office Report #KPP-03-2, 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-03-2 are hereby adopted as the Findings of Fact of the City Council, SECTION II. That the application of Charles and Michelle Lapp for approval of the Preliminary Plat of Blue Heron 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 governs the location of lots and roadways within the subdivision. 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. 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. 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. 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. 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. 7. That the developer obtain a letter from the Montana Department of Transportation approving the intersection of the new internal roadway and Three Mile Drive and certifying that any necessary improvements have been made. 8. That the developer obtain a letter from the Flathead County Road Department approving the intersection of Stillwater Road and the new internal subdivision road and shall include a post construction inspection that certifies any necessary improvements have been made. 9. That a minimum 20 2-5 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, sight obscuring fencing and or landscaping. These improvements to be coordinated with the Public Works Department, Parks and Recreation Department and Flathead County. 11. 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. 12. The dead-end street shown at the northern end of the internal subdivision road shall be eliminated and reconfiMured to connect with the east west roadway. 13. The developer shall provide a letter from the U.S. Postal Service approving the plan for mail service. 14. That the parkland dedication requirements shall be one -ninth of 11 percent of the area in lots or 2.2 acres. The park areas as indicated on the plat will meet the requirement provided some recreational amenities are provided to the site such as play equipment and irrigation. Additionally, a maintenance agreement for the park areas shall be included with the final plat. 15. Street lighting shall be located within the subdivision and shall be shielded so that it does not intrude unnecessarily onto adjoining properties. 16. That the lots within the subdivision be reconfigured so that all lots meet the minimum 70- foot lot width requirements of the R-2 zoning district and the minimum lot size requirements of 9,600 square feet exclusive of any easements. 17. Any development in the 100-year floodplain shall be required to obtain a floodplain development permit prior to construction. —A detailed s*Hldy of the floodplain areas shall be peff4med to establish the base flood elevations or- pfevide doeuFnentation that the pf opeF�y pfeeess and a alp 18. Lots that are indicated to be partially located in the 100 year floodplain should have a minimum 40 by 40 foot building pad indicated on the lot that comply with the zoning setbacks of the R-2 zone. Specifically those that are partially in the floodplain are lots 36, 27 and 38. 19. 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. 20. All areas disturbed during development of the subdivision shall be re -vegetated with a weed - free mix immediately after development. 21. 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 5TH DAY OF MAY, 2003. Pamela B. Kennedy Mayor ATTEST: Theresa White City Clerk EXHIBIT "A" Lot 2 of Vogler Subdivision No. 2, amended Plat of Vogler Subdivision and Subdivision No. 204 located in SE 1/4 SSE 1/4 Section 2, Township 28 North, Range 22 West, P.M.M., Flathead County, Montana. Description A tract of land in SE 1/4 SE 1/4 of Section 2, Township 28 North, Range 22 West, P.M.M., Flathead County, Montana, described as follows: Commencing at the northeast corner of the SE 1/4 of said Section 2; thence S 00°47'03" W, 1353.59 feet to the northeast corner of Subdivision No. 204, records of Flathead County, said corner being the True Point of Beginning of the tract of land herein described; thence along the boundaries of said Subdivision No. 204 the following two courses: S 89048' 15" W 1312.45 feet and S 00°35' 18" W 574.42 feet to the northwest corner of Vogler Subdivision, records of Flathead County; thence along the boundaries of said Vogler Subdivision the following two courses: S 00°37'00" W 660.06 feet and N 89°52'37" E 330.08 feet to the southwest corner of said Subdivision No. 204; thence along the boundaries of said Subdivision No. 204 the following four courses: N 89°56'02" E 275.73 feet; N 00°45'49" E 615.20 feet; S 89°21'59" E 70294 feet and N 00°46'33" E 630.56 feet to the point of beginning containing 27.315 acres more or less, being subject to and together with all appurtenant easements of record. The above described tract of land is to be known and described as "Vogler Subdivision No. 2." Description: Parcel "A" (Flathead County Search and Rescue to Lapp): A tract of land in SE 1/4 SE 1/4 of Section 2, Township 28 North, Range 22 West, P.M.M., Flathead County, Montana, described as follows: Commencing at the northwest corner of Vogler Subdivision, records of Flathead County; thence along the boundaries of said Vogler Subdivision the following two courses: N 89°53' 12" E 330.09 feet and S 00°37'03" W 330.00 feet; thence S 89°53' I2" W 330.09 feet to a point on the west boundary of said Vogler Subdivision; thence N 00°37'03" E 330.00 feet to the point of beginning containing 2.500 acres more or less, being subject to and together with all appurtenant easements of record. Tri-City Planning Office 17 Second Street East - Suite 211 Kalispell, Montana 59901 Phone: (406) 751-1850 Fax: (406) 751-1858 tricity@centu rytel.net April 17, 2003 Chris Kukulski, City Manager City of Kalispell P.O. Box 1997 Kalispell, MT 59903 Re: Blue Heron Estates Subdivision Preliminary Plat (Annexation & Zoning) - 59 Lots on 24 acres at Three Mile Drive and Stillwater Road Dear Chris: The Kalispell City Planning Board met on April 8, 2003, and held a public hearing to consider a request by Charles Lapp for preliminary plat approval of a 59-lot residential subdivision on approximately 24 .4 acres. The property is located on the north side of Three Mile Drive and west of Stillwater Road approximately one -quarter mile from the current city limits. The subdivision would be developed in three phases over a period of several years depending on market conditions. The property has been used for agricultural purposes in the past and is otherwise undeveloped. Narda Wilson, of the Tri-City Planning Office, presented staff report #KPP-03-2 evaluating the proposal and recommending approval of the preliminary plat subject to the conditions outlined in the staff report. At the public hearing there were residents from the neighborhood in attendance opposing the subdivision primarily because of the density. They felt this type of an urban residential subdivision was an incursion into their rural neighborhood. They were also concerned with impacts to the roads in the area and the West Valley School District. After the public hearing the board discussed the proposal, and talked about proposed density and the residential development to the east that would bring sewer to the area. The impacts to Three Mile Drive were acknowledged as well as the need for upgrades at some point in the future. Stillwater Road was also a concern because of the increased use it will experience in the future. West Valley School District was considering alternatives to accommodate additional students in the future since the school is near capacity despite the recent school bond approval. After further consideration some minor amendments to the conditions were made as are reflected in Attachment A. A condition was added to eliminate the dead-end road and deleting the requirement for an additional right-of-way reservation along Three Mile Drive since the right-of-way in this area is currently 120 feet. Some additional minor amendments were made to the floodplain requirements since the floodplain Providing Community Planning Assistance To: • City of Kalispell • City of Columbia Falls • City of Whitefish • Blue Heron Estates Subdivision Preliminary Plat April 17, 2003 Page 2 does not appear to significantly effect the development of the lots except for a small portion that is in the roadway. The park area proposed occupied most of the 100-year floodplain indicated on the FEMA maps. A motion was made to approve the preliminary plat subject to the recommended conditions as amended which passed on a vote of four in favor and one opposed. Please schedule consideration of this preliminary plat for the Kalispell City Council meeting of May 5, 2003. 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 Planning Board Q Ron Van Natta President RVN/NW Attachments: Attachment A - Recommended Conditions of Approval Staff report KPP-03-2 and application materials Draft minutes 4/8/03 planning board meeting c w/ Att: Theresa White, Kalispell City Clerk c w/o Att: Charles and Michelle Lapp, 3230 C. Falls Stage Rd. C. Falls, MT 59912 Paul J. Stokes & Associates, Inc., 343 First Ave. W, Kalispell, MT 59901 Brien Surveying, Inc., P.O. Box 160, Somers, MT 59932 H:\FRDO\TRANSMIT\KALISPEL\2003\KPP-03-2.DOC Blue Heron Estates Subdivision Preliminary Plat April 17, 2003 Page 3 ATTACHMENT A BLUE HERON ESTATES SUBDIVISION PRELIMINARY PLAT CONDITIONS OF APPROVAL AS RECOMMENDED BY THE KALISPELL CITY PLANNING BOARD APRIL 8, 2003 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 April 8, 2003 planning board meeting: Development of the subdivision shall be platted in substantial compliance with the approved preliminary plat which governs the location of lots and roadways within the subdivision. 2. That the roadways serving the subdivision shall be constructed in accordance with the adopted Design and Construction Standards for the City of Kalispell for local streets. 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. 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. 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. 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. 7. That the developer obtain a letter from the Montana Department of Transportation approving the intersection of the new internal roadway and Three Mile Drive Reserve Drive and certifying that any necessary improvements have been made. 8. That the developer obtain a letter from the Flathead County Road Department approving the intersection of Stillwater Road and the new internal subdivision road and shall include a post construction inspection that certifies any necessary improvements have been made. Blue Heron Estates Subdivision Preliminary Plat April 17, 2003 Page 4 9. That a minimum 20 2-5-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, sight obscuring fencing and or landscaping. These improvements to be coordinated with the Public Works Department, Parks and Recreation Department and Flathead County. NOW III~- 11. 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. 12. The dead-end street shown at the northern end of the internal subdivision road shall be eliminated and reconfigured to connect with the east west roadway- 13. The developer shall provide a letter from the U.S. Postal Service approving the plan for mail service. 14. That the parkland dedication requirements shall be one -ninth or 11 percent of the area in lots or 2.2 acres. The park areas as indicated on the plat will meet that requirement provided some recreational amenities are provided to the site such as play equipment and irrigation. Additionally, a maintenance agreement for the park areas shall be included with the final plat. 15. Street lighting shall be located within the subdivision and shall be shielded so that it does not intrude unnecessarily onto adjoining properties. 16. That the lots within the subdivision be reconfigured so that all lots meet the minimum 70-foot lot width requirements of the R-2 zoning district and the minimum lot size requirements of 9,600 square feet exclusive of any easements. 17. Any development in the 100-year floodplain shall be required to obtain a floodplain development permit prior to construction. A detai4ed study of the floedplain areas shall be per-foEmed te establish t4.- base flood elevations . le daeumentation that th@ property has been remeve4 fFem the 100 year- floodplain by PEMA, h_1*116 through the rek4ew process and appr-e preeess. 18. Lots that are indicated to be partially located in the 100 year floodplain should have a minimum 40 by 40 foot building pad indicated on the lot that comply with the zoning setbacks of the R-2 zone. Specifically those that are partially in the floodplain are lots 36, 27 and 38. Blue Heron Estates Subdivision Preliminary Plat April 17, 2003 Page 5 19. 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. 20. All areas disturbed during development of the subdivision shall be re -vegetated with a weed -free mix immediately after development. 21. That preliminary approval shall be valid for a period of three years from the date of approval. Atkinson said the access could run east to west and not connect the two neighborhoods very well. He said the idea behind his amendment was to enter the neighborhood to avoid dumping out to West Reserve Drive and to create connectedness between the parcels. Van Natta asked and Hull answered he didn't care which way the access went he wanted to connected Parcel A to the other subdivision. Johnson said there are 1270 trips on that subdivision based on 127 houses with 10 trips each per day. Atkinson said he didn't think there was any restriction to entering onto Stillwater from Parcel A so there would be two opportunities to enter and exit. Taylor said it would be a boxed -in property if Parcel A was not connected to the rest of the development. ROLL CALL (AMENDMENT The amendment to the amendment passed on a roll call vote TO AMENDMENT) on a 4 to 2 vote with Norton and Atkinson opposed. ROLL CALL (AMENDMENT) The motion as amended passed on a 4 to 2 roll call vote with Johnson and Norton opposed. ROLL CALL (ORIGINAL The original motion, as amended passed on a 5 to 1 vote with MOTION) Norton opposed. BLUE HERON ESTATES A request by Charles and Michelle Lapp for an initial zoning INITIAL ZONING UPON designation of R-3 upon annexation to the City of Kalispell ANNEXATION on approximately 24 acres. BLUE HERON ESTATES A request by Charles and Michelle Lapp for preliminary plat SUBDIVISION approval of a 59-lot residential subdivision. PRELIMINARY PLAT MEMBER UNSEATING Johnson stepped down because his firm has been involved with this development. STAFF REPORT Narda Wilson, with the Tri-City Planning Office, gave a 4KA-03-3 & 4KPP-03-2 presentation of staff report KA-03-3, a request for an initial zoning designation of R-3 upon annexation to the city of Kalispell on approximately 24 acres located at the northwest I corner of Stillwater Road and Three Mile Drive. The report evaluates the appropriate assignment of a City zoning classification upon annexation to the city. The developer would like to annex in order to receive City services. The i proper-tv is currently used I'Or agricuitural use. There is a i minimum lot size requirement of 9."-011 square feet. or approximately one quarter acre. in the zoning district. She said -his area '.,.as been faced a lot of development lately KutisL,eil C`tv !11-arininL, Board linlitesof-,he inetuna of_�nrii t,. 1003, PaLe and there are small pockets of agricultural zoning. bne noted the hodgepodge of zoning between the urban fringes of Kalispell and the rural areas of the County, a mix of residential, suburban residential and agricultural. She said this area is generally rural in character, but right on edge of urban development. City services are being extended east of the site about one quarter mile away and would be extended to this site at the time of development. This area is designated as suburban residential in the Kalispell Growth Policy and zoning complies with this designation. The developer has initially proposed using private wells on the property. She said it might be more efficient for the developer to extend City water to the subdivision if it comes to within close proximity. There is floodplain on the property which is in a non -detailed area, so when the floodplain maps were developed and the floodplain maps made, assumptions were made about how far the floodplain would go based on topography. She said the developer claims this area has been dry, but the FEMA maps show the floodplain- However, the floodplain area is apparently narrower that that indicated on the preliminary plat. As a consequence some of the conditions initially placed in the staff report will be revised. Staff will look closer at the possible location of the floodplain since it is not where it looks to be on the plat. If the most of the floodplain is designated as park area, then the developer would simply have to deal with obtaining a floodplain development permit for a short segment of the road. Between Phases 1 and 3 the fire department may require an emergency vehicle route out to Stillwater Road. Staff is recommending a 20 foot buffer that would require a pedestrian and bike path along West Reserve Drive and Stillwater Road. The greatest road impact concern is the addition of approximately 500 vehicles per day on Three Mile Drive. This is a State secondary road and would be the responsibility of the State in the future. She said Condition 10 should be deleted because an additional 10 foot of right- of-way is unnecessary because it is already a 120 foot right- of-way. Staff anticipates one school age child per two homes for impact on the schools with a possible additional 25 to 30 school aged children that might be generated from this subdivision at full build out. Staff recommended adoption of staff report KA-03-3 and that the initial zoning upon annexation should be R-2, Residential, on approximately 24.38 acres. Staff also recommended approval of the preliminary? -)!at or Blue Heron Estates, KPIP 03-35, subject to the 20 conditions h Condition #9, reading, "a 10 --ooi listed as amended with 1 buffer strip". Condition:4'O deleted: Condition =`-_16 amended 'Kafispeil C"Ity Planning 3oard ',Minutes ol the meedna of Aorii 8. 2003 ?age I _' o, f __ 0 to state, "any development within the 100 year floodplain fl shall be required to comply with the flood plain regulations"; M and add a condition that "the north end of the internal roadway be reconfigured to eliminate the dead end street." PUBLIC HEARING The public hearing was opened to those who wished to speak on the project. APPLICANT/AGENCIES I Ed Engle with Stokes and Associates said he is satisfied with the recommendations as amended and they can live with them. Charles Lapp, 3230 Columbia Falls Stage Road, said he and his wife are the developers of this project and they are available to answer questions. He said he bought the property from Helen Kaeding. She couldn't split her farm because she owned less than 160 acres so she and her neighbors got together and got the zoning changed in this area. Two years ago he offered to buy this land from her and began the process of amendments and zoning changes. He said they had a preliminary plat ready to send to the County Planning Board but instead of pursuing a County subdivision they were willing to bring City services out to avoid private septic systems and to protect the aquifer. He said the higher density was necessary to pay for bringing City services out to the property. He said in his buy -sell it clearly states that he was working to develop this land as a residential subdivision. The north south road was included in thought of future connection to a future subdivision north but that may not be necessary at this point since a house is going in to the north. PUBLIC COMMENT Kenneth Van Allen of 537 Three Mile Drive said he understands higher density closer to town is good stewardship of the land. But he doesn't see it as congruent with the rest of the area and based on development which has not happened yet to the east. He said it was isolating other property in the area and creating an island. He said this is an incursion into an area that has been used differently than what this subdivision proposes. He said Mr. Lapp's intentions are not a point in fact. It is currently agricultural land. The entire section is currently developed in larger lots and divisions. This is a zoning incongruity. He is concerned about the 13 of 59 lots reside within the flood zone. It is a poor argument to assess the floodplain situation I this spring because the valley has been in a drought for several years. 1-le is concerned about the vision for the pr operty and the possibility of this subdivision devaluing his pro Is e e e=prcssed 1-is concern about 64 units grit h in the 39 lots and the number of children that =rill impact the -:_-,c1-ioois. A new subdivision favors the new residents -vi'th K-alispell City Planning Board Minuies of he meeting of April 8- 2003 Page 13 of -_ 0 existing property owners carrying a disproportionate burden on the current residents when bond issues come up for paying for the schools. Dan Bly, lot 14 in Quarter Horse Estates, said his property abuts the proposed subdivision and area to be annexed. He said in previous discussions the board expressed concerns about matching existing subdivisions in the area. These lots are a 20th of the size of the existing lots currently in the area. The number of people will impact traffic at the intersection on Stillwater Road and Three Mile Drive. He felt the property values will decrease for surrounding neighbors. Marcia Sharp, 543 Three Mile Drive, owns 4.1 acres on Three Mile Drive and 10 acres on Quarter Horse Lane. She said there are large lots surrounding this new area and it will change the demographics of the area. The Realtor may have been aware of Mr. Lapp's intentions but the neighbors were not. She opposes this development. Steve Fetveit, 345 Three Mile Drive, owns 16 acres and has animals on his property. He feels this is out of character with the neighborhood. If you have to force density to pay for sewer then perhaps it is being forced too hard. He is concerned about the ground water issue. He has a water rights issue regarding the small creek that goes through his property and has seen free standing water in this area. He wondered why swamps become neighborhood parks. Janice Kienas, 535 Three Mile Drive did receive the certified letter and said she has lost sleep ever since. She abuts the property and has animals. She said what happens if she wants to spread manure or someone wants to ride horses or the rooster crows. She asked what happens next —will they be in the line of complaints because they aren't part of a quiet neighborhood? She said it is a stinky neighborhood sometimes but that is the beauty of living in the country. She wants serious consideration given to the water, traffic, view and density issues. She has lived there for many years and feels it is inappropriate placement for this time. Kim Bly, 230 Stillwater Road, owns property butted up to three lots and the park. She wondered if it would affect their property. She asked if they could own horses. Her daughter cannot 'go to 8th Grade in the Citv unless she pays tuition and vet the area will be zoned as Citv. She was told the area of the flood -Plain had held freestanding water in the past. She was concerned about the traffic issues. Lynn Trippins Quarter Horse Estates to the north and has Y - -T)-o CLI n "Road.as traffic concerns about the entrance onto Stillwater i T4(- ;,91(i 'ne'his -12c1 'nis =ws c3ive :3crnss the floodmain and Board ,,,Ainuies of ,he Meeuin,-, or _'Writ 8. '003 it will come up as high as the fourth rail on his fence. He was concerned about creating the park in the floodplain area. He said neighborhoods use 10 times more fertilizer than farmers and it will all go into Spring Creek. He said he has been a farmer all his life and he hates to see the loss of farmland in this area and the Valley. Greg Harris, 539 Three Mile Drive, said in 1996 there was deep water in that floodplain area. He said Mr. Lapp said he was part of the Kelly Road development and questioned the quality of the homes the developer is going to build. He asked the average cost of the lots and proposed homes. He said he and his neighbors will seek legal action to stop this development. He asked who will pay for the sewer to be brought out to this subdivision. He said crime will increase in this area just like it has south of town. Michael Blend, 1069 West Meridian, is a local builder and said he has friends on both sides of the issue. He said he sympathizes with people's dislike of change. He feels this is a natural progression for the City of Kalispell. He said his clients are looking for land to build on. In Stillwater Estates the size of the lots and type of lots dictated a $250,000- $300,000 price range which is difficult for some people to afford. He felt this subdivision might offer more affordable housing. He said developers don't cause growth they just respond to the demand. He said the developer extends the sewer and it is a large expense. He feels responsible use of the land dictates the smaller lots. He said he doesn't see a correlation between lot size and crime. He said he can understand the neighbors' concerns, it is analogous to having his in-laws move in with him. He is against on -site treatment systems and larger lots when the City services are so close. He said agriculture and farming adds a lot of nitrates into the ground as well. He encouraged the Board to approve this project. Ken Van Allen returned to address the issue of community connectedness. He said the neighbors have an issue with the lack of connectedness with the lifestyle they all have in common. Interjecting the subdivision into this mix will change that connectedness. He asked what Jean Johnson's relationship to this project is and what services he provided. Ed Weber, owns the lots that block the road north and said he came to Kalispell to make this his home and thought it would be their retirement home. They bought their home in Quarter House Estates because of the surroundings. They asked, before they bought the lot, about future development. He said he found it interesting that in Mr. Johnson's Eestimonv earlier this evening lie talked about the impact of West View :,states on traffic use. He said the school impact t staff iorol*ected. s aireadv --reater than -wha Kaiisoeil City Planning Board Minutes of the meeting of.kprii 8, _2003 aae Bob Beberg, 1324 Quarter Horse Lane, said 110 units in the West View Estates would double the traffic impact on these rural roads. One child per household would double the impact on West Valley School. Ed Weber, 190 1/2 Drake Drive, said if he had known in advance that a subdivision of this magnitude would abut his property he would not have bought this property. Tamara Arlint, 555 Three Mile Drive, is opposed to this development. She said Mrs. Kaeding, who sold her land to Mr. Lapp, is very disappointed that this is how her property is going to be developed. She said she can see the new development flowing on West Reserve but on their road this is leapfrogging. She said this area is not even annexed into the City and should not be zoned R-2 Dan Anderson, 535 Three Mile Drive, said traffic has increased dramatically in the area and he knows it will get worse. Mark Voelker, 1001 Quarter Horse Lane, said he is concerned about the density and is opposed to anything over one house per acre. He thought Mr. Lapp's proposal was unprofessional. He feels Mr. Lapp wants to change the entire infrastructure of the area and is using the planning board to do it. He said higher density creates higher pollution of all types. He said every time he does a buy/ sell he could state that he wants to build a high rise building and ask the board to approve it. He said crime does go up with density. He said he would like to see a set vision of what Mr. Lapp plans for the subdivision. He said the increased traffic would create the need for a stop light at Three Mile Drive and Stillwater Road. He said he disagreed with the builder who wanted to support Mr. Lapp's development. He applauded Mr. Lapp's concerns for the aquifer but did not like the way Mr. Lapp used it as an opportunity to push forward his proposal Phil Blandford said he owns Mr. Lapp's "sacred corner" and has concerns about the traffic and the location of the park which is near his horse pasture. He said it is a floodplain, there is water even this year during the drought. He said he is strongly opposed to the higher density Mr. Lapp is proposing Kathleen Nicolitz from Quarter Horse Lane said the motivation of the builder is financial. She said their concern as neighbors is quality of living but not financial gain. J 'i anicenas said she talked to 'Mrs. beating who sold the c 1�_ =d and her intention 7,vas to -divide the )r0T_IeIt77 into 1-0 Kaiiscell (':iv ')!annimi 3oara Minutes of th.- meeting PH ?aye ; 0 ') f -_0 acre parcels. The county commissioners counter proposed that she divide the land into 5 acre parcels because they wanted a buffer zone between urban and rural land. She agreed to sell 5 acre parcels in this area and sold one parcel to the Search and Rescue. She requested that the board honor the intention to keep the 5 acre buffer in place. Hal Bauer, 541 Three Mile Drive said the only ones in support of this development are those who will make huge money on this project. He said before the Council decides on this issue they need to come out and look at the property. Charles Lapp said when he approached Mrs. Keating about this property he made it clear what he intended to do. He said she did make a stipulation that all of the homes needed to be stick buildings. He said he did not twist Search and Rescue's arm to sell their property. He clarified that the development they have built on Kelly Road is commercial property not residential. He also built Blue Jay subdivision in Columbia Falls with 3 to 6 acres lots. He said he wished these lots could be slightly bigger but the need to bring sewer and water into the area dictates the size of the lots. He said in the growth policy, the whole idea of planning was to have larger pieces next to town as transition areas for future development. No one else wished to speak and the public hearing was closed. MOTION Taylor moved that the proposal be postponed until the next meeting April 29th. Wilson noted there are 6 agenda items on the April 29th meeting already. There was no second and the motion died. MOTION Atkinson moved and Norton seconded to adopt staff report #KA-03-3 as findings of fact and recommend R-2 zoning for Blue Heron Estates upon annexation. P-rea ZA Im n Wstwizi mij Atkinson actaressea tne puDiic ancL sauu in nizs -Lu yceuz, Uil the city council he continually hears frustration from the public about growth. He said it is not anyone's fault but growth continues to happen. He said some of the concerns have to do with impacts. He said State law does not allow the board to access impact fees on developers for schools and streets. He said the Board cannot help it if someone buys the land and wants to develop it. Development is a result of supply and demand and the board's hands are tied. He said the board can say no but there are no grounds and it would elicit d it a lawsuit. Growth is -inevitable in everyone's back V 1 ards. K-fisr)ell C;tvllanninz Board Minuies of the meeunz of.-`pril 2003 Paue of --0 Atkinson asked and Wilson answered that the dead end on the north end does not look like it will currently be extended. He asked if the road could be turned to the west for potential future growth but Wilson said it abuts a 5 acre lot and wouldn't be a practical alternative. Atkinson asked the size of Quarter Horse Estates and Wilson said they were 5, 10 and 20 acre tracts and the subdivision was built less than two years ago. Hull asked and Wilson showed where the current City boundary exists. Wilson said this is '/,, mile or more from the City limits. Hull said the board is not the city council but they are volunteers and the public can speak to the City Council about this also. Taylor said he heard comments about whether the statutory criteria have been met on all aspects. He said it does meet the growth policy but questioned whether it avoids undo concentrations of people. He also questioned whether it gives reasonable consideration to the character of the area. He said the small lots are not in keeping with the R-2 zoning on the east and the south. He said the third statutory issue is whether it is the most optimum planning and use of this land. He said he would respectfully submit that it is not. He perceived it as small cookie cutter lots. He said where it is situated it is out of character. He said it may be compatible with the growth policy but not with the character of the area. He feels it is too dense. Atkinson asked and Wilson answered that Northview Subdivision to the east is zoned R-3 which allows 7,000 square foot lots. She said it is more dense than this proposal. The other subdivision proposed to come before the board in June is proposed to be zoned R-3 and R-4 with the same type of development. Atkinson said the City is moving out and he thinks the whole area surrounding the annexation request will expand soon. Norton stated that the board listened to the public comments and had a couple of questions. He asked Mr. Lapp the proposed cost of the lots and future homes. Mr. Lapp said they don't know the total engineering costs and sewer and water. He said he initially hoped to sell the lots for about $35,000 which would be a house of about $150,000. He said right now Kalispell has a very limited supply of small lots. Norton asked if Mr. Lapp had contacted the property owners -vho want to develop_ to the east and he said he had been in contact -with them to discuss sharing the cost of bringing -'itv services to the area. Norton said he agrees -with Atkinson hat a Ilot of the discussion Has been "not'in my oacxvard and The boar-Cl has Kafi,ped C',fv 2oard ,viinutes of mile meetingr or Aprfl ,,. __003 �Iaae !0' of"D to do -what is best for the City. He said the board is following the Kalispell Growth Policy for this area. Hull said he could hear the concerns of the neighbors and felt unsure how he wanted to vote. Van Natta said the developer does take on the cost of the utilities, not the City taxpayers. He said the school issues will be addressed by the boundaries of the school district. He agreed that this conforms with the growth policy especially since the other property is coming forward to propose a subdivision in June. He said he is inclined to approve it. ROLL CALL The motion passed unanimously on a roll call vote. MOTION Atkinson moved and Norton seconded to adopt staff report #KPP-03-2 as findings of fact and approve the preliminary plat for Blue Heron Estates Subdivision subject to 20 conditions and amendments including 20 foot buffers, elimination of item # 10, to add a reconfiguration of the internal road on the north end to eliminate the dead end and that any development in the floodplain must comply with regulations. BOARD DISCUSSION Atkinson said he heard and listened to the audience and appreciates their concerns. ROLL CALL The motion passed 4 and 1 on a roll call vote with Taylor voting in opposition. OLD BUSINESS Wilson said the Board received a final draft of the Kalispell Growth Policy which was adopted on February 18th by the Kalispell City Council. She thanked the board for working hard on the growth policy and thinks it is a good document. NEW BUSINESS Wilson said the planning office is going to schedule a public hearing to adopt the Interim Kalispell Zoning Ordinance at the special meeting. She suggested the planning board hold a work session addressing some of the zoning issues identified in the growth policy such as the sign ordinance and highway corridor entrance standards. Norton asked about having 9 members on the Planning Board. Wilson answered that state statutes limit the City 1 planning board 7 members. - - Ull 00-1LA - -.L1%-1.L.L1 1.i il G2 �-- --"Y . Van Matta asked and PJ Sorenson answered that if a s and they use Nvate�ritm' 'riomeowner is -,viThin the City limits and/or se-�ver. �-he-, 1 7 get charged the full -rate. of they are Kaiisneil Cluy "'anni.nQ Board Minutes of 1 he ineetinu of ADril 3. -'003 Dalge 19 o -_0 BLUE HERON ESTATES SUBDIVISION PRELIMINARY PLAT TRI-CITY PLANNING OFFICE STAFF RE PORT #KPP-03-2 MARCH 31, 2003 A report to the Kalispell City Planning Board and the Kalispell City Council regarding a request for preliminary plat approval of a 59-lot residential subdivision on property proposed for an initial zoning designation of R-2, Residential. A public hearing on this proposal has been scheduled before the planning board for April 8, 2003 in the Kalispell City Council Chambers. The planning board will forward a recommendation to the city council for final action. 1RAcKGRoiTND* A petition to annex and request for initial zoning of R-2, a Residential zoning designation, has been filed concurrently with this preliminary plat. The property contains approximately 24.38 acres and is located on the northwest comer of Three Mile Drive and Stillwater Road. A. Petitioner and Owners: Technical Assistance: Charles and Michelle Lapp 3230 Columbia Falls Stage Rd. Columbia Falls, MT 59912 (406) 257-6832 Paul J. Stokes &, Associates, Inc. 343 First Ave. West Kalispell, MT 59901 (406) 755-8707 Brien Surveying, Inc. P.O. Box 160 Somers, MT 59932 B. Nature of Application: This is a request for preliminary plat approval of a 59-lot residential subdivision on approximately 24.38 acres in the northwest part of Kalispell. This property is being proposed for annexation into the city of Kalispell concurrently with the preliminary plat and given a zoning designation of R-2, a Residential zone that is intended primarily for single-family homes. The subdivision would be developed in three phases over a period of time up to nine years. Phase I would include the extension of the primary north and south roadway from Three Mile Drive to the north and would have 25 lots. Phase 2 would be developed to the west and have 21 lots. The remaining 13 lots to the east would be developed as part of Phase 3 along with the permanent construction of the secondary roadway that will connect to Stillwater Drive. It is anticipated that a secondary emergency access road would be developed as part of Phase 1 that connects to Stillwater Drive. Utilities would be extended from Two Mile Drive approximately one -quarter mile to the east. C. Location and Legal Description of Property: The property proposed for subdivision lies at the northwest corner of Three Mile Drive and Stillwater Road or approximately one mile from its intersection with North Meridian Road. The property can be described as Lot 1 of Subdivision No. 204 and an approximately 2.5 acre portion of Lot 1 of Vogler Subdivision located in Section 2, Township 28 North, Range 22 West, P.M.M., Flathead County, Montana. 1 Total Area: Total Lot Area in Lots: Area in Roads: Park Area: Minimum Lot Size: Maximum Lot Size: 24.38 acres 15.58 acres 4.97 acres 3.83 9,600 square feet 15,246 square feet E. Existing Land Use: This property is currently in agricultural and is otherwise undeveloped. F. Adjacent Land Uses and Zoning: The area is characterized by single-family and rural residential development in the area. North: Rural residential with single-family homes, County SAG-5 zoning East: Rural residential and urban residential development, County R-2 zoning South: Large tract residential; County R-2 zoning. West: Large tract SFR; County AG-80 / West Valley Overlay zoning. G. General Land Use Character: The general land use character of the area is developed at an urban density further to the cast where City services are available and is rural residential and agricultural in character to the west. There are some large parcels in the area that have good development potential once City services are extended to the area. H. Zoning: This property is being annexed concurrently with review of the preliminary plat and the developers are requesting an assignment of R-2, a Residential zoning district that is intended primarily for single-family homes. This district has a minimum lot size requirement of 9,600 square feet and a minimum lot width of 70 feet. I. Utilities: This subdivision would receive full City services. Water: City of Kalispell Sewer: City of Kalispell Solid Waste: City of Kalispell Gas: Montana Power Company Electricity: Flathead Electric Coop (underground) Telephone: CenturyTel (underground) Fire: City of Kalispell Schools: West Valley School District, School District 1 Police: City of Kalispell This matter came before the site development review committee on March 20, 2003 and March 27, 2003. At those meetings, there were some concerns about the additional impacts of traffic onto Three Mile Drive and the future increased use to Stillwater Road. The committee agreed that these were issues that have been 97 applicable to all subdivisions in the area and that the State would someday have to upgrade Three Mile Drive. There was some concern about the designation of" lots within the floodplain areas. The developers will need to do a detailed study of the floodplain in the area and delineate them on the plat or else remove the property from the floodplain as was discussed with the developer. The public works department and fire department will work with the developer regarding the roadway widths and necessary improvements at the time the roadway and utilities are designed and will need to comply with City standards. A lift station has been indicated in the right-of- way which is not permitted. There was discussion regarding the designated park areas and the need to include some recreational amenities in the park such as play equipment and irrigation. The park areas are in the floodplain and provide a good amenity if they were to be developed for use. REVIEW ANnFTNnTNGR OF FACT This application is reviewed as a major subdivision in accordance with statutory criteria and the Kalispell City Subdivision Regulations. A. Effects on Health and Safety: Fj=: This subdivision would be in the service area of the Kalispell Fire Department. The property can be considered to be a low risk of fire because the subdivision and homes within the subdivision would be constructed in accordance with the Uniform Fire Code and have access which meets City standards. All of the lots will abut a street that has been constructed to City standards. The property does not have steep slopes or woody fuels. Hydrants will be required to be placed in compliance with the requirements of the Uniform Fire Code and the approved by the fire chief. The fire access and suppression system should be installed and approved by the fire department prior to final plat approval because of potential problems with combustible construction taking place prior to adequate fire access to the site being developed. There was some concern by the fire department and public works department that the waterline may need to be looped during the first phase in order to gain adequate water pressure to meet the needed fire flows for the hydrants. FloDiding: According to FIRM Panel #1805D dated 9/30/92 there are some areas of the 100 year floodplain within the site that have also been indicated on the preliminary plat. These floodplain areas are in a non -detailed study area and base flood elevations are not available. Therefore the developer should do a detailed study of the area to identify the 100 year floodplain elevations or, as was previously discussed, show that the property has been removed from the 100 year floodplain by FEMA and having gone through the review process. Additionally, lots that are indicated to be partially located in the 100 year floodplain should have a minimum 40 by 40 foot building pad indicated on the lot that comply with the zoning setbacks of the R-2 zone. Specifically those that are partially in the floodplain are Lots 36, 27 and 38. Ac=.aa: Access to the subdivision would be from a new roadway that will access onto Three Mile Drive and the road will be extended to the north approximately 900 feet. This road is indicated as a dead-end street and should terminate in an approved fire access turnaround or cul-de-sac. It is questionable whether or not this roadway will need to be extended at some point in the future or whether or not it should terminate in a cul-de-sac at the northern portion of the site. Additionally a looped road will be developed to the 3 west to accommodate Phase 2 and a secondary access road will be developed to the east that will access onto Stillwater Road as part of Phase 3. At the time Phase 1 is developed, an emergency access road may be required to be developed to the east that can be used in the case of an emergency as part of compliance with the Uniform Fire Code. Roads that are part of the fire access and suppression system within the subdivision should be completed prior to final plat submittal so that the fire department can have access to the homes under construction within the subdivision. An additional point regarding the roads is there is an approximately 250 foot area on the east / west roadway that is indicated to be in the 100 year floodplain. A floodplain development permit will be required to develop the roadway in this area or the property will need to be removed from the floodplain as required by FEMA standards. There is lack of pedestrian access along Stillwater Road and Three Mile Drive which should be addressed even on an incremental basis. Staff would recommend that a pedestrian access along these roadways be coordinated with the public works department, parks and recreation department and Flathead County. They should include an approximately 25 foot buffer that incorporates a bike and pedestrian trail and buffering in the form of a landscape berm, sight obscuring fencing and or landscaping. B. Effects on Wildlife and Wildlife Habitat: This property is generally level with a gentle slope and was used for agricultural purposes. There may be some migratory birds and occasional deer may visit the site, however, this area does not provide significant habitat for wildlife. C. Effects on the Natural Environment: Surf LCe_and _grQjjudw,-jter: This subdivision will be served by public water and sewer thereby minimizing any potential impacts to the groundwater. No surface water is in close enough proximity to the site to create concerns with regard to this development. The 100 year floodplain area on the property is part of the Spring Creek drainage but is typically dry. Any potential impacts to Spring Creek from this subdivision would be insignificant in nature. Drainagee: This site is relatively level and does not pose any unusual challenges to site drainage. Curbs and gutters will be installed and a storm drain management plan will have to be developed to address the runoff from the site. There is no City storm drain system in the immediate area and storm water will have to be managed using on -site retention methods as part of the stormwater management plan. There is an area of 100 year floodplain that is designated as a park area that can assist in providing adequate drainage on the site in addition to other stormwater management techniques. The drainage plan will have to comply with the City of Kalispell's standards and State standards and will be required to be designed by a professional engineer. D. Effects on Local Services: Wait- : Water service to the subdivision would be provided by the City of Kalispell and extended from a water main that lies to the east of this subdivision along Three Mile Drive. The water main would be extended from its current location within the public right-of-way to the site and should not require any easements through private property. The water main would be extended through the subdivision serving each of the phases as they develop 0 and eventually be extended further to the west along Three Mile Drive and connected. It is uncertain at this juncture when the water loop connection for the subdivision may be required since it will depend on the fire flows that can be obtained and whether they will meet the requirements of the Uniform Fire Code. The water system for the subdivision will be reviewed and approved by the Kalispell Public Works Department and the Kalispell Fire Department as part of the development of the subdivision and it phases. There is adequate capacity within the City's water system to accommodate this development. Sewer: Sewer service will be provided by the City of Kalispell with an extension of existing sewer mains from their existing location within Three Mile Drive right-of-way. No easements for the sewer would need to be acquired from private property owners. Design and construction of the mains will be reviewed and approved by the Kalispell Public Works Department. There is adequate capacity within the sewage treatment plan to accommodate this development. Roads: Traffic projections for this subdivision are estimated to be approximately 500 additional vehicle trips per day based on the estimate of 10 vehicle trips per residence per day in the area onto Three Mile Drive. The subdivision roads will be constructed to City standards and would include curb, gutter, sidewalks and landscape boulevards within the subdivision. The internal subdivision roads will access onto Stillwater Road as well as Three Mile Drive. This connection between the property that lies to the north and this subdivision may not be practical and perhaps should be terminated with a cul-de-sac rather than a road extension. At a minimum a fire approved access and turnaround will need to be provided at this terminus. Once the roads have been constructed and accepted by the City of Kalispell, they will be dedicated to the City and maintained. There will be impacts to Three Mile Drive as a result of this subdivision and Stillwater Road to the east. Three Mile Drive is a paved, two lane State secondary roadway that is in fair condition. In 1997 the daily average vehicle trips east of Stillwater Road was 3,064. There will be a moderate increase in traffic on Three Mile Drive with the commensurate impacts. At some point, consideration will need to be given to the upgrading and widening of Three Mile Drive as development continues to occur in the area. Typically this would be the responsibility of the State with regard to design, funding and construction. Stillwater Road is a County road that will continue to be increasingly importation as a through connection as development in this area continues, particularly if a new high school is built to the north of this property on the State school section property. SLhD_Q1,s: This development is within the boundaries of the West Valley School District. The district obtained a bond several years ago to complete an addition on the school. That space is now nearly fully occupied. The district has no objections to the subdivision and will accommodate any new students into the district. It can be anticipated that approximately 30 additional school age children may be generated from this subdivision at full build out. This would have a potentially moderate impact on the district, particularly on a cumulative level with other development pending within the district - both urban and rural. I S'2a�: The state and local subdivision regulations have parkland / open space requirements for major subdivisions in the amount of 11 percent or one -ninth of the area proposed for the development. The environmental assessment states that the developer would like to utilize the park areas indicated on the plat to satisfy this requirement. With approximately 20 acres of the property in lots, parkland requirements would be 2.2 acres. Approximately 3.83 acres of the property that lies in the 100 year floodplain which is not suitable for development is designated as a park area and would be owned and maintained by the homeowners. This designation is acceptable under the subdivision regulations, but some type of a provision needs to be made to provide some amenities to the site such as irrigation, play equipment and pedestrian access. Additionally, some type of maintenance agreement needs to be in place for the maintenance of the park area that can be incorporated into the covenants on the property or as a stand alone agreement. phi.=: This subdivision would be in the jurisdiction of the City of Kalispell Police Department. The department can adequately provide service to this subdivision, however the cumulative impacts of growth within the city further strains the departments ability to continue to provide the high level of service the department is committed to. Fire am e ion: Fire protection services will be provided by the Kalispell Fire Department, and the subdivision will need to meet the requirements of the Uniform Fire Code. The fire department will review and approve the number and location of hydrants within the subdivision as well as fire flows and access. Although fire risk is low because of good access and fairly level terrain, the fire department is recommending that access to the subdivision and the hydrants are in place prior to final plat approval and / or use of combustible materials in construction. Solid Waste: Solid waste will be handled by the City of Kalispell 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 Servi .es: Ambulance service is available from the fire department and ALERT helicopter service. Kalispell Regional Hospital is close, less than two miles from the site. E. Effects on Agriculture and agricultural water user facilities: The site has been traditionally used for agricultural purposes, but is more efficiently and effectively used for urban residential development. Its location within the planning jurisdiction and its proximity to urban services makes this property prime for the type of development being proposed. There will be relatively little 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 the Kalispell Growth Policy: This property is in the Kalispell Growth Policy's potential utility service area and is anticipated for this type of urban scale development at the time of connection to City utilities. The future land use map for the area indicates this area is anticipated to be developed as Urban Residential. Areas designated as Urban Residential are anticipated to be served by community water and sewer and have good access to services and X public facilities. This land use designation anticipates a density of two to 12 dwelling unit per acre and the requested R-2, a single-family residential district. The overall density of the site can be calculated to be at a density of approximately 2.5 dwelling units per acre, and this subdivision would be in compliance with the Kalispell Growth Policy and its goals and policies. G. Compliance with Zoning: This property has been proposed to be zoned R-2, a Residential district that is intended for single-family residential development and has a minimum lot size requirement of 9,600 square feet and a minimum lot width of 70 feet. It appears that some of the lots may not meet the minimum lot size and width requirements by a slim margin. However, with some slight modifications to the location of the property boundaries all of the lots within the subdivision will be able to comply with the minimum lot size and minimum lot width requirements of the R-2 zoning district. 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 staff report #KPP-03-2 as findings of fact and recommend to the Kalispell City Council that the preliminary plat be approved subject to the following conditions: 1. Development of the subdivision shall be platted in substantial compliance with the approved preliminary plat which governs the location of lots and roadways within the subdivision. 2. That the roadways serving the subdivision shall be constructed in accordance with the adopted Design and Construction Standards for the City of Kalispell for local streets. 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. 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. 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. 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. 7 7. That the developer obtain a letter from the Montana Department of Transportation approving the intersection of the new internal roadway and Three Mile Drive Reserve Drive and certifying that any necessary improvements have been made. 8. That the developer obtain a letter from the Flathead County Road Department approving the intersection of Stillwater Road and the new internal subdivision road and shall include a post construction inspection that certifies any necessary improvements have been made. 9. That a minimum 25-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, sight obscuring fencing and or landscaping. These improvements to be coordinated with the Public Works Department, Parks and Recreation Department and Flathead County. 10. Within the 25-foot buffer strip, a 10-foot right-of-way reservation along Three Mile Drive is indicated on the final plat for the future expansion of that road. 11. 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. 12. The developer shall provide a letter from the U.S. Postal Service approving the plan for mail service. 13. That the parkland dedication requirements shall be one -ninth or 11 percent of the area in lots or 2.2 acres. The park areas as indicated on the plat will meet that requirement provided some recreational amenities are provided to the site such as play equipment and irrigation. Additionally, a maintenance agreement for the park areas shall be included with the final plat. 14. Street lighting shall be located within the subdivision and shall be shielded so that it does not intrude unnecessarily onto adjoining properties. 15. That the lots within the subdivision be reconfigured so that all lots meet the minimum 70-foot lot width requirements of the R-2 zoning district and the minimum lot size requirements of 9,600 square feet exclusive of any easements. 16. A detailed study of the floodplain areas shall be performed to establish the base flood elevations or provide documentation that the property has been removed from the 100 year floodplain by FEMA, having gone through the review process and approval process. 17. Lots that are indicated to be partially located in the 100 year floodplain should have a minimum 40 by 40 foot building pad indicated on the lot that comply with the zoning setbacks of the R-2 zone. Specifically those that are partially in the floodplain are lots 36, 27 and 38. 113 18. 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. 19. All areas disturbed during development of the subdivision shall be re -vegetated with a weed -free mix immediately after development. 20. That preliminary approval shall be valid for a period of three years from the date of approval. M January 30, 2003 Narda Wilson Tri-City Planning Office 17 Second St. East, Suite 211 Kalispell, Montana 59901 RE: Blue Herron Estates — Major Subdivision SE 1/4 See. 2, T.28 N., R_' 22 W., P.M.,M., Flathead County, Montana Dear Narda; 343 First Avenue West Kalispell, MT 59901 Telephone (406) 755-8707 FAX (406) 755-2613 t II Please find enclosed our clients check #1010 in the amount of $2075.00. Said check represents the applicable review fees for the above -mentioned project. Our client is petitioning for annexation and initial zoning and applying for subdivision approval for the above -mentioned property. It is located near the northwest intersection of Three Mile Drive and Stillwater Road, and encompasses 24.38 8 acres. The applicant intends to apply for City of Kalispell sewer and water service. If you have any questions please feel free to contact our office. Very Truly Yours, PAUL J. STOKES & ASSOCIATES, INC. BY: Ed Engel, RE Project Engineer 0: Charles Lapp file APPLICATION FOR MAJOR SUBDIVISION PRELIMINARY PLAT APPROVAL This application shall be submitted, along with all information require by the app cable Subdivision Regulations and the Montana Subdivision and Platting Act, an I the appropriate fee to: Tri-City Planning Office, 17 Second St East, Suite 211 VKAisvell. Montana 59901 Phone: (406)751-1850 Fax: (406)751-1858 UT-4�� Major Subdivision (6 or more lots) $600 + $25/lot Condominiums (6 or more units) $600 + $25/unit Mobile Home Parks & Campgrounds (6 or more spaces) $600 + $25/space Amended Preliminary Plat $200 Subdivision Variance $ 100 (per variance) Commercial and Industrial Subdivision Add $200 to base preliminary plat fee Pre -Application Meeting (Major and Commercial) $50 SU13DIVISION NAME: Blue Herron Estates =WAZFMUXR• * Name- Charles & Michelle La Phone—(406)257-6832— Mailing Address 3230 Columbia Falls Stage Road City Columbia Falls State MT _Zip 59912 TECHNICAL/PROFESSIONAL PARTICIPANTS (Surveyor/Designer/Engineer, etc): Name & Address Name & Address [if 5r7y"I ON JIIe) MUM City/County I�alis ell Flathead Coun Street Address Three Mile Drive Assessor's Tract No(s) Vogler Subdiv. #2 & Subdiv. #2 Lot(s) 2 1/4 Sec _-�5E— Section 2 Township _-28N. Range 22W. GENERAL DESCRIPTION OF SUBDIVISION: Residential Major Subdivision — Number of Lots or Rental Spaces 59 Total Acreage in Subdivision 24.38 Total Acreage in Lots __15.58 Minimum Size of Lots or Spaces 0.22 Total Acreage in Streets or Roads_ 4.97 Maximum Size of Lots or Spaces 0.38 Total Acreage in Parks, Open Spaces and/or Common Areas Single Family, 54 Townhouse - Mobile Home Park Duplex 5 Apartment Recreational Vehicle Park Commercial Industrial Planned Unit Development Condominium Multi -Family Other Roads: _Gravel 2✓_Paved -/ Curb --2LGutter ✓ Sidewalks ----.Alleys Other Water System: Individual Multagle User �Neighborhood _V' Public.--. Other Sewer System: Individual Multiple User �Neighborhood -2✓—Public Other Other Utilities: / Cable TV Telephone V Electric . . .... �Gas Other Solid Waste: Home Pick Up Central Storage / Contract Hauler Owner Haul Mail Delivery: V Central Individual _ School District: Kalispell #5 Fire Protection: -' Hydrants Tanker Recharge Fire District: Kalispell --- Drainage System: On -site retention PROPOSED EROSION/ SEDIMENTATION CONTROL: The developer will employ "Best Manag . tement Practices" as described in the "Montana Sediment. and Erosion Control Manual" VARIANCES: ARE ANy VARIANCES REQUESTED? no_(yes/no) if yes, please complete the information below: SECTION/REGULATION OF REGULATIONS CREATING HARDSHIP: EXPLAIN THE HARDSHIP THAT WOULD BE CREATED WITH STRICT COMPLIANCE PLEASE ANSWER THE FOLLOWING QUESTIONS IN THE SPACES PROVIDED BELOW: K 1. Will the granting of the variance be detrimental to the public health. safety, or general welfare or injurious to other adjoining properties? 2. Will the variance cause a substantial increase in public costs? 3. Will the variance affect, in any manner, the provisions of any adopted zoning regulations or Master Plan? 4. Are there special circumstances related to the physical characteristics of the site (topography, shape, etc.) that create the hardship?. 5. What other conditions are unique to this property that create the need for a variance? The subdivider shall submit a complete application addressing items below to the Tri- City Planning Office at least tliiM7 (30) days prior to the date of the meeting at which it will be heard. 1. Preliminary plat application. 2. 16 copies of the preliminary plat. 3. One reproducible set of supplemental information. (See Appendix A of Subdivision Regulations for the city where the subdivision is proposed. 4. One reduced copy of the preliminary plat not to exceed 11" x 17" in size. 5. Application fee 6. Adjoining Property Owners List (see example below): Assessor# See-Twn-Rng Lot/Tract No Property Ovmer & MgpjAg Address I hereby certify under penalty of perjury and the laws of the State of Montana that the information submitted herein, on all other submitted forms, documents, plans or any other information submitted as a part of this application, to be true, complete, and accurate to the best of my knowledge. Should any information or representation submitted in connection with this application be untrue, I understand that any approval based thereon may be rescinded, and other appropriate action taken. The signing of this application signifies approval for the Tri-City Planning staff to be present on the property for routine monitoring and inspection during the approval and developme race C)3 -30 As approved 1)), the TCPB on 12/19/01 Effective 1/1/02 4 (Date) BLUE HERRON ESTATES g_L,JZMELA, C jj- M*NTANT A The proposed Subdivision is located in Lot 2 of VoglerSubdivision Subdivi i on No 2 , the Amended Plat of Vogler Subdivision and Subdivision No. 204, SE 1/4, SE 1/4, SEC. 2, T. 28-NT., R.22W., P.M.,M., Flathead County, Montana 1. 1. GEOLOGY A. The proposed subdivision is located in a relatively safe geological area. The site is primarily agricultural with slopes of less than 8%. Soils are primarily medium to fine silty sand. The USDA has classified the soil in the area as mostly Kalipell-Tuffit silt loams and Kalispell. B. No rock outcroppings have been encountered on the site. There are no known conditions that would require immediate measures to prevent or reduce the danger of property damage or personal injury. A. There is a natural swale going through the site from north to south that is shown as an intermittent stream that is shown as an intermittent stream on the USGS maps. B. The site has an irrigation system fed by a groundwater collecting cistern that is 3 feet in diameter and less than 20 feet deep. B. FEMA identifies the swale as part of a 100-year flood plain with non - determined flood elevation. A. The proposed subdivision is primarily grassland. There is a sparse growth of deciduous trees and shrubs in the swale near the south end of the site. B. On -site vegetation will be removed. The existing vegetation is inconsistent with residential use. Natural vegetation and landscaping will replace the native vegetation as required by the development of each lot- C. All roads will be constructed to the City of Kalispell design standards. Excavated areas will be landscaped or revegetated with native grasses, Z� Blue Herron Estates Page] of Environmental Assessment I designed to encourage the regeneration of ground cover. It isnot anticipated that any predominant areas of vegetation will require protection. IV, -WILDLIFE A- The property is void of suitable water ways to support fish. The intermittent stream may possibly host small numbers of migratory waterfowl during those short periods when there is water present. C. The proposed site is occasionally frequented by big game animals; however there are no known areas of specific winter game range. There are no known endangered species on the site. C. The intent of the subdivision is to encourage the continued use of the current ecosystem with the use of extensive open space. There are no plans to erect any game fences, or degrade habitat. The proposed park lands will augment wildlife habitat. A. The total acreage of the proposed site consists of 24.38 acres of Barley crops and native grasses. Soils are primarily medium to fine silty sand. The USDA has classified the soil in the area as mostly Kalipell-Tuffit silt loams and Kalispell. B. The site has been agricultural for at least 10 years. C. The area surrounding the site has historically been agricultural, however, residential development has approached the site on the east from Kalispell and recently approved residential development on the north is under construction. D. The proposed development will not conflict with the adjacent agricultural use. F. There have been no timber management recommendations suggested or implemented by the U.S.D.A Division of Forestry in the area of the proposal. VI, HISTORICAL, ARCHAEOLOGICAL OR CULTURAL FEATURES A. There are no known historical, archaeological, or cultural features associated with the land. Should any be discovered during any construction, work in that area will be suspended until the site can be properly evaluated. Blue Herron Estates Page 2 of 8 Environmental Assessment XTIL SEWAGE TREATMENT A. N.A. B. Public sewage treatment system. L The average number of gallons of sewage generated for all proposed lots per daywill be -2.4,1) ,400 gallons when the subdivision is fully developed and assuming full occupancy. 2. Proposed public system. a. The developer intends to connect to the City of Kalispell sewer system either at Three Mile Drive and Northern Lights Boulevard, at the proposed Northwest View Estates or at whatever location is directed by the City of Kalispell Public Works Department. b. Discussions with the City of Kalispell indicates that capacity is available. Analysis will be made on the City's sewer flow model to confirm the availability of capacity. The proposed connection to the City system is 0.6 to 0.9 miles to the east of the site. c. The letter from the Kalispell Public Works Department is enclosed. Proposed community system a. Copy of the Plat is attached. I b. N.A. C. Depth to ground water has been determined to be in excess of 7'. Bedrock has been determined to be greater than 8. This determination is based on the test holes excavated on the site where ground water monitoring indicated a depth over 7' and no bedrock was encountered. d. The developer will bear the costs of installation. A Sewer Association will be formed and will bear the cost of the operation and maintenance of the system. A. NA Blue Herron Estates Page 3 of 8 EnIiironmental Assessment B, The proposed lots will utilize a public water system. Estimated number of gallons per day, required for all lots at full capacity when fully developed is 16,000 gallons. 2. NA. I 1, a. Existing wells in the area produce indica te that wells on the proposed site will produce more than adequate quantity and quality. b. Wells will be drilled and the services constructed by the developer. A Water Association will be formed and will bear the cost of the operation and maintenance of the system. C. Location of the proposed water wells are identified on the preliminary plat. A. Solid waste will be the responsibility of the individual lot owner until the development has enough full time residents to warrant contractor hauling. C. Solid waste will be hauled to the Flathead County Landfill. A. Street and Roads. 1. Because of the topography and soils permeability, much of the runoff will dissipate naturally. Runoff from hard surfaces and the roadway will be collected and transported to on -site storage facilities. A formal drainage plan will be formulated and submitted prior to final plat approval. I The roads will be paved with asphalt as required. 3. Culverts will be utilized for any necessary crossing of the drainage swales. B. Other Areas. I . Runoff will be collected and contained onsite. Blue Herron Estates Page 4 of 8 Environmental Assessment Stour, runoff from lots will be channeled, to onsite stormwater retention areas located in the open areas. I utilizing "Best Sedimentation and erosion control will be accomplished Management Practices" as described in the Montana "Erosion Control Manual". 4. The plat is enclosed. A. Traffic generated by the development will be approximately 640 trips per day. 1. All existing and new roads with in the subdivision will be constructed to City of Kalispell standards. Access will be off Three Mile Drive and Stillwater Road which are capable of accommodating the additional traffic. 2. The proposed subdivision should not require any additional road maintenance. B. The Developers will bear the cost of installing all roads within the proposed subdivision. The City will be responsible for maintenance of the roads. C. The soil characteristics are conducive to proper road construction. Bank cuts will be minimal and all disturbed areas will be recontoured and seeded. D. Access to the individual lots is provided by means of a road inside the subdivision. E. Year-round access to all lots via conventional automobile will be provided. The City will be responsible for snow removal. F. No access over private property is planned. WNW A. Emergency services for the Subdivision are available as follows: 1. Fire protection. a. The he proposed subdivisionwill be under the jurisdiction of Blue Herron Estates Page -5 qf8 Environmental Assessinent the Kalispell Fire Department. 2. Police protection will be provided by the Kalispell Police Department. 1. Ambulance service will be provided by the City of Kalispell and the Alert helecopter. 4). Medical service is available at Kalispell Regional Hospital. B. The subdivision should not require any additional personnel or facilities for emergency services. A. The subdivision will be served by Kalispell School District 5- B. Based on the 2002 Census, the average household is about 2.5 per household and therefore, it is estimated that each house will contribute 0.5 students each or I " 0 students total. A. The subject site is void of any structures. The assessment classification is agriculture and the assessed value $13,83 1, B. The estimated assessed valuation of all structures at 25% occupancy is $2,124,000 and the estimated year of 25% occupancy is 2006 and $7,965,000 at 90% occupancy and the estimated year of 90% occupancy is 2011 C. The sewer system will be owned by the City of Kalispell. The water system will be owned by the homeowners. Solid waste fees would be through tax assessment and bimonthly billing. RQNWI�� A. Historic use of the site has been agriculture. B. Annexation to the City of Kalispell and R-4 zoning is proposed. The adjacent properties are primarily mixed residential and agricultural proposed development will not affect access to any adjoining land. D. There are no known health or safety hazards on or near the subdivision. Blue Herron Estates Page 6 of 8 Environmental Assessment E. There will not be any nuisances created by the s!Yt)d1visior_-L other than temporary road construction activities. XWI, PARKS AND RECREATION FACILITIES A, The Developers have incorporated areas for parks throughout the site. The total acreage of these parks is approximately .33,831 acres. B. The City of Kalispell operates a major sports complex on Four Mile Drive less than 1.5 miles from the site. There is another major City park on Liberty Street less than a mile from the site. There are several city recreation facilities within 3 miles of the site. C. Parkland requirements have been satisfied with the proposed park, common area and open space. A. All utilities in the proposed subdivision will be placed under ground and provided by: Electricity: Flathead Electric Co-op, Inc. 2510 Highway 2 East Kalispell, Montana Telephone Centurytel 290 North Main Kalispell, Montana Cable TV AT&T Broadband 333 1 st Ave. E. Kalispell, MT 59901 B. Copies of the Preliminary Plat have been submitted to the affected utilities for review. C. The three utilities to be installed will use the same trench, therefore the installation va, be concurrent. Completion dates are prqJJected for the late fall of 2005 for Phase I and three-year intervals thereafter. Blue Herron Estates Page 7 of 8 Etwironmental Assessment XI-NIJIT. PI-LASTNG PLAN A. The proposed preliminary plat reflects three phases. Time frame for the development is as follows: a. PHASE pRojEC'IPED COMPLETION DATE Phase I Fall 2005 Phase 2 Fall 2008 Phase 3 Fall 2011 8 Blue Herron Estates Page 8 of Enj,,jronmental Assessment LETTER OF REQUEST On this they day of -2 c—� l'�%dg1'.inrN ,being an officer and representing Flathead Valley Search & Rescue, the owner of record of real property legally described as the Vogler Subdivision in Section 2-Township 28N-Range 22W, Flathead County, Montana., have entered into a Buy -Sell Agreement on 2.5 acres of our total 5 acres, and do hereby request an exemption for the minimum lot size requirement. Flathead Search & Rescue has built a facility station on the remaining two and one half acres of this property, and do not require the subject tract for current or future projects. We are a organization that assists local emergency services in response and rescue to natural and man made emergencies. We feet we qualify for the exemption under Flathead County zoning regulations, Section 3.03,020, Paragraph 8. Any further questions may be directed to Charles Lapp, purchaser, at 3230 CF Stage, Col. F t., 892-57 Signed: ?ia'thead SearcRescue STATE OF MONTANA ss. County of Flathead ) O� On this the C2 day of c;..._t_2062, before me the undersigned, a Notary Public for the State of Montana, personally appeared iMAKk jr(ati i; i - known to me to be the person(s) whose names(s) is (are subscribed to the foregoing instrument, and acknowledged to me that he executed the same. In witness whereof, I have set my hand and affixed my Notarial Seal the day and year first written above. -LUJ(n Notary Publi for the State of Montana Residing at K -Q§,,,,AJ My Commission expires on---IL:L: `1-ok Tri-City Planning Office 17 Second Street East - Suite 211 Kalispell, Montana 59901 Phone: (406) 751-1850 Fax: (406) 751-1858 tricity*centurvtel-net [ATA M J, Ut . TO: Kalispell City Staff and Other Interested Parties FROM: Narda A. Wilson, Senior Planner RE: April 8, 3003 - Kalispell City Planning Board Regular Meeting Heron Estates Annexation and Preliminary Plat DATE: March 19, 2003 Attached with this memo is information relating to items that will go before the planning board on the above referenced date. You will note that three of the four items were continued from the August meeting because of various unresolved issues. 1. A request by Charles and Michelle Lapp for an initial zoning designation of R-2, Residential, upon annexation to the city of Kalispell on approximately 24.4 acres of property located at the northwest corner of Stillwater Road and Three Mile Drive. The R-2 zoning district is a residential zone that is intended primarily for single family homes with a 9,6000 square foot minimum lot size requirement. Currently the property is located in the county and is zoned R-2, a Suburban Residential zoning district, and SAG-5, a Suburban Agricultural zoning district. 2. A request by Charles and Michelle Lapp for preliminary plat approval of Blue Heron Estates, a 59 lot residential subdivision on the northwest comer of Three Mile Drive and Stillwater Road. All of the lots in the subdivision would be served by public sewer and water and would be developed in accordance with City of Kalispell standards. The preliminary plat is being submitted in conjunction with the annexation of the property and designation of initial zoning. These items will go before the Site Development Review Committee in the Kalispell Building Department on the following dates: March 20, 2003 - Initial comments March 27, 2003 - Review Comments Providing Community Planning Assistance To: - City of Kalispell - City of Columbia Falls - City of Whitefish • Referrals KPB 41/ 8// 03 mtg March 19, 2003 Page 2 Final Comments By: 0 March 31, 2003 so that they can be incorporated into the staff report. These matters will go before the Kalispell City Planning Board on April 8, 2003 for public hearing. Please bring your comments to the above referenced site review committee meeting(s) or submit your comments in writing or by phone, prior to March 331, 2003 so that they can be incorporated into the staff report to the planning board. You can reach me at 751-1852. If you need additional information regarding any of these items, please call me. Thank you for taking the time to review and comment on these items. c: w/attachments: Jim Stewart, Fire Dept. Mike Baker, Parks and Rec Chris Kukulski, City Manager Pi. Sorenson, Zoning Administrator Roger Kraus, Police Dept. Dick Amerman, City Engineer Frank Castle, Civil Engineer Jim Hansz, Director Public Works Sandy Wheeler, Community Redevelopment Susan Moyer, Community Development Director Craig Kerzman, Chief Building Inspector Charles Harball, City Attorney Steve Herzon, MDOT Charlie Johnson, Co. Rd. Superintendent Applicant / Owner H: \ ... \AGREF\ KALISPELL\KPB48REF2. DOC 0 Kalispell Fire/Ambulance Dept. .001 312 1 s'Ave East -P.O. Box 1997 Telephone 406-758-7763 Kalispell, MT 59903 -1997 Fax 406-758-7952 TO: NARDA A. WILSON, SENIOR PLANNER FROM: JIM STEWART, FIRE MARSHAL D. MARCH 28,2003 SUBJECT: ANN EXATION/PRELIMI NARY PLAT— HERON ESTATES 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 per City specifications at approved locations. Minimum fire flows shall be in accordance with Uniform Fire Code (1997) Appendix Ill -A. Single-family homes in excess of 3600 square feet shall be provided with a minimum fire flow of 1500 gpm or more, dependent on square footage and type construction. 2. Fire hydrants shall be provided per City specifications at locations approved by this department, prior to combustible construction. 3. Street designs shall provide for a minimum clear width of 20' for emergency vehicle access. No Parking signage shall be provided as necessary to maintain width. 4. Approved emergency vehicle turnarounds shall be provided at dead-end access roads that exceed 150' in length. This requirement will also need to be addressed during project phasing. 5. Street names shall be approved by this department. Please contact me if you have any questions. I can be reached at 758-7763. "Assisting The Community In Reducing And Preventing Emergencies" The Daily -inter Lake, ' de,.Merch2:,20D3-_El mem. All of the mts m -- No. 6740 the subdivision would NOTICE OF PUBLIC be served by public sew--rnnej water and HEARING xAuSpEu CITY would b be developed i PLANNING BOARD accordance with ~'y of AND zOm|wG COM- Kalispell standards. The preliminary~^^p~' is being MISSION The `~°~~' | meeting of ,r ' uubm�vumoo�un�mn meua|ispeUCxyP|an' ^' with the annexation of ` the property n|ng Board and Zoning oommiaoion is aoxeu' '� - nation~of initial^^~^~'~ ~~~ '~' Tuesday,scribed "=property ��'"=�� as of ~' ^~~~ beginning^^ ~^ Assessor's Tract 5+k+ '~~pM^ in the '^~~~~^ oaue� in Section 25 CnyCounci/Chammam � ' Township cn North, Ka�op~�C,'Hall,31� Range 22 Vveu� n �eE Ka- will hold a public ty, Montana, (A rehear Ing on this project is re- hearing and take public comments on the follow- quired under the recent - ing agenda item. The adoptedboard I Kalispell �~��^^ Policy.) board will make a mo ~~^^'' 3 A request by �v� vmmenuanon�m� Charles and Michelle ' UmpoU City Council who Lapp for an initial zoning will take final action. designation of R-2, Res- 1A L�OU 'uenua/ upon annaxe ---Partnership' —� ,'"" 8on »n the citycd K�k+ peUonapproximately tion upon annexationm 24.4 acres of property the city of Kalispell on located authe northwest /^ m� am|y 58 acres Stillwater ofapproximately property located at Mile the northeast corner of u*Wr&.,Tno n-2 zoning Stillwater Road and district is a residential Yvoot Reserve Drive. zone that imintended The proposal would primarily for o/ngm-fom+ ' designate approximately |yhomes with a9.8nO ^a aumo as R'3. Reoi- square foot minimum |m � dendm|, o single-family size requirement. Cur - residential d/mnm, and rently the property is k, pproximately 10 acres cated in the county and R/+ Low '� Subu+ �Residential Apartment ban Residential, zoning ^~^^'y~'~^~^^pre- -. -istrict —-----`- � �' Suburban hcuk nd - as described below is zoning district. ~ pre - being liminary plat containing with the annexation and.� be - zoning request. The^ low is being filed con - property proposed for currently with the an - annexation and zoning �'^nexation and zoning re - can be described as o can rtionofAeoeosor'o be described as Lot 1 of Tract s+louateU in Sec- ` Subdivision 204 and an ` tion 25 Township oe approximately 25 acre North, Range 22 West, portion of Vogler Subdi- P.M.M., Flathead Coun- vision located in -Section �o <A he r' ^^~~~� '~~- 2 Towna�pu8mo�h. ing on this project is re- �an e 22 vv*ot quired under the recent- P.M.M., Flathead Coun- ly adopted Kalispell ty, Montana. Growth Policy.) A. A request by 2. A request Owl Cor- Charles and Michelle ration for Lapp for preliminary plat plat approval of West approval of Blue Heron View Estates, a12Olot Estates, aa9lot mai- aubdwwionlocated on gentia| subdivision on the northeast corner of the northwest corner of SUUwotn, Road and Three Mile Drive and West Reserve Drive. Stillwater Road. All o, This plat would create the lots mthe subd*+ 127 |cuu intended ^nr uionwould ueserved by single-family residential public sewer and water development on uppmx and would b developed imato|y 48 acres and inaccordance with City one 10acre lot mtenunci of Kalispell stondarus. for multi-ramor and The preliminary plat |s townnuuse deve/vp' being submitted incon- junction with the annex- ation of the property and designation of initial zoning, Toepmpert can be described as Lot 1 of Subdivision 204 and an approximately 2.5 acre portion of Vo- gler in Section 2, Township 28 m P�� Range 22 �eMFlathead ~~...,...~..~... � u A request by Grant Spoklie to amend the Kalispell Zoning Regula- tions educomhen+ / ` bneo '. ty shops and barber shops from thee spaces per operator to two spaces per operator and deleting the refer- ence to an alternative .~ standard_of one spa~~ Q0 M 00 er OD L� O ¢t' O I O O O Ln r-i C O C O LC) co vi 00 Lf) O O i O O O iV) O O iCD i� 00 Lr) C O O C O cn Lr) ! O O C r- Z` i co i co Ln O C O O C M M O C O r ri W 00 d" OJ L7 C O O O C Ln O O cti CO Ol co 00 Lfi O C O O O cn ri O O O d' O C1 co Lf) O d'' O C O C ro Ln c--i O C O I S 1,` a G � N 1 a O w m ' 1 C i T •tom -� i N ; N � a . - -- O IL 0 O � m I L 'a u i' m � IN h 44 4.4 (N Ln P-4 co -P ri ca (D Ln rn co Ln O CD CD CD CD C:) CD CD r- C* m Ln m Co Ln C) O CD C) Ln r-� CD CD C:) LO (6 LZ > ry') C) o c I :) U) > CL O �-4 CD IL 0 tL m 0 CL F- Eli a0 CILD Z3 T F, C) Z N 0 -6 CD 0 ion cc: z 'R LL Z U) i, J CL TCP O Major Subdivision. 2003 I, the undersigned certify that I did this date mail via certified or registered mail a copy of the attached notice to the following list of landowners adjoining the property lines of the property that �s to be subdivided. Date • Assessor's # S-T-R Lot/Tract# Property Owner/Mail Address CHARLES & MICHELLE LAPP 3230 COLUMBIA FALLS STAGE RD COLUMBIA FALLS MT 59912 PAUL STOKES & ASSOCIATES 343 1ST AVENUE WEST KALISPELL MT 59901 AND ATTACHED LIST NOTICE OF PUBLIC HEARING KALISPELL CITY PLANNING BOARD AND ZONING COMMISSION The regular meeting of the Kalispell City Planning Board and Zoning Commission is scheduled for Tuesday, April 8, 2003 beginning at 7:00 PM in the Kalispell City Council Chambers, Kalispell City Hall, 312 First Avenue East, Kalispell. The planning board will hold a public hearing and take public comments on the following agenda item. The board will make a recommendation to the Kalispell City Council who will take final action.' 1. A request by LBO Limited Partnership for an initial zoning designation upon annexation to the city of Kalispell on approximately 58 acres of property located at the northeast corner of Stillwater Road and West Reserve Drive. The proposal would designate approximately 48 acres as R-3, Residential, a single-family residential district, and approximately 10 acres as RA-1, a Low Density Residential Apartment zoning district. A preliminary plat for 128 lots as described below is being filed concurrently with the annexation and zoning request. The property proposed for annexation and zoning can be described as a portion of Assessor's Tract 5+ located in Section 25, Township 29 North, Range 22 West, P.M.M., Flathead County, Montana. (A rehearing on this project is required under the recently adopted Kalispell Growth Policy.) 2. A request by Owl Corporation for preliminary plat approval of West View Estates, a 128 lot subdivision located on the northeast corner of Stillwater Road and West Reserve Drive. This plat would create 127 lots intended for single-family residential development on approximately 48 acres and one 10 acre lot intended for multi -family and townhouse development. All of the lots in the subdivision would be served by public sewer and water and would be developed in accordance with City of Kalispell standards. The preliminary plat is being submitted in conjunction with the annexation of the property and designation of initial zoning. The property can be described as a portion of Assessor's Tract 5+ located in Section 25, Township 29 North, Range 22 West, P.M.M., Flathead County, Montana. (A rehearing on this project is required under the recently adopted Kalispell Growth Policy.) 3. A request by Charles and Michelle Lapp for an initial zoning designation of R-2, Residential, upon annexation to the city of Kalispell on approximately 24.4 acres of property located at the northwest comer of Stillwater Road and Three Mile Drive. The R-2 zoning district is a residential zone that is intended primarily for single-family homes with a 9,600 square foot minimum lot size requirement. Currently the property is located in the county and is zoned R-2, a Suburban Residential, zoning district and SAG-5, a Suburban Agricultural, zoning district. A preliminary plat containing 59 lots as described below is being filed concurrently with the annexation and zoning request. The property can be described as Lot 1 of Subdivision 204 and an approximately 2.5 acre portion of Vogler Subdivision located in Section 2, Township 28 North, Range 22 West, P.M.M., Flathead County, Montana. 4. A request by Charles and Michelle Lapp for preliminary plat approval of Blue Heron Estates, a 59 lot residential subdivision on the northwest corner of Three Mile Drive and Stillwater Road. All of the lots in the subdivision would be served by public sewer and water and would be developed in accordance with City of Kalispell standards. The preliminary plat is being submitted in conjunction with the annexation of the property and designation of initial zoning. The property can be described as Lot IL of Subdivision 204 and an approximately 2.5 acre portion of Vogler Subdivision located in Section 2, Township 28 North, Range 22 West, P.M.M., Flathead County, Montana. 5. A request by Grant Spoklie to amend the Kalispell Zoning Regulations to reduce the required parking for beauty shops and barber shops from three spaces per operator to two spaces per operator and deleting the reference to an alternative standard of one space per 100 square feet of gross floor area, which ever is larger; and the requirement for one space per employee on the largest shift. The proposed amendment would apply to all barber and beauty shops within the city zoning jurisdiction. Documents pertaining to these agenda items are on file for public inspection at the Tri-City Planning Office, 17 Second Street East, Suite 211, Kalispell, MT 59901, and are available for public review during regular office hours. Interested persons are encouraged to attend the hearing and make their views and concerns known to the Board. Written comments may be submitted to the Tri-City Planning Office at the above address, prior to the date of the hearing, or contact Narda Wilson, Senior Planner, at (406) 751-1850 for additional information. Thomas R. Jentz Planning Director CYNTHIA MARVIN ,r-'ATHERINE R BAIER CLINTON P GROSSWILER 290 WEST VALLEY DR KALISPELL. MT 59901 GREGORY E HARRIS 539 THREE MILE DR KALISPELL, MT 59901-3072 KENNETH J & MICHELLE VAN ALLEN 537 THREE MILE DR KALISPELL, MT 59901-3072 JANICE A KIENAS 535 THREE MILE DR KALISPELL, MT 59901-3072 PHILIP T & BARBARA S BLANDFORD 411 THREE MILE DR KALISPELL, MT 59901 FLATHEAD COUNTY SEARCH & RESCUE ASSOCIATION POBOX3)58 KALISPELL, MT 59903-0358 K. C. & AGNES M DORS 908 AVE B NW GREAT FALLS, MT 59404 HELEN M VOGLER KAEDING 132 SUNBURST CT KALISPELL, MT 59901-3481 HELEN KAEDING CHARITABLE REMAINDER TRUST #2 10 LCMS FOUNDATION TTIN WAYNE SELL 3 SOUTH KIRKWOOD S T L 0 U I S , MO 6 3 122 - 729 5 "ONALD & TMARCIA S14ARPE ll 0 BOX 7-5 16 ALISPELL, MT 59904-0516 FOREST 17 & MARGARET IFARRIS ROY STANLEY LTD PART ROY & CAROL STANLEY P 0 BOX 7214 KALISPELL. MT 59904-0214 CHARLES & MIC14ELLE LAPP 3230 COLUMBIA FALLS STAGE RD COLUMBIA FALLS, MT 59912 PAUL J STOKES & ASSOC. INC. 343 1ST AVE W KALISPELL, MT 59901 BRIEN SURVEYING P 0 BOX 160 SOMERS, MT 59932 ..a a ° M L; z tA �x z w a=�,a W Z w � W Grr Qr E■ � � F W ;Od � $a w � o z 0 A ..IT4 \..11\.Vll �a ,Z6'6L9 ,M„Bt,gvool ' Sl 009