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14. Resolution 4791 - Preliminary Plat - Amended Lot 3 - Daley FieldTri-City Planning Office 17 Second Street East — Suite 211 Kalispell, Montana 59901 Phone: (406) 758-1850 Fax. (406) 751-1858 tricity@centurytel.net www.tricitypianning-mt.com REPORT TO: Kalispell Mayor and City Council FROM: Narda A. Wilson, Senior Planner Chris A. Kukulski, City Manager SUBJECT Amended Plat of Lot 3, Daley Field MEETING DATE: May 19, 2003 BACKGROUND: This is a request by Murcon Development for preliminary plat approval of a four lot commercial subdivision on approximately 7.4 acres on the west side of Highway 93 across from Kelly Road. The property is zoned B-2, a General Business zoning district that allows for a wide variety of commercial uses. Daley Field Subdivision was created by the City of Kalispell in conjunction with the Airport Urban Renewal District and the ballfields that were previously located on the site were moved to the Kalispell Youth Athletic Complex on Four Mile Drive. When this lot was sold to Murcon Development there was no development agreement executed between the City of Kalispell and the developer that would affect the development or resubdivision of this property. The Kalispell Planning Board considered this matter at a special meeting on April 29, 2003 and held public hearing. This property fronts along a portion of the highway that is scheduled for reconstruction. There was discussion regarding the access to the subdivision from Hwy 93 South. The new internal roadway will provide access to the lots within the subdivision and none of the lots will have direct access onto Hwy 93. Primary access to subdivision will be from Hwy 93 South and the new internal roadway within the subdivision will create a four-way intersection between Hwy 93 and Kelly Road. There has been discussion in the past with the MDOT regarding the installation of a signal at the intersection of Kelly Road and Hwy 93. However, in the past the MDOT has found that his intersection does not warrant a signal. The creation of this four-way intersection at Kelly Road and Hwy 93 may have some impact on the decision whether or not to install a traffic sign at this junction. The developer will coordinate any needed improvements with MDOT prior to final plat approval. Another issue that arose is the is the extension of and internal access road that functions as a frontage road that has been extended between Big R and as far north as the south end of the subdivision. The staff asked the board to consider placing an additional condition on the plat requiring an easement for the further extension of the access road. At the public hearing John Schwarz with Schwarz Engineering represented the applicant and objected to the recommendation that an access easement be provided for on the plat. He said that MDOT would not construct a frontage road and he didn't think it should be a condition of approval. Furthermore, Providing Community Planning Assistance To: • City of Kalispell • City of Whitefish • City of Columbia Falls • Amended Plat of Lot 3 of Daley Field May 12,2003 Page 2 when the City of Kalispell was approached regarding placing an easement on the plat for Daley Field for an access road, he was told they did not want the encumbrance on the property. He didn't feel that they should now be required to do something the City was not willing to impose on themselves. Additionally, he thought there was a need for the traffic light at Kelly Road and they would work with MDOT on developing the new intersection. Tom Sullivan, manager of the Rosauers grocery store to the north spoke in favor of extending the access road to connect to the Rosauers parking lot to direct traffic to the controlled intersection at Third Avenue East and Hwy 93 where there is a traffic light. After the public hearing the board discussed the frontage road concept and whether or not some type of formal agreement would be needed or whether it should be left up to the individual property owners. A motion was made to approve the preliminary plat subject to the recommended conditions which passed unanimously. RECOMMENDATION: A motion to approve the preliminary plat subject to the recommended conditions would be in order. FISCAL EFFECTS: ALTERNATIVES: Respectfully submitted, Narda A. Wilson Senior Planner Minor positive impacts once fully developed. As suggested by the city council. Report compiled: May 12, 2003 c: Theresa White, Kalispell City Clerk C"A-XLQk Chris A. Kukulski City Manager Attachments: Transmittal letter and conditions of approval Staff report KPP-03-4 and application materials Draft minutes from 4/29/03 planning board meeting TRANSMIT\KALISPEL\2003\KPP3-4.MEMO RESOLUTION NO.4791 A RESOLUTION CONDITIONALLY APPROVING THE PRELIMINARY PLAT OF AMENDED PLAT OF LOT 3, DALEY FIELD SUBDIVISION, MORE PARTICULARLY DESCRIBED AS THE AMENDED PLAT OF LOT 3 OF DALEY FIELD SUBDIVISION, LOCATED IN SECTION 20, TOWNSHIP 28 NORTH, RANGE 21 WEST, P.M.M., FLATHEAD COUNTY, MONTANA. WHEREAS, Murcon Development, the owner of certain real property described above, has petitioned for approval of the Subdivision Plat of said property, and WHEREAS, the Kalispell City Planning Board and Zoning Commission held a public hearing on April 29, 2003, on the proposal and reviewed Subdivision Report #KPP-03-4 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 Lot 3, Daley Field Subdivision, subject to certain conditions and recommendations, and WHEREAS, the City Council of the City of Kalispell at its regular Council Meeting of May 19, 2003, reviewed the Tri-City Planning Office Report #KPP-03-4, 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-03-4 are hereby adopted as the Findings of Fact of the City Council. SECTION II. That the application of Murcon Development for approval of the Preliminary Plat of Lot 3, Daley Field Subdivision, Kalispell, Flathead County, Montana is hereby approved subject to the following conditions: 1. That the development of the site will be in substantial conformance with the approved preliminary plat which shall govern the general location of the lots and accesses. 2. That a letter from the Kalispell Public Works Department be obtained which states that the plans and specifications for all necessary infrastructure and improvements have been reviewed and approved in accordance with Kalispell's Design and Construction Standards; and certification from an engineer licensed in the state of Montana shall be submitted with the final plat stating that all of the improvements have been constructed in accordance with those approved plans. 3. An approach permit shall be obtained from the Montana Department of Transportation for the creation of the intersection at Kelly Road and Hwy 93 and that any needed improvements be accomplished prior to the submittal of the final plat after being reviewed and approved by the MDOT. 4. That a common mail facility be located for the subdivision and be approved by the local postmaster. 5. The roads within the subdivision shall be named and signed in accordance with the policies of the Kalispell Public Works Department and the Uniform Traffic Control Devices Manual. 6. That a letter be obtained from the Kalispell Fire Department approving the number and location of fire hydrants within the subdivision, the access and suppression system and compliance with the Uniform Fire Code. 7. That any areas disturbed during construction be revegetated with a weed -free mix in accordance with a plan approved by the Kalispell Parks and Recreation Department. 8. That a note be placed on the face of the final plat that states "Some building height restrictions may be applicable because of the proximity of these lots to the Kalispell City Airport". 9. All new utilities shall be installed underground. 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 a minimum of two-thirds of the necessary infrastructure for this subdivision shall be completed prior to final plat submittal. 12. That the preliminary plat shall be valid for a period of three years from the date of approval. SECTION M. 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 19TH DAY OF MAY, 2003. Pamela B. Kennedy Mayor h�.W Theresa White City Clerk Tri-City Planning Office 17 Second Street East - Suite 211 Kalispell, Montana 59901 Phone: (406) 751-1850 Fax: (406) 751-1858 tricity@centuryiel.net May 12, 2003 Chris Kukulski, City Manager City of Kalispell P.O. Box 1997 Kalispell, MT 59903 Re: Amended Plat of Lot 3, Daley Field Subdivision Dear Chris: The Kalispell City Planning Board met on April 29, 2003 and held a public hearing to consider a request by Murcon Development for preliminary plat approval of a four lot commercial subdivision on approximately 7.4 acres located on the west side of Highway 93 across from Kelly Road. The property is zoned B-2, a General Business zoning district that allows for a wide variety of *commercial uses. Narda. Wilson, of the Tri-City Planning Office, presented staff report KPP-03-4 evaluating the proposal. She noted that the proposed subdivision would create a new intersection with Kelly Road and that the reconstruction of Hwy 93 did not currently include a traffic light at Kelly Road. She also noted that an access road from the south has been extended nearly as far as the south end of the subdivision and asked the board to consider placing an additional condition on the plat requiring an easement for the further extension of the access road. The staff recommended approval of the preliminary plat subject to the conditions outlined in the staff report. At the public hearing John Schwarz with Schwarz Engineering represented the applicant and objected to the recommendation that an access easement be provided. He said that MDOT would not construct a frontage road and he didn't think it should be a condition of approval imposed on private individuals. Furthermore, when the City of Kalispell was approached regarding an easement on the plat for Daley Field to create an access road, he was told they did not want the encumbrance on the property. He didn't feel that they should now be required to do something the City was not willing to impose on themselves. Additionally, he thought there was a need for the traffic light at Kelly Road and they would work with MDOT on developing the new intersection. Tom Sullivan, manager of the Rosauer's grocery store to the north spoke in favor of extending the access road to connect to the Rosauers parking lot. After the public hearing the board discussed the frontage road concept and whether or not some type of formal agreement would be needed or whether it should be left up to the individual property owners. A motion was made to approve the preliminary plat subject to the recommended conditions which passed unanimously. Providing Community Planning Assistance To: • City of Kalispell • City of Columbia Falls • City of Whitefish • Amended Plat of Lot 3, Daley Field Preliminary Plat May 12, 2003 Page 2 Please schedule consideration of this preliminary plat for the meeting of May 19, 2003. You may contact this board or Narda Planning Office if you have any questions regarding this matter. Sincerely Kalispell City Planning Board on Van Natta President RVN/NW Kalispell City Council Wilson at the Tri-City Attachments: Attachment A - Recommended Conditions of Approval Staff report KPP-03-4 and application materials Draft minutes 4/29/03 planning board meeting c w/ Att: Theresa White, Kalispell City Clerk c w/o Att: Murcon Dev, 2940 Petro -Canada Tower W., 150 Sixth Ave SW Calgary, Alberta T2P 3Y7 Schwarz Eng., 100 Financial Drive, Suite 120; Kalispell, MT 59901 H: \FRDO \TRANSMIT\KALISPEL\2003 \KPP-03-4.DOC Amended Plat of Lot 3, Daley Field Preliminary Plat May 12, 2003 Page 3 ATTACHMENT A AMENDED PLAT OF LOT 3, DALEY FIELD SUBDIVISION CONDITIONS OF APPROVAL AS RECOMMENDED BY THE KALISPELL CITY PLANNING BOARD APRIL 29, 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 29, 2003 planning board meeting: 1. That the development of the site will be in substantial conformance with the approved preliminary plat which shall govern the general location of the lots and accesses. 2. That a letter from the Kalispell Public Works Department be obtained which states that the plans and specifications for all necessary infrastructure and improvements have been reviewed and approved in accordance with Kalispell's Design and Construction Standards; and certification from an engineer licensed in the state of Montana shall be submitted with the final plat stating that all of the improvements have been constructed in accordance with those approved plans. 3. An approach permit shall be obtained from the Montana Department of Transportation for the creation of the intersection at Kelly Road and Hwy 93 and that any needed improvements be accomplished prior to the submittal of the final plat after being reviewed and approved by the MDOT. 4. That a common mail facility be located for the subdivision and be approved by the local postmaster. 5. The roads within the subdivision shall be named and signed in accordance with the policies of the Kalispell Public Works Department and the Uniform Traffic Control Devices Manual. 6. That a letter be obtained from the Kalispell Fire Department approving the number and location of fire hydrants within the subdivision, the access and suppression system and compliance with the Uniform Fire Code. 7. That any areas disturbed during construction be revegetated with a weed -free mix in accordance with a plan approved by the Kalispell Parks and Recreation Department. 8. That a note be placed on the face of the final plat that states "Some building height restrictions may be applicable because of the proximity of these lots to the Kalispell City Airport". 9. All new utilities shall be installed underground. Amended Plat of Lot 3, Daley Field Preliminary Plat May 12, 2003 Page 4 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 a minimum of two-thirds of the necessary infrastructure for this subdivision shall be completed prior to final plat submittal. 12. That the preliminary plat shall be valid for a period of three years from the date of approval. REPORTS \03 \KPP03-4.DOC M AMENDED PLAT OF LOT 3, DALEY FIELD TRI-CITY PLANNING OFFICE SUBDIVISION REPORT #KPP-03-4 APRIL 22, 2003 A report to the Kalispell City Planning Board and the Kalispell City Council regarding a request for preliminary plat approval of a four lot commercial subdivision. A public hearing on this proposal has been scheduled before the planning board for April 29, 2003 in the Kalispell City Council Chambers. The planning board will forward a recommendation to the city council for final action. BACKGROUND: This four lot subdivision is being reviewed as a major preliminary plat since it is the second subdivision from the original tract of record. Daley Field Subdivision was a three lot subdivision completed in December of 1997. A. Owner/Applicant: Murcon Development, Inc. 2940 Petro -Canada Tower W. 150 Sixth Ave SW Calgary, Alberta UP 3Y7 (403) 269-5416 Technical Assistance: Schwarz Engineering, Inc. 100 Financial Drive, Suite 120 Kalispell, MT 59901 (406) 755-1333 B. Location: The lot that is proposed for resubdivision is located south of Rosauers on the west side of Hwy 93 South directly across from Kelly Road. The property can be described as the Amended Plat of Lot 3 of Daley Field Subdivision located in Section 20, Township 28 North, Range 21 West, P.M.M., Flathead County, Montana. C. Size: Total area: 7.41 acres Area in Lots: 6.992 acres Areas in Roads: 0.42 acres Min Lot Size: 1.34 of an acre Max Lot Size: 2.04 acres D. Nature of the Request: The developer is proposing to subdivide an approximately 7.4 acre parcel into four commercial lots that will be accessed via a new internal subdivision road. The new internal subdivision road will create an intersection at Hwy 93 and Kelly Road. Currently this property is undeveloped and was previously a part of the City of Kalispell's park system where a ball park was previously located and known as Daley Field. E. Zoning: The zoning for this property is B-2, a General Business District. This district has a 7,000 square feet minimum lot size requirement and the minimum lot width is 70 feet. All of the lots within the proposed subdivision exceed this minimum lot size and lot area. F. Existing Land Use: This property has not been developed. G. Surrounding Zoning and Land Uses Zoning: The area is a mix of general commercial uses in the area as well as the Kalispell City Airport. North: General retail building, City B-2 zoning South: General office building, City B-2 zoning East: Office, restaurant / bar, boat sales, City and County B-2 zoning West: Kalispell City Airport, City P- 1 zoning H. Relation to Master Plan Map: This property lies within the Kalispell Growth Policy area and is designated on the future land use map as commercial. Within the plan itself this property is identified as part of the commercial core of Kalispell. This subdivision is in compliance with the master plan for the area. It may also be noteworthy that this property is within the boundaries of the Airport Urban Renewal District. I. Utilities: Water: City of Kalispell Sewer: City of Kalispell Electricity: Flathead Electric Cooperative (underground) Telephone: CenturyTel (underground) Solid Waste: City of Kalispell Fire: City of Kalispell Police. City of Kalispell Schools: School District #5 REVIEW AND FINDINGS OF FACT 9 This application is reviewed as a major subdivision in accordance with State statutory review criteria and the Kalispell Subdivision Regulations. A. Effects on Health and Safety: Fire: The risk of fire in this subdivision can be considered generally low because this is an urban area, has good access, will have fire hydrants located within the subdivision and the types of uses proposed for the site do not present any significant threat of fire. Flooding: The topography of the site is generally level and there is little risk of flooding or due to surface water runoff. The area has been known to have high groundwater and hydric soils which can present challenges in managing drainage. Access: Primary access to subdivision will be from Hwy 93 South, a federal highway that is managed and maintained by the Montana Department of Transportation. Hwy 93 between Ashley Creek to the south and the Flathead County Courthouse to the north has been scheduled for reconstruction. It was OA anticipated that this project would be placed out for bid this spring. This property fronts along a portion of the highway that is scheduled for reconstruction. The new internal roadway will provide access to the lots within the subdivision and none of the lots will have direct access onto Hwy 93. The new internal roadway will create a four-way intersection between Hwy 93 and Kelly Road. There has been discussion in the past with the MDOT regarding the installation of a signal at the intersection of Kelly Road and Hwy 93. However, in the past the MDOT has found that his intersection does not warrant a signal. The creation of this four-way intersection at Kelly Road and Hwy 93 may have some impact on the decision whether or not to install a traffic sign at this junction. The developer will be required to obtain an approach permit for the creation of the new roadway onto Hwy 93 and comply with any requirements that the Montana Department of Transportation may have in conjunction with the creation of this new intersection. B. Effects on Wildlife and Wildlife Habitat: Minimal impacts to wildlife and wildlife habitat can be anticipated as a result of this subdivision since this property and site he within an urban area of Kalispell 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 from on - site sewage treatment. There is no surface water in close proximity to this site that could be affected by development. There is some high groundwater and hydric soils in the area, but they are not significant enough to create flooding or surface water problems with the site. Drainage: This site is relatively level and does not pose any unusual challenges to site drainage. When Daley Field subdivision was completed a common stormwater management system was created near to the west end of the property that should be adequate to accommodate development on the site. As part of the development process a drainage plan will need to be identified and will be reviewed and approved by the Kalispell Public Works Department. D. Effects on Local Services: Sewer: This property will be served by the City of Kalispell sewer which direct access to sewer along the Hwy 93 corridor. Extension of a sewer to the west into the subdivision to provide service to the lots will be designed and constructed in accordance with the design specifications of the City of Kalispell. Adequate capacity exists within the Kalispell sewage treatment system to accommodate the additional needs created by this subdivision. Water: City water will be used to serve the subdivision and is available within the Hwy 93 corridor. A water main will need to be extended into the subdivision to serve to the other lots and to provide adequate fire flows for an additional 3 hydrant if needed. The new water facilities will be required to be reviewed and approved by the Kalispell Public Works Department and the Fire Department. Schools: This subdivision is within the boundaries of School District #S, however, no impacts to the school system can be anticipated as a result of this development because of its commercial nature. Parks: Lions Park lies in close proximity to the property directly to the east. Impacts to the park system will be limited. Parkland dedication is not required for commercial subdivisions. Police Protection: This property is served by the Kalispell Police Department. There would be limited impacts on the police department and adequate service can be provided as a result of this subdivision. Fire Protection: This property will be served by the City of Kalispell Fire Department. Fire hydrants will need to be placed within the subdivision in accordance with the Uniform Fire Code as part of the subdivision development. The fire department will be able to adequately service this development Refuse Disposal: Once these lots are developed, the City of Kalispell will provide solid waste disposal to the site. Adequate space at the County landfill is available for the solid waste which will be generated by the subdivision. Medical Services: Kalispell Regional Hospital is approximately two miles from the site. Kalispell ambulance service as well as ALERT are able to provide service to this area. Access to the site will be good once the internal street is developed. E. Effects on Agriculture and Agricultural Water Users Facilities: This is not an agricultural area and commercial development is anticipated in this area. Because this is in an established and growing urban area, no impacts to agriculture or agricultural water users facility are anticipated as a result of this subdivision. Some limited agricultural use of this property has traditionally taken place, but not for several years. F. Compliance with Growth Policy: The Kalispell Growth Policy 2020 anticipates that this area will develop commercially. Not only is this area part of an area that has been well - established commercially it is part of the Airport Urban Renewal District, intended to provide a mechanism for redevelopment in the area. The proposed subdivision complies with this land use designation. G. Compliance with Zoning Regulations This property is currently zoned, B-2, a General Business zoning district. The proposed subdivision complies with this minimum lots size and width requirements of the B-2 zoning for newly created lots. This district provides for a broad range of commercial uses including professional offices, retail and M restaurants to name just a few. This subdivision is in substantial compliance with the Kalispell Zoning Ordinance. H. Airport Urban Renewal District This property was sold when Daley Field was subdivided and the ballfields relocated to the new Kalispell Youth Athletic Complex on the State School Section Property to the north. It was intended that the funds from the sale and development of this property would be used for the upgrade of the Kalispell City Airport and other needed infrastructure improvements within the district. The revenue generated from this district has been earmarked for airport improvements and utility installation along Hwy 93 with the reconstruction of that roadway. This property was not subject to a development agreement between the developer and the City of Kalispell when it was sold and there is not provision regarding the manner in which in can be subdivided or developed. Because of this property's close proximity to the Kalispell City Airport there may be some height restrictions along the property boundary to the south that could prohibit the development of a rather tall building near the rear property boundary. It would therefore be logical that if a taller building were desired the parking could be located to the west of the site and the building(s) located toward to east of the site to maximize the allowable building height. I. Compliance with the Subdivision Regulations: The proposed subdivision complies with the Kalispell Subdivision Regulations and no variances are being requested. RECOMMENDATION That the Kalispell City Planning Board adopt the staff report #KPP-03-4 as findings of fact and recommend to the Kalispell City Council that the preliminary plat be approved subject to the following conditions: That the development of the site will be in substantial conformance with the approved preliminary plat which shall govern the general location of the lots and accesses. 2. That a letter from the Kalispell Public Works Department shall be obtained which states that the proposed plans and specifications all improvements have been reviewed and approved in accordance with Kalispell's Design and Construction Standards and have been review and approved for compliance with those standards. Certification from an engineer licensed in the state of Montana shall be submitted with the final plat stating that all of the improvements have been constructed accordingly. 3. An approach permit shall be obtained from the Montana Department of Transportation for the creation of the intersection at Kelly Road and Hwy 93 and that any needed improvements be accomplished prior to the submittal of the final plat after being reviewed and approved by the MDOT. 61 4. That a common mail facility be located for the subdivision and be approved by the local postmaster. 5. The roads within the subdivision shall be named and signed in accordance with the policies of the Kalispell Public Works Department and the Uniform Traffic Control Devices Manual. 6. That a letter be obtained from the Kalispell Fire Department approving the number and location of fire hydrants within the subdivision, the access and suppression system and compliance with the Uniform Fire Code. 7. That any areas disturbed during construction be revegetated with a weed -free mix in accordance with a plan approved by the Kalispell Parks and Recreation Department. 8. That a note be placed on the face of the final plat that states "Some building height restrictions may be applicable because of the proximity of these lots to the Kalispell City Airport". 9. All new utilities shall be installed underground. 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 a minimum of two-thirds of the necessary infrastructure for this subdivision shall be completed prior to final plat submittal. 12. That the preliminary plat shall be valid for a period of three years from the date of approval. REPORTS\03\XPP03-4.DOC M on greater that two nunarea ieet. BOARD DISCUSSION Hull said it seemed to be a typical hardship where there is something unusual about the property that requires and allows a variance. In this case because of the steep slope, he thinks a variance makes sense. Van Natta agreed with the above, and it is situation where we are coming up against a creek and there are some kinds of odd boundaries that have to be dealt with. He is in concurrence. ROLL CALL The motion passed unanimously on a roll call vote. MOTION (VARIANCE TO Johnson moved and Anderson seconded a motion that staff THE ROAD OFF -SET report KPK-03-3 be adopted as findings of fact and that a REQUIREMENTS) variance be granted to the requirement that "two streets meeting a third street from an opposite side shall meet at the same point or there center lines shall be offset by at least 125 feet for local roads and 300 feet for arterials." BOARD DISCUSSION Jean Johnson would normally be opposed to the variance but given the circumstances in this instant, he would be in favor of it. Norton agreed with Johnson, that under the circumstances of the house being there, he does not think that 25 feet is going to make a huge amount of difference on visibility or safety. ROLL CALL The motion passed unanimously on a roll call vote. ROLL CALL (MAIN MOTION) The motion passed unanimously on a roll call vote. AMENDED PLAT OF LOT 3, A request for a preliminary plat approval of the Amended Plat DALEY FIELD of Lot 3 of Daley Field Subdivision, a four lot commercial subdivision on approximately 7.41 located on the west side of Highway 93 across from Kelly Road. STAFF REPORT KPP-03-4 Wilson noted that this property is located on the west side of Hwy 93 directly across from Kelly Road. Rosauers lies to the north, the water resources board to the south along with Penco and Big R and the Kalispell City Airport adjoins this property to the west. Lot 3 is part of a subdivision the City of Kalispell did when Daley Field was subdivided into three lots and sold. The ballfields were relocated to the Kalispell Youth Athletic Complex in Section 36. The property is in the Airport Urban Renewal District and this property was sold shortly after the district was created that was intended to do some improvements to the City airport. The current property owner is now coming before the board and asking for Kalispell City Planning Board Minutes of the special meeting of April 29,2003 Page 9 approval of a four lot commercial subdivision on the property that was previously owned by the City and part of Daley Field This subdivision creates an intersection with Kelly Road and Hwy 93. The lots are zoned B-2, General Business and anticipated for commercial uses. The entire subdivision contains 7.42 acres with the lots in the subdivision ranging from 1.3 acres to 2 acres in size. The developer does not know what the future uses will be because the lots will probably be sold and developed by a new owner. The zoning allows for a wide range or retail, equipment uses, office uses, almost any commercial use is allowed under the B-2 zoning. A new access road will be extended to serve the subdivision thereby creating a four way intersection with Kelly Road. The Montana Department of Transportation is planning on upgrading Hwy 93 between Ashley Creek and the Courthouse. Part of those plans are to reconstruct the 3rd Ave East intersection which will dead-end at Sun Rental and a new light will be installed at the Rosauers intersection to create a four-way intersection. The people who live and work in the Kelly Road area are in agreement that a light is badly needed, but currently DOT will not put a light there because they do not believe it is warranted. However, a signal may be warranted after the development of property and the creation of the new intersection. The new roadway intersection with Kelly Road and Hwy 93 will need to be reviewed by MDOT and the developer would have make any necessary improvements. MDOT and City have been encouraging the extension of an access road that currently goes from Big R, past vacant property, passed Penco and past the state building. Staff would recommend consideration be given to adding a note to the plat as an additional condition that "an access easement be provided to Lot 2 of Daley Field subdivision to the north." This can accomplished by simply placing a note on the plat or showing an actual easement that would basically allow access between the parking lots and so there is access to the light on Third Avenue East. Van Natta asked if this would replace putting in a road and Wilson responded that it would not be a road per say but it rather like an internal access roads within the parking area like other parking lot designs. The backup space could be used as an access easement. There would be an easement on the plat for proposed Lots 1 and 4. Van Natta said that if the MDOT were concerned they would be building a frontage road. Wilson responded that this would not be a frontage road just an alternate access easement. Kalispell City Planning Board Minutes of the special meeting of April 29, 2003 Page 10 Wilson noted that in evaluating the environmental conditions on the site, this area is designated as having hydric soils. However, this would not be considered a major impediment to development since there is no threat of flooding. A drainage easement was developed with the initial platting of Daley Field and lies directly to the east. This property is in the Airport Urban Renewal District, and when the property was sold it was intended that the funds would go for infrastructure improvements within the district either to directly to improvement for the Kalispell City Airport or for the extension of utilities for the 93 reconstruction to Four Corners. No development agreement with the City was executed for this property when it was sold so there are no restrictions regarding its development. Therefore, it can be subdivided or developed as the current property owner might propose. Because of the proximity to the City airport, there may be some height restrictions on the lots on the west end of the site. It should be noted that there is a transition slope around the airport that limits the height and development potential of some property in the area. There is an estimated 17 foot height limit at the rear property boundary, so by moving the parking to the east there should be no significant impediment to developing either one of the western lots. The staff is are recommending that a note be placed on the plat that states that some building height restrictions may be applicable due to the proximity of the lots to the Kalispell City Airport. This will be disclosed to anyone buying these lots. There are no variances to the subdivision regulations being requested with the subdivision, it is in compliance with the B-2 zoning regulations and the Kalispell Growth Policy that anticipates the development of this area as commercial. The staff is recommending approval of the subdivision subject to the listed in the staff report and a recommendation that an additional condition be considered that a note on plat be made to provide an access easement to Lot 2 of Daley Field Subdivision to the north. PUBLIC HEARING The public hearing was opened to those who wished to speak on the project. APPLICANT/AGENCIES John Schwarz of Schwarz Architecture and Engineering, 100 Financial Drive stated he represents the developer. They just got information on the easement condition and he strongly disagrees with the recommendation for an access easement. The applicant for this subdivision owned the property between Big R and Penco for several years. When MDOT came through with their design for the highway improvement, they discussed creating a frontage road. The Kalispell City Planning Board Minutes of the special meeting of April 29, 2003 Page 11 owner of Big R was concerned about those improvemenbts and wanted to procure a 30 foot strip to prevent direct highway access to properties between Big R to the State Building. Those property owners drafted a Memorandum of Understanding with all the landowners except the City of Kalispell, who owned lot three of the Daley Field Subdivision at that time. We went to the City and asked for an easement for access along the property, and the City responded that it was a significant burden to their property they did not want. The City did finally encourage landowner to work with other landowners to the south of what is shown as of Lot 1. Schwarz said he looked at all the warrants on Kelly Road and feels they are met to justify the installation of a traffic light. When the MDT did their traffic model the warrants were met. Their concerned was about the significant amount of traffic entering Kelly Road that was north bound and was turning right and said no signal was necessary based on that analysis. They are working with landowners, MDT and with City staff on convincing the State that a light at Kelly Road is necessary. If we cannot convince MDT to put in the light, we do not want to be burdened with an easement that does not make sense. If the City felt the easement was necessary, and the City felt that is was necessary to connect Lots 1, 2 and 3 of Daley Field Subdivision, it should have been in place when the City divided Daley Field. We ask that this condition not be imposed on us since the City of Kalispell was unwilling to assume the same burden when they subdivided Daley Field. We are willing to discuss access to north and south landowners, and we feel it is unfair for the City to ask that this be put on a conditional subdivision plat. There would probably be some compensation to owner if the easement were requested. Furthermore, Schwarz stated DOT does not seem to be encouraging the extension of the easement. We want DOT to encourage that extension and would like them to build a frontage road and allow all lots to access the arterial at one location. DOT will not move fast enough and we are trying as best we can to bring those lots into a single access. Van Natta asked if the right of way shown here includes what the State has acquired for the new road and if the current plat shows the lot boundary. Schwarz responded that the State has acquired what they need for the highway upgrades and that they do not need any additional land. Schwarz said the MDT's policy that he disagrees with it that they will not purchase right of way for frontage roads. Taylor asked if they ever build a frontage road then they would have to have a series of negotiations with all the property owners. Schwarz stated he worked with another Kalispell City Planning Board Minutes of the special meeting of April 29, 2003 Page 12 firm for 8 years to get the frontage road built and if the MDT is "encouraging" that he wishes they would be more cooperative. They have been told they will and then they will not install this light. PUBLIC COMMENT Tom Sullivan manager of Rosauers stated that they have concerns about traffic flow between the lots. Traffic congestion in the area leads to the conclusion that they need access for these three lots. Unless a signal goes in on Kelly, people will be driving cross-country. Norton asked Schwartz if the property owner has talked to Rosauers about going through Lot 1 into Rosauers parking lot and then taping into this Kelly Court Road. Schwarz responded they had discussed with most landowners that they would see a benefit to vehicular communication along that entire access between properties. This makes sense because you can go between properties without entering a major arterial. The problem is how to set this up and establish cost sharing. You cannot put the entire financial burden on Lot 3 of Daley Field Subdivision. There is compensation and a road construction agreement proposed where all the people would pay of the road with the property owners to the south. It is important to note and MDT will not allow the road run along their right-of-way. We have to be about 200 feet back such that with a 20 degree field of vision all the stacking lanes that are entering that controlled access are coming in within a 20 degree field of vision. Murcon sees this as a positive thing. MOTION Taylor moved and Johnson seconded a motion to adopt staff report KPP-03-4 and recommend to the city council that the preliminary plat be approved subject to the conditions enumerated on the staff report. Wilson recommended that the board stay with 12 conditions in the staff report and discuss the issue of the access road at a future date. If the board wants to add that condition or some other language that is developed they can make an amendment to the motion. BOARD DISCUSSION Johnson questioned whether there was any consideration given to running a cul-de-sac down to the west boundary of the property to give better access to the two back lots. Schwartz said he would anticipate that it would create a parking lot, and he was not sure they would want to encourage additional access and entrances onto the City streets. He was uncertain at this time. Schwartz noted that the MDT requires that all of the lots would have to access off of the cul-de-sac to avoid creating a driveway that would be too close to the intersection of Hwy 93 and Kelly Road. Kalispell City Planning Board Minutes of the special meeting of April 29, 2003 Page 13 ROLL CALL The motion passed unanimously on a roll call vote. DORTHEY GETZ REQUEST This is a request regarding the initial zoning of B-2 upon FOR INITIAL ZONING OF annexation to the city on approximately 3.2 acres located on B-2 UPON ANNEXATION the south side of Appleway Drive and 700 feet west of Meridian Road. STAFF REPORT KA-03-7 Wilson noted that this property has been put up for sale and the buyer has initiated the request. The 3.2 acre property is on the south side of Appleway and west of Meridian Rd. The buyer wants to annex the property so it can be developed with City water and sewer under a proposed B-2 zoning designation. The zoning allows a variety of commercial uses as well as multi -family dwellings. The property is in the County and zoned R-1, a residential district with one acre minimum lot size. The area where this property is located can be described as a transition area on the fringes of urban Kalispell. It is more commercial to the east where the commercial areas are well established and considered part of the commercial core. Center Street lies to the east and Lee's Meridian Business Park lies to the south. The proposed zoning is consistent with other B-2 zoning assignments in the area and with the type of development anticipated by the Kalispell Growth Policy. The staff is recommending that the planning board adopt staff report KA-03-7 as findings of fact and recommend to the Kalispell City Council that this property be zoned B-2, General Business, upon annexation. PUBLIC HEARING The public hearing was opened to those who wished to speak on the proposal. APPLICANT/AGENCIES David Graham, 128 W. Bluegrass stated that the purchase of this property is conditioned on successful zoning of this property to B-2 that will allow multi -family housing. The plan is to develop it with six-plex or eight-plex dwellings. There is a constant frustration on the part of buyer and realtor to find and satisfy a real need for small parcels where a multi -family use is allowed. There is about a 96 percent occupancy rate in the city and surrounding area. The buyer wants to build a quality development that will blend with the community around it. On the north side of Appleway, it is currently zoned B-2. The property will be developed to create a corridor of nice units that will have direct access to the "rails to trails" bike and pedestrian path out their back doors. There are only a few small parcels available for this type of development and this is one. The site has always been B-2 in reality and is currently a junkyard. He told the board he felt the community would be happy with this development. Kalispell City Planning Board Minutes of the special meeting of April 29, 2003 Page 14 C:\Schwarz Engineering, Inc\Project Files\Hannon, Murph Murcon Development\Daley Field Subdivision\Narda Wilson, March 13, 2003.doc 100 Financial Dr., Suite 120 • Kalispell, MT 59901 • Tel: 406.755.1333 • Fax: 406.755.1310 • www.schwarzengineering.com APPLICATION FOR MINOR SUBDIVISION PRELIMINARY PLAT APPROVAL This application shall be submitted, along with all information required by the applicable Subdivision Regulations and the Montana Subdivision and Platting Act, and the appropriate fee to: Tri-City Planning Office, 17 Second St East, Suite 211 Kalispell, Montana 59901 Phone: (406) 751-1850 Fax: (406) 751-1858 FEE SCHEDULE: FEE ATTACHED: 4 & 00' ice_ Minor Subdivision ... (5 or fewer lots) $300 + 25/lot 3co -t- 10o Condominiums (5 or fewer lots - land is not subdivided) $250 + 25/unit Mobile Home Parks & Campgrounds $250 + 25/space (5 or fewer spaces - land is not subdivided) Amended Preliminary Plat $200 Subdivision Variance $100 (per variance) Commercial Subdivisions Add $200 to base ac>c Preliminary plat fee SUBDIVISION NAME: Amd. Plat Lot 3 of Daley Field Subdivision OWNER (S) OF RECORD: Name Murcon Development, Inc. Phone 403.269.5416 Mailing Address 2940 Petro -Canada Tower W, 150 6th Avenue SW City Calgary State Alberta Zip T2P 3Y7 TECHNICAL/PROFESSIONAL PARTICIPANTS (Surveyor/Designer/Engineer, etc.): Name & Address Schwarz Architecture 8s Engineering, Inc. Name & Address 100 Financial Drive, Suite 120, Kalispell, MT 59901 Name 8v Address LEGAL DISCRIPTION OF PROPERTY: City/County Kalispell/Flathead Street Address 2260 U.S. Highway 93 South, Kalispell, MT 59901 Assessor's Tract No.(s) Daley Field Subdivision Lot No(s) 3 1/4 Sec NW Section 20 Township 28N Range 21W GENERAL DESCRIPTION OF SUBDIVISION: Four commercial lots, two at ± 2 acres; two at ± 1.5 acres, surrounding westward Kelly Road extension& cul-de-sac Number of Lots or Rental Spaces 4 Total Acreage in Subdivision 7.41 acres Total Acreage in Lots 6.99 Minimum Size of Lots or Spaces 1.34 acres Total Acreage in Streets *or Roads0.42 Maximum Size of Lots or Spaces 2.04 acres Total Acreage in Parks, Open Spaces and/or Common Areas -0- 1 PROPOSED USE(S) AND NUMBER OF ASSOCIATED LOTS/SPACES: Single Family _ Townhouse Mobile Home Park Duplex Apartment Recreational Vehicle Park Commercial 4 Industrial Planned Unit Development Condominium Multi -Family — Other APPLICABLE ZONING DESIGNATION & B-2 ESTIMATE OF MARKET VALUE BEFORE IMPROVEMENTS $900,000 IMPROVEMENTS TO BE PROVIDED: Roads: Gravel X Paved X Curb X Gutter X Sidewalks Alleys _Other Water System: —Individual- —Multiple User —Neighborhood X Public Other Sewer System: —Individual _Multiple User _---Neighborhood X Public Other Other Utilities: X Cable TV X Telephone X Electric X Gas Other Solid Waste: X Home Pick Up Central Storage Contract Hauler Owner Haul Mail Delivery: Central Individual X School District: 5 Fire Protection: _Hydrants Tanker Recharge I Fire District: Kalispell City Drainage System: Will design to retain all stormwater on -site per Kalispell City Standards. PROPOSED EROSION/ SEDIMENTATION CONTROL: None Necessary VARIANCES: ARE ANY VARIANCES REQUESTED? No (yes/no) If yes, please complete the information below: SECTION/REGULATION OF REGULATIONS CREATING HARDSHIP: EXPLAIN THE HARDSHIP THAT WOULD BE CREATED WITH STRICT COMPLIANCE OF REGULATIONS: PROPOSED ALTERNATIVE(S) TO STRICT COMPLIANCES WITH ABOVE REGULATIONS• 2 PLEASE ANSWER THE FOLLOWING QUESTIONS IN THE SPACES PROVIDED BELOW: 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? 3 APPLICATION CONTENTS: 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. 1. Preliminary plat application. 2. 6 copies of the preliminary plat. Whitefish: 20 copies of the preliminary plat. Note that minor plats go to the Planning Board and City Council. 3. One reproducible set of supplemental information. (See Appendix A of Subdivision Regulations for the city where the subdivision is proposed.) 4. One reduced copy of the preliminary plat not to exceed 11" x 17" in size. 5. Application fee 6. Adjoining Property Owner List (see example below) Assessor# Sec-Twn-Rn Lot/Tract No. Pro-perty 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. MURCON DEVELOPMENT INC. (A t (Date) As approved by the TCPB on 12/ 19/01 Effective 1 / 1 /02 El ENVIRONMENTAL ASSESSMENT FOR AMENDED PLAT LOT 3 OF DALEY FIELD SUBDIVISION INTRODUCTION Subdivision of AMENDED PLAT LOT 3 OF DALEY FIELD SUBDIVISION is a proposed commercial development consisting of 4 lots. This property is located west of, and adjacent to U.S. Highway 93 South; directly opposite the intersection of Kelly Road with said highway. The property lies entirely within the incorporated limits of the City of Kalispell. 1. GEOLOGY A.1. There are no falls, slides, slumps or bedrock that could result in property damage or personal injury. The area is not prone to any unusual seismic activity. 2. There are no rock outcroppings existing on the property. B. Any problems or dangers encountered during construction, relating to geology, will be addressed and resolved as soon as the problem arises. All problems will be resolved in conjunction with the representing Engineer. SURFACE WATER A. No natural water systems such as streams, rivers, intermitted streams; lakes or marshes are located within the property. B. At least two galvanized pipe risers exist on property - presumably they were used to supply an irrigation system which is no longer present. The subsurface routing of this supply line and the connection point to city water, if still in existence, is unknown at this time. C. No flood hazard area exists within the property. III. VEGETATION A. Vegetation on this undeveloped property is non-native grassland. Property has been used for athletic fields, and presumably crop and/or hay production in the past. B. Existing vegetation will be left undisturbed until its removal is necessary. Disturbed areas out of the roadways will be re -seeded upon completion. Vegetation will only be removed if within the road area or building envelope. C. No special measures should be necessary to protect existing vegetation during construction activities. IV. WILDLIFE A. This property is not used by wildlife beyond rodents and insects. B. There are no known important wildlife areas, such as big game winter range, or waterfowl nesting areas/habitat for rare and endangered species on this property. C. Garbage and other hazardous materials will be kept enclosed during construction activities. V. AGRICULTURE AND TIMBER PRODUCTION A. The general soils description for this area includes both "Saline -alkali" unit and "Kalispell -Demers silt -loam" unit. The former consists of "strongly saline soils with an alkaline hardpan where well drained". The latter a "deep, silty loam with low yields due to unproductive slick spots and the droughty claypan" B. Historically the site has been used for athletic fields. Presumably the property was farmed for hay or crops prior to that use. C. No current agricultural use on this site. Adjoining airport property is typically mowed for hay once each season. This site may be mowed or cut for hay in order to limit fuels. D. No conflicts with agricultural issues should be created within or because of this subdivision. E. The site has never been timbered. VI. HISTORICAL FEATURES A. There are no known historical, archaeological or cultural features on or near the development site. Environmental Assessment 03110103 Amended Plat of Lot 3 of Daley Field Subdivision Page 2 of 7 C. None should be necessary, as above. VII. SEWAGE TREATMENT A. Not applicable. B. The property lies within the City Sanitary Sewer Service Area. City maps indicate an existing sanitary sewer main along the west margin of the property. Additionally, the City has plans to install sanitary sewer main along U.S. Highway 93 (the east margin of the property) in the near future. Subdivider will install complete sanitary sewer system facilities in accordance with MT DEQ and Kalispell Standards for Design and Construction. 1. The subdivision when fully developed will generate an estimated 1200 gallons per day of effluent. VA a. Existing sanitary sewer system is operated by the City of Kalispell, Department of Public Works. b. Sanitary Sewage system is adjacent to property as described above and was designed to handle future use from the Daley Field Subdivision. c. Kalispell Public Works Department will review sanitary sewer design. 3. Not Applicable. Vill. WATER SUPPLY A. Not applicable. LI-3 1. The subdivision when fully developed will require an estimated 1200 gallons of water per day. a. Existing water system is operated by the City of Kalispell, Department of Public Works. Environmental Assessment 03110103 Amended Plat of Lot 3 of Daley Field Subdivision Page 3 of 7 b. Existing water main system is adjacent to the property as indicated on the Plat. Subdivider will install complete water system facilities in accordance with the Kalispell Standards for Design and Construction, as well as approval from the City Fire Marshall. c. Kalispell Public Works Department will review water system design. IX. SOLID WASTE A. Solid waste will be collected by the City of Kalispell. Each lot owner has the option to hire a private garbage collector to pick-up and dispose of all solid waste. Each lot -owner shall provide necessary access to individual waist collection containers, to be screened from public view and located off- street. Location and means of solid waste disposal facilities subject to approval by the City Engineer of Kalispell. X. DRAINAGE A. 1. Subdivider will design and install system to retain all roadway stormwater on -site, per Kalispell City Design and Construction Standards. 2. Proposed road (Kelly Court) and cul-de-sac will be asphalt with curb and gutter per Kalispell City design and Construction Standards. 3. Kelly Court approach to U.S. Highway 93 will include an appropriately sized culvert to allow flow -through or balancing of any surface stormwater collected in the existing right-of-way ditches to the north and south. B. 1. Undeveloped lots will retain stormwater by absorption. if individual lot development would result in a loss of capability for on -site stormwater retention by absorption then the individual lot owner / developer will be responsible for the design and installation of appropriate facilities to retain that stormwater on site. 2. All areas which undergo denuding of vegetation during construction activities to be re -seeded to grass cover as soon as is feasible. Environmental Assessment U-1/1 UM0 Amended Plat of Lot 3 of Daley Field Subdivision Page 4 of 7 x1l. ROADS A. The type of commercial development on each lot will substantially affect the traffic generation as a result of this development. A preliminary estimate of 40 automobile trips per day per lot is advanced. 1. Proposed access road will have a stop sign at its intersection with Highway 93. Proposed road will be built to Kalispell Design and Construction Standards, and will handle access traffic demands. 2. There should be no increased road maintenance costs or problems resulting from this subdivision. B. Subdivider will pay the cost of designing, installing and maintaining the access roadway. C. Soil conditions are not foreseen to present any problems during construction. E. Year-round access will be available to all lots over legal rights -of -way via conventional automobile. X111. EMERGENCY SERVICES A. 1. Fire protection will be provided by the Kalispell City Fire District. The fully equipped fire department currently serves the area, which includes the proposed subdivision. 2. Police protection will be provided by the Kalispell City Police Department. 3. Kalispell Fire Department Ambulance will provide ambulance and Q.R.U. services. The ALERT helicopter service and other facilities provide additional emergency service. 4. Medical services will be provided by the Kalispell Regional Medical Center as well as private and public practice physicians and clinics in the area. B. The present personnel and facilities for emergency and medical services should be adequate to serve the needs of the proposed development. Environmental Assessment 03110103 Amended Plat of Lot 3 of Daley Field Subdivision Page 5 of 7 XI11. SCHOOLS A. This development is within Kalispell School District Number 5. B. This subdivision will result in no added schoolchildren for the district. XIV. ECONOMIC BENEFITS A. The property is currently classified as commercial. The assessed value is $972,612.00. B. The property would retain a commercial classification. A minimum of a 60% increase in taxable value is anticipated as a result of the proposed subdivision. Full occupancy is expected in 4 years or less from the time of final plat approval. C. Subdivision at full occupancy would pay approximately $ 661.00 in yearly city water fees, $ 1360.00 in city solid waste collection fees, and $ 1481.00 in city sewer fees. Additional one time -only fees would be paid at time of service connections. XV. LAND USE A. Property was previously used for athletic fields. Site is currently vacant & unimproved. B. The site proposed for development is currently zoned B-2. C. Neighboring land uses include large retail, light industrial, public and private office space, and a municipal airport. The proposed development will not affect public access to any adjoining properties. D. This proposed commercial subdivision is located wholly within a commercial corridor. Medium sized commercial lots are in high demand in this location with its proximity to central Kalispell. E. Flagging indicates the location of a natural gas line on the southern and western margin of the property. Care should also be taken to delineate the existing irrigation water line on the property and determining whether it is energized prior to any excavation or subsurface penetration. F. There are no on -site uses,.current or foreseen, which would create any nuisance. Environmental Assessment 03110103 Amended Plat of Lot 3 of Daley Field Subdivision Page 6 of 7 XV i PARKS AND RECREATIONAL FACILITIES land or any recreational facilities. A. This minor subdivision does nofi include park erty, along the primary is located a few hun thoroughfare.dred feet from the prop B. dons park is XVII, UTILITIES acent properties is Flathead services to the adj is supplied by Century Tel. company supplying A. The hone service to the vicinity southern and western Electrical Co-op. Telephone as line along round• Northwestern Energy maintains a 9 All new utilifiies will be installed un erg utility rnargins of the property, will be submifited to all of the above -mentioned B. The preliminary plat reliminarY plat approves companies follow p Page 7 of 7 03/16103 -77-- nrnentat Assessmentate Field Subdivision Amended Plat of Lot 3 of Y Tri-City Planning Office tn 17 Second Street East — Suite 211 Kalispell, Montana 59901 Phone: (406) 751-18550 Fax: (406) 7:51-18558 tricitv@centarytel.net MEMORANDUM TO: Kalispell City Staff and Other Interested Parties FROM: Narda A. Wilson, Senior Planner RE: April 29, 3003 - Kalispell City Planning Board Regular Meeting DATE: April 9, 2003 Attached with this memo is information relating to items that will go before the planning board on the above referenced date. 1. A request by Tim Knoll for an initial zoning designation of R-4, Two Family residential upon annexation to the city of Kalispell on approximately 4.4 15 acres of property located at the northeast corner of Bluestone and Denver Avenue. This zoning designation anticipates single family and duplex or townhouse dwellings. The property is currently in the County zoning jurisdiction and is zoned R-1, Residential. A preliminary plat for 13 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 7AACAA and Assessor's Tract 7ABA located in Section 19, Township 28 North, Range 21 West, P.M.M., Flathead County, Montana. 2. A request by Tim Knoll for preliminary plat approval of Ashley Meadows, a 13 lot subdivision located on the northeast corner of Bluestone and Denver Avenue. This plat would create 13 lots intended for residential development on approximately 4.15 and a remainder parcel where an existing single family home will remain. 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 of R-4, Two Family Residential. The property can be described as a portion of Assessor's Tract 7AACAA and Assessor's Tract 7ABA located in Section 19, Township 28 North, Range 21 West, P.M.M., Flathead County, Montana. 3. Development for -p approval of e ended y Muron Develo preliminary plat a al the _km ended request b- I-oc -3- of Daley Fieid Subdivision. a -Four lot commercial subdivision an arproximaTeiv 7.41 acres locaTed on :he 'vest side of across :rom K'eily CL 3D L, -:�Icad. --he lots wouic, ne se-r-ved 'Gov an _rite,- a i-de-sac an -v u -ac see , r .3-oviding �s--jmmunirz, ?",anning -)i --iUiiSDefl ' )f f--ilumbia Referrals XFB 4/29/03 mtg April 10, 2003 Page 32 and water in accordance with City of Kalispell standards. The property can be described as Lot 3 of Daley Field 1 located in Section 20, Township 28 North, Range 21 West, P.M.M., Flathead County, Montana. 4. A request by Dorthey Getz for an initial zoning designation of B-2, General Business upon annexation to the city of Kalispell on approximately 3.2 acres of property located on the south side of Appleway Drive and approximately 700 feet west of Meridian Road. The property is currently in the County zoning jurisdiction and is zoned R- 1, Residential- The B-2 zoning designation anticipates commercial and multi -family development. No development proposal has been presented at this time. The property proposed for annexation and zoning can be described as a portion of Assessor's Tract 15 in Section 13, Township 28 North, Range 22 West, P.M.M., Flathead County, Montana. 5. A request by Kalispell School District 5 for an initial zoning designation of P-1, Public, on approximately 8.44 acres upon annexation to the city of Kalispell. The property is currently in the County zoning jurisdiction is zoned RA- 1, Low Density Residential Apartment. The property is the Edgerton School located at 1400 Whitefish Stage and can be described Assessor's Tracts IA in Section 31, and Assessor's Tract 5E in Section 32 of Township 29 North, Range 21 West, P.M.M., Flathead county, Montana. These items will go before the Site Development Review Committee in the Kalispell Building Department on the following dates: • April 10, 2003 - Initial comments • April 17, 2003 — Review Comments Final Comments By: • April 21, 2003 so that they can be incorporated into the staff report. These matters will go before the Kalispell City Planning Board on April 29, 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 April 21, 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. Referrals KPB 4/29/03 mtg April 10, 2003 Page 32 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 Susan Moyer, Community Development Director Craig Kerzman, Chief Building Inspector Charles Harball, City Attorney Steve Herzon, MDOT , Charlie Johnson, Co. Rd. Superintendent Applicant / Owner H:\...\AGREF\KALISPELL\KPB429REF2.DOC SITE DEVELOPIYIENT REVIEW COi LNUTTEE SUNL IARY Thursday, April 10, 2003 Building Department Conference Room ATTENDING: Dick Amerman, Asst. City Engineer Craig Kerzman, Building Official Chris Kukulski, City Manager Sandy Wheeler, Comm. Dev. Mgr. Kathy Kuhlin, Recording Secretary Guests: Wayne and Hubert Turner, Developers Erica Wirtala, Sands Surveying Bill Dubeau, Jackola Engineering OLD BUSINESS: Mike Baker, Parks & Rec. Director Roger Krauss, Assistant Police Chief Jim Stewart, Fire Marshal Narda Wilson, 3CPO Planner 6`h Avenue West Apartments — 5-plex — B-2 — Bill Dubeau checked fire flows and they are adequate. The van accessible parking space has been addressed. Matt Waati will be the contact person. Utilities will be installed by Russ Olsen. Drainage will be to the road. There will be two storm sewer collections at the corners of the intersection. Solid waste pickup will be in the alley. Landscaping should be done around the building. Building elevations and a landscaping plan will be need for the Architectural Review Committee. Sidewalks are already existing. The general contractor, Don Frownfelter, will control the roof drainage. Public Works is okay with this project. Mountain View Plaza — plans for Borders/Ross/TJ Maxx on large rear pad; Pier 1 on outparcel close to highway (first outparcel to develop) — Public Works has concerns regarding the infrastructure, retention facility isn't fenced and the fire hvdrant is not accessible. There is no landscaping plan. Mike met with the consultant and contractor. Blair told P. J. the fire hydrant issue would be taken care of. The irrigation isn't complete, but the contractor is scheduled to get back in there. They could bond for the landscaping. Mike is okay with the list, but he needs the landscaping plan. The fire pad issues is still pending. Rawson field — They have opted out of the zoning process by claiming the agency exemption. NEW BUSINESS: Lot 4. Ridaeview — tabled until next Thursday. Planning Board Agenda Turner's Subdivision in the Northeast comer of Three Mile Drive and Stillwater Road — between the Blue Heron Subdivision and the North View Subdivision. Water and sewer are coming from Sunset Court. The bypass goes through a corner of the lot, but is not part of the subdivision. This is not two subdivision development areas. There will be one access. The landowner to the north has access to the bypass. Have 1.78 acres of park land . Buffer zone all around and walkway/bike path. If both sides of the subdivision can't have access to the bypass, then the second part of the subdivision may not be built. They will contact Loren Fraser regarding the bypass. There are connections between this land and to the land to the North and to Northridge also. Ask for letter from DOT approving their access through there. Pushing for annexation and zoning to be part of the City sewer. Fire flows need to be determined and comply. Public Works and the engineer need to meet about the water issue. Discussion was held. An agreement would be made between the City and the parties on the water situation. Impacts to Three Mile and Stillwater would be based on a traffic study. The park in the front is less than an acre. The other park could be private or public. The subdivision will have duplexes around the outside and the rest would be single family homes. If the density is in agreement with the growth policy, there should not be a problem with the density. Concerns about the right-of-way for further road development was discussed. Mike will look at the Alternate Transportation Plan for Stillwater. This project will phase in with about 6 to 8 phases. Ashlev Meadows Subdivision — Knoll wants to leave house out, call it a remainder, and leave it on a septic. He wants a variance to subdivisions standards that require the roads to line up. If the house was moved, there could be two additional lots added to his project. A condition of the subdivision is that this is a whole project, including the one house on one acre, and all must be annexed. We recommend approval of the variance for the offset. There will be cash in lieu of the park land. Resubdividing Daley Field — There is no frontage road. Public Works, Planning, and the City Attorney need to talk about the state collectors and arterials. Chris thinks we should take the right-of-way or make it a condition of approval but clarify who should take care of that area. Who carries the liability in this area. 4Ih Avenue West — want to annex a corner and leave house as a remainder and create three lots. Extension of4Ih Avenue West. The easement needs to go. There will be a duplex and two townhouses with a cul-de-sac. Thev could move the cul-de-sac down. This was submitted for annexation and zonin_. Dorothv Getz — Request for annexation and zoning of three acres on the south side of Appleway. Lee's Meridian Business Park — Property owners have cooperated to produce a proposal that would build a street from the cul-de-sac on Meridian Court across Meridian Tracts and connect to Second Street West. OTHER DISCUSSION: New office building site plans near Meridian Road. Plans were distributed. The meeting was adjourned at 12:10 p.m. cc: Chris Police Bldg Fire 3CP0 Parks Comm. Dev. Public Works �M . 77 -`Ttte wily Inter Lake, Sunday, -. April f3QQ3 No. bazb NOTICE OF PUBLIC ", property can be descri- HEARING V. bed as a portion of As- KALISPELL CITY V. sessor's Tract 7AACAA -PLANNING BOARD " and Assessor's Tract AND ZONING COM-" ;7ABA located in Section —MISSION g 19, Township 28 North, The regular meeting of Range 21 West, -:the Kalispell City Plan- P.M.M., Flathead Coun- ning Board and Zoning ty Montana. Commission is sched3. A request by Muron died for Tuesday, April ; Development for pre- 2003 beginning at iliminary plat approval of liminary 7:00 PM in the Kalispell he Amended Lot 3 of City Council Chambers, `-Daley Field Subdivision, Kalispell City Hall, 312 a -four lot commercial First Avenue East, Ka- - subdivision on approxi- U=ell. The planning mately 7.41 acres locat- board will hold a public ." ed on the west side of bearing and take public Hwy 93 across from comments on the follow ..Kelly Road. The lots `ng agenda item. The would:be"served by an _board will make a rec. r7 a :internal cul-de-sac and ommendation to the" Ka- by public sewer and wa- lispell City Council who ter inaccordance with will take final action. - .City of Kalispell stand- 1. Arequest by Tim ards. The property can Knoll for an initial zoning be described as Lot 3 of designation of R-4, Two Daley Field 1 located in Family residential upon Section 20, Township annexation to the city ?f 28 North, Range 21 Kalispell on approxi- ,V_7, - West, P.M.M., Flathead mately 4.415 acres of . County, Montana. property located at the • 4. A request by Dor- northeast corner of they Getz for an initial Bluestone and Denver _ zoning designation of B- Avenue. This zoning , 2, General Business designation anticipates upon annexation to the single family and duplex".. city of Kalispell on ap- townhouse dwellings. proximately prowmately 3.2 acres of south initherC unnttyizoning ju sideo oftAppleway Drive risdiction and is zoned and approximately R-1, Residential. A pre 700 feet west of Meridi- liminary plat for 13 lots an Road., The property as described below is is currently in the Coun- being filed,concurrently ty zoning Jurisdiction with the annexation and and is zoned R-1, Resi- zoning request. The dential. The B-2 zoning property proposed for designation anticipates annexation and zoning commercial and multi - can be described as a family development. No portion of Assessor's development proposal Tract 7AACAA and As- has been presented at sessoes Tract 7ABA lo- �j� this time. The property for " eated in Section 19, proposed annexation Township 28 North, and zoning can be de - Range 21 West, -scribed as a portion of P.M.M., Flathead Coun- , -Assessor's Tract 15 in ty, Montana. Section 13, Township :2. A request by Tim ° " 28 North, Range 22 Knoll for preliminary plat West, P.M.M., Flathead approval of Ashley County, Montana. Meadows, a 13 lot sub- division located on the -5. A request by Kalis- pell School District 5 for northeast corner of _ an initial zoning desig- Bluestone and Denver s nation of P-1, Public, on Avenue. This plat would approximately 8.44 create 13 lots intended , acres upon annexation for residential develop to the city of Kalispell. ment on approximately e property is currently County 4.15 and a remainder is the zoning ju- parcel where an existing risdiction is zoned RA-1, single family home will Low Density Residential remain. All of the lots in Apartment. The property the subdivision would is the Edgerton School be served by public = Ipcated at 1400 White - sewer and water and frsh Stage and can be would be developed in described Assessor's Tracts I in Section 31, accordance with City of , • Kalispell standards. _ apd Assessor's Tract 5E `The preliminary plat is '':'.in Section 32 of Town - being submitted in con- ship 29 North, Range 21 -junction with the annex- ation of the property and �dyest, P.M.M., Flathead County, Montana. designation of initial zoning_of. R-4, Two IN hi i iL114HL � � __-- � 8J � 4AA 13 GUARD 8JC p 81AAA 8 � 8MA ARMORY 8A+ 14 � gJA 8M 1s 1DA 8F 1 B � $� � 16 1 , 18 1D ..„17 s — �A 8CA i 8CBA i r 2 f_BBAQ 190_ 21 1 JA 2AAJ i DALEY 0. Sub *ec . Pro 2aa i70a 70AAll FIE _-_- = --= 2AAF �LY 3a - -= AAD --=_ - -_ _-- 7 2AAB - _ _ - - - --- - - 7 - _ 7E Gp, 7ED 2P 2QG 7E 2D _. _t ♦ AB aRE T AN � �� i 7 2 � + 1 � 2E 2M VICINITY MAP MURCON DEVELOPMENT PRELIMINARY PLAT — AMD LOT 3 OF DALEY FIELD A 4 LOT COMMERCIAL SUBDIVISION ON 7.41 ACRES B-2, GENERAL BUSINESS USE CITY OF KALISPELL ZONING JURISDICTION PLOT DATE: 4/4/03 FILE # KPP — 03 —4 SCALE 1 " = 300' H.\gi9\site\kpp03_4.d-9 I I A �\ \; I a ^ W " >> 0 r Q o Q o / d / / 3 c \ 6 O J g \\� o