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08. Resolution 4786 - Preliminary Plat - West View EstatesREPORT TO: SUBJECT MEETING DATE: Tri-City Planning Office 17 Second Street East - Suite 211 Kalispell, Montana 59901 Phone: (406) 751-1850 Fax: (406) 751-1858 tricity@centurytel.net Kalispell Mayor and City Council Narda A. Wilson, Senior Planner Chris A. Kukulski, City Manager West View Estates Subdivision Preliminary Plat - Northeast Corner of West Reserve Drive and Stillwater Road May 5, 2003 BACKGROUND: This is a proposal for West View Estates Subdivision preliminary plat approval, a 128 lot residential subdivision located on the northeast corner of West Reserve Drive and Stillwater Road. In September of 2002 this preliminary plat proposal went before the Kalispell City Planning Board based on a recent master plan amendment that was approved by the Kalispell City Council. Subsequent to this review, the Montana Attorney General issued an opinion stating that master plans previously adopted were not valid. This had the effect of nullifying the master plan amendment approved by the Kalispell City Council which was later formally rescinded. Since the Kalispell City Council approved the Kalispell Growth Policy, it provides a clear avenue for review of this project under that document without the burden of unresolved issues relating to the previously adopted Kalispell City -County Master Plan. The review of this proposal under the Kalispell Growth Policy by the Kalispell Planning Board is an administrative requirement since the previous evaluation was based on an invalid master plan amendment. The adopted Kalispell Growth Policy designates the area where this subdivision is proposed as Urban Residential on approximately 50 acres and High -Density Residential on approximately 10 acres, as was previously approved with the master plan amendment. This subdivision would have 127 single-family lots and one 10-acre parcel that would later be developed most likely with duplex, townhouse or multi -family dwellings. The area designated for single-family homes contains approximately 48 acres and the area that would be developed later contains approximately ten acres with the entire subdivision containing approximately 58 acres. The subdivision would be developed in several phases depending on the market conditions. Concurrent with this preliminary plat proposal, the applicant is requesting annexation to the city of Kalispell with an initial zoning designation of R-3, Residential, on the 48 acres designated for single family development and RA-1, Low Density Residential Apartment, on the 10 acres that will be developed at some point in the future. The subdivision would be developed in several phases with the first phase being developed near the east side of the site along with the access onto West Reserve Drive. The final phase would be near the northwest corner of the site and a secondary access Providing Community Planning Assistance To: • City of Kalispell • City of Columbia Falls • City of Whitefish • Preliminary Plat for West View Estates Subdivision September 19, 2002 Page 2 from the subdivision onto Stillwater Road would be developed. The subdivision will be utilizing City sewer and water could potentially come from the Stillwater Estates water system to the east. If the water system from Stillwater Estates were inadequate to provide the necessary fire flows for the hydrants in accordance with the Uniform Fire Code, the City water would be extended to the site. Water and sewer will be extended throughout the project at the developers' expense and in accordance with the City of Kalispell's Design and Construction Standards. An approximately two acre park will be developed near the center of the subdivision and the remaining money as required for parkland dedication would be used for improvements to the park such as an irrigation system and play equipment. The park would either be retained by the homeowners association or taken by the City of Kalispell and made part of the City park system and open to the general public. On April 8, 2003 the Kalispell City Planning Board held a public hearing on this matter at their regular meeting. There were several people from the area who attended the public hearing and spoke in opposition to the subdivision because of the urban density and the potential impact it would have on the rural character of the area. The also voiced concerns related to traffic, drainage in the area and the character of the West Valley area being changed from a rural community with this development. There were also people who voiced concerns about the impacts this subdivision would have on the West Valley School District. After the public hearing the board discussed the proposal and the issues that were raised. The board discussed the lack of access between Parcel A and the single-family subdivision and felt that a road connection could avoid future problems with additional accesses onto West Reserve Drive as well as providing some connectedness between the two areas. A condition was added to require one access into Parcel A from the single-family portion of the subdivision. A motion was made to approve the subdivision subject to the recommended conditions as amended which passed on a vote four in favor and two opposed. The Kalispell City Planning Board is forwarding a recommendation for approval of this subdivision to the Kalispell City Council subject to conditions. RECOMMENDATION: A motion to adopt the resolution approving the preliminary subdivision plat subject to conditions would be in order.. FISCAL EFFECTS: Minor positive impacts once developed. ALTERNATIVES: As suggested by the city council. Narda A. Wilson Chris A. Kukulski Senior Planner City Manager Preliminary Plat for West View Estates Subdivision September 19, 2002 Page 3 Report compiled: September 19, 2002 c: Theresa White, Kalispell City Clerk Attachments: Transmittal letter Staff report #KPP-03-5 and application materials Draft minutes from 4/8/03 planning board meeting TRANSMIT\KALISPEL\2003 \KPP-03-5MEMO. DOC RESOLUTION NO.4786 A RESOLUTION CONDITIONALLY APPROVING THE PRELIMINARY PLAT OF WEST VIEW ESTATES SUBDIVISION, MORE PARTICULARLY DESCRIBED ON EXHIBIT "A", IN SECTION 25, TOWNSHIP 29 NORTH, RANGE 22 WEST, P.M.M., FLATHEAD COUNTY, MONTANA. WHEREAS, Owl Corporation, the owner of certain real property described above, has petitioned for approval of the Subdivision Plat of said property, and WHEREAS, the Kalispell City Planning Board and Zoning Commission held a public hearing on April 8, 2003, on the proposal and reviewed Subdivision Report #KPP-03-5 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 West View 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-03-5, 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-03-5 are hereby adopted as the Findings of Fact of the City Council. SECTION II. That the application of Owl Corporation for approval of the Preliminary Plat of West View 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. 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 West Reserve Drive and certifying that any necessary improvements have been made. Obtain a permit from the Flathead County Road Department for the new road access onto Stillwater Road and any needed improvements be made prior to final plat approval having been reviewed and approved by the road department superintendent. 9. 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. 10. The developer shall provide a letter from the U.S. Postal Service approving the plan for mail service. 11. Street lighting shall be located within the subdivision and shall be shielded so that it does not intrude unnecessarily onto adjoining properties. 12. That the parkland dedication requirements shall be one -ninth or 11 percent of the area in lots or 3.69 acres. The 2.20 acre as indicated on the plat will meet a portion of that requirement and the remaining approximately one acre required can be met by investing an equivalent cash value into the park. The cash -in -lieu of parkland values is based on a value of $10,000 per acre or other value demonstrated by the developer as the purchase price per acre. 13. That a road access be provided from Taylor Road connecting Parcel A to the subdivision. 14. That a minimum 20 2-5--foot buffer strip shall be established between West Reserve Drive and the subdivision. 15. In addition to the 20 2-5-foot buffer strip, a 10-foot right-of-way reservation along West Reserve Drive be indicated on the final plat for the future expansion of that road. 16. All utilities shall be installed underground. 17. That the fire access and suppression system comply with the Uniform Fire Code and a letter from the Kalispell Fire Department approving the access and number and placement of fire hydrants within the subdivision as well as fire flows and access shall be submitted with the final plat. The fire access and suppression system shall be installed and approved by the Fire Department prior to final plat approval. 18. That a minimum of two-thirds of the necessary infrastructure for this subdivision shall be completed prior to final plat submittal. 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. 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" A tract of land, situated, lying and being in the West Half of the Southwest Quarter of Section 25, Township 29 North, Range 22 West, P.M.M., Flathead County, Montana, and more particularly described as follows to wit: Beginning at the southwest corner of the Southwest Quarter of Section 25, Township 29 North, Range 22 West, P.M.M., Flathead County, Montana, which is a found iron pin on the centerline of a 60 foot county road known as Stillwater Road; thence along the west boundary of said SW 1/4 and along said centerline N 00°06'40" W 1982.69 feet; thence leaving said west boundary and said centerline N 89'59' 11" E 1327.96 feet to a set iron pin on the east boundary of the West Half of the Southwest Quarter of said Section 25; thence along said east boundary S 00°00'23" W 1985.86 feet to the southeast corner thereof and the centerline of a 60 foot county road known as West Reserve Drive; thence along said centerline and along the south boundary of said SW 1/4 N 89°53'02" W 1323.89 feet to the point of beginning and containing 60.396 acres. 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@centurytel.net April 17, 2003 Chris Kukulski, City Manager City of Kalispell P.O. Box 1997 Kalispell, MT 59903 Re: West View Estates Subdivision Preliminary Plat Approval (Annexation 8s Zoning) 128 Lots on 58 acres - West Reserve 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 Owl Corporation for preliminary plat approval of a 128-lot residential subdivision. In September of 2002 this preliminary plat proposal went before the Kalispell City Planning Board based on a recent master plan amendment that was approved by the Kalispell City Council. Subsequent to this review, the Montana Attorney General issued an opinion stating that master plans previously adopted were not valid. This had the effect of nullifying the master plan amendment approved by the Kalispell City Council which was later formally rescinded. Since that time the Kalispell City Council approved the Kalispell Growth Policy making way for the review of this project under this document without the burden of unresolved issues relating to the previously adopted Kalispell City -County Master Plan. The review of this proposal under the Kalispell Growth Policy by the Kalispell Planning Board is an administrative requirement since the previous evaluation was based on an invalid master plan amendment. The adopted Kalispell Growth Policy designates the area where this subdivision is proposed as Urban Residential on approximately 50 acres and High -Density Residential on approximately 10 acres, as was previously approved with the master plan amendment. The property is located on the northeast corner of Stillwater Road and West Reserve Drive approximately three-quarters of a mile west of Hwy 93. This subdivision would have 127 single-family lots and one ten acre parcel that would later be developed most likely with duplex, townhouse or multi -family dwellings. The area designated for single-family homes contains approximately 48 acres and the area that would be developed later contains approximately ten acres with the entire subdivision containing approximately 58 acres. The subdivision would be developed in several phases depending on the market conditions. Concurrent with this preliminary plat proposal, the applicant is requesting annexation to the city of Kalispell with an initial zoning designation of R-3, Residential, on the 48 acres designated for single-family development and RA-1, Low Density Residential Apartment, on the ten acres that will be developed at some point in the future. Providing Community Planning Assistance To: • City of Kalispell • City of Columbia Falls • City of Whitefish • West View Estates Subdivision Preliminary Plat April 17, 2003 Page 2 Narda Wilson, of the Tri-City Planning Office, presented staff report #KPP-03-5 evaluating the proposal and recommending approval of the preliminary plat for the subject to the conditions outlined in the staff report. At the public hearing the applicants spoke in favor of the proposal and there were several neighbors from the area speaking in opposition. Their primary concerns were the density of the subdivision and its impact on the rural neighborhood character as well as traffic impacts and impacts to the West Valley School District. After the public hearing the board discussed the proposal and the issues that were raised. The board discussed the lack of access between Parcel A and the single-family subdivision and felt that a road connection could avoid future problems with additional accesses onto West Reserve Drive as well as providing some connectedness between the two areas. A motion was approved to add a condition to require one access into Parcel A from the single-family portion of the subdivision. A motion was made to approve the preliminary plat subject to the conditions as amended and passed on a vote of five in favor and one opposed. The planning board is passing this recommendation onto the Kalispell City Council for their consideration at their 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, Kaliell City Planning Board gz?�� Ron Van Natta President ice® Attachments: Exhibit A - Recommended conditions of approval Staff report #KPP-03-5 and application materials Draft minutes 4/8/03 planning board meeting c w/ Att: Theresa White, Kalispell City Clerk c w/o Att: Owl Corporation, 500 Palmer Drive, Kalispell, Mt 59901 Sands Surveying, 2 Village Loop, Kalispell, MT 59901 H: \FRDO \TRANSMIT\KALISPEL\2003 \KPP-03-5.DOC ` West View Estates Subdivision Preliminary Plat April 17, 2003 Page 3 EXHIBIT A WEST VIEW 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. 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. That the developer obtain a letter from the Montana Department of Transportation approving the intersection of the new internal roadway and West Reserve Drive and certifying that any necessary improvements have been made. 8. Obtain a permit from the Flathead County Road Department for the new road access onto Stillwater Road and any needed improvements be made prior to final plat approval having been reviewed and approved by the road department superintendent. West View Estates Subdivision Preliminary Plat April 17, 2003 Page 4 9. 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. 10. The developer shall provide a letter from the U.S. Postal Service approving the plan for mail service. 11. Street lighting shall be located within the subdivision and shall be shielded so that it does not intrude unnecessarily onto adjoining properties. 12. That the parkland dedication requirements shall be one -ninth or 11 percent of the area in lots or 3.69 acres. The 2.20 acre as indicated on the plat will meet a portion of that requirement and the remaining approximately one acre required can be met by investing an equivalent cash value into the park. The cash -in -lieu of parkland values is based on a value of $ 10,000 per acre or other value demonstrated by the developer as the purchase price per acre. 13. That a pedestrian aeeess easement be developed between Pax -eel A and the p indieated on the final plat. 13. That a road access be provided from Taylor Road connecting Parcel A to the subdivision. 14. That a minimum 20 2-5-foot buffer strip shall be established between West Reserve Drive and the subdivision. 15. In addition to the 20 2-5-foot buffer strip, a 10-foot right-of-way reservation along West Reserve Drive be indicated on the final plat for the future expansion of that road. 16. All utilities shall be installed underground. 17. That the fire access and suppression system comply with the Uniform Fire Code and a letter from the Kalispell Fire Department approving the access and number and placement of fire hydrants within the subdivision as well as fire flows and access shall be submitted with the final plat. The fire access and suppression system shall be installed and approved by the Fire Department prior to final plat approval. 18. That a minimum of two-thirds of the necessary infrastructure for this subdivision shall be completed prior to final plat submittal. 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. Wilson said this request was based on research and experience in practice. PJ Sorenson, Zoning Administrator for the City of Kalispell addressed the board and agreed that smaller beauty salons do not seem to need the extra parking. He said the additional square footage evaluation pushes the parking requirements beyond reasonable need. Atkinson said reducing the excess parking would be a positive aspect to reduce density in downtown Kalispell and this might help in a small way. Norton asked and Sorenson answered that a house converted to a beauty shop or house with mixed used would be analyzed based on square footage devoted to each business. Taylor asked if this amendment would have any negative effect on any existing beauty or barber shop. Wilson answered that she thought it would create a positive effect by potentially freeing up additional space for other uses. Van Natta said his concern was the possibility of having more than one customer in the shop with the operator at one time. Wilson said if there were concerns about inadequate parking at the one to two space ratio, the ratio could be increased to 2.5 spaces per operator. Atkinson asked if that change would adversely affect the applicant but Wilson said she didn't think it would. MOTION (AMENDMENT) Hull offered an amendment to change the required number of parking spots to 2.5 lots per operator No second was heard and the motion died for lack of a second. ROLL CALL The original motion passed unanimously on a roll call vote. WEST VIEW ESTATES A request by Owl Corporation for an initial zoning INITIAL ZONING UPON designation of R-3, Residential, on approximately 48 acres ANNEXATION and RA-1, Low Density Residential Apartment, on approximately 10 acres upon annexation to the city of Kalispell. WEST VIEW ESTATES A request by Owl Corporation for preliminary plat approval of SUBDIVISION a 128-lot residential subdivision on approximately 58 acres. PRELIMINARY PLAT STAFF REPORT Narda Wilson, with the Tri-City Planning Office, gave a KA-03-8 AND KPP 03-5 presentation of staff report KA-03-8, a rehearing regarding a request for an initial zoning designation of R-3 and RA-1 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. Concurrently, staff report KPP 03-5, a rehearing of Stillwater Estates, a 128 lot residential Kalispell City Planning Board Minutes of the meeting of April & 2003 Pace 2 of 20 subdivision filed concurrently with the annexation and initial zoning request. This project was previously reviewed by the planning board and forwarded on to the city council but was postponed because of legal issues relating to the Kalispell City -County Master Plan and adoption of the Kalispell Growth Policy. The previously adopted master plan amendment for this project was rescinded by the Kalispell City Council and has no bearing on consideration of this proposal. Subsequent adoption of the Kalispell Growth Policy provides a basis for zoning review and subdivision density. The report evaluating the proposed R-3 and RA-1 zoning is based on Urban Residential and High Density Residential future land use designations in the Kalispell Growth Policy for the appropriate assignment of a City zoning classification in accordance with Section 27.03.010(4) of the Kalispell Zoning Ordinance. The developer would like to annex in order to receive City services. Wilson noted this property is currently zoned agricultural but will be moved to a residential City zoning designation with annexation. Staff reviewed the staff report and recommended that the Kalispell City Planning Board forward a recommendation to Kalispell City Council that the initial zoning for this property should be R-3, Residential, on approximately 48 acres and RA-1, Low Density Residential on approximately 10 acres, upon annexation to the City. Wilson reviewed the staff report for the preliminary plat for West Valley Estates also being proposed with the annexation. She noted that approximately 48 acres was dedicated to single family development with 127 lots and one ten acre lot in the area zoned RA- 1. In September of 2002 this preliminary plat proposal went before the Kalispell City Planning Board and was recommended for approval on a 5 to 2 vote. However, the project was stalled before being acted on by the Kalispell City Council due to unresolved issues with the previously adopted Kalispell City -County Master Plan, changes in the state law and the Attorney General's option relating to growth polices. The rehearing of the development and planning board review of this proposal under the Kalispell Growth Policy is an administrative requirement because the previous evaluation was based on an invalid master plan amendment. Wilson noted the phasing was planned in six steps from south to north and east to west. The general land use character of this area is rural to the west and suburban to the east and can be considered to be on the urban fringes. It is notable that there are a couple of gravel pits north of this property which might produce conflict in terms of noise and truck traffic. One of the concerns identified was the potential use of a private water system from the Stillwater Kalispell City Planning Board Minutes of the meeting of April S. 2003 Page 3 of 20 Estates. She said any water system within West View Estates would be evaluated to see if it could provide the necessary capacity for fire flows and domestic use. If the private system cannot meet those requirements, then City sewer and water would be extended to the site. Another concern was a lack of connection between the parcel A and the single family subdivision. Therefore the staff is recommending a pedestrian and bike path connecting the two areas. Traffic impacts to West Reserve Drive is also a concern. West Reserve Drive is a 60 foot right-of-way right now and there is no plan to widen or upgrade it to 80 feet at this time. It is a State secondary road on a waiting list. Staff recommends a 10 foot right-of-way reservation for future acquisition in addition to a 20 foot buffer area along West Reserve Drive and Stillwater Road. The subdivision may result in 60 to 80 additional children from this subdivision for West Valley School which is already near capacity. The developer has set aside approximately 2.2 acres near the center of the subdivision for open park space. This subdivision complies with the Kalispell Subdivision Regulations. Staff reviewed the findings of fact and recommended that the Kalispell City Planning Board approve the preliminary plat of West View Estates Subdivision subject to 19 conditions in the staff report with some minor amendments: Add an additional condition to obtain a permit from the Flathead County Road Department for the new road with access onto Stillwater Road, amend item 13 and 14 to read a minimum 20 foot buffer strip instead of 25 foot. Atkinson questioned why the recommendation for a reduction in buffer and Wilson said 20 feet was the standard used for the last several subdivisions and seems to be adequate. Atkinson asked and Wilson answered that it did not include the 10 foot right-of-way reservation strip. PUBLIC HEARING The public hearing was opened to those who wished to speak I on the issue. APPLICANT/AGENCIES Erica Wirtala, planner with Sands Surveying and representing the applicant, passed out a written copy of her testimony. She said this property is now zoned County R-2, Suburban Residential. She feels homes per acre is well within that anticipated by the Kalispell Growth Policy. The single family portion is divided into six phases which could translate into 18 years depending on housing needs. Parcel A is proposed to be zoned RA-1 for residential, multi -family housing or other uses. It may become a senior citizen complex or other options within the RA-1 zoning. She addressed the concerns about the water system saying they are bringing City sewer into the site and can bring water at Kalispell City Planning Board Minutes of the meeting of April 8, 2003 Page 4 of 20 the same time if necessary. She said Page 3 of the staff report says Parcel A does not have access to the park area. The site review committee discussed creating a bike/pedestrian park. She said they felt there were better options than going through lots within the single family subdivision. She said it is their intention to keep this parcel as a stand alone subdivision with different recreational needs. She said the 20 foot buffer along West Reserve might be a better choice for a sidewalk system instead of path which would cross unrestricted intersections and side lots. She asked the Board to strike the addition of condition # 12. She feels the developer has taken into consideration the concerns of the neighbors. The development has been changed so that single family homes abut single family neighbors. The developer will work with MDOT to assure that all ingress and egress comply with City and State standards. She said the State would be responsible for widening West Reserve in the future. She said regarding the concerns for West Valley school, the developer feels that because of the phasing proposed there will not be a huge impact on the school. PUBLIC COMMENT Todd Fisk, Superintendent/ Principal of West Valley School, resides at 275 Gilbert Lake Road. He addressed the potential impact on the school with the growth of this development. He said the recent bond allowed the school to get all of their students out of the basement into real classrooms. The next challenge is the burden that will be created with new growth and require another bond issue for the neighbors. He said in the Pines Development years ago there were lots designated to the school for their use. The school sold those lots and it helped take the burden off taxpayers. Mark Voelker, 280 Hartt Hill Drive said this development has been compared to the surrounding area as similar and he doesn't seem the similarity. The other subdivisions are one half acre lots with R-2 zoning instead of R-3. He didn't understand the higher density being allowed. He was concerned about burdens on the roads and schools and thought they should stay inside the higher density zoning in other areas. He felt it should be a lower density zoning. Greg Harris, 539 Three Mile Drive and owner of Grizzly Security said he is concerned about the high density. He felt it would put a burden on the Kalispell Police Department because it is further out. He felt there would be a high crime rate sooner or later with the higher density. He said a bond issue gets the school up and running but additional money is required keep it running. He was concerned about the impact on taxpayers including his family. He said the developer may have a great reputation but the density is too Kalispell City Planning Board Minutes of the meeting of April 8, 2003 Page 5 of 20 high. He would like to see it similar to Stillwater Estates. He asked the Board to take more time to look this issue over. Bob Beaver, who is buying a place in Quarter Horse Estates and said the RA-1 apartment area has as much potential to produce as many children as the entire subdivision above it. Ed Weber, 1070 Quarter Horse Lane echoed the sentiments of the other gentleman. He said the density of this proposal and the next one and said the condition of the existing roads is poor. He was concerned about the type of homes that would be built there. It doesn't meet the needs of the existing developments that surround it. Kim Bly, Quarter House Estates, 230 Stillwater Road said they moved here to have smaller classes and less crime. She asked the teachers who teach Driver's Ed and they use Stillwater Road because it is not as populated. She said they are concerned about their children who are just learning how to drive and the increased traffic in the area. She is concerned about the type of housing because they are abutted up to the next subdivision. Kathleen Nicolitz, 1030 Quarter Horse Lane said she understands the developer's desire to develop and make money but Stillwater and Three Mile are covered with potholes. She said the schools would be impacted. She works at Home Options near the hospital and felt the addition of 200 people will make the traffic unbearable. No one else wished to speak and the public hearing was closed. MOTION Atkinson moved and Johnson seconded to adopt staff report KA-03-8 as finding of fact and, based on these findings, recommended to the Kalispell City Council that the initial zoning for this property should be R-3, Residential, on approximately 48 acres and RA-1, Low Density Residential on approximately 10 acres, upon annexation to the City. BOARD DISCUSSION Atkinson asked if there was consideration to 10 feet of right of way on Stillwater and Wilson said it is not designated as an arterial. Taylor asked about page 5, paragraph 11, in the staff report which said, "this subdivision was not built to City standards" and asked what the difference was between the two properties. Wilson answered that Stillwater Estates was reviewed and approved under County standards so the lots within the subdivision are larger because they utilize on -site sewage Kalispell City Planning Board Minutes of the meeting of April 8, 2003 Page 6 of 20 treatment systems and community water systems. The roads are pavement with ditching and no pedestrian access in the subdivision. Taylor asked how the lot size in West View Estates compares to those in Ashley Park and Wilson said the West View lots are slightly bigger. He noted there is no plan about doing anything to West Reserve Drive beyond 2009. Wilson said the City has limited influence over how the State prioritizes road improvements and the money is controlled by the State. Van Natta said in the growth policy the City did place a high priority on West Reserve Drive. Norton asked and the developer, Mr. Peterson, answered that the lots will be $45,000-65,000 and will be more comparable to Buffalo Stage Development. Norton asked and Wilson said the lots in Buffalo Stage were about the same size, 10,000 square feet. Van Natta asked and Wilson answered that Buffalo Stage is zoned RA-1 which is the same zoning as the 10 acres in this proposed project. Van Natta said as the growth policy was developed one of the primary goals is to set policies to try to avoid impacts to the aquifer by getting City sewer to these outlying areas. Taylor asked if Stillwater Estates would become part of the City sewer. Atkinson asked Wilson for the history of Stillwater Estates. He thought it was proposed to be on City water and sewer when it was developed and the developers chose to go forward with County zoning. Wilson said it was the staff recommendation at the time it was reviewed that Stillwater Estates be connected to public sewer. The developers opposed having to extend sewer. The commissioners allowed the developer a chance to sell some lots before requiring hook-up to sewer. The developers went back to the Commissioners and asked them to reconsider requiring the developer to attach to the sewer. The Commissioners allowed them to use private onsite sewer systems for the property. There was a note on the Stillwater Estates plat that waives protest to annexation to the City and hook up to the sewer, a burden passed on to the lot owners. Wilson didn't feel it was fair to have a SID looming over the heads of the homeowners in the subdivision after they invested in private on -site sewage systems. Kalispell City Planning Board Minutes of the meeting of April 8, 2003 Page 7 of 20 Taylor asked how the lots sizes compare to a City lot size. Wilson answered that City lots are approximately 7,000 square feet and these are around 10,000 square feet so these are roughly 50% larger. Norton stated that he felt the developer went to lot of trouble to answer his questions before the meeting but his initial reaction mirrors the concerns of the neighbors that this is a very high density compared to other subdivisions in the area. He felt the density is too high at this time. Wilson clarified there isn't much lot size difference between R-2 and R-3. Norton said these lots don't meet affordable housing requirements. Hull said the City and the neighbors would be sorry that there is no road connection between this subdivision and Stillwater Estates. He said there is essentially a whole City neighborhood on one road with only one alternate exit. Van Natta said he doesn't disagree with Hull. ROLL CALL The motion passed 4-2 on a roll call vote with Taylor d I anNorton in opposition. MOTION Atkinson moved and Taylor seconded to adopt staff report #KPP-03-5 as findings of fact and approve the West View Estates Subdivision Preliminary Plat subject to the 20 conditions with staff recommended amendments to 13 and 14 to read a minimum of 20 foot buffer strip instead of 25 foot. BOARD DISCUSSION Atkinson said City standards require the width of the street to be 24 feet with 2 foot curbs. He asked if that would allow parking and Wilson said it would not. He asked if there would be park requirements for Parcel A if it wanted to be treated as a separate development would there be other requirements. Wilson referred to the staff report, page 4 which dealt with access. She said the staff recommended to the developer to reconfigure the road to see a road connection between the two subdivisions. She said she didn't think a bike path would be a burden as a connection. She questioned the intention to separate the two communities by limiting an interconnection between the two. She did not favor that approach practically or philosophically. Atkinson wondered about parking if the park was designated as a City Park and Wilson said that would be addressed by the Park Department with the development of the park area. Kalispell City Planning Board Minutes of the meeting of April 8, 2003 Page 8 of 20 Taylor asked about the alternate access into this development and Wilson said it was condition 12 and dealt with pedestrian access. Taylor questioned why there was only one ingress and egress. Wilson said Taylor was talking about Stillwater Estates to the east and joining those two subdivisions. Wilson said there is no road connection unless you get further north to the top of Stillwater Estates. Wilson said at this point there is a road connection to the west, which could provide an alternate access into this property. Taylor asked if there was value in providing vehicle access to Parcel A. Wilson said there is merit and they had tried to negotiate that with the developer but were unsuccessful. It wasn't something the staff felt strongly enough about to offer a recommendation since the developer had already gone through a significant redesign to address neighbor concerns. She said she felt it was unfair to keep asking for more. She did think, however, it would result in a better overall design. Norton said he didn't think the park location was well thought out and he agreed with Wilson that they didn't want to create an exclusive park. He said it needed to be an accessible park for the whole subdivision. He asked how cash in lieu of parkland was determined. Wilson said she agreed that the park could function better if pedestrian access was included to the park in all directions. She said the location of the park is a wonderful amenity to the subdivision because of its central location. She said the developer could make more money selling lots than putting in a park so she appreciates the park in the subdivision. Cash in lieu of parkland is assessed on the unimproved value of the area in lots. She said the assigned value being used lately has been $ 10,000 per acre and in this case there was no dispute over the value. Norton said he clarified he thought the park would be a great amenity to the subdivision. Van Natta said there are sidewalks all around the neighborhood and it creates great access to the area. Taylor asked and Wilson answered that on street parking has not been addressed at this time. Once the preliminary plat for the subdivision has been approved the developer will coordinate utility design including the roadway width and parking with the Public Works Department. Kalispell City Planning Board Minutes of the meeting of April 8, 2003 Page 9 of 20 Atkinson said he was grappling with Item 12. He felt two entrances onto Stillwater Road and West Reserve are not a good idea and there should be an access into Parcel A. MOTION (AMENDMENT) Atkinson moved and Hull seconded to amend item 12 to require a road access Parcel A going both north/south and east/west. BOARD DISCUSSION Atkinson asked and Wilson answered that the developer would lose two lots. Atkinson cited the need for fire access, ingress and egress and for maintaining a community and not individual subdivisions within a development as reason for the access. Erica Wirtala said she appreciated the concerns about interconnectedness between communities but one of their options is a Senior Living Center and increased traffic in that area would be undesirable. She clarified that parcel A would also them dump all of its traffic past two separate lots. She suggested waiting for a conditional use permit to Parcel A. BOARD DISCUSSION Atkinson said Phase I would already be built and then it would be impossible to add the road at a later time. Van Natta said he could see rational for one entrance to eliminate another intersection on West Reserve. He questioned the need for two entrances and wondered if it was necessary for emergency vehicles. He said the first 5 lots could be narrowed to 90 feet and there would be 56 feet of right-of-way available to get residents out of Parcel A. Taylor said he knew the Board members were not civil engineers but felt the spirit of the amendment was to take a look at making a second point of ingress and egress into Parcel A, presumably from Taylor Road. Hull said the goal is to look at the future of the City and the two neighborhoods should be joined somehow. MOTION (AMEND Hull moved and Taylor seconded to amend the amendment AMENDMENT) to require only one access from Taylor Road to Parcel A. BOARD DISCUSSION Van Natta said he felt the main purpose was to prevent another access onto West Reserve. Hull said he was looking for connection between the two subdivisions. Kalispell City Planning Board Minutes of the meeting of April 8, 2003 Page 10 of 20 My name is Erica Wirtala and I work as a land use planner for Sands Surveying. I am here tonight representing our client, OWL Corporation. I would like to add that Mark Owens, a representative of OWL Corporation is here tonight as well as our market analyst, Don Petterson. Many of you on this planning board will remember this subdivision from July of last year. It was before you for an Annexation/Zone Change and Preliminary Plat approval. This was approved by this very board by 5-2, with a list of conditions similar to those listed in tonight's staff report. On advice from the City Attorney, this proposal was pulled at the last minute from the Kalispell City Council's agenda as Senate Bill 97 was impacting all projects that included significant changes from the Flathead County Master Plan until Kalispell could formulate and adopt a Growth Policy. Much work was done by this board to get a Growth Policy approved, and one of the results of is that this parcel is now designated for Urban Residential development (Urban Residential is defined as 3-10 homes per acre). It makes planning sense to change this land from agricultural to land for homes as Section 36 to the south will soon be undergoing major development, anticipating a location for a possible new high school and with the arrival of Home Depot and Target at the opposite comer. This project with 127 lots in 33.680 acres factors out to 2.6 homes per/acre, which is well within compliance with the new growth policy. To give you a brief overview of the project... the single family portion of the subdivision has been set up in six phases. This will give us a build -out schedule of three years for the preliminary plat of Phase 1, then it is possible that further phases will be completed in subsequent three year time periods. Six phases could translate into eighteen years depending upon the housing market needs. Each lot is approximately 10-12,000 sq feet, more than as called out by the zoning regulations for a R-3 designation which allows for 7,000 square feet. Parcel A is a separate part of the subdivision that has a separate vision. It is proposed to be zoned RA-1, which allows for multi -family residential housing with the approval of a Conditional Use Permit. It will be a separate, stand-alone subdivision, which will come before this board for review at a later date and time. It is possible that Parcel A may be a senior citizen's complex, or any number of the many types of housing options allowed within that zoning district, I would like to speak to some of the concerns of the neighborhood ... Our original proposal included statements that we would be utilizing a water source from the adjoining subdivision, Stillwater Estates. That still may be possible as the engineer for that project has assured us that water volumes are adequate to support both subdivisions. However, should that not work out as we are bringing city sewer into this project, it is possible to bring city water in as well. From either source, water to this subdivision will be adequate to supply the homesites and fire hydrants as called out by City and State standards. It should be noted that the West View project engineers will be working closely with Kalispell's Public Works Department as it is to be annexed into Kalispell's City Limits. Problems with surface water such as the neighboring subdivision has been experiencing, will be examined not only by the project engineer, but those Engineers at the City as well. There is one item that I would like to address in the Staff Report, which is found in "Comments from the Site Development Review Committee", (page 3) which states: "Parcel A, which will also be developed residentially, does not have direct access to the park area. The (site review) committee discussed including the creation of a pedestrian access trail 10 to 12 feet wide between Parcel A and the park and whether it should be concrete or asphalt and whether or not it should be fenced. The design can be coordinated with the Kalispell Parks and Recreation Department at the time of development". This is reflected in a new Condition of Approval (#12) that was added after the subdivision was initially approved by the PlanningBoard, and we feel that there are better options out there for addressing the recreational needs of the residents of Parcel A rather than a paved fenced walkway that crosses Taelor and Ali's Roadways at unrestricted intersections. We contend that Parcel A is and will be a "stand alone" subdivision that will be developed at a later date. As the RA-1 zoning allows for a number of multi -family options, the new proposal will accommodate those needs. An example that comes to mind is the two developments that are located nearby, Mountain Villa and its adjoining Country Estates. Both are entirely different types of housing and the recreational needs of each are addressed appropriately. Mountain Villa has a Recreation Room and a large pool area, which would be unfeasible in the Country Estates subdivision. Furthermore, a 12 foot concrete or asphalt walkway connecting Parcel A and the Parkland using a straight line, would lose a ninth of an acre to accommodate its design. This could easily translate into losing one, possibly two lots, and several thousand dollars in redesign. An alternative would be to utilize the 25 foot buffer zone located along West Reserve to build a walkway that connects to the existing sidewalk system, thereby connecting to the parkland. I would like the Board to consider striking the newly added Condition of Approval #12. One of the things that I would like to take a minute to point out to this Board is that the Developer has taken into consideration the concerns of the surrounding neighborhood. Our first design included a zoning request for 7 acres to be zoned B-1, 9 acres as RA-3 and 42 acres as R-3. At the first public hearing, many of the residents of Stillwater Estates expressed concern regarding their property values should their lots be backed up to a B-1 type zone. As you can see by this plat, this B-1 zoning request has been eliminated, and a buffer zone of single family residences now abut single family residences. The traffic volumes on West Reserve was mentioned at the last public hearing, and I called the MDOT District Office in Missoula, spoke with Dennis Foy, (District Supervisor) who informed me that West Reserve, a secondary highway now under State auspices, is not on any project list for improvement and that list is projected out to the year 2009. The traffic volumes nor the fatalies are simply not substantial enough to generate the consideration for an upgrade. OWL Corp will work directly with MDOT and the County Road Department to assure that all ingress and egress to West View are in compliance with State and local standards. A ten foot right of way strip has been designated on the plat should West Reserve ever come to be widened. The number of students generated by West View has raised concerns at the West Valley School. It is our expectation that a six phase (eighteen year build -out timeline) project will incorporate new students at a reasonable rate into the school system. It is highly unlikely that 100 new students will be attending West Valley all in one lump sum. The increase in the tax base as a result of this subdivision, will generate future income for expansion should this be needed. Furthermore, it is my understanding in talking with the principal of that school, that a bus system is being considered as a long-range goal. In conclusion, I hope that those of you who voted approval of this subdivision will continue to support this endeavor and those new to the Board will see its merits. This is a quality subdivision proposed by a developer that has a sterling reputation. There are no variances being requested, and this subdivision will include paved roads, landscaped boulevards, sidewalks, gutters and streetlighting. A substantial amount of parkland is being dedicated, with the remainder of the parkland requirement cash -in -lieu monies being directed to park improvements. After the public hearing has closed and there are additional questions or concerns raised by this board that I did not address in my presentation, please do not hesitate to call upon myself, Mr. Owens or Mr. Petterson. WESTTIEVESTATES al�;BD.I'tLSU-V,�--M&A:,i'Lll;illil?I-R—Y-P-L-AT TRI-CITY PLANNING OFFICE STAFF REPORT #KPP-03-5 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 128-lot residential subdivision. 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. BACKGROTINI)e In September of 2002 this preliminary plat proposal went before the Kalispell City Planning Board based on a recent master plan amendment that was approved by the Kalispell City Council. Subsequent to this review, the Montana Attorney General issued an opinion stating that master plans previously adopted were not valid. This had the effect of nullifying the master plan amendment approved by the Kalispell City Council which was later formally rescinded. Since that time the Kalispell City Council approved the Kalispell Growth Policy making way for the review of this project under this document without the burden of unresolved issues relating to the previously adopted Kalispell City -County Master Plan. The review of this proposal under the Kalispell Growth Policy by the Kalispell Planning Board is an administrative requirement since the previous evaluation was based on an invalid master plan amendment. The adopted Kalispell Growth Policy designates the area where this subdivision is proposed as Urban Residential on approximately 50 acres and High -Density Residential on approximately 10 acres, as was previously approved with the master plan amendment. Concurrent with this preliminary plat, a request for annexation and an initial zoning designation of R-3, Residential, and RA- 1, Low -Density Residential Apartment, has been filed and was also considered at the time the preliminary plat was reviewed in September of 2002. The proposed zoning is consistent with the Kalispell Growth Policy's future land use designation for the area and is intended to accommodate single-family homes with full urban services as well as duplex, townhouses and potentially multi -family uses. Potential multi -family uses would be reviewed under the conditional use permit process. The annexation, assignment of zoning and preliminary plat for this subdivision will be filed, processed and considered concurrently. A. Petitioner and Owners: Owl Corporation 500 Palmer Drive Kalispell, MT 59901 (406) 752-5666 Sands Surveying 2 Village Loop Kalispell, MT 59901 (406) 755-6481 1 B. Nature of Application: This is a request for preliminary plat approval of a 128-lot residential subdivision on approximately 58 acres in the northwest part of Kalispell. This property is proposed for annexation and assignment of initial zoning concurrently with consideration of this preliminary plat. The residential component of the subdivision contains 127 single-family residential lots on approximately 48 acres that would be developed in three phases. One 10-acre parcel would be created and developed at a later date with duplex, townhouses or multi -family homes. The 10 acre parcel would be generally located in the southwestern portion of the site while the 48 acres of single-family residential homes would be developed on the northern two thirds of the site as well as the area to the east that borders Stillwater Estates Subdivision A new internal north / south subdivision road would be developed from West Reserve Drive to provide primary internal circulation and access within the single-family residential portion of the subdivision. A second access onto West Reserve Drive would likely be developed at some future date when the 10 acres intended for High Density Residential development and zoned RA-1 was developed. As part of the second or third phases of the single-family portion of the development, a secondary access would be developed from the subdivision to Stillwater Road to the east. Utilities would be extended at the developers expense to serve the subdivision. C. Location and Legal Description of Property: The property proposed for subdivision lies on the north side of Three Mile Drive approximately one-half mile from its intersection with North Meridian Road and can be described as Assessor's Tract 5 located in Section 25, Township 29 North, Range 22 West, P.M.M., Flathead County, Montana. D. Size: Total Area: 58.139 acres Area in single-family lots: 33.680 acres Parcel A: 10.466 acres Road: 10.179 acres Common Area: 3.517 acres E. Existing Land Use: This property is currently in agricultural and is otherwise undeveloped. F. Adjacent Land Uses and Zoning: The area can be described as being located on the fringes of urban development. Having suburban residential development to the east and agricultural uses to the north, south and west characterize it. North: Agricultural and gravel pit, County AG-80 and SAG-10 West Valley Overlay South: Agricultural uses, City zoning of State School Section PUD, R-5 intended for Professional Office East: Single-family residential (Stillwater Estates), County R-2 zoning West: Agricultural, County AG-80 and West Valley Overlay zoning 2 G. General Land Use Character: The general land use character of the area is rural in character with suburban residential development to the east and agricultural uses to the north, south and west. H. Zoning: The zoning on the major portion of this property upon annexation will be R-3, Residential, which is a single-family residential zoning district that is intended primarily for single-family homes. This district has a minimum lot size requirement of 7,000 square feet and a minimum lot width of 60 feet for the residential component. The approximately 10 acres to the west will be zoned RA - I, Low Density Residential Apartment to accommodate duplex, town homes and possibly multi -family subject to a conditional use permit. The RA-1 zoning district has a minimum lot size requirement of 6,000 square feet for the first duplex plus an additional 3,000 square feet for each unit beyond a duplex. I. Utilities: This subdivision would receive full City services. Water: Stillwater Estates or 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: School District #5, Kalispell Police: City of Kalispell COMMENTS FROM THE STTR lnEVELOPMENT RIEVIEW COMMITT This matter came before the site development review committee several times for review. At those meetings, there were some concerns about the use of the Stillwater Estates water system and if the water system would be able to supply adequate pressure for hydrants throughout the subdivision. There were also some concerns about the distance of the subdivision from the fire station which would result in less than optimal response times. The Public Works Department and Fire Department will work with the developer regarding these issues and necessary improvements. There was discussion regarding the dedication of the park area to the City versus leaving it as a homeowners park. Parcel A, which will also be developed residentially, does not have direct access to the park area. The committee discussed including the creation of a pedestrian access trail 10 to 12 feet wide between parcel A and the park and whether it should be concrete or asphalt and whether or not it should be fenced. The design can be coordinated with the Kalispell Parks and Recreation Department at the time of development. REVIEW ANDFTNlnTNGS OF PACT This application is reviewed as a major subdivision in accordance with statutory criteria and the Kalispell City Subdivision Regulations. 3 A. Effects on Health and Safety: Eire: This subdivision would be in the service area of the Kalispell Fire Department. The property can be considered to be at 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 regarding the use of the Stillwater Estates water system and adequate water pressure to meet the needed fire flows for the hydrants. Floodin : According to FIRM Panel #1805D dated 9/30/92 the site is located entirely in Zone C which is not a flood prone area and no special permits are required for development. Access: Access to the subdivision would be from West Reserve Drive to the north / south roadway that will serve as the single-family portion of the subdivision. Internal access would be from two looped roadways off of the north / south roadway. All of the lots within the subdivision will be accessed via the new roadways. All of the roads within the subdivision will be constructed to City standards and will provide good access to the lots. 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. Another access off of West Reserve Drive would be developed at some point in the future with the development of Parcel A. At the time this property is developed, it will go through another review process. The downfall of the existing design was the lack of interconnectedness between the single-family development to the north and to the east and the future development of the proposed parcel A. The staff attempted to negotiate a redesign of this configuration to provide a roadway that would link the two developments together as well as consolidate a single access onto West Reserve Drive, but did not prevail. 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: Surface and groundwater: This subdivision will be served by public water and sewer thereby minimizing any potential impacts to the groundwater. No surface water is in close enough proximity to the site to create concerns with 0 regard to this development. Stillwater River lies several hundred feet to the east and is far enough away from this subdivision that no potential impacts would be expected from this development. Drainag,.t: 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. D. Effects on Local Services: Water: Water service to the subdivision would be provided by the Stillwater Estates Subdivision to the east or the City of Kalispell and extended at the developers' expense. Regardless of which water system is used the developers will have to demonstrate that there are adequate pressure and flows to meet the requirements of the Public Works Department, Fire Department and State specifications. 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. Sewer: Sewer service will be provided by the City of Kalispell and extended to the subdivision at the developer's expense. Extension of existing sewer mains from its current location at Hwy 93 and West Reserve Drive to the subdivision would either be through the State school section or along West Reserve Drive. The details of the sewer extension have not been finalized. Design and construction of the mains will be reviewed and approved by the Kalispell Public Works Department. Roads: Traffic projections for this subdivision are estimated to be approximately 2,000 additional vehicle trips per day based on the estimate of 10 vehicle trips per residence per day in the area onto West Reserve 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 the north / south internal roadway, South Gunnar Way. 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 West Reserve Drive as a result of this subdivision. West Reserve Drive is a paved, two-lane State secondary roadway that is in fair condition but narrow in sections and there is no pedestrian access. There will be a moderate increase in traffic on West Reserve Drive with the commensurate impacts. At some point, consideration will need to be given to the upgrading and widening of West Reserve Drive as development continues to occur in the area. As a State secondary highway owned and maintained by the Montana Department of Transportation, the State would be responsible for upgrading the roadway. 5 A A 25-foot buffer strip will be established between West Reserve Drive and the lots which would be indicated on the final plat. Additionally, the developer has indicated a 10-foot right-of-way dedication along West Reserve Drive to accommodate the expansion of that roadway at some point in the future as a minor arterial. At the time the school section property to the south develops, an additional 10 feet can be acquired to create an 80-foot right-of-way along West Reserve Drive. Schools: 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 60 to 85 additional school age children may be generated from this subdivision at full build out. This would have a potentially moderate impact on the district. Parks and Open Space: 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 parkland is being proposed to satisfy this requirement. The area in lots that would be subject to parkland dedication would be 33.680 acres or which would require 3.696 acres. The central park contains approximately 2.20 acres and then there is a buffer strip around the perimeter of the site. The buffer strip cannot be considered as part of the parkland dedication because it does not provide a recreational function. The developer could invest an amount equivalent to the value of the additional one acre or as an estimate approximately $10,000 into developing the park with landscaping, irrigation and equipment. Once developed the park could be turned over to the Kalispell City Parks Department and be open for use by the general public or could be retained by the homeowners association to serve as a private park within the subdivision. Development of the park area should include the creation of a pedestrian access trail 10 to 12 feet wide between Parcel A and the park to provide access between these two areas. Development of the trail can be coordinated through the Kalispell Parks and Recreation Department. Police: 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 department's ability to continue to provide the high level of service the department is committed to. Fire Protection: 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 be in place prior to final plat approval and / or use of combustible materials in construction. I 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 the additional solid waste generated from this subdivision. Medical Services: Ambulance service is available from the fire department and ALERT helicopter service. Kalispell Regional Hospital is close, less than three miles from the site. E. Effects on Agriculture and agricultural water user facilities: The site has been traditionally used for agricultural purposes, 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 Kalispell Growth Policy: This property is inside the Kalispell Growth Policy potential utility service area. The future land use designation for the area is the same as the previously approved amendment to the master plan map designation which was Urban Residential where the single-family subdivision is proposed and High -Density Residential where the approximately 10 acre parcel along West Reserve Drive is located. This residential land use designation anticipates a density of three to 12 dwelling unit per gross acre. Since this property is zoned R-3, a single-family residential district, it can be calculated that this subdivision has a density of approximately 3.5 dwelling units per gross acres. The High Density Residential area anticipated from eight to 40 units per acre, and in appropriate areas some limited office. The 10 acres is proposed for a zoning of RA-1, a Residential Apartment zone. Areas designated as Urban Residential and High Density Residential are anticipated to be served by community water and sewer and have good access to full public services facilities. The proposed development is in compliance with the anticipated land uses of the Kalispell Growth Policy. G. Compliance with Zoning: The residential component of this property will be zoned R-3, Residential upon annexation to the City. The district is intended for single-family residential development and has a minimum lot size requirement of 7'000 square feet and a minimum lot width of 60 feet. It appears that the lots meet the minimum 60-foot lot width requirement. The area proposed as Parcel A would be designated as RA- 1, Low Density Residential Apartment and has slightly higher density standards with a minimum lot size requirement of 6,000 square feet for the first duplex and an additional 3,000 square feet for each unit beyond a duplex or a maximum density of 14.52 units per acre. This parcel has not been proposed for development at this time, but would be subject to the development and zoning standards for the RA-1 zoning district. If the property were to be developed with multi -family dwellings or town homes, it would be subject to a conditional use permit requiring notice of adjoining property owner, a public hearing before the planning board and city council approval. a 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-03-5 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. That the developer obtain a letter from the Montana Department of Transportation approving the intersection of the new internal roadway and West Reserve Drive and certifying that any necessary improvements have been made. 8. 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. 9. The developer shall provide a letter from the U.S. Postal Service approving the plan for mail service. EV 10. Street lighting shall be located within the subdivision and shall be shielded so that it does not intrude unnecessarily onto adjoining properties. 11. That the parkland dedication requirements shall be one -ninth or 11 percent of the area in lots or 3.69 acres. The 2.20 acre as indicated on the plat will meet a portion of that requirement and the remaining approximately one acre required can be met by investing an equivalent cash value into the park. The cash -in -lieu of parkland values is based on a value of $10,000 per acre or other value demonstrated by the developer as the purchase price per acre. 12. That a pedestrian access easement be developed between Parcel A and the park area in coordination with the Kalispell Parks and Recreation Department and indicated on the final plat. 13. That a minimum 25-foot buffer strip shall be established between West Reserve Drive and the subdivision. 14. In addition to the 25-foot buffer strip, a 10-foot right-of-way reservation along West Reserve Drive be indicated on the final plat for the future expansion of that road. 15. All utilities shall be installed underground. 16. That the fire access and suppression system comply with the Uniform Fire Code and a letter from the Kalispell Fire Department approving the access and number and placement of fire hydrants within the subdivision as well as fire flows and access shall be submitted with the final plat. The fire access and suppression system shall be installed and approved by the Fire Department prior to final plat approval. 17. That a minimum of two-thirds of the necessary infrastructure for this subdivision shall be completed prior to final plat submittal. 18. All areas disturbed during development of the subdivision shall be re -vegetated with a weed -free mix immediately after development. 19. That preliminary approval shall be valid for a period of three years from the date of approval. M 0 0 MLAW 'Kalispell Fire/Ambulance Dept. 312 1t 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 DATE: MARCH 28,2003 SUBJECT: ANNEXATION/PRELIMINARY PLAT —WEST VIEW ESTATES We have reviewed the information submitted on the above -referenced project and have the following comments. 1. Water main infrastructure will need to be designed to meet the fire flow requirements of the Uniform Fire Code (1997) Appendix III -A. The current proposal has identified a shared water system with the adjoining project known as Stillwater Estates. It is our understanding that this existing water system has been designed to provide the minimum fire flows as required by the Uniform Fire Code, however this information has not be verified by actual flow tests. Further information is required by this office relative to actual fire flow and duration. 2. Fire hydrant locations shall be approved by this department. 3. Fire department access will need to be addressed to ensure adequate vehicle ingress/egress. Secondary emergency vehicle access will need to be addressed relative to project phasing. 4. 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" This application shall be submitted, along with all information required by the applicable I Subdivision Regulations and the Montana Subdivision and Platting Act, and the appropriate fee to: Tri-City Planning Office, 17 Second St East, Suite 211 Knlisnell. Montana 59901 Phone: (406)751-1850 Fax: (406)751-1858 131DIDIR*404D) Major Subdivision (6 or more lots) $600 + $25/lot Condominiums (6 or more units) $600 + $25/unit Mobile Home Parks 8& 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 SUBDIVISION NAME: 7 Name ow L_ C-0 CQ Phone City JL;.pe-11 State TECHNICAL/PROFESSIONAL PARTICIPANTS (Surveyor/Designer/Engineer, etc): Name & Address Ir, 2. J) CL L -e- LCJtq Name & Address) Name & Address 101557"I'M IMEROMWOBUZZOW'Diaid 1-8- &:R County ,��_`, Street Address Assessor's Tract No(s) Lot No(s) 1/4 Secl� Section 7-5 Township 2— Range W GENERAL DESCRIPTION OF SUBDIVISION: 6,r4 Z-07tS aj /-Y Number of Lots or Rental Space, Total Acreage in Subdivision Total Acreage in Lots Minimum Size of Lots or Spaces Total Acreage in Streets or Roads/2 1 Maximum Size of Lots or spaces 3�as Total Acreage in Parks, Oipen Spaces and/or Common Areas 7174-11, RECED-1 -1 V ED N 4 1 JU10) 10012- -V PLANNING i3i:::;r_- Single Family Townhouse - Mobile Home Park Duplex Apartment Recreational Vehicle Park Commercial Industrial Planned Unit Development Condominium Multi -Family Other APPLICABLE ZONING DESIGNATION & DISTRICT 11*44 1 M"%= A l" 13% 7474 .3= Z4 - -1• M ji k 16 44 AT- W b-Ca 0 : . .4 Laut Roads: - Gravel V1 Paved --YLCurb jf_Gutter / Sidewalks -----Alleys Other Water System: Individual �Multiple User -Neighborhood VPublic Other Sewer System: __Individual _Multiple User v/ Public Other other Utilities: Cable TV A/ Telephone -AZ-Electric Gas Other Solid Waste: Home Pick Up Central Storage Contract Hauler Owner Haul Mail Delivery- Central Individual School District: Fire Protection: -_Z-Hydrants Tanker Recharge Fire District: Drainage System: PROPOSED EROSION/ SEDIMENTATION CONTROL: #71 )' 3z- /01-ac-� eS VARIANCEW ARE ANY VARIANCES REQ TED? .0 (yes/no) If yes, please complete the information below: T-ECTION/REGULATION OF REGULATIONS CREATING HARDSHIP: (XWLAIN THE HARDSHIP THAT WOULD BE CREATED WITH STRICT X0 OF REGULATIONS: I DOW• 5i1i5!Fj 1T:J: ;" •411Z REGULATIONS: PLEASE ANSWER THE FOLLOWING QUESTIONS IN THE SPACES PR-OVIDV=SF' BELOW: I 2 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? N The subdivider shall submit a complete application addressing items below to the Tri- City Planning Office at least thirty (30) days prior to the date of the meeting at which it will be heard. ,-,I. 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. -1' 5. Application fee J6. Adjoining Property Owners List (see example below): Assessor# Sec-Twn- Lot/Tract No Property Owner & Mailing Address I hereby certify under penalty of perjury and the laws of the State of Montana that the information submitted herein, on all other submitted forms, documents, plans or any other information submitted as a part of this application, to be true, complete, and accurate to the best of my knowledge. Should any information or representation submitted in connection with this application be untrue, I understand that any approval based thereon may be rescinded, and other appropriate action taken. The signing of this application signifies approval for the Tri-City Planning staff to be present on the property for routine monitoring and inspection during the approval and development process. Z— (Applicant) i ( ate) As approved by the TCPB on 12/19/01 Effective 1/ 1'10-2 M SeNver The proposed development will annex into the city of Kalispell and be served by an extension of the city system. As proposed all of the sewer will be gravity service to the newly constructed trunk line along Highway 93. There are currently several documents, which outline the requirements for the extension from the trunk line across Section 36 to serve the development: + Environmental Impact Statement Prepared by the DNRC * Draft Facility Plan Prepared by the City of Kalispell * Kalispell Extension of Services Plan + Preliminary Engineering Report for Section 36 Prepared for the DNRC The proposed extension will conform to the recommendations and requirements of these reports. The development will consist of three phases constructed over a seven to eight year period. Phase I is 34 single-family lots, Phase H, 40, and Phase H, 45 single-family lots. Projected sewer flows are based on the requirements of the States Publication for the design of sewer facilities, WQ13 - 2. ♦ Phase I - 34 Lots: Average flow = 8,500 gallons per day Peak flow 34,000 gallons per day ♦ Phase II - 40 Lots: Average flow = 10,000 gallons per day: Peak flow 40,000 gallons per day ♦ Phase III - 45 Lots: Average flow = 11,250 gallons per day: Peak- flow 45,000 gallons per day There are two other parcels, which will in the future be developed. The intensity of development is unknown at this time, but for the purposes of assessing the scope of in. provenient needs for the development, the intensity will be the same as the proposed development interims of density per acre. ♦ Parcel One - 6.57 Acres: Average flow 4,700 gallons per day: Peak flow 18,800 gallons per day ♦ Parcel Two - 8.84 Acres: Average flow 6,300 gallons per day: Peak flow 25.200 gallons per day Total flows at build out are estimated to be 40.750 gallons per day average flow and 163.000 gallons per day peak flow. Sewer mains are designed for the peak flow and lift stations are designed for the peak hourly flow with all pumps in operation. An eight -Mich sewer would be adequate for the development at -fall build out. There is adequate grade and cover through Section 36 for the eight -inch sewer main. Both the EIS and Preliminary Engineering Report T:'002\K J 02-001VE,07-001-001 Owens Dev. - Sewer\Narr.Ei-iv.Assess.Sewer,doc Narrative for Storm Drainage and Roads zn for West Valley Estates Roads within the subdivision will be paved, curbed and guttered, sidewalks on both sides and in respects, built to city standards. The road width will be 28 feet back of curb to back of curb. A typical section is shown on the attached section. Roads will be graded to provide drainage for the lots and street area. Storm water runoff will be collected in inlets and disposed through dry wells and infiltration trenches. Soils are highly permeable and disposal should not be a problem. Design of the storm drain improvements will be in conformance with city standards. `:'�,00'�\1,102-00'�,K'01--002-00'? Owens Dev. - Stoi-m'Natef\-.Narr.sto=.cirain.doc J Narrative for Environmental Assessment for Owens Subdivision Sewer The proposed development will annex into the city of Kalispell and be served by an extension of the city system. As proposed all of the sewer will be gravity service to the newly constructed trunk line along Highway 93. There are currently several documents, which outline the requirements for the extension from the trunk line across Section 36 to serve the development: ♦ Environmental Impact Statement Prepared by the DNRC ♦ Draft Facility Plan Prepared by the City of Kalispell ♦ Kalispell Extension of Services Plan ♦ Preliminary Engineering Report for Section 36 Prepared for the DNRC The proposed extension will conform to the recommendations and requirements of these reports. The development will consist of three phases constructed over a seven to eight year period. Phase I is 34 single-family lots, Phase 11, 40, and Phase 11, 45 single-family lots. Projected sewer flows are based on the requirements of the States Publication for the design of sewer facilities, WQB - 2. ♦ Phase I - 34 Lots: Average flow = 8,500 gallons per day Peak flow 34,000 gallons per day ♦ Phase II - 40 Lots: Average flow = 10,000 gallons per day: Peak flow 40,000 gallons per day ♦ Phase III - 45 Lots: Average flow = 11,250 gallons per day: Peak flow 45,000 gallons per day There are two other parcels, which will in the future be developed. The intensity of development is unknown at this time, but for the purposes of assessing the scope of improvement needs for the development, the intensity will be the same as the proposed development interims of density per acre. ♦ Parcel One - 6.57 Acres: Average flow 4,700 gallons per day: Peak flow 18,800 gallons per day ♦ Parcel Two - 8.84 Acres: Average flow 6,300 gallons per day: Peak flow 25,200 gallons per day Total flows at build out are estimated to be 40,750 gallons per day average flow and 163,000 gallons per day peak flow. Sewer mains are designed for the peak flow and lift stations are designed for the peak hourly flow with all pumps in operation. An eight -inch sewer would be adequate for the development at fall build out. There is adequate grade and cover through Section 36 for the eight -inch sewer main. Both the EIS and Preliminary Engineering Report J:\?2002\K02-002\K02-002-001 Owens Dev. - Sewer\Narr.Env.Assess.Sewer.doc require a 12-inch interceptor. The cost difference would be subject to a Developer's Extension Agreement with the City of Kalispell. All onsite sewers would be eight- inch and be extended to the limits of the development as per the extension of Services Plan for the City. The schematic designs are shown on the preliminary plat. Flows from the development will be pumped by Kalispell lift station Number 3. The Draft Kalispell Facility Plan reports the capacity of the lift station as 250 gallons per minute and the 2,000-peak flow as 215 gallons per minute. At full build out the subject development will contribute 113 gallons per minute. Phase I's contribution would be 24 gallons per minute, Phase 11, 28 gallons per minute and Phase 111, 31 gallons per minute. The peak flow from the development will arrive at the lift station at a later time due to the long travel time. It is estimated the travel time is 1 hour and 45 minutes. This length of time will allow place the peak flow from the development at the lift station after the peak flow from the surrounding subdivision and thus diminish the impact to lift station operations. 7:\2002\K02-002\K02-002-001 Owens Dev, - Se-,ver\Narr,Env.Assess.Sewer.doc Narrative for Storm Drainage and Roads for West Vallee Estates Roads within the subdivision will be paved, curbed and guttered, sidewalks on both sides and in respects, built to city standards. The road width will be 28 feet back of curb to back of curb. A typical section is shown on the attached section. Roads will be graded to provide drainage for the lots and street area. Storm water runoff will be collected in inlets and disposed through dry wells and infiltration trenches. Soils are highly permeable and disposal should not be a problem. Design of the storm drain improvements will be in conformance with city standards. J:\2002\K02-002\K02-002-002 Owens Dev. - Storm Water\Narr.storm.drain.doc This Environmental Assessment format shall be used by the applicant as a guide in compiling a thorough description of the potential impacts for the proposed subdivision. Each question pertinent to the proposal must be addressed in fiffl (both maps and text); those questions not applicable shall be so stated. Incomplete Environmental Assessments will not be accepted. The sources of information for each section of the Assessment shall be identified. All Environmental Assessments shall contain the signature, date of signature and mailing address of the owner of the property and the person, or persons, preparing the report. 1. GEOLOGY I . Locate on a copy of the preliminary plat: 1. Any known hazards affecting the development which could result in property damage or personal injury due to: 1. Falls, slides or slumps - soil, rock, mud, snow NONE KNOWN 2. Any rock outcropping NONE 2. Describe any proposed measures to prevent or reduce the danger of property damage or personal injury from any of these hazards. N/A 111. SURFACE WATER Locate on a copy of the preliminary plat: 1. Any natural water systems such as streams, rivers, intermittent streams, lakes or marshes (also indicate the name and sizes of each). NONE 2. Any artificial water systems such as canals, ditches, aqueducts, reservoirs and irrigation systems (also indicate the names, sizes and present uses of each). EXISTING ABOVE -GROUND WHEEL LINE HMGATION SYSTEMS WILL BE PHASED OUT UPON SUBDIVISION APPRIOVAL. k bjeble, od plain maps (usingg Any Areas suct to flooa d hazard, or if avail:• 100- year flo best available information). THE, FUM PANEL #3002-0 1805D INDICATES THAT THE ENTIRE PROPERTY IS CLASSIFIED AS ZONE C, (AREAS OF MINIMAL FLOODING). THIS MAP WAS REVISED SEPTEMBER 30,1992. 1. Locate on a copy of the preliminary plat the major vegetation types within the subdivision (e.g., marsh, grassland, shrub and forest). THE SUBDIVISION IS LOCATED ON AN EXISTING ALFALFA FIELD. 2. Describe the amount of vegetation that is to be removed, or cleaned, from the site, and state the reasons for such removal. VEGETATION REMOVAL WILL BE WITHIN THE ROAD RIGHT OF WAY AND BUILDING SITES. THERE ARE NO TREES WITHIN THE SUBDIVISION. 3. Describe any proposed measures to be taken to protect vegetative cover. WEED - FREE GRASS SEED WILL BE REPLANTED IN THE DISTURBED BUILDING AREAS. 1. What major species of fish and wildlife, if any, use the area to be affected by the proposed subdivision? GAME BIRDS HAVE BEEN SEEN IN THE AREA. 2. Locate on a copy of the preliminary plat any known important wildlife areas, such as big game winter range, waterfowl nesting areas, habitat for rare and endangered species and wetlands. NONE KNOWN Describe any proposed measures to protect wildlife habitat or to minimize habitat degradation. NONE PROPOSED State the acreage, type and agricultural classifications of soils on the site. SOILS AS LISTED IN "IM SCS SO][L SURVEY SHEET NUMBER -17, INDICATE THE MAJORITY OF THE PROPERTY CONTAINS Ke TYPE SOILS, W17M A SMALL PORTTON OF THE SUBDIVISION HAVING Ta SOILS AS WELL. Ke IS LISTED AS KALISPELL LOAM ON SLOPES 0-3% AND Ta SOILS ARE TALLY, BLANCHARD AND FLATHEAD SOILS,, 0-3% SLOPES; WE14D ERODED. 2. State the crop history of production of this site by type and yield. THIS I � 'p by a number on a copy of the plat with the information and results provided in the report. The number of preliminary percolation tests required shall be one-fourth (1/4) of the total number of proposed lots and these tests shall be performed in the different soil types, or evenly spaced throughout the subdivision in the absence of soil variability. 3. A detailed soils description for the area shall be obtained from test holes at least seven (7) feet in depth. The number of test holes will depend upon the variability of the soils. The U.S. Department of Agriculture--s ASoils Classification System=— shall be sued in the descriptions. Information on the internal and surface drainage characteristics shall be included. Each test hole shall be keyed by a number on a copy of the plat with the information provided for in the report. 4. A description of the following physical conditions: (1) Depth to groundwater at time of year when water table is nearest the surface and how this information was obtained. (2) Nimirnurn depth to bedrock or other impervious material, and how this information was obtained. 2. For a proposed public or community sewage treatment system: PLEASE REFER TO THE ATTACMD ENGINEEWS REPORT FORA MORE DETAILED DESCRIPTION OF THE PROPOSED SEWER AND WATER SYSTEM. 1. Estimate the average number of gallons of sewage generated per day by the subdivision when fully developed. 200 GALLONS PER DAY PER HOUSEHOLD 2. Where an existing system is to be used: CITY OF KALISPELL 1. Identify the system and the person, firm or agency responsible for its operation and maintenance. CITY OF KALISPELL 2. Indicate the systems' capacity to handle additional use and its distance from the development. PLEASE REFER TO TBE ATTACD ENGINEER'S REPORT Provide evidence that permission to connect has been granted. 3. proposed: N/A Where a new system is pro- -p At tach Atach two (2) copies of the plat showing the proposed location of each spring, well, cistern, or other water source and indicate the distance to existing or proposed sewage treatment systems. 1. Where a public or community water system is proposed: SEE ATTACHED REPORT (1) Estimate the number of gallons per day required by the development (including irrigation, if applicable). (2) Where an existing system is to be used: I Identify the system and the person, firm or agency responsible for its operation and maintenance. STILLWATER ESTATES 2. Indicate the systems' capacity to handle additional use and its distance from the development. SEE ENGINEER'S REPORT 3. Provide evidence that permission to connect has been granted. (3) Where a new system is to be used: N/A 1. Provide evidence that the water supply is adequate in quantity, quality and dependability. 2. Indicate who will bear the costs of installation, when it will be completed and who will own, operate and maintain the system. 3. Attach a copy of the plat showing the proposed location of the water source and all distribution lines. 1. Describe the proposed method of collection and disposing of solid waste from the development- CONTRACT HAULER TO FLATHEAD COUNTY LANDFUL. 1-� If central collection areas are proposed within the subdivision, show their location on a copy of the preliminary plat. N/A 2. Describe any increased maintenance problems and costs that will be caused by this increase in volume. NONE ANTICIPATED. 2. Indicate who will pay the cost of installing and maintaining dedicated and/or private roadway. TIRE ROADWAYS WITHIN THE SUBDIVISION WILL BE BUILT TO CITY STANDARDS BY THE DEVELOPERAND THEN TURNED OVER TO THE CITY FOR MAINTAINENCE. 3. Describe the soil characteristics, on site, as they relate to road and building construction and measures to be taken to control erosion of ditches, banks and cuts as a result of proposed construction. THE SITE IS RELATIVELY FLAT THEREFORE, MINIMAL CUTS WILL BE NEEDED TO BUILD THE ROAD. SUITABLE SOIL TYPES EXIST FOR A GOOD ROAD BASE. 4. Explain why access was not provided by means of a road within the subdivision if access to any of the individual lots is directly from City, County, State or Federal roads or highways. ALL LOTS ACCESS THE INTERIOR ROAD SYSTEM. NO LOTS DIRECTLY ACCESS CITY, COUNTY, OR STATE ROADS. 5. Is year-round access by conventional automobile over legal rights -of -way available to the subdivision and to all lots and common facilities within the subdivision? YES 6. Identify the owners of any private property over which access to the subdivision will be provided. N/A 1. Describe the emergency services available to the residents ofthe proposed subdivision including the number of personnel and number ofvehicles and/or type of facilities for 1. Fire Protection: I Is the proposed subdivision in an urban or rural fire district? If not, will one be formed or extended? ANNEXATION TO THE CITY PROVIDES FOR SERVICE BY THE CITY FIRE DEPARTMENT 2. In absence of a fire district, what fire protection procedures are planned? NIA and location recharge facilities. Indicate the type, size of any proposed re. 'THE COMMUNITY WATER SYSTEM HAS ADEQUATE WATER FLOWS TO ACCOMMODATE EMERGENCY MCI MCL-VAIL CONSTRUCTED. 1 from water, sewer and solid waste Provide anticipated revenue increases, per unit, fees. SOLID WASTE FEES AND SEWER SERVICE FEES WILL BE ll"-W131 XV. LAND USE Describe the existing historical use of the site. 'THIS SITE HAS PRIMARILY BEEN USED AS AGRICULTURAL LAND AND PASTURE. 2. Describe any comprehensive plan recommendations and other land use regulations on and adjacent to the site. Is zoning proposed? If located near an incorporated city or town, is annexation proposed? ZONING IN THE RONIEDIATE AREA IS WEST VALLEY. THE FLATHEAD COUNTY MASTER FLAN DESIGNATES THIS LAND AS AGRICULTURAL, AS SEWER SERVICES ARE PROPOSED, ANNEXATION TO THE CITY OF KALSPELL WILL BE REQUESTED. Describe the present uses of lands adjacent to or near the proposed development. Describe how the subdivision will affect access to any adjoining land and/or what measures are proposed to provide access. ADJACENT LAND IS USED FOR PASTURE AND AGRICULTURAL PURPOSES (SOUTH AND NORTH). TO THE EAST AND WEST, THE LAND IS RESIDENTIAL. 'THE PROPOSED SUBDIVISION IS CONTATLA33LE WIIHTHE EXISTING SUBDIVISIONS AND PROPOSED DEVELOPMENT OF THE STATE LANDS TO THE fl 4. Describe any health or safety hazards on or near the subdivision (mining activity, high voltage lines, gas lines, agricultural and farm activities, etc.) Any such conditions should be accurately described and their origin and location identified. NONE KNOWN 5. Describe any on -site uses creating a nuisance (unpleasant odor, unusual noises, dust, smoke, etc.) Any such conditions should be accurately described and their origin and location identified. NONE KNOWN Tri-City Planning Office 17 Second Street East — Suite 211 Kalispell, Montana 59901 Phone: (406) 751-1850 Fax: (406) 751-1858 tricity@centurytel.net � to 1 D) J) col ZIVI 0- N61 TO: Kalispell City Staff and Other Interested Parties FROM: Narda A. Wilson, Senior Planner RE: April 8, 3003 - Kalispell City Planning Board Regular Meeting - West View 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. A rehearing on this project is required under the recently adopted Kalispell Growth Policy. 1. 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. 2. Owl Corporation for preliminary plat approval of West View Estates, a 128 lot subdivision located on the northeast comer 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. These items will go before the Site Development Review Committee at the Kalispell Building Department on the follow 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 KIPB 4/8/03 mtg March 19, 2003 Page 2 Final Comments By: • 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 31, 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 PJ. Sorenson, Zoning Administrator Roger Kraus, Police Dept. Dick Amerman, City Engineer Frank Castle, Civil Engineer Jim Hansz, Director Public Works Sandy Wheeler, Community Redevelopment Craig Kerzman, Chief Building Inspector Charles Harball, City Attorney Steve Herzog, MDOT Charlie Johnson, Co. Rd. Superintendent Applicant / Owner H: \ ... \AGREF\ KALISPELL\KPB48REF 1. DOC 0 11 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 comer 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 comer 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 I 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 Naxda Wilson, Senior Planner, at (406) 751-1850 for additional information. Thomas R. Jentz Planning Director 4 . & PUBLISH: Legal Notices Daily Interlake Suyxday, March 23, 2003 BILL: Tri-City Planning Office 17 Second Street East, Suite 211 Kalispell MT 59901 Note: This office is acting as an agency of the City of Kalispell and should be billed at the City's contract rate. LEGALS\KA\03\KPB408 Kv 7E go 2- ?rQpcll)r lv Westsid' A 5D 105 104, 0)2 101j 9 0 91 92 93 85 84 83 82 ---- 81 1 72 73 74 75 76 79 • 78 6 77 62 61 ZE 54 157 58 5. so 55 56 Jar 59 48 47 146 45 44 43 0"- 37 38 i39 140 42 41 ------- ---- 34 . . . . . . . . . . . . . . . . 27 125 23 22 . . . . . . . . . . . . . . . . . . . . . . . 33 21 . . . . . . . . . . . . . . . . . . . . LIR FAST 20 . . . . . . . . . . . . . . . . . . . . . . . . ...... 30 20 ZB 3 is .......... . . . . . . . a � i3 ;1 14 2 1 13 12 Ka&pcLf westsicle (Mixed Professional} PUD 46 VICINrIYMAP PRELIMINARY PLAT — WEST VIEW ESTATES A 58 ACRE RESIDENTIAL SUBDIVISION WITH 127 SINGLE FAMILY RESIDENTIAL LOTS & (1) 10 ACRE MULTI —FAMILY / TOWNHOUSE LOT CITY OF KALISPELL ZONING JURISDICTION OWIL CORIPORATION ILI.Stt P —4 IKE I H'\0XNXite\kM0Z_4&dft