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4. Resolution 4837 - Preliminary Plat - River Glen SubdivisionTri-City Planning Office 17 Second Street East — Suite 211 Kalispell, Montana 59901 Phone: (406) 758-1850 Fax: (406) 751-1858 tricity@centu rytel. net www.tricitypianning-mt.com REPORT TO: Kalispell Mayor and City Council FROM: Thomas R. Jentz, Director Chris A. Kukulski, City Manager SUBJECT River Glen Subdivision Preliminary Plat MEETING DATE: October 6, 2003 BACKGROUND: This is a request by River Glen Subdivision LLC for preliminary plat approval of River Glen., a 13-lot single-family residential subdivision on approximately 3.4 acres located on the east side of South Woodland Drive immediately south of Quincy Loop. The Kalispell City Planning Board met on September 9, 2003, and held a public hearing to consider the request. Staff recommended approval based on 19 conditions plus an additional condition #20 added at the meeting which would require the developer to extend sewer and water mains to the east end of their property so as to be able to extend service to that area. At the public hearing the applicant's representative spoke in favor of the project stating he was agreeable with the terms and conditions as presented by staff. An abutting neighbor to the east read a letter into the record asking that the developer extend sewer and water to the east end of his property so her property would have access. One other letter was received mentioning concerns with storm water run-off. There were no other comments from the public. After the public hearing the board discussed the request and agreed to add condition #20 requiring the extension of sewer and water mains to the east end of the property via a private easement. Additionally, the board added a condition #21 to extend the interior subdivision road to the east end of the subdivision to provide a continuation of the street grid system and assist in the further development of lands to the east. On a roll call vote the board unanimously passed a recommendation to approve River Glen Subdivision. Please note in a previous action, the Board did recommend approval of initial zoning of R-3 for this project based on annexation to the city of Kalispell. Please note that the applicants are opposed to condition 421 which would require that the River Glen access road be extended to the easterly end of their subdivision to assist in the future development of Green Acres Lot 7 as it would ultimately serve to connect South Woodland with Willow Glen and create a heavily traveled through road system. Planning staff has since met with the applicant and site review committee on September 1$th. The committee, including police and fire did not voice a need for the connector street. Additionally, planning staff met with the benefited property owner of Green Acres Lot 7 who submitted a letter and personally told the staff that after re -consideration, she did not want a through -street coming into her property connecting South Woodland and Willow Glen. Staff suggests that a grid system is good but that a street connecting a collector (South Woodland) with Willow Glen (an arterial) would be heavily disruptive and counter productive to the new neighborhood. Providing Community Planning Assistance To: • City of Kalispell • City of Whitefish • City of Columbia Fails River Glen Subdivision Preliminary Plat Approval September 25, 2003 Page 2 RECOMMENDATION: A notion to adopt staff report KPP-03-9 as findings of fact and approve the preliminary plat of River Glen Subdivision deleting condition #21 would be in order. FISCAL EFFECTS: Minor positive impacts once fully developed. ALTERNATIVES: As suggested by the City Council. Respectfully submitted, 4 Thomas R. .Jentz Chris A. Kukulski Director City Manager Report compiled: September 25, 2003 c: Theresa White, Kalispell City Clerk Attachments: Transmittal. letter Staff report KPP03-9 and application materials Draft minutes from 9/9/03 planning board meeting Letter from Rena Hagen dated 9-16-03 TRANSMIT \KALISPEL\2003 \KPP03-9MEMQ RESOLUTION NO.4837 A RESOLUTION CONDITIONALLY APPROVING THE PRELIMINARY PLAT OF RIVER GLEN SUBDIVISION, MORE PARTICULARLY DESCRIBED ON EXHIBIT "A", IN SECTION 17, TOWNSHIP 28 NORTH, RANGE 21 WEST, P.M.M., FLATHEAD COUNTY, MONTANA. WHEREAS, River Glen Subdivision, LLC, 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 September 9, 2003, on the proposal and reviewed Subdivision Report #KPP-03-9 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 River Glen Subdivision, subject to certain conditions and recommendations, and WHEREAS, the City Council of the City of Kalispell at its regular Council Meeting of September 9, 2003, reviewed the Tri-City Planning Office Report #KPP-03-9, 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 L That the Findings of Fact contained in Tri-City Planning Office Report #KPP-03-9 are hereby adopted as the Findings of Fact of the City Council. SECTION II. That the application of River Glen Subdivision, LLC for approval of the Preliminary Plat of River Glen Subdivision, Kalispell, Flathead County, Montana is hereby approved subject to the following conditions: 1. Development of the subdivision shall be platted in substantial compliance with the approved preliminary plat which governs the location of lots and roadways within the subdivision except as modified by the conditions listed herein. (Kalispell Sub. Regs. Appendix C — Final Plat I(A) Contents of final Plat) 2. A variance to Kalispell Sub. Regs. Section 3.09 Table I — Maximum cul-de-sac length of 600 feet be denied based on the findings articulated in the staff findings for Variance Request 1 above. In lieu of the variance, the primary access road shall be shifted south approximately 93 feet so that it abuts the southerly property line of the subdivision. 3. A variance to Kalispell Sub. Regs. Section 3.11 Al requiring sidewalks on both sides of the street is partially approved based on the findings articulated into the staff report above. Sidewalks shall be placed within the subdivision abutting all proposed lots within this subdivision. (Based on condition 2 above, approximately 325 feet of sidewalk along the interior road along the south property line would be exempted.) 4. A variance to City design standards (DS-05) requiring a boulevard to be placed between the curb line and the sidewalk be granted for those lots abutting the cul-de-sac based on the findings articulated in the staff report above. S. The travel surface on South Woodland shall be widened to 28 feet as it abuts River Glen Subdivision to match the asphalt width of South Woodland to the immediate north as it abuts Woodland Court Subdivision. (Kalispell Subdivision Regs. Section 3.09 Table 1) 6. 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. (Kalispell Sub. Regs. Section 3.01) 7. 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. (Kalispell Sub. Regs. Section 3.12 — 3.15) 8. 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. (Kalispell Sub Regs. Sections 3.09, 3.11 — 1.15) 9. 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. (Kalispell Sub. Regs. Section 3.12 A). 10, Lot 1 shall access onto the interior subdivision road. Direct access onto South Woodland drive is prohibited. (Kalispell Sub. Regs. Section 3.06 C). 11. The road within the subdivision shall be named and signed in accordance with the policies of the Kalispell Public Works Department and the Uniform Traffic Control Devices Manual and be subject to review and approval of the Kalispell Fire Department. (Kalispell Sub Regs. Sections 3.09 K(7) & M) 12. The developer shall provide a letter from the U.S. Postal Service approving the plan for mail service. (Kalispell Sub. Regs. Section 3.22) 13. That the parkland dedication requirements shall be met by paying cash in lieu of parkland dedication in the amount one -ninth or 11 percent of the area in lots. The value of the property is set at $15,450I acre. Based on 2.3 acres in lots, the current design would be required to pay $3,909. Dedication fee will be based on the land in lots of the final plat. (Kalispell Sub. Regs. Section 3.19 (A)). 14. 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. (Site Review) 15. Street lighting shall be located within the subdivision and shall be shielded so that it does not intrude unnecessarily onto adjoining properties. (Kalispell Sub. Regs. Section 3.09 L)) 16. All utilities shall be installed underground. (Kalispell Sub. Regs. Section 3.17 A) 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 and or the start of use of combustible materials. (Uniform fire Code) 18. All areas disturbed during development of the subdivision shall be re -vegetated with a weed - free mix immediately after development. (Kalispell Sub. Regs. Section 3.13) 19. That preliminary approval shall be valid for a period of three years from the date of approval. (Kalispell Sub. Regs. Section 2.04 (E(7)) 20. Sewer and water mains shall be extended to the east end of the proposed River Glen Subdivision so as to -provide service to the westerly boundaU of Lots 7 and 8 of Green Acres subdivision. This sewer and water extension shall be located in a minimum 20 foot wide utility easement as it leaves the internal road R/W. In addition a minimum 10 foot utility easement shall be provided alon the entire easterly side of the proposed River Glen Subdivision to allow these utilities to be extended in either direction in the future. (Planning Board) 21. The internal subdivision road R/W shall be extended to the eastern edge of the subdivision in addition to the southerly extending cul-de-sac. Only that portion of the new R/W extension that t�rovides immediate access to a lot shall be required to be developed to city standards. (Planning Board) SECTION 111. 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 6TH DAY OF OCTOBER, 2003. Pamela B. Kennedy Mayor ATTEST: Theresa White City Clerk Tri-City Planning Office 1.7 Second Street East — Suite 211 Kalispell, Montana 59901 Phone: (406) 758-1850 Fax: (406) 751-1858 tricity(a centurytelxn t www.tricitypianning-mt.com September 25, 2003 Chris Kukulski, City Manager City of Kalispell P.O. Box 1997 Kalispell, MT 59903 Re: River Glen Subdivision Preliminary Plat Dear Chris: The Kalispell City Planning Board met on September 9, 2003, and held a public hearing to consider a request by River Glen Subdivision LLC for preliminary plat approval of River Glen, a 13-lot single family residential subdivision on approximately 3.4 acres located on the east side of South Woodland Drive immediately south of Quincy Loop. Tom Jentz of the Tri-City Planning Office presented staff report KPP-03-9, evaluating the proposed zoning. Staff recommended approval based on 19 conditions plus an additional condition ##20 added at the meeting which would require the developer to extend sewer and water mains to the east end of their property so as to be able to extend service to that area. At the public hearing the applicant's representative spoke in favor of the project stating he was agreeable with the terms and conditions as presented by staff. An abutting neighbor to the east read a letter into the record asking that the developer extend sewer and water to the east end of his property so her property would have access. One other letter was received mentioning concerns with storm water run-off. There were no other comments from the public. After the public hearing the board discussed the request and agreed to add condition #20 requiring the extension of sewer and water mains to the east end of the property via a 20- foot easement. Additionally, on a vote of 5 - 1 the board added a condition ##21 to extend the interior subdivision road to the east end of the subdivision to provide a continuation of the street grid system. On a roll call vote of 6-0, a motion passed to adopt KPP-03-9 as findings of fact and recommend approval of River Glen Subdivision with 21 conditions attached. Please note in a previous action, the board did recommend approval of initial zoning of R-3 for this project based on annexation to the city of Kalispell. Please schedule this matter for the October 6, 2003 regular city council meeting. You may contact this Board or Torn Jentz at the Tri-City Planning Office if you have any questions regarding this matter. Providing Community Planning Assistance To: • City of Columbia Falls • City of Kalispell • City of Whitefish River Glen Subdivision Preliminary Plat Approval September 12, 2003 Page 2of5 Sincerely, Kalispell City Planning Board orge or President GT/TRJ / sm Attachments: Attachment A - conditions of approval Staff report KPP-03-9 and application materials Draft minutes 9 / 9 / 03 planning board meeting c w/ Att: Theresa White, Kalispell City Clerk c w/o Att: River Glen Subdivision. LLC, 1701 South Woodland Dr., Kalispell, MT 59901 Paul J. Stokes and Assoc., Inc. 343 First Ave. West, Kalispell, MT 59901 TRANSMIT/ KALISPELL/ 2003 / KPP03-9DOC River Glen Subdivision Preliminary Plat Approval September 12, 2003 Page 3 of 5 ATTACHMENT A RIVER GLEN SUBDIVISION - #KPP-03-9 CONDITIONS OF APPROVAL AS RECOMMENDED BY THE KALISPELL CITY PLANNING BOARD SEPTEMBER 9, 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 September 9, 2003 planning board meeting: 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 except as modified by the conditions listed herein. (Kalispell Sub. Regs. Appendix C - Final Plat 1(A) Contents of final flat 2. A variance to Kalispell Sub. Regs. Section 3.09 Table 1 - Maximum cul-d-sac length of 600 feet be denied based on the findings articulated in the staff findings for Variance Request 1 above. In lieu of the variance, the primary access road shall be shifted south approximately 93 feet so that it abuts the southerly property line of the subdivision. 3. A variance to Kalispell Sub. Regs. Section 3.11 Al requiring sidewalks on both sides of the street is partially approved based on the findings articulated into the staff report above. Sidewalks shall be placed within the subdivision abutting all proposed lots within this subdivision. (Based on condition 2 above, approximately 325 feet of sidewalk along the interior road along the south property line would be exempted.) 4. A variance to City design standards (DS-05) requiring a boulevard to be placed between the curb line and the sidewalk be granted for those lots abutting the cul-de- sac based on the findings articulated in the staff report above. 5. The travel surface on South Woodland shall be widened to 28 feet as it abuts River Glen Subdivision to match the asphalt width of South Woodland to the immediate north as it abuts Woodland Court Subdivision. (Kalispell Subdivision Regs. Section 3.09 Table 1) 6. 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. (Kalispell Sub. Regs. Section 3.01) 7. 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. (Kalispell Sub. Regs. Section 3.12 - 3.15) River Glen Subdivision Preliminary Flat Approval September 12, 2003 Page 4 of 5 8. 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. (Kalispell Sub Regs. Sections 3.09, 3.11 - 1.15) 9. 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. (Kalispell Sub. Regs. Section 3.12 A). 10. Lot 1 shall access onto the interior subdivision road. Direct access onto South Woodland drive is prohibited. (Kalispell Sub. Regs. Section 3.06 C). 11. The road within the subdivision shall be named and signed in accordance with the policies of the Kalispell Public Works Department and the Uniform Traffic Control Devices Manual and be subject to review and approval of the Kalispell Fire Department. (Kalispell Sub Regs. Sections 3.09 K(7) & M). 12. The developer shall provide a letter from the U.S. Postal Service approving the plan for mail service. (Kalispell Sub. Regs. Section 3.22). 13. That the parkland dedication requirements shall be met by paying cash in lieu of parkland dedication in the amount one -ninth or 11 percent of the area in lots. The value of the property is set at $15,450/ acre. Based on 2.3 acres in lots, the current design would be required to pay $3,909. Dedication fee will be based on the land in lots of the final plat. (Kalispell Sub. Regs. Section 3.19 (A). 14. 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. (Site Review). 15. Street lighting shall be located within the subdivision and shall be shielded so that it does not intrude unnecessarily onto adjoining properties. (Kalispell Sub. Regs. Section 3.09 L). 16. All utilities shall be installed underground. (Kalispell Sub. Regs. Section 3.17 A). 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 and or the start of use of combustible materials. (Uniform fire Code). 18. All areas disturbed during development of the subdivision shall be re -vegetated with a weed -free mix immediately after development. (Kalispell Sub. Regs. Section 3.13). River Glen Subdivision Preliminary Plat Approval September 12, 2003 Page 5 of 5 19. That preliminary approval shall be valid for a period of three years from the date of approval. (Kalispell Sub. Regs. Section 2.04 (E(7). 20. Sewer and water mains shall be extended to the east end of the ro osed River Glen Subdivision so as to Provide service to the westerly boundM of Lots 7 and 8 of Green Acres subdivision.. This sewer and water extension shall be located in a minimum 20- foot wide utility easement as it leaves the internal road R W. In addition a zninirouzn 10-foot utility easement shall be provided along the entire easterly,side of the proosed River Glen. Subdivision to allow these utilities to be extended in either direction in the futu.re.(Planning Board). 21. The internal subdivision road R W shall be extended to the eastern edge of the subdivision in addition to the southerly extending cul-d-sac. Only that ortion of the new R W extension that provides immediate access to a lot shall be required to be developed to city standards.(Planning Board). RIVER GLEN SUBDIMSION PRELIMINARY PLAT TRI-CITY PLANNING OFFICE STAFF REPORT RPP-03-9 AUGUST 29, 2003 A report to the Kalispell City Planning Board and the Kalispell City Council regarding a request for preliminary plat approval of a 13 lot residential subdivision on property proposed for concurrent annexation and initial zoning of R-3. A public hearing on this proposal has been scheduled before the planning board for September 9, 2003 in the Kalispell City Council Chambers. The planning board will forward a recommendation to the city council for final action. BAMOGROZINn- A petition to annex and request for initial zoning of R-3, an Urban Residential zoning designation has been riled concurrently with this preliminary plat. The property contains approximately 3.4 acres and is located on the east side of South Woodland Drive immediately south of Quincy Loop. A. Petitioner and Owners: Technical Assistance: River Glen Subdivision, LLC 1701 South Woodland Drive Kalispell, MT 59901 (406) 275-3212 Paul J. Stokes & Associates, Inc. 343 First Ave. West Kalispell, MT 59901 (406) 755-8707 1. Nature of Application: This is a request for preliminary plat approval of a 13 lot residential subdivision on approximately 3.4 acres in the southeast part of Kalispell. This property is being proposed for annexation into the city of Kalispell concurrently with the preliminary plat and given a zoning designation. of R-3, an Urban Residential zoning designation that is intended primarily for single-family homes and has a minimum lot size requirement of 7,000 square feet. The subdivision would be developed utilizing existing water and sewer lines located in South Woodland Drive. A single access off of South Woodland with cul-d-sac at the end is proposed to access the lots. The developer has proposed paying cash in lieu of parkland dedication. In addition., the developer has requested three variances a waiver of sidewalks on one side of the access street as it abuts property outside of the subdivision, a waiver to the maximum cul-d-sac length as the proposed cul-d-sac exceeds the 600 foot limit by 60 feet and finally a waiver of the boulevard in the cul- d-sac. 2. Location and Legal.. Description of Property: The property proposed for annexation lies on the east side of South Woodland Drive immediately south of Quincy Loop. The property contains approximately 3.4 acres and can be described as Lot 26 and the easterly 300 feet of Lot 25 in Blockl of Green Acres Subdivision located in Section 17, Township 28 North, Range 21 West, P.M.M., Flathead County, Montana. 3. Size: Total Area: 3.4 acres Total Lot Area in Lots: 2.3 acres Area in Roads: 1.1 acres Minimum Lot Size: 7,042 square feet Maximum Lot Size: 9,715 square feet 4. Existing Land Use: This property currently has a single-family home located on it that is in the process of being removed. Once removed, the site will be a vacant home site. 5. Adjacent Land Uses and Zoning: The area is characterized by single-family and rural residential development in the area. North: Urban residential with single-family homes, City R-M2 zoning East: Rural large lot residential, County R-2 zoning South: 3 rental mobile homes and a residence on a single tract (County R-2 zoning) mobile home park (County R-5 zoning). West: Vacant rural lands and large lot rural residential (County R-2 zoning) 6. General Land Use Character: The general land use character of the area is urban density residential fully serviced by the city to the north with a mixture of rural and public infrastructure in the county to the south_ 7. Zoning: Currently this property is located in the County zoning jurisdiction and has a zoning designation of county R-2, a 20,000 square foot minimum lot size single family rural residential zone intended for limited large lot residential development at the fringes of an urbanizing area. This property is being annexed concurrently with review of the preliminary plat and the developers are requesting an assignment of R- 3, an Urban Residential zoning district that is intended for single --family homes. The R-3 district has a minimumlot size requirement of 7,000 square feet and a minimum lot width of 60 feet. 8. Utilities: This subdivision would receive full City services upon annexation and development. Water: City of Kalispell Sewer: City of Kalispell Solid Waste: City of Kalispell Gas: Northwest Energy Electricity: Flathead Electric Coop (underground) Telephone: CenturyTel (underground) Fire: City of Kalispell Schools: Kalispell School District, School District 5 Police: City of Kalispell This matter came before the site development review committee on August 21 and August 28, 2003. At those meetings, two concerns were raised. One was the lack of pedestrian access in the area and the second was the location of primary access road along the north side of the project instead of along the south side of the project. In terms of pedestrian access, the applicant requested a variance to sidewalks on one side of the street. Staff concurred that the applicant should not be responsible for placing sidewalks along property they were not developing. In that light sidewalks would only be required where they fronted on a lot along the interior access road. Sidewalks out on South Woodland were also discussed. Site review recommended that sidewalks should be placed as well along the 153 feet of frontage this project has on South Woodland. However, as a practical matter this will not work. South Woodland has a rural design with 24 feet of asphalt and ditches for drainage. To place a sidewalk where it belongs, storm drain pipe would have to be installed, the existing ditch filled in and the sidewalk then built on top. Unfortunately to begin the placement of storm drain would require that the entire length of South Woodland would have to be engineered to accommodate storm drains so that ultimately, as pieces are installed, the water flows will match. This was the same dilemma that developed when Woodland Court was developed by the city immediately to the north 7 years ago. Sidewalks were required on. South Woodland, however, when it came to constructing them, the city choose instead to widen South 'Woodland to a 28 foot width and not install the sidewalks. Stair would concur here as well that at this time, it appears that this is the most practical solution. Finally, site review discussed the location of the primary access road. The subdivision plat proposes it to be placed on the north side of the property ending in a south facing "L" configuration with a cul-d-sac. The resulting cul-d-sac is 660 feet long or 60 feet longer than city standards allow. The applicants did apply for a variance to this standard. Unfortunately this design creates a series of lots in Woodland Court to the north that have double frontage. (Note the location of Quincy Loop to the North). Section 3.06 I. prohibits double frontage lots unless there is a specific topographic limitation or presence of a traffic arterial that demands separation. In addition, this places the access points of Quincy Loop and the proposed subdivision 100 feet apart. A more appropriate and logical design was proposed by site review that would move the subdivision road to the south side of the property. Doing this would accomplish 4 purposes. First it would eliminate the double frontage issue with the lots in Woodland Court to the North. Second, it would eliminate the need for a variance to the maximum cul-d-sac design standard because the access road would be 60 feet shorter and thus comply with the 600 foot standard. Third, it would move the road intersections onto South Woodland an additional 93 feet further apart from Quincy Loop creating a more logical street approach onto South Woodland. Finally, it would allow future opportunities to subdivide the land to the south of this project but not part of this current project in a logical. fashion. This application is reviewed as a major subdivision in accordance with statutory criteria and the Kalispell City Subdivision Regulations. A. Effects on Health and Safety: Fire: 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 that 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. Flaoding: According to FIRM Panel #1820 there are no areas of the 100-year floodplain within the site and no other obvious constraints on the property that would lead to a flood -prone situation. Access: Access to the subdivision would be from a new internal roadway that will access onto South Woodland Avenue. This road is proposed as a 660 foot long cul-d-sac ending in a south facing "L" turn around. The cul-d-sac length requires a variance to the 600 foot maximum length as defined in Section 3.09 Table 1 of the City Subdivision regulations. Staff recommends that the road be shifted from the north boundary line to the south boundary line of the project so as to avoid the creation of double frontage lots on the subdivision (Woodland Court) to the north. In addition, this design will shorten the length of the cul-d-sac by 60 feet bringing it into compliance with the length standard. It will also serve to increase the intersection distance between Quincy Lane and this subdivision from 100 feet to 193 feet. Finally, this design will offer opportunities for re -development of the tract of land to the sough of this subdivision. This interior road should be completed prior to final plat submittal so that the fire department can have access to the homes under construction within the subdivision. There is lack of pedestrian access in this neighborhood. Please see comments as expressed by the Site Plan Review Committee on page 3 of this report. B. Effects on Wildlife and Wildlife Habitat: This property is generally level. It was previously used as a single home site within an urbanized area. The site does not contain any designated habitat nor is it listed as an area significant or worthy of protection. C. Effects on the Natural Environment: Surfnce and grn,indwate : This subdivision will be served by public water and sewer thereby minimizing any potential impacts to the groundwater. No surface water is in close enough proximity to the site to create concerns with regard to this development. There is no floodplain in the area or on the property. T)raina e- 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 storm water management plan. The drainage plan will have to comply with the City of Kalispell's standards and State standards and will be required to be designed by a professional engineer. In addition, storm drainage is accomplished through the use of open ditches along South Woodland. D. Effects on Local Services: Water: Water service to the subdivision would be provided by the City of Kalispell and extended from a water main that lies adjacent to the subdivision in South Woodland. 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. There is adequate capacity within the City's water system to accommodate this development. Se4STP."F': Sewer service will be provided by the City of Kalispell with an extension of existing sewer main in the South Woodland R/W adjacent to this site. No easements for the sewer would need to be acquired from private property owners. Design and construction of the mains will be reviewed and approved by the Kalispell Public Works Department. There is adequate capacity within the sewage treatment plan to accommodate this development. pads: Traffic projections for this subdivision are estimated to be approximately 180 additional vehicle trips per day based on the estimate of 10 vehicle trips per residence per day in the area onto south Woodland Drive. South Woodland is designated as a collector Street on the City Growth Policy. It is presently designed as a rural road with a 24 foot paved travel surface, shallow ditch drainage within a 60 foot R/W. It is recommended that the travel surface be widened to 28 feet to match the existing street width abutting Woodland Court (Quincy Loop) to the north. Additional work will be necessary to bring South Woodland up to collector street status including storm drainage, pedestrian access and travel surface width. However, the work needed is beyond the scope of this project. The subdivision roads will be constructed to City standards and would include curb, gutter, sidewalks and street trees. Note that a variance is requested for sidewalks on one side where the sidewalks do not abut a proposed lest. In addition, a variance is requested to allow attached sidewalks and eliminate the boulevards within the cul-d--sac. Staff concurs with both of these requests and will discuss them further under the Variances Section of this report. Once the internal access road has been constructed to city standards, this road and South Woodland as it abuts this subdivision will be accepted by the City of Kalispell, they will be dedicated to the City and maintained. At some point, consideration will need to be given to the upgrading and widening of South Woodland Drive as development continues to occur in the area. This is a continuing dilemma for development in the Green Acres area as urban development overtakes rural and sub -urban development. Staff does suggest a waiver to a future SID to participate in upgrading of South Woodland Drive. Presently the portion of South Woodland Drive south of this Subdivision continues to be outside the city limits ,�h: This development is within the boundaries of the Kalispell School District #5. The school district could anticipate that an additional 6 - 7 school aged children might be generated into the district at full build out. This number is not considered significant and impacts should be able to be accommodated. Por s and D=n Sae: 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 applicant will be required to pay cash in lieu of parkland dedication to satisfy this requirement based on the values of the 3.4 acre site at $52,S27 or more appropriately $1.5,450/acre. Based on the current lot configuration, the cash in lieu of park land donation would be $3,909. Dry Bridge Park appears to be the closest city park to this site. It lies between 1.4 and lfz mile to the north. Police: This subdivision would be in the jurisdiction of the City of Kalispell Police Department. The department can adequately provide service to this subdivision. Firm 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 for compliance with applicable fire codes. Although fire risk is low because of good access and fairly level terrain, the fire department is recommending that access to the subdivision and the hydrants are in place prior to final plat approval and / or use of combustible materials in construction. Solid Waste: Solid waste will be the responsibility of a private hauler for a minimum of 5 years. There is sufficient capacity within the landfill to accommodate this additional solid waste generated from this subdivision. 11 edirnl 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 not been used for agricultural purposes for decades and lies completely within an urban and rural residential neighborhood. There will be no impact on agricultural uses within the Valley and no impact on agricultural water user facilities. F. Relation to the Kalispell Growth Policy: This property is in the Kalispell Growth Policy's potential utility service area and is anticipated for this type of urban scale development at the time of connection to City utilities. The future land use map for the area indicates this area is anticipated to be developed as Urbana Residential. Areas designated as Urban Residential are anticipated to be served by community water and sewer and have good access to services and public facilities. This land use designation anticipates a density of 3 to 12 dwelling units per acre and the requested R-3 zoning for the site has an overall maximum density of 4 - 6 dwelling units per acre. This subdivision is in compliance with the Kalispell Growth Policy and its goals and policies. In addition, the site abuts South Woodland Drive, designated as a collector street. G. Compliance with Zoning: This property has been proposed to be zoned R-3, an Urban Residential district that 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. All the lots comply with the proposed zoning. H. Compliance with the Kalispell Subdivision Regulations: The applicants have requested three speck variances to the subdivision regulations. Each variance will be discussed below: Variance # 1 Cul-de-Sac length of 660 feet exceeds the City Standards (Kalispell Sub. Regs. 3.09 Table 1.) of 600 feet by 60 feet. • The granting of the variance will not be detrimental to the public health, safety or general welfare or injurious to other adjoining properties. Staff recommends that an alternative exists that will eliminate the need for the variance, improve design and bring the subdivision into compliance with Section 3.06 (f) prohibition against double fronted lets. The entrance road should be moved to the southern side of the subdivision. This will shorten the cul-de-sac the necessary 60 feet bringing it into compliance. This will also serve to eliminate a series of double fronted lots on the adjoining subdivision abutting to the north. (Woodland Court) and it will increase -the separation between the access roads onto South Woodland (Quincy Loop and this subdivision access road). • Conditions are unique to this property. The lot is deep with limited frontage on South Woodland limiting design options; however the design change proposed in # 1 above appears suitable. • An undue hardship is created rather than an inconvenience because of physical surroundings shape or topography of the property. A greater hardship would be created if the access road were allowed to be on the north side of the lot as it would create a double frontage situation (streets on the front and rear side of a lot) for six existing lots in Woodland Court to the north. i The variance will not cause an increase in public cost. The request would not increase public cost, although a suitable option is available. • The variance will not vary the underlying zoning regs. or growth policy. Keeping the location of the street along the north side of the property will create double fronted lots; lots are intended to have a front and a rear. RPCOA MFNDATION: DENY THE VARIANCE AND DIRECT A CHANGE IN THE DESIGN MOVING THE ACCESS ROAD TO TH THE SOUTH SIDE OF THE PROPERTY. Variance #2 Eliminate sidewalks on one side of the street. Subdivision regulations require sidewalks on both sides of the street. (Kalispell Sub. Regs. 3.11 Al) • The granting of the variance will not be detrimental to the public health, safety or general welfare or injurious to other adjoining properties. Sidewalks should serve all lots in a subdivision in order to provide adequate and safe pedestrian access for all age groups. Staff would support sidewalks along all developed lots within this subdivision. If the access road is moved to the south side of the property, approximately 325 feet of sidewalks would not be required as this portion of the access road abuts land outside of the subdivision. This area would not be the responsibility of the developer. • Conditions are unique to this property. The property is deep with limited frontage on South Woodland. It would be an excessive cost to provide sidewalks along property the subdivision does not front on or at this time intend to use. It would be appropriate for the developer to only install sidewalks along that portion of the street that actually abuts proposed lots within his development. • An undue hardship is created rather than an inconvenience because of physical surroundings shape or topography of the property. The applicant is developing a subdivision that serves 13 lots. He should be responsible to assure that those lots have adequate pedestrian access. The design as proposed will insure this. • The variance will not cause an increase in public cost. If the subdivision access road is moved to the south side of the property, approximately 325 feet of sidewalk will not need to be installed. • The variance will not vary the underlying zoning regs. or growth policy. Pedestrian access will be insured if sidewalks abut all proposed lots. ,REJMlUfMRNT)A=N. DENY THE VARIANCE IN PART. REQUIRE SIDEWALKS TO BE PLACED ALONG THE INTERIOR SUBDIVISION ROAD ALONG THE FRONTAGE OF ALL PROPOSED LOTS. SIDEWALKS WOULD NOT BE REQUIRED WHERE THERE ARE NO LOTS PROPOSED AS PART OF THS SUBDIVISION. Variance #3 Eliminate boulevards in the cul-de-sac. City design standards (DS- 05) require a boulevard to be placed between the curb line and the sidewalk. The granting of the variance will not be detrimental to the public health, safety or general welfare or injurious to other adjoining properties. Because of the large area of asphalt (110 foot diameter plus the 5 foot sidewalk) a cul-de-sac becomes 120 feet in diameter or twice the width of a city street. Adding an additional S foot boulevard created a 130 foot diameter R/W which is difficult to achieve on infill projects. • Conditions are unique to this property. The property is an infill project; the property is long and narrow with are "L" configuration. The rear of the lot is only 300 feet deep making it difficult to design two tiers of lots and a street. Maintaining this requirement would excessively reduce the n umber of lots achievable. An undue hardship is created rather than n inconvenience because of physical surroundings shape or topography of the property. The property is an in%ll project; the property is long and narrow with an "L" configuration. The rear of the lot is only 300 feet deep making it difficult to design two tiers of lots and a street. The variance will not cause an increase in public cost. None are anticipated. The variance will not vary the underlying zoning regs. or growth policy. No impacts are anticipated. RECOMMENDATION: APPROVE THE VARIANCE TO DS-05 ALLOWING THE REMOVAL OF LANDSCAPE BOULEVARDS WITHIN THE CUL-D-SAC. RECOMMENDATION: Staff recommends that the Kalispell City Planning Board adopt staff report KPP-03-9 as findings of fact and recommend to the Kalispell City Council that the preliminary plat be approved subject to the fallowing 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 except as modified by the conditions listed herein. (Kalispell Sub. Regs. Appendix C - Final Plat. I(A) Contents of final Plat 2. A variance to Kalispell Sub. Regs. Section 3.09 Table l - Maxi uzn Cul-d-sac length of 600 feet be denied based on the findings articulated in the staff findings for Variance Request 1 above. In lieu of the variance, the primary access road shall be shifted south approximately 93 feet so that it abuts the southerly property line of the subdivision. 3. A variance to Kalispell Sub. Regs. Section 3.11 Al requiring sidewalks on both sides of the street is partially approved based on the findings articulated into the staff report above. Sidewalks shall be placed within the subdivision abutting all proposed lots within this subdivision. (Based on condition 2 above, approximately 325 .feet of sidewalk along the interior road along the south property line would be exempted.) 4. A variance to City design standards (DS-05) requiring a boulevard to be placed between the curb line and the sidewalk be granted for those lots abutting the cul- de-sac based on the findings articulated in the staff report above. 5. The travel surface on South Woodland shall be widened to 28 feet as it abuts River Glen Subdivision to match the asphalt width of South Woodland to the immediate north as it abuts Woodland Court Subdivision. (Kalispell Subdivision Regs. Section 3.09 Table 1) 6. 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. (Kalispell Sub. Regs. Section 3.01) 7. 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. (Kalispell Sub. Regs. Section 3.12 - 3.15) 8. 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. (Kalispell Sub Regs. Sections 3.09, 3.11 -- 1.15) 9. 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. (Kalispell Scab. Regs. Section 3.12 A). 10. Lot 1 shall access onto the interior subdivision. road. Direct access onto South Woodland drive is prohibited. (Kalispell Sub. Regs. Section 3.06 C)- 11. The road within the subdivision shall be named and signed in accordance with the policies of the Kalispell Public Works Department and the Uniform Traffic Control Devices Manual and be subject to review and approval of the Kalispell Fire Department. (Kalispell Sub Regs. Sections 3.49 K(7) & M) 12. The developer shah provide a letter from the U.S. Postal Service approving the plan for mail service. (Kalispell Sub. Regs_ Section 3.22) 13. That the parkland dedication requirements shall be met by paying cash in lieu of parkland dedication in the amount one -ninth or 11 percent of the area in lots. The value of the property is set at $15,450/ acre. Based on 2.3 acres in lots, the current design would be required to pay $3,909. Dedication fee will be based on the laud in lots of the f=x d plat. (Kalispell Sub. Regs. Section 3.19 (A)). 14. Development of the landscape boulevard with location of street trees shad be placed in accordance with a plan approved by the Kalispell Parks and Recreation director. (Site Review) 15. Street lighting shall be located within the subdivision and shall be shielded so that it does not intrude unnecessarily onto adjoining properties. (Kalispell Sub. Regs. Section 3.09 L)) 16. All utilities shall be installed underground. (Kalispell Sub. Regs. Section 3.17 A) 17. That the fire access and suppression system comply with the Uniform Fite 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 flogs 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 and or the start of use of combustible materials. (Unif6rm fire Code) 13. All areas disturbed during development of the subdivision shall be re -vegetated with a weed -free mix immediately after development. (Kalispell Sub. Regs. Section 3.13) 19. That preliminary approval shall be valid .for a period of three years from the date of approval. (Kalispell Sub. Regs. Section 2.04 (E(7)) TJ 4 3 6DC FDA6EA A CA 6 D B Ah 6E6EAA 7 4 ,� 5 E. 'R 1 1 2: C16C 32c �, 7 Y, 32B 5� 1A I LL 4 A 2B, 1 3 ► 7 8 Ij 8 / 7 6 31 5 23 4 1 24 32 w 2 7 A r �20 R 2' ;V 6 ggmm ------------- ------ - . 7 . . . . . . . . . . . . . ------------- Sub eel erty . . . . . . . . . . . . . --- 5\ 4 3 2 24 9 23 10 P= MM 8/4/03 VICINITY MAP RIVER GLEN SUBDIVISION, LLC MAJOR PRELIMINARY PLAT FOR RIVER GLEN SUBDIVISION A 13 LOT SINGLE FAMILY RESIDENTIAL SUBDIVISION ON 3.4 ACRES FILED CONCURRENTWI LY TH ANNEXATION AND INITIAL ZONING OF R-3, URBAN SINGLE FAMILY RESIDENTIAL FILE# KPP-03-9 SCALE I" = 250' �- LEGAL NOTICES for an initial zoning des- ignation of R-3, Urban Single -Family Residen- tiai upon annexation to the City of Kafispell on approximately 3.4 acres located on the east side of South Woodland Drive immediately south of Quincy Loop. This zoning designation an- ticipates single-family dwellings with minimum lot sizes of 7,000 square feet. The property is currently in the County zoning jurisdiction and is zoned R-2, Single Family Residential. A preliminary plat for 13 lots as described below is being filed concur- rently with the annexa- tion and zoning request. The property proposed for annexation and zon- ing can be described as all of Lot 26 and a por- tion of Lot 25 all in Block One Green Acres Sub division located in Sec- tion 17, Township 28 North; Flange 21 West, P,M.M., Flathead Coun- ty, Montana. The por- tion of Lot 25 is further described as follows: commencing at the southeast corner of said Lot 25, indicated by a found 5/8' re -bar and which point is the true point of beginning; thence N89°18'34" W, on and along the south boundary of said lot 25, a distance of 300' to a set 518' re -bar; thence N00°06'47" W on and along the set east boun- dary, a distance of 172.24' to a set 5/8' re - bar; thence S89118'34" E on and along the for- mer boundary, a dis- tance of 300' to a set 5/8" re -bar; thence S00106'46" E on and along the east boundary of said lot 25 a distance of 163.81' to the true point of beginning 2. A request by River Glen Subdivision LLC for preliminary plat ap- proval of diver Glen Subdivision, a 13-lot single-family subdivision located on the east side of South Woodland Drive immediately south of Quincy Loop. The subdivision would be developed in accord- ance with City of Kalis- pefi's design and con- structlon standards. The preliminary plat is being submitted in conjunction with the annexation of the property and des!g- nation of initial zoning of R-3, Urban Single-Fami- !y Residential. The prop- erty can be described as all of Lot 26 and the easterly 300 feet of Lot 25 as described above in agenda item 1 all in Stock One green Acres Subdivision located in �li Ii -- LEGAL NOTICES 28 North, Flange 21 West, P.M.M., Flathead County, Montana. 3. A request by Charles E. Keller for a conditional use permit to allow the construction of a four-plex apartment building on property zoned R-3, Urban Sin- a gle-Family residential lo- cated on the southeast corner of Grandview:' Drive and US Highway . 93 in Kalispell. The property is presently va- cant. Access will be on- to Harrison Boulevard via a private easement. The applicant will use the cluster provisions of the zone to shift the al- lowable single-family density of one unit /7,000 sq. ft. to a four- plex design on an ap- proximate 33,700 sq. ft.,,; lot. The property can be ,,,, described as Assessor's�$� Tract 2DCC located irk;, Section 1, Township 28 o North, Range 22 West,.y`1 P.M.I ., Flathead Coun- ty, Montana. 4. A request by Nolan.; Holdings, LLC for an ini- tial zoning desfgnatiort�a of RA-1 Low Density: Residential Apartment;;, .upon annexation to theme City of Kalispell on ap-S proximately 4 acres lo-i cated on the southwest' corner of the intersec� tion of US Highway 93, and Four Mile Drive in', Kalispell. The property;; presently contains aa. nursery called the:=;; Greenery. This zoning designation anticipates-; single-family and duplex::. housing as a permitted` use and multi -family,;; housing by conditional -- use permit. Minimum lot. sizes are 6,000 sq. plus 3,000 sq. ft. for;', each additional dwelling;:;; unit. The property is cur- rentiy in the County and '' zoned SAG-10, Suburb: ban Agricultural, 10 acre minimum lot size:' No development plans: were submitted at thin; time. The property pro= posed for annexation. and zoning is described as parcel A of COS.* 7966 in Section 1 Township 28 North;: Range 22 West;, P.M.M., Flathead Coun- ty, Montana. Documents pertaining. to these agenda items. are on fife for public in- spection at the Tri-City Planning Office, 17 See cnd Street East, Suite 211, Kalispell, MT 59901, and are availa- ble for public review during regular office. hours. Date: September 9, 2003 To: Kalispell City Planning Board and Zoning Commission Re: River Glen Subdivision LLC Section 2 on the agenda states, "The subdivision would be developed in accordance with City of Kalispell's design and construction standards." We spoke to Narda Wilson in June regarding the water and sewer lines being extended or run to the boundary of our property, (Lot 7, Greenacres (frig.) for future development. She said this was standard development procedure and was automatically done and to address this issue once the plazas were submitted for approval. After speaking with Tom Jantz he also suggested we attend this meeting and voice our request. Thank you for your consideration. Richard and Dena Hagen 586 Willow Glen Drive Kalispell MT 59901 We are Richard & Rena Hagen and we own Lot 7 which is on the east side of Lots 25 and 26 that Lorna Wilson, Dan Wilson and their partner are planning to develop. I believe their company is known as, River Glen LLC. We approached both Lorna and Dan Wilson about going in on the development with them and they were both very adamant about not wanting us to go in with them. On Friday, September 12, Dan Wilson asked if I would write a letter stating that we do not want a road through our property. At this time we do not want a road through our property but we are thinking we would like to have a cul-de-sac so we can develop the west end of our property. Sincerely, .S '4�' Richard Hagen APPLICATION FOR AL4JOR SUBDIVISION 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, Smite 211 Kalispell, Montana 59901 Phone.- (406)751-1850 Faa: (406)751-1858 FEE SCHEDULE: Major Subdivision (6 or more lots) Condominiums (6 or more units) Mobile Home Parks & Campgrounds (6 or more spaces) Amended Preliminary Plat Annexation Subdivision Variance Commercial and Industrial Subdivision SUBDIVISION NAME: DIVER GLEN SUBDIVISION OWNER(S) OF RECORD: Name: River Glen Subdivision LLC Phone (406) 257-3212 Mailing Address: 1701 South Woodland City/State & Zip: Kalispell, Montana 59901 $650 + $30/iot $600 + $25/unit $600 + $25/space $200 $100 + $ I 0/acre $100 (per variance) Add $200 to base preliminary plat fee TEC'K IICA]UPROFESSiONAL PARTICIPANTS (Surveyor/Designer/Engineer, etc): Nance & Address: PAUL J. STOKES & ASSOCIATES, 343-1 AVE_ WEST KALISPELL MT 59901 Name & Address: BRIEN SURVEYING INC. P.O. BOX 160 SOMERS MONTANA 59932 LEGAL DLSC'<tWnON OF )PROPERTY: City/County: KALISPELL/ FLATHEAD COUNTY Street Address: 1701 SOUTH WOODLAND Assessor's Tract No.(s) 0236300 & 0094470 Lot No.(s ) LOT 26A IN GREENACRES BLOCK ONE SUBDIVISION Section 17 Township 28N Range 21 W GENERAL DESCRIPTION OF SUBDIVISION: THE SUBJECT SITE IS RELATIVELY FLAT. THE SOIL IS WELL DRAINED. Number of Lots or Rental Spaces 13 Total Acreage in Lots 2.30 Total Acreage in Streets or Roads 1.10 Total Acreage in Subdivision 3.40 Minimum Size of Lots or Spaces .16 Maximum Size of Lots or Spaces .23 Total Acreage in Parks, Open Spaces and/or Common Areas CASH 1N LIEU PROPOSED USE(S) AND NUMBER OF ASSOCIATED LOTS/SPACES: Single Family X Townhouse Mobile Home Paris Duplex _ Apartment Recreational Vehicle Park. Commercial Condominium Industrial Multi -Family Planned Unit Development Other APPLICABLE ZONING DESIGNATION & DISTRICT R-3 ESTIMATE OF MARKET VALUE BEFORE IMPROVEMENTS $52526.83. 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: _Cable TV X Telephone X Electric X Gas Other Solid Waste: —X—Home Fick Up _Central Storage _X Contract Hauler Owner Haul Mail Delivery: XCentral Individual School District: School district 95 Fire Protection: X Hydrants Tanker Recharge Eire District: KALISPELL FIRE DEPARTMENT Drainage System: All drainage will be retained onsite with swales and or dry wells as needed. PROPOSED EROSIONISEDE%4ENTATION CONTROL: The _subject site is relatively flat, Erosion/sedimentation will be minimal. The developer will employ best management practices by reve2etatine exposed areas. VARLANCES: ARE ANY VARIANCES REQUESTED? YES (yes/no) If yes, please complete the information below: 2 SEC ONIREGULATION OF REGULATIONS CREATING HARDSE": r KALISPELL DESIGN STANDARD DS 05—CUL DE SACS. TABLE ONE I MAXIMUM CUL DE SAC LENGTH • DS-05--- WALKWAYS RE UiRED ON BOTH SIDES OF STREET. r DS-05---•- BOULEVARD RE UIRED BETWEEN WALKWAY AND ROAD. EXPLAIN THE HARDSHIP THAT WOULD BE CREATED WITH STRICT COMPLIANCE OF REGULA.TIONS: • ALL REQUESTED VARIANCES ARE TO THE KALISPELL BUILDING STANDARDS—CUL DE SAC LENGTH: THE ADDITIONAL SIXTY FEET WILL AFFORD THE SUBDIVISION PROPER DESIGN AND EFFECTIVELY CONFIGURE LOTS. « THE PROPERTY TO THE NORTH IS FULLY DEVELOPED. THE ELIMINATION OF SIDEWALK ON THE NORTH-EAST/WEST PORTION OF THE LOCAL ROAD WILL, ALLOW FOR THE DEVELOPMENT OF AN AESTHETICALLY DEVELOPED BUFFER FOR THE SUBDIVISION TO THE NORTH AND THE PROPOSED SUBDIVISION. r A GENERALLY EXCEPTED PRACTICE IN KALISPELL IS TO ELIMINATE THE BOULEVARD IN THE CUL DE SAC WHEN THE LOTS ARE SMALLER. PROPOSED .ALTERNATHTE(S) TO STRICT COMPLIANCE WITH ABOVE REGULATIONS: • SHORTEN THE CUL DE SAC AND THUS REDUCE THE NUMBER OF LOTS • PROVIDE LESS LANDSCAPE SCREENING TO EXISTING BACK YARDS TO THE NORTH. • REDUCE THE SIZE OF THE LOTS AROUND THE CUL DE SAC. 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? THE GRANTING OF THE VARIANCES WOULD NOT CAUSE ANY HARDSHIP TOWARD THE PUBLIC HEALTH, SAFTEY OR GENERAL WELFARE. THE VARIANCES WOULD IMPROVE DEVELOPEMENT EFFICIENCY AND OVERALL SAFETY FOR PROPERTY OWNERS AND ADJACENT PROPERTY OWNERS. 2. Will the variance cause a substantial increase in public costs? NO, THERE WILL BE NO SUBSTANTIAL INCREASE IN PUBLIC COSTS_ 3 3. Will the variance affect, in any manner, the provisions of any adopted zoning, regulations or Master Plan? THE PROVISIONS OF THE ADOPTED ZONING REGULATIONS AND MASTER PLAN WILL NOT BE AFFECTED BY THE VARIANCE. 4. Are there special circumstances related to the physical characteristics of the site (topography, shape, etc_) that create the hardship? THE SHAPE OF THE PROJECT SITE IS SUCH THAT ACCESS TO THE PROPOSED NEW LOTS REQUIRES THE VARIANCE TO THE CUL DE SAC LENGTH REQUIREMENTS, S. What other conditions are unique to this property that create the need for a variance? THE PROPOSED STREET ABUTTING THE BACK YARDS NORTH OF THE SITE IS THE ONLY AVAILABLE ACCESS TO THE SITE. 4 APPLICATION CONTENTS: The subdivider shag submit a complete application addressing items below to the FRDO Office at least tfairty (30) days prior to the date of the meeting at which it will be heard. 1. Preliminary plat application. 2. 20 copies of the preliminary plat. 3. One reproducible set of supplemental information. (See Appendix A -Flathead County Subdivision Regulations). 4. One reduced copy of the preliminary plat not to exceed 11" x 17" in size. Application. fee. 6. Adjoining property Owners List (see example below): Assessor# Sec-Twn-Rn 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 sub itted forms, documents, plans or any other information submitted as a part of this application, to be true, e�rnplete, ccurate to the best of my knowledge. Should any information. or representation submitted in Conn fan Zvi this application be untrue, I understand that any approval based thereon. may be rescinded, and other appr rite acti ta' en. The signing of this application signifies approval for the F.R.D.O. staff to be present on the proXOty for ro 'me monitoring, and inspection during the approval and development process. (App cant) (Date) — WORKSTATION3/OPENJOBSAUVERGLENipreiim plat app ENVIRONMENTAL ASSESSMENT RIVER GLEN MAJOR RE -SUBDIVISION FLATHEAD COUNTY, MONTANA INTRODUCTION The proposed Subdivision is located in Lot 26a in Greenacres Block One subdivision, SEC. 17, T.28N., R.21 W., P.M.,M., Flathead. County, Montana.. 1. GEOLOGY A. The proposed subdivision is located in a relatively safe geological area. The site is vacant and contains slopes of less than 1 %. Soils are primarily medium to fine silty sand. B. No rock outcroppings have been encountered on the site. There are no known conditions that would require immediate measures to prevent or reduce the danger of property damage or personal injury. 11. SURFACE WATER A. There are no natural water systems. B. There are no artificial water systems, B. The subject site is not within a 100-year floodplain. III. VEGETATION A. The proposed subdivision is primarily native grasses and noxious weeds. B. On -site vegetation will be removed. The existing vegetation is inconsistent with residential use. Natural vegetation and landscaping will replace the native vegetation as required by the development of each lot. C. All roads will be constructed to the City of Kalispell design standards. Excavated areas will be landscaped or revegetated with native grasses, designed to encourage the regeneration of ground cover. It is not anticipated that any predominant areas of vegetation will require protection. IV. WILDLIFE A. The property is void of suitable waterways to support fish. Wilson Major Subdivision Page I of 6 Environmenurt assessment B. There are no known endangered species on the site. C. The subdivision intends to use vegetation consistent with Subdivision development. V. AGRICULTURE AND TIMBER PRODUCTION A. The total acreage of the proposed site consists of approximately 3.4 acres of native grasses. Soils are primarily medium to fine silty sand. The USDA has classified the soil in the area as mostly Kalispell Loam. B. The subject project has no crop history. C. The surrounding area has no current agricultural uses. D. N/A E. NIA VI. HISTORICAL, ARCHAEOLOGICAL OR CULTURAL FEATURES A. There are no known historical, archaeological, or cultural features associated with the land. Should any be discovered during any construction, work in that area will be suspended until the site can be properly evaluated. VII. SEWAGE TREATMENT A. N.A. B. Public sewage treatment system. I. The average .number of gallons of selvage generated for all proposed lots per day will be 3250 gallons when the subdivision is fully developed and assuming full occupancy. 2. Proposed public system. a. The developer intends to connect to the City of Kalispell sewer system either at South Woodland Drive or at whatever location is directed by the City of Kalispell Public Works Department. b. The City of Kalispell has ample capacity to handle the use of the subdivision The proposed connection to the City system is approximately 30 feet to the west of the site. WilsonMajor jor Subdtvision .Page ? of-6 Environmental Assessment c. The letter from the Kalispell Public Works Department is enclosed. 3. N/A VHL WATER SUPPLE' A. NA B. The proposed lots will utilize a public water system. I . Estimated number of gallons per day required for all lots at full capacity when fully developed is 3250 gallons. 2. The City of Kalispell has ample capacity to handle the use of the subdivision. The proposed connection to the City system is approximately 30 feet to the west of the site. 3. The letter from the Kalispell Public Works Department is enclosed. IX. SOLID WASTE A. Solid waste will be the responsibility of the city or private contractor. C. Solid waste will be hauled to the Flathead County Landfill. X. DRAINAGE A. Street and Roads. 1. Because of the topography and soils permeability, much of the runoff' will dissipate naturally. Runoff from hard surfaces and the roadway will be collected and transported to on -site storage facilities. A formal drainage plan will be formulated and submitted prior to final plat approval. 2. The roads will be paved and meet city of Kalispell standards. kI m Wilson Major Subdivision Page 3 of 6 Environmental Assessment B. Other Areas. 1. Runoff will be collected and contained onsite. 2. Storm runoff from lots will be channeled to onsite stormwater retention areas located in the open areas and/or wet wells. 4. Sedimentation and erosion control will be accomplished utilizing "Best Management Practices" as described in the Montana "Erosion Control Manual". S. The plat is enclosed. A. Traffic generated by the development will be approximately 130 trips per day. 1. All existing and new roads within the subdivision will, be constructed to City of Kalispell standards. Access will be off of South Woodland Drive, which is capable of accommodating the additional traffic. 2. The proposed subdivision should not require any additional personnel or equipment. B. The Developers will bear the cost of installing all roads within the proposed subdivision. The City will be responsible for maintenance of the roads. C. The soil characteristics are conducive to proper road construction. Bank cuts will be non-existing- D. Access to the individual lots is provided by means of a road through the subdivision. D. Year-round access to all lots via conventional automobile will be provided. E. No access over private property is planned. XII EMERGENCY SERVICES A. Emergency services for the Subdivision are available as follows: Wilson Major Subdivision Page .4 a� f - 6 Environmental Assessment I. Fire protection. a. The .proposed subdivision will be under the jurisdiction of the Kalispell Fire Department. 2_ The Kalispell Police Department will provide police protection. 3. The City of Kalispell and the Alert helicopter will provide ambulance service_ 4. Medical service is available at Kalispell Regional Hospital. B. The subdivision should not require any additional personnel or facilities for emergency services. XHI. SCHOOLS A. The proposed subdivision will be served by School district 95 for grades 1 - 6. Cornelius Hedges School is located approximately one (1) mile from the west edge of the property. Kalispell Junior High School will service grades 7--8. Grades 9 -12 will be serviced by Flathead High School. B. Based on county data,, the proposed re -subdivision could generate 1-112 children per lot or 20 children. The additional burden placed on the existing school system will be minimal. XIV. ECONOMIC BENEFITS A. The subject site contains a dilapidated garage that will be removed. The assessment classification is tract land and the assessed value is $52526.83. B. The assessed valuation of all structures at 25% occupancy is $487,500 and the estimated year of 25% occupancy is 2006 and $1,755,000 at 90% occupancy and the estimated year of 90% occupancy is 2012. C. The sewer system will be owned and operated by the City of Kalispell. The City of Kalispell will own and operate the water system. Solid waste fees would be through tax assessment and bimonthly billing. XV. LAND USE Wilson ifajar Subdivision Page 5 of 6 -E'nvironmentai Assessment RECEIVED 4- . . .... .. ..... CUT- VVO�V-L-C- --aAA. Ll- Randy Brode l - Fire Chief Jim Stewart - Assistant ChiefTrevention Dee McCluskey -- Assistant Chief/Operations FROM: JIM STEWART, FIRE MARSHAL DATE: AUGUST 25, 2003 SUBJECT: PRELIMINARY PLAT— RIVER GLEN 312 First Avenue East Kalispell, Montana 59901 (406) 758-7760 FAX: (406) 758-7952 We have reviewed the information submitted on the above -referenced project and have the following comments. 1. Water mains designed to provide minimum fire flows shall be installed per City specifications at approved locations. Minimum fire flows shall be in accordance with Uniform Fire Code (1997) Appendix III -A. Homes in excess of 3500 square feet shall be provided with a minimum fire flow of 1500 gpm or more, dependent on square footage and type construction. 2. Fire hydrants shall be installed per City specifications at locations approved by this department. 3. Street designs shall provide for a minimum clear width of 20' for emergency vehicle access. No Parking signage shall be provided as necessary to maintain width. 4. Approved emergency vehicle turnarounds shall be provided at dead-end access roads that exceed 150' in length. This requirement will also need to be addressed during project phasing. 5. Street names shall be approved by this department. Please contact me if you have any questions. I can be reached at 758-7763. ,-Assisting our community in reducing, preventing, enad mitigaring emergencies. "