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05. Resolution 4762 - Preliminary Plat - Glacier Village Greens Phases 14-22Tri-City Planning Office 17 Second Street East - Suite 211 Kalispell, Montana 59901 Phone: (406) 751-1850 Fax: (406) 751-1858 tricity@centu rytel.net REPORT TO: Kalispell Mayor and City Council FROM: Narda A. Wilson, Senior Planner Chris A. Kukulski, City Manager SUBJECT Preliminary Plat Approval - Glacier Village Greens Phases 14 - 22 MEETING DATE: December 10, 2002 BACKGROUND: This is a request for preliminary plat approval of a 177 lot residential subdivision on approximately 29.524 acres in the Glacier Village Greens development. This property is proposed to be annexed into the city of Kalispell concurrent with the preliminary plat and given a zoning designation of R-4, a Two -Family Residential zone that is intended primarily for single-family and duplex homes. The subdivision would plat the remaining phases of the Glacier Village Greens development intended for single family homes and townhouses. The subdivision would be developed in phases over a period of time depending on the market. Overall there will be 55 single family homes and 122 townhouses developed in nine phases. The Glacier Village Greens Golf Course lies on the north side of West Evergreen Drive and east of Whitefish Stage Road approximately one mile. The proposed for subdivision lies on north end of the Glacier Village Greens Golf Course development and northern portion of the Glacier Village Greens Golf Course. These phases will extend West Nicklaus Avenue, Palmer Drive and East Nicklaus Avenue to the north. A request for annexation has been submitted with the preliminary plat for these phases. The property will be developed in phases as Glacier Village Greens. Parkland dedication requirements are being proposed to be addressed with the existing park within the development. In reviewing the park area located on the west side of the development about midway, it is a well develop homeowners park with amenities such as play equipment, gazebo, walking trails that are well maintained. Additionally, the homeowners intend to develop a clubhouse in the area for use by all the residents. In addition to the well developed homeowners park, there is a substantial amount of open space within the development in addition to the golf course. These areas are noted on the vicinity map included in this report and provide important protection to some of the riparian areas along the Whitefish River. The staff and planning board would concur that the developer has met the parkland dedication requirements with the existing park and open space areas within the development. The developer is asking for a variance from the Kalispell Subdivision Regulations, Section 3.08(D) which requires that two or more vehicular access or separate multi ingress and egress into a subdivision are required when the primary access road is over 1,500 feet long. East Nicklaus Drive exceeds this 1,500 foot limit and is approximately 2,000 feet from Ritzman Lane. Providing Community Planning Assistance To: • City of Kalispell • City of Columbia Falls • City of Whitefish Preliminary Plat for Glacier Village Greens Phases 14 - 22 December 10, 2002 Page 2 Apparently the relocation of the tee boxes and placement of a road through the golf course can result in a substantial devaluation of the golf course and the "par" associated with the course, a critical element according to the golf pro on staff at the development. If the secondary access as proposed is developed along with the placement of additional hydrants in the subdivision, the public health and safety can be insured as a secondary access will be developed for both the public and for emergency vehicles. The fire marshal will review and approve the final design and installation of the emergency access improvements. On November 12, 2002 the Kalispell City Planning Board held a public hearing on this matter at their regular meeting. There were a couple of neighbors who attended and voiced concerns about potential slope failure to the west with additional development and removal of brush along the Whitefish River to the east that disrupted wildlife habitat. The board noted that there was a condition that addressed the performance of a geotechnical study regarding the slopes and that if the lots were threatened by slope failure they would have to be eliminated. The planning board discussed the removal of the brush and how habitat was defined. They decided not to add an additional condition regarding the removal of the brush and preservation of habitat, but recommended delineation of the 100 year floodplain on the final plat. A motion was made to recommend approval of the subdivision subject to conditions that passed unanimously. This recommendation is being forward to the Kalispell City Council for consideration. RECOMMENDATION: A motion to adopt the resolution approving the preliminary plat subject to conditions would be in order. FISCAL EFFECTS: Minor positive impacts once developed. ALTERNATIVES: As suggested by the city council. Narda A. W son Chris A. Kukulski Senior Planner City Manager Report compiled: December 10, 2002 c: Theresa White, Kalispell City Clerk Attachments: Transmittal letter Staff report #KPP-02-7 and application materials Draft minutes from 11 / 12 / 02 planning board meeting RESOLUTION NO.4762 A RESOLUTION CONDITIONALLY APPROVING THE PRELIMINARY PLAT OF GLACIER VILLAGE GREENS PHASES 14 THROUGH 22, MORE PARTICULARLY DESCRIBED AS ASSESSOR'S TRACTS 1+ AND 2A+ IN SECTION 32, TOWNSHIP 29 NORTH, RANGE 21 WEST, P.M.M., FLATHEAD COUNTY, MONTANA. WHEREAS, Owl Corporation, the owner of certain real property described above, has petitioned for approval of the Subdivision Plat of said property, and WHEREAS, the Kalispell City Planning Board and Zoning Commission held a public hearing on November 12, 2002, on the proposal and reviewed Subdivision Report #KPP-02-7 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 Mountain View Plaza Subdivision, subject to certain conditions and recommendations, and WHEREAS, the City Council of the City of Kalispell at its regular Council Meeting of December 16, 2002, reviewed the Tri-City Planning Office Report #KPP-02-7, 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-02-7 are hereby adopted as the Findings of Fact of the City Council. SECTION II. That the application of Owl Corporation for approval of the Preliminary Plat of Glacier Village Greens Phases 14 through 22, Kalispell, Flathead County, Montana is hereby approved subject to the following conditions: Development of the subdivision shall be platted in substantial compliance with the approved preliminary plat which governs the location of lots and roadways within the subdivision. 2. That the roadways serving the subdivision shall be constructed in accordance with the adopted Design and Construction Standards for the City of Kalispell for local roads and include the pavement, curbs, gutters, storm drainage, sidewalks and a minimum five foot landscape boulevard with street trees placed in accordance with a plan approved by the parks and recreation director. 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. 3. That a letter be obtained from the Kalispell Public Works Department approving the sewer and drainage facilities for the subdivision. 4. That a geotechnical analysis of the slope areas to the north and to the west of the proposed subdivision be performed that insure the stability of the slope and identify any potential for failure due to development of the subdivision or other construction that might occur. The report shall be submitted to the Kalispell Public Works Department for their review and approval. 5. 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. 6. That the developer obtain a letter from the Evergreen Water District or their engineer approving the water main extension and certifying that any necessary improvements have been completed. 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. The developer shall provide a letter from the U.S. Postal Service approving the plan for mail service. 9. Street lighting shall be located within the subdivision and shall be shielded so that it does not intrude unnecessarily onto adjoining properties. 10. That the parkland dedication requirements shall be met by recognizing the existing park and parking improvements as well as open space within the development. 11. All utilities shall be installed underground. 12. 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. 13. That a minimum of two-thirds of the necessary infrastructure for this subdivision shall be completed prior to final plat submittal. 14. All areas disturbed during development of the subdivision shall be re -vegetated with a weed - free mix immediately after development. 15. That the boundaries of the 100-year floodplainbe established and delineated on the final plat. 16. That preliminary approval shall be valid for a period of three years from the date of approval with a three year extension as the final plat for each phase is filed. SECTION III. Upon proper review and filing of the Final Plat of said subdivision in the office of the Flathead County Clerk and Recorder, said premises shall be a subdivision of the City of Kalispell. PASSED AND APPROVED BY THE CITY COUNCIL AND SIGNED BY THE MAYOR OF THE CITY OF KALISPELL, THIS 16TH DAY OF DECEMBER, 2002. Pamela B. Kennedy Mayor ATTEST: Theresa White City Clerk Tri-City Planning Office 17 Second Street East - Suite 211 Kalispell, Montana 59901 Phone: (406) 751-1850 Fax: (406) 751-1858 tricitygcenturytel. net December 10, 2002 Chris Kukulski, City Manager City of Kalispell P.O. Box 1997 Kalispell, MT 59903 Re: Preliminary Plat Approval for Glacier Village Greens Phases 14 through 22 Dear Chris: The Kalispell City Planning Board met on November 12, 2002, and held a public hearing to consider a request by Owl Corporation for preliminary plat approval of a 177 lot residential subdivision on approximately 29.524 acres located in the northern portion of the Glacier Village Greens Development to be platted in several phases. This property is proposed to be annexed into the city of Kalispell concurrent with the preliminary plat and given a zoning designation of R-4, a Two -Family Residential zone that is intended primarily for single-family and duplex homes. The subdivision would plat the remaining phases of the Glacier Village Greens development intended for single family homes and townhouses. The subdivision would be developed in phases over a period of time depending on the market. Overall there will be 55 single family homes and 122 townhouses developed in nine phases. Narda Wilson, of the Tri-City Planning Office, presented staff report #KPP-02-7 evaluating the proposal and recommending approval of the preliminary plat for the subject to the conditions outlined in the staff report. She noted the developer was asking for a variance to the secondary access requirement because of the development of the golf course. Emergency access and the fire access could be accommodated through a 20 foot easement and coordinated with the fire marshal. Staff recommended approval of the variance request. At the public hearing the applicants spoke in favor of the proposal and there were several neighbors from the area who voiced concerns about the slope area to the west that could be subject to failure and the removal of brush on the east side along the Whitefish River that provided wildlife habitat. . After the public hearing the board discussed the proposal and discussed the brush removal and potential impacts to the Whitefish River. The applicant stated they complied with the state regulations regarding streamside development and were not within 20 feet of the river or in the 100 year floodplain. The board added a condition requiring the delineation of the 100 year floodplain on the final plat and to allow for the extension of the plat with the completion of the phases. Providing Community Planning Assistance To: • City of Kalispell • City of Columbia Falls • City of Whitefish Preliminary Plat for Glacier Village Greens Phases 14 - 22 December 10, 2002 Page 2 A motion was made to approve the preliminary plat subject to the recommended conditions. The motion passed unanimously. The planning board is recommending approval of the preliminary plat subject to the conditions outlined in Attachment A. Please schedule this matter for consideration by the Kalispe Sincerely Kalispell City Planning Board �4 Ron Van Natta President RVN/NW ll Attachments: Attachment A (recommended conditions of approval) Staff report KPP-02-7 and application materials Draft minutes l l/ 12/02 planning board meeting c w/ Att: Theresa White, Kalispell City Clerk c w/o Att: Owl Corporation, 500 Palmer Drive, Kalispell, MT 59901 Sands Surveying, 2 Village Loop, Kalispell, MT 59901 H:\FRDO\TRANSMIT\KALISPEL\2002\KPP-02-7.DOC Preliminary Plat for Glacier Village Greens Phases 14 - 22 December 10, 2002 Page 3 ATTACHMENT A PRELIMINARY PLAT FOR GLACIER VILLAGE GREENS PHASES 14 THROUGH 22 CONDITIONS OF APPROVAL AS RECOMMENDED BY THE KALISPELL CITY PLANNING BOARD NOVEMBER 12, 2002 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 November 12, 2002 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. 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 roads and include the pavement, curbs, gutters, storm drainage, sidewalks and a minimum five foot landscape boulevard with street trees placed in accordance with a plan approved by the parks and recreation director. 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. 3. That a letter be obtained from the Kalispell Public Works Department approving the sewer and drainage facilities for the subdivision. 4. That a geotechnical analysis of the slope areas to the north and to the west of the proposed subdivision be performed that insure the stability of the slope and identify any potential for failure due to development of the subdivision or other construction that might occur. The report shall be submitted to the Kalispell Public Works Department for their review and approval. 5. A storm water drainage plan which ha: the State of Montana shall be prepared Construction Standards and shall be Public Works Department. been designed by an engineer licensed in which complies with the City's Design and reviewed and approved by the Kalispell 6. That the developer obtain a letter from the Evergreen Water District or their engineer approving the water main extension and certifying that any necessary improvements have been completed. Preliminary Plat for Glacier Village Greens Phases 14 - 22 December 10, 2002 Page 4 7. 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. 8. The developer shall provide a letter from the U.S. Postal Service approving the plan for mail service. 9. Street lighting shall be located within the subdivision and shall be shielded so that it does not intrude unnecessarily onto adjoining properties. 10. That the parkland dedication requirements shall be met by recognizing the existing park and parking improvements as well as open space within the development. 11. All utilities shall be installed underground. 12. 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. 13. That a minimum of two-thirds of the necessary infrastructure for this subdivision shall be completed prior to final plat submittal. 14. All areas disturbed during development of the subdivision shall be re -vegetated with a weed -free mix immediately after development. 15. That the boundaries of the 100-year floodplain be established and delineated on the final plat. 16. That preliminary approval shall be valid for a period of three years from the date of approval with a three year extension as the final plat for each phase is filed. DRA,Tj�" GLACIER VILLAGE GREENS A request by Owl Corporation for an initial zoning PHASES 14 THROUGH 22 designation of R-4, Two -Family Residential upon annexation ANNEXATION AND ZONING into the city of Kalispell for Glacier Village Greens Phases 14 thru 22 on 29.524 acres located near the northern portion of the Glacier Village Greens golf course. GLACIER VILLAGE GREENS A request by Owl Corporation for preliminary plat approval of PHASES 14 THROUGH 22 Glacier Village Greens Phases 14 through 22, creating 177 PRELIMINARY PLAT lots for single family and duplex townhouses in the northern portion of the Glacier Village Greens Golf Course on 29.524 acres. STAFF REPORTS Narda Wilson, of the Tri-City Planning Office, gave a KA-02-12 AND presentation of staff reports KA-02-12 and KPP-02-7, which KPP-02-7 evaluates the appropriate assignment of a City zoning classification in accordance with Section 27.03.010(4) of the Kalispell Interim Zoning Ordinance. Also, a request for preliminary plat approval of a 177 lot residential subdivision on approximately 29.524 acres in the Glacier Village Greens development. This property is proposed for annexation into the city of Kalispell concurrent with the preliminary plat and to be given a zoning designation of R-4, a Two -Family Residential zone. The subdivision would plat the remaining phases of the Glacier Village Greens development and be developed in phases over a period of time depending on the market. Overall there will be 55 single-family homes and 122 townhouses developed in 9 phases. Staff reviewed report KA-02-12 and recommended adoption of the findings and the R-4, Two -Family Residential zoning, upon annexation. Staff further recommended adoption of the findings of staff report KPP-02-7, to grant a variance to secondary access. Staff also recommended adoption of staff report KPP-02-7 and approval of the preliminary plat subject to conditions. Wilson further explained that the Public Works Department has requested geo technical analysis be made of the slope areas to the north and west to insure stability on the slope and to identify any potential failure areas. Brechel asked about paving the 20-foot emergency easement and Wilson said they would use alternative types of compaction to provide stability for fire trucks rather than traditional paving. She said the developer was working with the fire marshal on different options. She added that it would need to be signed "emergency access only". Kalispell City Planning Board Minutes of the meeting of November 12, 2002 Page 9 of 9 APPLICANT/AGENCIES Mark Owens stated he would like to go forward with the project and encouraged the board to give them favorable consideration of the project. The noted they are in agreement with the staff report. PUBLIC BEARING The public hearing was opened to those who wished to speak. PROPONENTS Erica Wirtala, of Sands Surveying, spoke on behalf of Owl Corp. stating the number of school children estimated was a best guess. She said that because Village Greens is a golf course there were approximately 8 to 12 children at present and estimates of 40 to 50 school children might be high. She said they took that same number into consideration when working with the park, which is why they didn't create additional parkland dedications and thought the existing parkland was more than adequate. She said there are plans for a recreation center. Wirtala clarified condition #15 and offered some alternative wording, that preliminary approval for each phase be valid for a period of three years from the date of each approval. Paul Price, 224 W. Nicklaus Ave., said he was in favor of the proposed annexation but against certain areas of the plat as proposed. He said he was against Lots 3 thru 8 in Phase 16. He said there were two natural drainages and he had concerns about storm water, mudslides, and slough -off. He thought if they opened it up and increased the angle of slope they would have a bad situation. Other than that he thought it looked good. He found the park recommendation weak for adding number of lots proposed and asked what was done with the money in lieu. He said there were not many children but the older people liked to use the park areas too. He thought it would be good to take the money in lieu and put in a nice restroom and wean away from the port -a -potty. Gary Schand, 402 Kings Way, spoke in opposition of the proposal. He understood that when they first put in the golf course there was a portion along the river that was never to be developed. He said it was a bird refuge and were always told it would never be bothered, which effected Lots 1BD, 1BC, 1BB, IBA, and 1BE to the east. He stated that the developer came in and mowed out all the brush 12 to 15 feet from where they were building. He said this was wetland and no habitat can come in now because they came in and backfilled where the brush was and completely destroyed 5 or 6 acres of wildlife habitat that had been there for years. He thought they should have looked at it prior to doing this and stated that animals don't have voting rights. He thought it would have been a nice buffer zone. He said they were trading a lot of commercializing for wildlife and where they Kalispell City Planning Board Minutes of the meeting of November 12, 2002 Page 10 of 10 once were protected they now don't have any place to go. He didn't think it was necessary and was astonished that they mowed all except a 20-foot fringe on the water line. Angie Kruckenberg, 1116 Sunnyside Dr., stated that the old master plan said we were to protect wildlife, fish and fowl in the Flathead Valley. She said that if we eradicate the places where these animals live we are destroying the best times of everyone's lives. The old plan says do not destroy the habitat, it's important. She wondered if it was because we were in between an old growth plan and a new one that we were allowed to do this. She said we should protect the natural habitat we have around us. No one else wished to speak and the public hearing was closed. MOTION Atkinson moved and Anderson seconded to adopt staff report KA-02-12 as findings of fact and recommend to the Kalispell City Council that the initial zoning for this property should be R-4, Two -Family Residential, upon annexation. BOARD DISCUSSION Atkinson commented on the points that were brought up, especially the slope. He asked if engineering had problems and Wilson said that was the purpose of condition #4 and the geo-technical analysis. Atkinson asked what would happen if they found the slope to be inadequate and Wilson said the lots would have to be eliminated. Atkinson asked if it was determined if that was a wildlife refuge and Wilson said, not to her knowledge. She said the board could add language to the conditions of approval addressing that issue, essentially stating that any wildlife habitat disturbed along the Whitefish River during construction be re-established along with Montana Department of Conservation and Montana Fish & Wildlife's best management practice in re -vegetating those areas. ROLL CALL The motion passed unanimously on a roll call vote. MOTION Atkinson moved and Brechel seconded to adopt staff report KPP-02-7 as findings of fact and recommend to the Kalispell City Council that the variance to secondary access be granted subject to conditions that require secondary emergency access to be developed in accordance with the Fire Marshall's recommendations and additional hydrants be placed within the subdivision as required to meet the uniform fire code. BOARD DISCUSSION There was no board discussion. Kalispell City Planning Board Minutes of the meeting of November 12, 2002 Page 11 of 11 ROLL CALL The motion passed unanimously on a roll call vote. MOTION Atkinson moved and Anderson seconded to adopt staff report KPP-02-7 as findings of fact and recommend to the Kalispell City Council that the preliminary plat be approved subject to 15 conditions, as recommended by staff. BOARD DISCUSSION Atkinson asked if staff had any problem with changing condition #15 and Wilson said it should read, with a three year extension on each phase of the plat as it is filed. Wilson also recommended two additional conditions; one, that the 100-year flood plain be delineated on the final plat and two, if the board wished, that they address the reestablishment of the wildlife habitat that was disturbed during construction. Brechel asked her to explain delineating the 100-year flood plain and Wilson said, so they know where it is. Van Natta commented on the eastern lots that were wildlife habitat. He said that if they build townhouses they would not be able to reestablish the entire area. Wilson deferred to Mr. Sands. Sands stated they were not arguing it was wildlife habitat because any area that is brush is wildlife habitat. He addressed the floodplain issue stating it was not in the floodplain. He said they went through it with a fine-tooth comb and the floodplain map shows it is right at the rivers edge. He said it's not in a wetland area, but a thick, brushy area that was a protection area between the Kings Loop area and the Whitefish River. He said things change and they have to deal with the loss of habitat and what people do with their back yards. The properties in Village Greens were cleaned up alongside the banks and most people were re - vegetating. He said they opened up the west side and it was not 6 acres, but closer to an acre and a half that had been disturbed. He noted the back slopes of the fill areas would maintain cautious fill for drainage. MOTION (AMENDMENT) Atkinson moved and Anderson seconded to amend condition # 15 to read, with a 3 year extension for each phase of the final plat as it is filed. BOARD DISCUSSION Van Natta commented that meant they could have 20 years of extensions. Wilson agreed. ROLL CALL The amended motion passed unanimously on a roll call vote. Kalispell City Planning Board Minutes of the meeting of November 12, 2002 Page 12 of 12 MOTION (AMENDMENT) Atkinson moved and Anderson seconded to add condition # 16 to read, the 100-year flood plain be delineated on the final plat. BOARD DISCUSSION Atkinson commented that it was not to determine whether it was in or out of the flood plain, but thought it good planning to have designations involved in the final plat. ROLL CALL The amended motion passed unanimously on a roll call vote. BOARD DISCUSSION There was a lengthy discussion on the re -vegetation of wildlife habitat along the river. Mr. Owens stated this was not an established wildlife refuge and they needed to be careful. He said that using words like re -construct or re-establish implied they created a problem by removing the brush. He offered that if they wanted the appropriate entities to review it they could let them make the decision as to what had to be done down the road. Wilson agreed. The board discussed a possible amendment to add a condition #17 regarding re -vegetation and it was concluded that management standards were not regulatory, however, they could build on condition #14. Mr. Sands stated there was a Streamline Protection Act that had rules for 20-feet of the high water mark, but no rules beyond that and nobody to enforce it. Mr. Owens stated they had not touched anything within 20 plus feet of the river. He said that one guy's wildlife refuge is another man's brush pile. It was concluded there would not be a motion. Van Natta asked if they needed to mention specific lots for the geo-technical analysis and Wilson thought they needed to keep it more general in this case. ROLL CALL (MAIN MOTION) The main motion passed unanimously on a roll call vote. OLD BUSINESS Atkinson announced he would not be able to make it to tomorrow night's workshop. NEW BUSINESS Wilson commented on the reason for including Ordinance No. 1435, the establishment of planning board members' terms. She offered to send a letter asking members to reapply. She said that with the board's concurrence she would write a memo to the City Council or City Attorney asking that all terms be extended until April rather than December and that Council member terms come due in two Kalispell City Planning Board Minutes of the meeting of November 12, 2002 Page 13 of 13 GLACIER VILLAGE GREENS PHASES 14 THROUGH 22 TRI-CITY PLANNING OFFICE STAFF REPORT #KPP-02-7 NOVEMBER 6, 2002 A report to the Kalispell City Planning Board and the Kalispell City Council regarding a request for preliminary plat approval of a 177 lot residential subdivision on property to be zoned R-4. A public hearing on this proposal has been scheduled before the planning board for November 12, 2002 in the Kalispell City Council Chambers. The planning board will forward a recommendation to the city council for final action. BACK�rnm• A petition to annex and request for initial zoning of R-4, a Two Family Residential district, has been filed concurrently with this preliminary plat. The property contains approximately 29.524 acres and is located in the northern portion of the Glacier Village Greens Golf Course development. A. Petitioner and Owners: Technical Assistance: Owl Corporation 500 Palmer Drive Kalispell, MT 59901 (406) 755-5666 Sands Surveying, Inc. 2 Village Loop Kalispell, MT 59901 (406) 755-6481 B. Nature of Application: This is a request for preliminary plat approval of a 177 lot residential subdivision on approximately 29.524 acres in the Glacier Village Greens development. This property is proposed ' to be annexed into the city of Kalispell concurrent with the preliminary plat and given a zoning designation of R- 4, a Two -Family Residential zone that is intended primarily for single-family and duplex homes. The subdivision would plat the remaining phases of the Glacier Village Greens development intended for single family homes and townhouses. The subdivision would be developed in phases over a period of time depending on the market. Overall there will be 55 single family homes and 122 townhouses developed in nine phases. C. Location and Legal Description of Property: The Glacier Village Greens Golf Course lies on the north side of West Evergreen Drive and east of Whitefish Stage Road approximately one mile. The proposed for subdivision lies on north end of the Glacier Village Greens Golf Course development and northern portion of the Glacier Village Greens Golf Course. These phases will extend West Nicklaus Avenue, Palmer Drive and East Nicklaus Avenue to the north. A request for annexation has been submitted with the preliminary plat for these phases. The property will be developed in phases as Glacier Village Greens. The property can be described as a portion of Assessor's Tracts 1+ and 2A+ located in Section 32, Township 29 North, Range 21 West, P.M.M., Flathead County, Montana. 1 D. Size: Total Area: Total Lot Area in Lots: Single Family Lots: Townhouse Lots: Area in Roads: Minimum Lot Size: Maximum Lot Size: 29.524 acres 22.105 acres 8.912 acres 13.193 acres 7.320 acres 4,184 square feet 19,515 square feet E. Existing Land Use: This property is currently in an undeveloped portion of the Glacier Village Greens Golf Course. F. Adjacent Land Uses and Zoning: The area is characterized by single-family and two family residential development in the area. North: Single-family homes, County R-2 and R-1 zoning East: Single family residential development, County R-1 zoning South: Glacier Village Greens; City R-4 and County R-5 zoning. West: Single family residential, County R-2 zoning E. General Land Use Character: The general land use character of the area is urban and suburban residential with higher densities where public sewer is available. There are some large parcels in the area to the south of this development that have good development potential once City services are extended to the area. F. Zoning: This property will be annexed concurrent with the preliminary plat and given a zoning designation of R-4, a Two Family Residential, which allows single- family and duplex housing as permitted uses. The remaining portion of the Glacier Village Greens Development has been zoned R-4 and is consistent with the current County zoning designation of R-5, Two Family Residential. The City R-4 zoning requires a minimum lot size requirement of 6,000 square feet and the County R-5 requires a minimum lot of 5,400 square feet. Both allow duplexes and single family homes on these lots. Setbacks are similar in both districts. G. Utilities: This subdivision would receive full urban services. Water: Evergreen Water District Sewer: City of Kalispell via North Village Sewer District Solid Waste: City of Kalispell Gas: Montana Power Company Electricity: Flathead Electric Coop (underground) Telephone: CenturyTel (underground) Fire: City of Kalispell Schools: School District #5, Kalispell Police: City of Kalispell COMMENTS FROM THE, SITE, DEVELOPMENT ENT REInFW ['0Mb" ITTFE, This matter came before the site development review committee and there was support for the subdivision. The only substantial issue identified was providing secondary access from the subdivision via an easement across the golf course. The developer and fire marshal have been in discussions and have worked out a viable and mutually agreeable solution to surfacing and location of the easement. There was discussion regarding the use of the existing parking within the development to satisfy the parkland dedication requirements which was acceptable. REVIEW AND FTNDTN .S OF FA T 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 Firs: This subdivision would be in the service area of the Kalispell Fire Department. The property can be considered to be a low risk of fire because the subdivision and homes within the subdivision would be constructed in accordance with the Uniform Fire Code and have access which meets City standards. All of the lots will abut a street that has been constructed to City standards. The property does not have steep slopes or woody fuels. Hydrants will be required to be placed in compliance with the requirements of the Uniform Fire Code and the approved by the fire chief. The fire access and suppression system should be installed and approved by the fire department prior to final plat approval because of potential problems with combustible construction taking place prior to adequate fire access to the site being developed. There was some concern by the fire department regarding secondary access from the eastern portion of the subdivision which proves a loop road rather than a second access. The developers are asking for a variance to the subdivision regulations to the 1,500 foot long primary access limits and will be addressing secondary access and additional hydrants. This has been reviewed and approved by the Kalispell Fire Marshal. Flooding: According to FIRM Panel #1810D dated 10/16/96 the site is located entirely in Zone C which is not a flood prone area and no special permits are required for development. Access: Access to the subdivision would be from existing City and County roads. East Evergreen Drive provides access to the development and an interior roadway system. Both East and West Nicklaus will be extended with West Nicklaus looping to Palmer Drive. East Nicklaus has a loop road system and will be creating a secondary access through the golf course to connect these two disparate sections of the development. The secondary emergency access is a rather short section of roadway and will be improved in accordance with the fire marshals requirements and the uniform fire code. Access to the lots will be good. The fire access and suppression system within the subdivision should be completed prior to final plat submittal so that the fire department can have access to the homes under construction within the 3 subdivision. All the roads within the subdivision will be constructed to the City of Kalispell's Design and Construction Standards and will be accepted by the City once completed. B. Effects on Wildlife and Wildlife Habitat: This property is generally level with a very little variation in the terrain. It has been part of the Glacier Village Greens Golf Course and although there may be some migratory birds and occasional deer may visit the site, this area does not provide significant habitat for wildlife. C. Effects on the Natural Environment: Surface and groundwater: This subdivision will be served by public water and sewer thereby minimizing any potential impacts to the groundwater. No surface water is in close enough proximity to the site to create concerns with regard to this development. The Whitefish River lies along the eastern boundary of the subdivision and care should be taken when developing the lots in Phase 22 to insure that there is no sloughing into the river during construction. Drainage: This site is relatively level and does not pose any unusual challenges to site drainage. Curbs and gutters will be installed and a storm drain management plan will have to be developed to address the runoff from the site. There is no City storm drain system in the immediate area and storm water will have to be managed using on -site retention methods as part of the stormwater management plan. Steep slopes: There are slopes to the north and along the western portion of this development that show signs of failure and any additional activity at the toe of the slope could further undermine the stability of the slope. A geotechnical analysis of the slope along the northern and western portions of the subdivision should be performed and reviewed by the Kalispell Public Works Department to insure that no construction would take place that would endanger the homes or lives of the residents in the subdivision. D. Effects on Local Services: Latex: Water service to the subdivision would be provided by the Evergreen Water District and extended at the developer's expense. The water main would likely need to be looped between the two areas of the subdivision in order to provide adequate fire flows to the hydrants and to meet the requirements of the Uniform Fire Code. The water system for the subdivision will be reviewed and approved by the District as part of the development of the subdivision and its phases. Sex: Sewer service will be provided by the City of Kalispell via the North Village Sewer District with the extension of existing sewer mains from their locations in East and West Nicklaus to the north at the developers expense. Design and construction of the mains will be reviewed and approved by the Kalispell Public Works Department. The North Village Sewer District is subject to an interlocal agreement with the City of Kalispell and is poised to be taken M over by the City at some point in the near future. The interlocal agreement allowed the District to operate and collect connection fees until such time as their bonded indebtedness was paid off. Roads: Traffic projections for this subdivision are estimated to be approximately 1220 additional vehicle trips per day based on the estimate of 10 vehicle trips or less per residence per day in the area. The subdivision roads will be constructed to City standards and would include curb, gutter, sidewalks and landscape boulevards within the subdivision. The internal subdivision roads will access onto West Evergreen Drive which will make a connection to other streets in the area, Whitefish Stage Road and Hwy 2 East. West Evergreen Drive is a minor arterial and continues to receive additional use and pressure as the development in this community continues. There are no plans to widen this roadway and no funds have been earmarked for its upgraded. The impacts to the roads would not be beyond the capacity of the roads in the area nor would they be beyond that which would be anticipated as a result of continued growth and urban expansion. Once the roads within the subdivision have been constructed and accepted by the City of Kalispell, they will be dedicated to the City and maintained. Schools: This development is within the boundaries of Evergreen School District. The school district superintendent has consistently responded to these new subdivisions by stating that the district has no objections to the subdivision and will accommodate any new students into the district. It can be anticipated that approximately 50 to 65 additional school age children may be generated from this subdivision at full build out. This would have a potentially moderate impact on the district. Parks and Open Space: The state and local subdivision regulations have parkland / open space requirements for major subdivisions in the amount of 11 percent or one -ninth of the area proposed for the development. The environmental assessment states that parkland is being proposed to be addressed with the existing park within the development. In reviewing the park area located on the west side of the development about midway, it is a well develop homeowners park with amenities such as play equipment, gazebo, walking trails that are well maintained. Additionally, the homeowners intend to develop a clubhouse in the area for use by all the residents. In addition to the well developed homeowners park, there is a substantial amount of open space within the development in addition to the golf course. These areas are noted on the vicinity map included in this report and provide important protection to some of the riparian areas along the Whitefish River. The staff would concur that the developer has met the parkland dedication requirements with the existing park and open space areas within the development. Police: This subdivision would be in the jurisdiction of the City of Kalispell Police Department. The department can adequately provide service to this subdivision, however the cumulative impacts of growth within the city further strains the department's ability to continue to provide the high level of service the department is committed to. 5 Fire Protection: Fire protection services will be provided by the Kalispell Fire Department, and the subdivision will need to meet the requirements of the Uniform Fire Code. The fire department will review and approve the number and location of hydrants within the subdivision as well as fire flows and access. Although fire risk is low because of good access and fairly level terrain, the fire department is recommending that access to the subdivision and the hydrants are in place prior to final plat approval and / or use of combustible materials in construction. Additionally, some additional hydrants are being placed in the area of the development along East Nicklaus to compensate for the secondary access issue related above. Fire access within the subdivision will comply with the Uniform Fire Code and the Fire Marshals recommendations for secondary access development. Solid Waste: Solid waste will be handled by the City of Kalispell and taken to the Flathead County Landfill. There is sufficient capacity within the landfill to accommodate this additional solid waste generated from this subdivision. Medical Services: Ambulance service is available from the fire department and ALERT helicopter service. Kalispell Regional Hospital is close, less than two miles from the site. E. Effects on Agriculture and agricultural water user facilities: The site has been traditionally used as open space within the Glacier Village Greens Development and has been intended to be platted with lots as part of the Glacier Village Greens housing stock. Is proximity to urban services makes this property prime for the type of development being proposed. There will be no impact on agricultural uses within the Valley and no impact on agricultural water user facilities since this property will be served by a public water system. F. Relation to Master Plan Map: This property was designated in the former Kalispell City County Master Plan and Urban Residential and has been zoned in accordance with that plan. G. Compliance with Zoning: This property will be zoned R-4, a Two -Residential district that is intended for single-family and duplex residential development and has a minimum lot size requirement of 6,000 square feet and a minimum lot width of 50 feet. All of the lots within the subdivision comply with the minimum lot size and minimum lot width requirements of the R-4 zoning district. Sublots within the development comply with the sublot standards for townhouse development that has a minimum lot size requirement of 2,000 square feet. H. Compliance with the Kalispell Subdivision Regulations: The developer is asking for a variance from the Kalispell Subdivision Regulations, Section 3.08(D) which requires that two or more vehicular access or separate multi ingress and egress into a subdivision are required when the primary access road is over 1,500 feet long. East Nicklaus Drive exceeds this 1,500 foot limit and is approximately 2,000 feet from Ritzman Lane. The Kalispell Subdivision Regulations provide for the granting of variances 0 subject to the adoption of findings outlined under Section 7.01(A) and findings made that the following criteria are met, each of which is discussed below. E. The granting of the variance will not be detrimental to public health, safety or general welfare or injurious to other adjoining properties. If the secondary access as proposed is developed along with the placement of additional hydrants in the subdivision, the public health and safety can be insured as a secondary access will be developed and proved to both the public and for emergency vehicles. The fire marshal will review and approve the final design and installation of the improvements. E. The conditions on which the variance is based are unique to the property on which the variance is sought and are not applicable generally to other property. The unique circumstances associated with this subdivision are related to the development of the golf course to the north and location of the tee boxes. Apparently the relocation of the tee boxes and placement of a road through the golf course can result in a substantial devaluation of the golf course and the "par" associated with the course, a critical element according to the golf pro on staff at the development. E. Because of the particular physical surroundings, shape or topographical conditions of the specific property, a particular hardship would result as distinguished by a mere inconvenience if the strict letter of the regulations were enforced. As previously noted, the physical surroundings related to the golf course are the basis for the variance and the construction of a road across the course would be more than a mere inconvenience, but could result in significant detriment to the development as a whole and the quality of life the residents anticipate and expect in the development. E. The variance will not cause a substantial increase in public costs. There would be not costs to the public as a result of the variance and all improvements to the secondary access and the additional hydrants would be borne by the developer. E. The variance will not, in any manner, vary the provisions of any adopted zoning regulations or master plan. There would be not variances to the provisions of the Kalispell Zoning Ordinance as a result of this variance. 7 RECOMMENDATION ON THE VARIANCES TO THE SUBDIVISION REGULATIONS: Based upon the above evaluation the staff is recommending that the variance to secondary access be granted subject to the conditions stated below that require a secondary emergency access to be developed in accordance with the Fire Marshal's recommendations and that additional hydrants be placed within the subdivision as required to meet the Uniform Fire Code. Staff recommends that the Kalispell City Planning Board adopt staff report #KPP-02-7 as findings of fact and recommend to the Kalispell City Council that the preliminary plat be approved subject to the following conditions: 1. Development of the subdivision shall be platted in substantial compliance with the approved preliminary plat which governs the location of lots and roadways within the subdivision. 2. That the roadways serving the subdivision shall be constructed in accordance with the adopted Design and Construction Standards for the City of Kalispell for local roads and include the pavement, curbs, gutters, storm drainage, sidewalks and a minimum five foot landscape boulevard with street trees placed in accordance with a plan approved by the parks and recreation director. 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. 3. That a letter be obtained from the Kalispell Public Works Department approving the sewer and drainage facilities for the subdivision. 4. That a geotechnical analysis of the slope areas to the north and to the west of the proposed subdivision be performed that insure the stability of the slope and identify any potential for failure due to development of the subdivision or other construction that might occur. The report shall be submitted to the Kalispell Public Works Department for their review and approval. 5. 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. 6. That the developer obtain a letter from the Evergreen Water District or their engineer approving the water main extension and certifying that any necessary improvements have been completed. rl? 7. 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. 8. The developer shall provide a letter from the U.S. Postal Service approving the plan for mail service. 9. Street lighting shall be located within the subdivision and shall be shielded so that it does not intrude unnecessarily onto adjoining properties. 10. That the parkland dedication requirements shall be met by recognizing the existing park and parking improvements as well as open space within the development. 11. All utilities shall be installed underground. 12. 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. 13. That a minimum of two-thirds of the necessary infrastructure for this subdivision shall be completed prior to final plat submittal. 14. All areas disturbed during development of the subdivision shall be re -vegetated with a weed -free mix immediately after development. 15. That preliminary approval shall be valid for a period of three years from the date of approval. NW REPORTS /KALISPELL/ KPP/ 02 / KPP-02-7 4 APPLICATION FOR MAJOR PRELIMIIVARY 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 Fa= (406)751-1858 FEE Major Subdivision (6 or more lots) Condominiums (6 or more units) Mobile Home Parks & Campgrounds (6 or more spaces) Amended Preliminary Plat Subdivision Variance Commercial and Industrial Subdivision Pre -Application Meeting (Major and Commercial) SUBDIVISION NAME: (1 a c I Er V i OWNERS) OF RECORD: Maii;�no Address .5130 ' W M 6Y— City Lt� P l I State $600 + $25/lot $600 + $25/unit $600 + $25/space $200 $100 (per variance) Add $200 to base preliminary plat fee $ 50 -z z TECHNICAL/PROFESSIONAL PARTICIPANTS (Surveyor/Designer/Engineer, etc): Name & Address.5Ctnds .SUrye- ytnd , loc. 2- KflaQG Lon4 /�6LIiSpGil Name & Address Name & LEGAL DISCRIPTION OF PROPERTY- City/County— Street Address Assessor's Tract No(s) Lot No(s) 1/4 Sec Section 32 Township 2!YN Range 2/ W GENERAL DESCRIPTION OF SUBDIVISION: QOi�- COrY)/Y1 11 / Sabdivision l'o- 1 /73 lofts Number of Lots or Rental Spaces 1 � 3 Total Acreage in Subdivision 2q Total Acreage in Lots 22 . b 1 3 Minimum Size of Lots or Spaces b 9lD Total Acreage in Streets or Roads (r. 1/0) Maximum Size of Lots or Spaces • / 9 9 Total Acreage in Parks, Open Spaces and/or Common Areas - q48 G!'es RECEIVED OCT - 7 2002 TRI-CITY PLANNING OFFICE PROPOSED USES) AND NUMBER OF ASSOCIATED LOTS/SPACES: Single Family 55 Townhouse Mobile Home Park Duplex Apartment Recreational Vehicle Park Commercial Industrial Planned Unit Development Condominium Multi -Family Other APPLICABLE ZONING DESIGNATION & DISTRICT K(L! t $ pe l i R- 4 ESTIMATE OF MARKET VALUE BEFORE IMPROVEMENTS lOK /CZCi�CJ TO BE PROVIDED: Roads: _Gravel i&aved Curb ✓Gutter 1� Sidewalks Alleys Other Water System: _Individual _Multiple User Neighborhood ✓Public Other Sewer System : ----Individual : Individual Multiple User —Neighborhood N ✓ Public Other Other Utilities: _Cable TV k6TCephone / Electric _Gas Other Solid Waste: _Home Pick Up _Central Storage Contract Hauler Owner Haul Mail Delivery: _Central V Individual School District: Fire Protection: Hydrants Tanker Recharge Fire District: Drainage System: EROSION/SEDIMENTATION CONTROL: 6,6 needed VARIANCES: ARE ANY VARIANCES REQUESTED? Yf,.5 (yes/no) If yes, please complete the information below: 4wi smell Subd! vision SECTION/REGULATION OF REGULATIONS CREATING HARDSHiP:Reas 3.cci EXPLAIN THE HARDSHIP THAT WOULD BE CREATED WITH STRICT COMPLIANCE OF REGULATIONS: ! y f he, YLI 7iantt War � �G denied, Phases 11% 19 4 22. WouloL naf reezah b2gi- iOn. 4 would `vn PROPOSED ALTERNATIVE(S) TO STRICT COMPLIANCES WITH ABOVE REGULATIONS: H GDnh�1 mR-ho-y1 of the eXi.Si'l VIA Y/J -1%erm+nvs, which has been rt viCwcp by Vhe Fve41-greo-) Fire Chle f. PLEASE ANSWER THE FOLLOWING QUESTIONS IN THE SPACES PROVIDED BELOW: 2 1. Will the granting of the variance be detrimental to the public health, safety or generalwelfareor injurious to other adjoining properties? IVn 2. Will the variance cause a substantial increase in public costs? ND 3. Will the variance affect, in any manner, the provisions of any adopted zoning regulations or Master Plan? No 4. Are there special circumstances related to the physical characteristics of the site (topography, shape, etc.) that create the hardship? No 5. What other conditions are unique to this property that create the need for a variance? None_- 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. 16 copies of the preliminary plat. 3. One reproducible set of supplemental information. (See Appendix A of Subdivision Regulations for the city where the subdivision is proposed. 4. One reduced copy of the preliminary plat not to exceed 11' x 17" in size. 5. Application fee 6. Adjoining Property Owners List (see example below): Assessor# Sec-Twa-Brat Lot/Tract No Property Owner & Mailing Address I hereby certify under penalty of perjury and the laws of the State of Montana that the information submitted herein, on all other submitted forms, documents, plans or any other information submitted as a part of this application, to be true, complete, and accurate to the best of my knowledge. Should any information or representation submitted in connection with this application be untrue, I understand that any approval based thereon may be rescinded, and other appropriate action taken. The signing of this application signifies approval for the Tri-City Planning staff to be present on the property for routine monitoring and inspection during the approval and development process. (Applicant) As approved by the TOPS m 12/19/01 Effective 1/1/02 9 JDdte) GLACIER VILLAGE GREENS PHASES 14-22 GENERAL INSTRUCTIONS This Environmental Assessment format shall be used by the applicant as a guide in compiling a thorough description of the potential impacts for the proposed subdivision. Each question pertinent to the proposal must be addressed in full (both maps and text), those questions not applicable shall be so stated. Incomplete Environmental Assessments will not be accepted. The sources of information for each section ofthe Assessment shall be identified. All Environmental Assessments shall contain the signature, date of signature and mailing address of the owner of the property and the person, or persons, preparing the report. GEOLOGY Locate on a copy of the preliminary plat: Any known hazards affecting the development which could result in property damage or personal injury due to: Falls, slides or slumps - soil, rock, mud, snow NONE KNOWN 2. Any rock outcropping NONE KNOWN 2. Describe any proposed measures to prevent or reduce the danger of property damage or personal injury from any of these hazards. N/A 1I. SURFACE WATER Locate on a copy of the preliminary plat: Any natural water systems such as streams, rivers, intermittent streams, lakes or marshes (also indicate the name and sizes of each). NONE 2. Any artificial water systems such as canals, ditches, aqueducts, reservoirs and irrigation systems (also indicate the names, sizes and present uses of each). THE GOLF COURSE IRRIGATION SYSTEM IS ADJACENT TO THE DEVELOPMENT. 3. Any Areas subject to flood hazard, or if available, 100-year flood plain maps (using best available information). PLEASE REFER TO THE ATTACHED PRELIMINARY PLAT. FLOODPLAIN IS INDICATED ON DOCUMENT. AS PER FIRM MAP 300023 1810 D, (REVISED OCTOBER 16, 1996), THE 100 YEAR FLOODPLAIN ALIGNS CLOSELY WITH THE BANKS OF THE WHITEFISH RIVER III. VEGETATION Locate on a copy of the preliminary plat the major vegetation types within the subdivision (e.g., marsh, grassland, shrub and forest). THE SUBDIVISION IS LOCATED GRASSES SEEDED FOR GOLF COURSE USE. 2. Describe the amount of vegetation that is to be removed, or cleaned, from the site, and state the reasons for such removal. VEGETATION REMOVAL WILL BE WITHIN THE ROAD RIGHT OF WAY AND BUILDING SITES. Describe any proposed measures to be taken to protect vegetative cover. NATURAL VEGETATION WILL BE CONTROLLED BY THE HOA. IV. WILDLIFE 1. What major species of fish and wildlife, if any, use the area to be affected by the proposed subdivision? SOME DEER AND PHEASANT MAY FREQUENT THE AREA. 2. Locate on a copy of the preliminary plat any known important wildlife areas, such as big game winter range, waterfowl nesting areas, habitat for rare and endangered species and wetlands. NONE KNOWN Describe any proposed measures to protect wildlife habitat or to minimize habitat degradation. NONE PROPOSED -THE VEGEATION IS PROTECTED THROUGHT THE COVENANTS. 22. AGRICULTURE AND TPABER PRODUCTION 1. State the acreage, type and agricultural classifications of soils on the site. THE MAJORITY OF THE PROPERTY CONTAINS KA (KIWANIS LOAM, 3-9% SLOPES) THERE ARE SOME AREAS TO THE WESTERN EDGE OF THE PARCEL THAT CONTAIN Sp (SWIMS SILT LOAM 3-7% SLOPES) Information is obtained from the 1960 Soil Conservation Survey. 2. State the history of production of this site by crop type and yield. THERE HAVE BEEN NO CROPS PRODUCED ON THIS LAND FOR THE PAST TEN YEARS. 3. State the historical and current agricultural uses which occur adjacent to the site. NONE- THE AREA IS A DEVELOPED GOLF COURSE. 4. Explain any steps which will be taken to avoid or limit development conflicts with adjacent agricultural uses. N/A If the site is timbered, state any timber management recommendations which may have been suggested or implemented by the U.S.D.A. Division ofForestry in the area of this proposal. N/A VI. HISTORICAL, ARCHAEOLOGICAL OR CULTURAL FEATURES 1. Locate on a copy of the preliminary plat any known or possible historic, archaeological or cultured sites which exist on or near the site. NONE KNOWN 2. Describe any known or possible sites delineated on the preliminary plat. N/A Describe any measures that will be taken to protect such sites or properties. N/A VII. SEWAGE TREATMENT This information will be submitted to the Department of Environmental Quality at a later date. Where individual sewage treatment systems are proposed for each parcel: N/A 1. Indicate the distance to the nearest public or community sewage treatment system. 2. Provide as attachments: Two (2) copies of the plat which show the proposed suitable location on each lot for a subsurface treatment system and a 100% replacement area for the subsurface treatment system. Show the location of neighboring wells and subsurface treatment systems and the distances to each, 2. The results of percolation tests performed in representative areas for drainfields in accordance with the most recent Department of Environmental Quality Bulletin. Each percolation test shall be keyed by a number on a copy of the plat with the information and results provided in the report. The number of preliminary percolation tests required shall be one-fourth (1/4) ofthe total number of proposed lots and these tests shall be performed in the different soil types, or evenly spaced throughout the subdivision in the absence of soil variability. A detailed soils description for the area shall be obtained from test holes at least seven (7) feet in depth. The number of test holes will depend upon the variability of the soils. The U.S. Department of Agriculture's "Soils Classification System' shall be sued in the descriptions. Information on the internal and surface drainage characteristics shall be included. Each test hole shall be keyed by a number on a copy of the plat with the information provided for in the report. 4. A description of the following physical conditions: (1) Depth to groundwater at time of year when water table is nearest the surface and how this information was obtained. (2) Minimum depth to bedrock or other impervious material, and how this information was obtained. 2. For a proposed public or community sewage treatment system: 1. Estimate the average number of gallons of sewage generated per day by the subdivision when fully developed. AT 200 GALLONS PER DAY PER HOUSEHOLD, AN APPROXIMATE ESTIMATE OF USE WOULD BE 35,400 GALLONS PER DAY. 2. Where an existing system is to be used: 1. Identify the system and the person, firm or agency responsible for its operation and maintenance. VILLAGE COUNTY SEWER DISTRICT 2. Indicate the system's capacity to handle additional use and its distance from the development. SEE LETTERFROM THE DISTRICT. Provide evidence that permission to connect has been granted. SEE LETTER FROM DISTRICT. Where a new system is proposed: NIA Attach a copy of the plat showing the location of all collection lines and the location and identification of the basic components of the treatment system. 2. If subsurface treatment of the effluent is proposed, give the results of the preliminary analysis and percolation tests in the area of the treatment site. 3. Provide a description of the following physical conditions: (1) Depth to groundwater at time of year when water table is nearest the surface and how this information was obtained. (2) Minimum depth to bedrock or other impervious material and how this information was obtained. 4. Indicate who will bear the costs of installation and who will own, operate and maintain the system. Also, indicate the anticipated date of completion. VIII. WATER SUPPLY — 1. Where an individual water supply system is proposed for each parcel: N/A If individually drilled wells are to be used, provide evidence as to adequate quantity and quality of the water supply. 2. If any other method of individual water supply is to be used: Explain why the alternate form of water supply is proposed instead of drilled wells. 2. Identify the source of water supply and provide evidence that it is of sufficient quantity and quality to serve the development. 2. Attach two (2) copies of the plat showing the proposed location of each spring, well, cistern, or other water source and indicate the distance to existing or proposed sewage treatment systems. 1. Where a public or community water system is proposed: (1) Estimate the number of gallons per day required bythe development (including irrigation, if applicable). Each household estimates use at 200 gallons per day. Lots will generate a typical usage of 35,400 gallons. (2) Where an existing system is to be used: 1. Identify the system and the person, firm or agency responsible for its operation and maintenance. EVERGREEN WATER DISTRICT. 2. Indicate the system's capacity to handle additional use and its distance from the development. SEE ATTACHED LETTER FROM THE DISTRICT. 3. Provide evidence that permission to connect has been granted. SEE ATTACHED LETTER FROM THE DISTRICT. (3) Where a new system is to be used: N/A 1. Provide evidence that the water supply is adequate in quantity, quality and dependability 2. Indicate who will bear the costs of installation, when it will be completed and who will own, operate and maintain the system. 3. Attach a copy of the plat showing the proposed location of the water source and all distribution lines. . IX. SOLID WASTE 1. Describe the proposed method of collection and disposing of solid waste from the development. CONTRACT HAULER TO FLATHEAD COUNTY LANDFILL. 2. If central collection areas are proposed within the subdivision, show their location on a copy of the preliminary plat. N/A 3. If use of an existing collection system or disposal facility is proposed, indicate the name and location of the facility. FLATHEAD COUNTY LANDFILL 24. DRAINAGE 1. Streets and Roads: 1. Describe any proposed measures for disposing of storm run-off from streets and roads. STREETS WILL BE DESIGNED BY A REGISTERED CIVIL ENGINEER SO AS NOT TO RESTRICT NATURAL FLOWS OF RUNOFF. NATURAL AREAS WILL BE PRESERVED AS MUCH AS PRACTICAL TO BENEFIT FROM NATURAL ABSORBTION, CULVERTS WILL BE INSTALLED AS NECESSARY ON ROADWAY GRADES. AN ENGINEERED DRAINAGE PLAN WILL ACCOMPANY THE DEQ APPLICATION. 2. Indicate the type of road surface proposed. PAVED, 28 FOOT WIDE, CURB AND GUTTER 3. Describe any proposed facilities for stream or drainage crossing (i.e., culverts, bridges). N/A 2. Other areas: 1. Describe how surface run-off will be drained or channeled from lots or common areas. NATURAL ABSORPTION WELL BE IMPLEMENTED TO CONTROL RUN-OFF. 2. Indicate if storm run-off will be drained or channeled from lots or common areas. STORM RUN-OFF WILL BE CHANNELED FROM LOTS AND DRAINED TO AREAS APPROVED BY THE DRAINAGE PLAN. 3. Describe any proposed sedimentation and erosion controls to be utilized both during, and after, construction. STANDARD APPROVED CONSTRUCTION PRACTICES WILL BE OVERSEEN BY THE ENGINEER 4. Attach a copy of the plat showing how drainage on lots, road and other areas will be handled (include sizes and dimension of ditches, culverts, etc.) SEE PRELIMINARY PLAT. XI. ROADS 1. Estimate how much daily traffic the development, when fully developed, will generate on existing or proposed roads providing access to the development. 1770 VEHICLE TRIPS PER DAY ARE EXPECTED AT FULL BUILDOUT. 1. Discuss the capability of existing and proposed roads to safely accommodate this increased traffic (e.g., conditions of the road, surface and right-of-way widths, current traffic flows, etc.). THE EXISTING ROAD SYSTEM OF GLACIER VILLAGE GREENS WAS DESIGNED TO AND IS CAPABLE OF SAFELY ACCOMMODATING THE INCREASED TRAFFIC VOLUMES. 2. Describe any increased maintenance problems and costs that will be caused by this increase in volume. MINIMAL ADDITIONAL MAINTENANCE PROBLEMS SHOULD OCCUR FOR THE CITY- THESE ARE PRIVATE STREETS MAINTAINED THROUGH THE HOA. 2. Indicate who will pay the cost of installing and maintaining dedicated and/or private roadway. THE PRIVATE ROAD WILL BE BUILT BY THE DEVELOPER AND MAINTAINED BY THE HOMEOWNERS THROUGH A ROAD MAINTENANCE AGREEMENT. 3. Describe the soil characteristics, on site, as they relate to road and building construction and measures to be taken to control erosion of ditches, banks and cuts as a result of proposed construction. THE SITE IS RELATIVELY FLAT, THEREFORE MINIMAL CUTS WILL BE NEEDED TO BUILD THE ROAD. SUITABLE SOIL TYPES EXIST FOR A GOOD ROAD BASE. 4. Explain why access was not provided by means of a road within the subdivision if access to any of the individual lots is directly from City, County, State or Federal roads or highways. ALL LOTS ACCESS THE INTERIOR ROAD SYSTEM. NO LOTS DIRECTLY ACCESS CITY, COUNTY, STATE OR FEDERAL ROADS. 5. Is year-round access by conventional automobile over legal rights -of -way available to the subdivision and to all lots and common facilities within the subdivision? YES 6. Identify the owners of any private property over which access to the subdivision will be provided. N/A XII. EMERGENCY SERVICES 1. Describe the emergency services available to the residents of the proposed subdivision including the number of personnel and number of vehicles and/or type of facilities for: 1. Fire Protection: 1. Is the proposed subdivision in an urban or rural fire district? If not, will one be formed or extended? THE PROPOSED SUBDIVISION IS CURRENTLY IN THE EVERGREEN FIRE DISTRICT. UPON ANNEXATION, IT WILL BE SERVICED BY THE KALISPELL FIRE DEPARTMENT. 2. In absence of a fire district, what fire protection procedures are planned? N/A 3. Indicate the type, size and location of any proposed recharge facilities. HYDRANTS ARE CURRENTLY INSTALLED AND NEW ONES WILL BE INSTALLED AT THE DIRECTION OF THE FIRE CHIEF. 4. If fire hydrants are proposed, indicate water pressure capabilities and the locations of hydrants. HYDRANTS WILL CONFORM TO FEDERAL STANDARDS. 2. Police Protection. CURENTLY, THE FLATHEAD COUNTY SHERIFF DEPARTMENT RESPONDS TO CALLS ON THIS PARCEL, HOWEVER, ONCE THE ANNEXATION PROCESS HAS BEEN COMPLETED, THE KALISPELL CITY POLICE DEPARTMENT WILL RESPOND. 3. Ambulance Service. KALISPELL AMBULANCE AND THE ALERT HELICOPTER 4. Medical Services. KALISPELL REGIONAL MEDICAL CENTER 2. Can the needs of the proposed subdivision for each of the above services be met by present personnel and facilities? YES 1. If not, what additional expense would be necessary to make these services adequate? N/A 2. At whose expense would the necessary improvements be made? N/A 1. Describe the educational facilities which would serve the subdivision (school facilities, school personnel, bus routes and capabilities, etc.). THE EVERGREEN SCHOOL DISTRICT GRADES 1-8, KALISPELL HIGH SCHOOL — GRADES 9-12, FVCC — GRADES 13,14 2. Estimate the number of school children that will be added by the proposed subdivision, and how they will affect existing facilities. THIS SUBDIVISION ATTRACTS "EMPTY NESTERS". AT THIS TMIE THERE ARE ONLY 8-10 CHILDREN IN THE ENTIRE GLACIER VILLAGE GREENS DEVELOPMENT. IT IS NOT ANTICIPATED THAT THIS SUBDIVISION WILL CARRY THE TYPICAL 1.5 STUDENTS PER HOUSEHOLD, AND THAT ONLY A SMALL NUMBER OF CHILDREN WILL OCCUPY THESE NEW RESIDENCES. XIV. ECONOMIC BENEFITS 1. Provide the present assessment classifications and range of the total assessed valuation of all land and structures. THE ESTIMATE OF THE MARKET VALUE OF THE ACERAGE BEFORE IMPROVEMENTS IS $10,000. 2. Provide the anticipated assessment classification and range of the total assessed valuation of all structures (at 25% and 90% occupancy - also give estimated year of said occupancy). A SUBURBAN CLASSIFICATION WILL BE VALUED AT APPROXIMATELY $170-185,000 PER LOT. THE TOWNHOMES WILL HAVE A VALUE OF $155,000 EACH. 25% - $2,337,500 AND AT 90% - $8,415,000. 3. Provide anticipated revenue increases, per unit, from water, sewer and solid waste fees. WATER, SEWERAND SOLID WASTE FEES WILL BE GENERATED THROUGH THE TAXES. (APPROXIMATELY $60-120 PER UNIT) XV. LAND USE 1. Describe the existing historical use of the site. THIS SITE IS ADJACENT TO THE FAIRWAYS ON THE GOLF COURSE. 2. Describe any comprehensive plan recommendations and other land use regulations on and adjacent to the site. Is zoning proposed? If located near an incorporated city or town, is annexation proposed? THIS SITE IS CURRENTLY ZONED COUNTY R-4, ANNEXATION IS PROPOSED SIMULTANEOUSLY WITH THE SUBMITTAL OF THE PRELDW14ARY PLAT. THE PROPOSED SUBDIVISION IS TYPICAL OF THE DEVELOPMENT IN THE IMMEDIATE VICINITY. PROPOSED ZONING FOR THIS PROPERTY IS R-5, WHICH IS A RESIDENTIAL DESIGNATION. 3. Describe the present uses of lands adjacent to or near the proposed development. Describe how the subdivision will affect access to any adjoining land and/or what measures are proposed to provide access. ADJACENT LAND IS ENTIRELY GOLF COURSE RESIDENTIAL. 4. Describe any health or safety hazards on or near the subdivision (mining activity, high voltage lines, gas lines, agricultural and farm activities, etc.) Any such conditions should be accurately described and their origin and location identified. NONE KNOWN. 5. Describe any on -site uses creating a nuisance (unpleasant odor, unusual noises, dust, smoke, etc.) Any such conditions should be accurately described and their origin and location identified. THERE MAY BE MAINTENCE ACTIVITIES TYPICAL TO THOSE IN THE DAILY OPERATION OF A GOLF COURSE. VI. PARKS AND RECREATION FACILITIES 1. Describe park and recreation facilities to be provided within the proposed subdivision and other recreational facilities which will serve the subdivision. PREVIOUS PHASES OF GLACIER VILLAGE GREENS HAS DEDICATED LAND TO SERVE AS HOMEOWNERS PARKFORTHE GLACIER VILLAGE GREEN SUBDIVISION. ADDITIONAL DOCUMENTATION FROM PREVIOUS PHASES WILL BE PROVIDED TO ENSURE THAT THIS REQUIREMENT IS MET. GVGI GVG H GVG III GVG HIA GVG IV GVG V GVG VI GVG VH GVG VHI GVG IX GVG X PARK A PARK B DEVELOPERS PARK PARK PARK PARK. PARK PARK PARK PARK PARK PARK PARK 1.618 ACRES .879 2.711 5.238 6.711 4.579 14.912 .298 .108 0.0 0.0 0.0 .389 GVG XI PARK .484 GVG XH PARK 0.0 TOTAL 37.927 ACRES THE NET ACERAGE OF LOTS IS 71.951 ACRES WHICH INCLUDES ALL OF THE DEVELOPMENT OF GVG PHASES 1-12. PAST PARKLAND DEDICATIONS GREATLY EXCEED THE 11% REQUIRED, THEREFORE, COMBINED WITH THE FACT THAT THE OVERALL DEVELOPMENT DOES NOT ATTRACT A HIGH NUMBER OF YOUNG FAMILIES, THE DEVELOPER IS NOT CREATING ADDITIONAL PARKLAND WITH PHASES 14-22. 2. List other parks and recreation facilities or sites in the area and their approximate distance from the site. SEE MAP OF THE PREVIOUS PHASES OF GLACIER VILLAGE GREENS. If cash -in -lieu of parkland is proposed, state the purchase price per acre or current market value (values stated must be no more than 12 months old). N/A XVII. UTILITIES Indicate the utility companies involved in providing electrical power, natural gas, or telephone service. To what extent will these utilities be placed underground? CENTURYTEL TELEPHONE AND FLATHEAD ELECTRIC CO-OP. ALL NEW UTILITIES WILL BE PLACED UNDERGROUND. 2. Has the preliminary plat been submitted to affected utilities for review? YES Estimate the completion date of each utility installation. SPRING 2003 SITE DEVELOPMENT REVIEW COMMITTEE SUMMARY Thursday, October 31, 2002 Building Department Conference Room ATTENDING: Dick Amerman, Asst. City Engineer Mike Baker, Parks & Rec. Director Jeff Clawson, Plans Examiner Frank Castles, Assoc. Civil Engineer Jim Stewart, Fire Marshal Sandy Wheeler, Comm. Dev. Mgr. Narda Wilson, 3CPO Planner P. J. Sorensen, Zoning Administrator, Chair Kathy Kuhlin, Recording Secretary Guest: John Casalegno from Hammerquist and Casalegno OLD BUSINESS: Subway - They met with Steve Herzog from MDOT and they will be closing one of their access points and have only one access on Idaho (52 ft wide). Curb, gutter, sidewalk, and boulevard need to be extended along 3'd Ave, w/ 124 ft access. They will do landscaping as shown on the plan, including between the sidewalk and the compact spaces. Five foot setback for parking spots is actually only two feet, but they will have an area to back out instead of into traffic, so it is acceptable. Put trees into boulevard. 15 foot tali sign - permit was issued yesterday. Baker will look at it in the Spring to put in trees. Project approved. Planning Board Items: —Community Residential /Facility First Avenue EN/Nevada - Conditional Use Permit - No additional comments. --Church on West Colorado and Highway 93 - Conditional Use Permit - She was told to contact Jeff and Jim, but no contact has been made. Narda will call her again. Closing the access to Highway 93 is a good idea. They could post a bond for the paving and do it next Spring provided they have a compliant plan in place. They will need to comply with fire codes and bring in a hydrant. —Annexation-Ken Makloski Initial B-2 Zoning on West Side ofHighway 93 South - Question on the easements - no access? Needs to be in place for fire. Narda will take a look at their surveys. —Annexation-Glacier Village Greens Initial R-4 Zoning - Phase 12 - Should get the lots platted and dedicated when they annex the golf course. —Annexation and Preliminary PIat for Glacier Village Greens Phases 14 through 22 - Narda met with them on Friday morning - redo E. Nicklaus with 60 foot right-of-way. Double frontage lots are a good solution with both fronting on the streets and getting full advantage of the infrastructure. They are looking for a variance regarding a secondary access. Twenty foot easements need to be open all the time and will need signage. It will need some sort of improved surface. Subsurface compaction or a plastic grid would work. Access road needs to be plowed in the winter and kept open. They want to use upgrades to their established park and play areas to satisfy their park land dedication requirements. On the westerly edge of Glacier Village Greens there are at least six slope failures, with two potential areas for complete slope failures. We will include a condition for them to get a geotechnical analysis of the slope stability. NEW BUSINESS: Arby's - Parking lot addition - Boundary line adjustment on the east side. Add 13 spots. Taking out retaining wall. Have enough landscaping already to meet their 5% landscaping requirement. Will be putting in a split rail fence. An irrigation control box is shown on the drawing. Can they hook into their drainage? Discussion was held and it was decided that this was not an issue. The project was approved. OTHER DISCUSSION: Sunnyside Park -There is no park in the Sunnyside Subdivision. The park on the north side of Sunnyside Drive is in the 100-year flood plain, and the County has sold this park. The new owner may sell us an easement next to the creek for a park area and we could use park -in -lieu money for this purchase. Mike and Narda will try to get the neighborhood to do a fund raiser to develop the property with park equipment. The new owner has elevated the lot with fill, and we would annex the area if sold. Stratford - The Stratford developers need to take out the rock and put in trees and landscaping. Dick Amerman will look at the plans as he remembers there being a roundabout on the plans that was never put in, along with the landscaping. Buffalo Commons - They have filed a final plat for nine lots, three along Highway 93 and north of Commons Way, and six lots on the other side of Commons Loop across from where the bank is located. Also, Sharon Jackola has shown Dick and PJ a preliminary sketch of a project in the area - includes a car wash, a drive -through bank, and the Blue Cow Restaurant. She was focused on access. They will need to put in street lights and be careful re: drive-thru lanes. The meeting was adjourned at 11:00 a.m. cc: Chris Police Bldg Fire 3CP0 Parks Comm Dev. Public Works SITE DEVELOPMENT REVIEW COMMITTEE SUMMARY Thursday, October 24, 2002 Building Department Conference Room ATTENDING: Dick Amerman, Asst. City Engineer Jeff Clawson, Plans Examiner Frank Castles, Assoc. Civil Engineer Jim Stewart, Fire Marshal Nardh Wilson, 3CPO Planner P. J. Sorensen, Zoning Administrator, Chair Kathy Kublin, Recording Secretary Guest: Bill Dubeau, Jackola Engineering; Doug Morton OLD BUSINESS: Kalispell Meeting Hal l- Bill from JackolaEngineering ispresent. Revision -Adding a covered entry to extend into the parking area. The main driving aisle will be widened to 30 ft, and there will be two 12+ ft driving lanes. They will keep the same number of spaces. Principle issue is fire - it only has a 9 foot clearance with 12 feet clear to the overhang and 14 feet to the curb. Probably not a problem under the fire code, but Jim will take a copy of the plans and scale it out. They will bring in new plans with the final changes. Bill mentioned there are swales off of each side of the parking lot with catch basins for run-off. This item is passed subject to Fire Department approval. Subway - West Idaho; old Ole's location - The site plan didn't work with the parking. Will need to rearrange the parking and landscaping. The curb cut issue still remains. MDOT could not be here today but shared their comments with P.J. Require the access along Idaho to meet MDOT standards (they will contact Steve Herzog). Regarding Third Avenue, it should be reduced to a single 24 foot access. They would need to do a site plan to work this in. On Third, we need them to extend the landscape boulevard and put in sidewalks and curbs. We need to get back to them for a new site plan. We will revisit this when the new plan is submitted. NEW BUSINESS: West One Bank - Doug Morton was present - 222 West Idaho - remodel Pit Stop Quick Lube into a bank. Within the next year, they will build a new bank and fiilly develop it at that point. Around December Pt they will tear down the car wash. 16 foot alley. MDOT may let them widen the alley by 10 feet. They would need 5 stacking spaces for the drive through. May need to move some ofthe parking spaces. They will start with four employees and eventually have six Relocate parking near alley, 13 required, then not have problems with drive into access and visibility. Move one handicapped parking space to the front of the building. Will do more landscaping when the project is finished. Will have bark put in for now. Can adjust corner at alley/drive-thru intersect to direct traffic. This has a full basement to be used for storage. All has been cleaned up. The remodel is approved. III- 4th Avenue West - for comment only, conversion of SFR to office - zone change - converting the house to office space. Will need to get six parking spaces. Trying to change the zoning to RA-3. The garage could be a problem - they could use that space for parking. Could use the garage as two spaces for employees and develop the rest of the parking further over. If the garage was taken down, they could develop parking and have access off of the alley. Would like to see a floor plan that shows use of the area for applicable Fire Department and building regulations. Planning Board Items: —Community Residential Facility First Avenue E N/Nevada - Conditional Use Permit - Existing single family residence at First Avenue East and Nevada for developmentally disabled. Some would live there and some would be there for just daycare. There would be eight or fewer residents and the zoning would be residential. There is nothing to change with the house. There will be a five -in caretaker and their family. The parking access and driveway should be paved if not already. —Church - West Colorado Hwy 93 - Conditional Use Permit - George Haas - blue house - the house faces Highway 93. They would need to eliminate one of the accesses. They have parking to scale, and show a possible future addition to the north that would integrate a garage. They would need to pave their parking area and put in as much parking as they could. Jim Stewart will check on hydrant locations. Need to conform to fire code conditions. They need to come and talk to Jeff and Jim. They will need to sprinkle the basement. If the area is an "assembly" area, they will need to sprinkle the room, also. —Annexation Ken Makloski Initial B-2 Zoning on West Side Highway 93 South - He wants to annex to connect to City sewer and also to split the lot. Valley Victory Church is there now. Fire access? Jim will go view the site. Setback, airport height limits, and parking issues may be a problem if he splits the lot, depending upon the precise plans for the property. —Annexation - Glacier Village Greens Initial R-4 Zoning - Phase 12 - two lots - creating Lot I and B for duplex townhouses - lot and sub -lots - for model homes. Annex this property. Need to have them put a plat together to plat Ritzman and dedicate it. —Annexation Glacier Village Greens Initial R-4 Zoning and Preliminary Plat - Phases 14 through 22 - Final platting of the rest of the residential lots. Originally had a proposed road connecting the NE corner to the west along the northern boundary of theproject. The subdivision regulations require a secondary emergency vehicle access if over 1,500 foot primary access. The Fire Department would like to see that access completed, but may be able to create a solution. There are some grade issues. Increase hydrant density to 200 feet so have twice as many hydrants. Access to get across the golf course. Another hydrant in. We need the Police Department's opinion on this. They could move the tee boxes to have a full access- would that impact the course? Extensive discussion was held. There are also some slope issues from Public Works unrelated to the secondary access. Narda will view the site and they will discuss the topographical issues next week. Also discussed double -frontage lots within loop —should not have one-way street. Slope on west will not be a basis for a setback variance. The meeting was adjourned at 11:55 a.m. cc: Chris Police Bldg Fire 3CPO Parks Comm Dev. Public Works Tri-City Planning Office 17 Second Street East — Suite 211 Kalispell, Montana 59901 Phone: (406) 751-1850 Fax: (406) 751-1858 tricity@ centu rytel. net TO: Kalispell City Staff and Other Interested Parties FROM: Narda A. Wilson, Senior Planner DATE: October 23, 2002 RE: Glacier Village Greens Ph. 14 - 22 Annexation and Preliminary Plat - Kalispell City Planning Board Regular Meeting Nov. 12, 2002 Attached with this memo is information relating to items that will go before the planning board on the above referenced date. You will note that three of the four items were continued from the August meeting because of various unresolved issues. 1. Annexation and zoning request by Owl Corporation for an initial zoning designation of R-4, a Two Family Residential district upon annexation into the city of Kalispell for Glacier Village Greens Phases 14 thru 22. A preliminary plat for these phases has been submitted concurrently with the request for annexation. The property to be annexed will be platted as Glacier Village Greens Phases 14 thru 22 on 29.041 acres located near the northern portion of the Glacier Village Greens golf course. 2. Preliminary plat request by Owl Corporation for approval of Glacier Village Greens Phases 14 through 22, creating 173 lots for single family and duplex townhouses in the northern portion of the Glacier Village Greens Golf Course. These phases will extend West Nicklaus Avenue, Palmer Drive and East Nicklaus Avenue to the north. A request for annexation has been submitted with the preliminary plat for these phases. These items will go before the Site Development Review Committee now meeting in the City Hall Conference Room while the Kalispell Building Dept undergoes a remodel. • October 24, 2002 - Initial comments • October 31, 2002 - Comments Final Comments By: • November 4, 2002 so that they can be incorporated into the staff report. These matters will go before the Kalispell City Planning Board on November 12, 2002 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 November 4, 2002 so that they can be incorporated into the staff report to the planning board. You can reach me at 751-1852. Providing Community Planning Assistance To: - City of Kalispell • City of Columbia Falls - City of Whitefish - Referrals KPB II/ 12/02 October 23, 2002 Page 2 If you need additional information regarding any of these items, please call me. Thank you for taking the time to review and comment on these items. c: w/attachments: Jim Stewart, Fire Dept. Mike Baker, Parks and Rec Chris Kukulski, City Manager PJ. Sorenson, Zoning Administrator Roger Kraus, Police Dept. Dick Amerman, City Engineer Jim Hansz, Director Public Works Susan Moyer, Community Development Director Craig Kerzman, Chief Building Inspector Charles Harball, City Attorney Charlie Johnson, Co. Road Dept. Roberta Struck, Evergreen Water District Andy Hyde, Carver Engineering Sands Surveying, Inc. Owl Corporation H: \... \AGREF\KALISPELL\KPB 1112REFS6.DOC No. 6316 NOTICE OF PUBLIC HEARING KALISPELL CITY PLANNING BOARD AND ZONING COM- MISSION Community Residen- tial Facility First Ave EN/Nevada - Condition- al Use Permit Church W. Colorado Hwy 93 - Conditional Use Permit Annexation Ken Me- kloski Initial B-2 Zoning on West Side Hwy 93 South Annexation Glacier Village Greens Initial R- 4 Zoning - Phase 12 Annexation Glacier Village Greens Initial R- 4 Zoning - Phases 14 thru 22 Preliminary Plat for Glacier Village Greens Phases 14 thru 22 The regular meeting of the Kalispell City Plan- ning Board and Zoning Commission is sched- uled for Tuesday, No- vember 12, 2002 begin- ning at 7:00 PM in the Kalispell City Council Chambers, Kalispell City Hall, 312 First Ave- nue East, Kalispell. The planning board will hold a public hearing and take public comments on the following agenda items. The board will make a recommenda- tion to the Kalispell City Council who will take fi- nal action. - 1. A conditional use permit request by Child Development Center to allow the operation of a community residential facility for eight or fewer people on property zon- ed R-3, Residential. This facility would have a live in resident with family who would coor- dinate and supervise respite care for individu- als with developmental disabilities. The zoning district lists community residential facilities for eight or fewer people as a conditionally permitted use. This use is pro- posed in an existing sin- gle-family home located at 40 E. Nevada Street in Kalispell between First Avenue EN and Main Street on the south side of Nevada Street. The property can be described as Lot 1 and the north half of Lot 2, Block 228. Kalis- pell Addition No. 5 in Section 7, Township 28 North, Range 21 West, P.M.M., Flathead Coun- ty, Montana. 2. A conditional use permit request by Anne Bukacek to allow the operation of a church on property zoned R-3, Residential. This pro- posal is to convert an existing single family home into a church that would hold church serv- ices, prayer meeting and congregational cel- ebrations. At some point in the future a small additional would be constructed on the south end of the existing residence. Churches are listed as a condition- ally permitted use in this residential district. The property is located on the west side of Hwy 93 between W. Arizona Street and W. Colorado Street in Kalispell. The property address is 410 -Arizona Street and can be described as Asses- sors Tracts 6EA and 6EB in Section 7, Town- ship 28 North, Range 21 West, P.M.M., Flathead County, Montana. 3. A request by Ken Makloski for B-2, Gener- al Commercial, zoning upon annexation to the city of Kalispell on prop- erty located on the west side Hwy 93 near the southern end of the Ka- lispell Airport. The property is approximate- ly 100 feet wide and 560 feet long and contains 1.286 acres. There is a brick building on the site currently occupied by Valley Victory Church. The property is currently in the County and is zoned B-2, General Commercial. The prop- erty owner would like to annex in order to re- ceive City utilities. The property is located at 2470 Hwy 93 South, Ka- lispell. It can be further described as Assessors Tract 7CF in Section 20, Township 28 North, Range 21 West, P.M.M., Flathead Coun- ty. Montana or Tract 2 of C.O.S. 7123. 4. A request by Owl Corporation for an initial zoning designation of R- 4, Two Family Residen- tial, upon annexation in- to the city of Kalispell for Phase 12 of Glacier Vil- lage Greens, a four lot residential subdivision that will have two lots in- tended for duplex town- house development. The area proposed for annexation contains ap- proximately 0.604 acres and is located on the north side of Ritzman Lane between Palmer Drive and E. Nicklaus Drive. The property is currently in the County and is zoned R-5, Two Family Residential. The •City R-4 zone is also Two Family Residential and both allow duplexes and single-family resi- dences as permitted uses. The property pro- posed for annexation can be described as a portion of Assessor's Tract 2A in Section 32, Township 29 North, Range 21 West, P.M.M., Flathead Coun- ty, Montana. 5. A request by Owl Corporation for an initial zoning designation of R- 4, a Two Family Resi- dential district upon an- nexation into the city of Kalispell for Glacier Vil- lage Greens Phases 14 thru 22. A preliminary plat for these phases has been submitted concurrently with the re- quest for annexation. The property to be an- nexed will be platted as Glacier Village Greens - Phases 14 thru 22 on 29.041 acres located near the northern por- tion of the Glacier Vil- lage Greens golf course. The property is currently in the County zoning jurisdiction and is zoned R-5, a Two Family Residential zon- ing. The property can be described as a por- tion of Assessors Tracts 2A in Section 32. Town- ship 29 North, Range 21 West. P.M.M.. Flathead County, Montana. 6. A request by Owl Corporation for prelimi- nary plat approval of Glacier Village Greens Phases 14 through 22, creating 173 lots for sin- gle family and duplex townhouses in the northern portion of the Glacier Village Greens Golf Course. These phases will extend West Nicklaus Avenue, Palm- er Drive and East Nick- laus Avenue to the north. A request for an- nexation has been sub- mitted with the prelimi- nary plat for these phas- es. The property will be developed in phases as Glacier Village Greens Phases 14 thru 22. The property can be descri- bed as a portion of As- sessor's Tracts 2A in Section 32, Township 29 North, Range 21 West, P.M.M., Flathead County, Montana. Documents pertaining to this agenda item are on file for public inspec- tion at the Th-City Plan- ning Office, 17 Second Street East, Suite 211, Kalispell, MT 59901, and are available for public review during regular office hours. Interested persons are encouraged to attend the hearing and make their views and con- cerns known to the Board. Written com- ments may be submit- ted to the Tri-City Plan- ning Office at the above address, prior to the date of the hearing, or contact'Narda Wilson, Senior Planner, at (406) 751-1850 for additional information. October 27, 2002 Is/Thomas R. Jentz Thomas R. Jentz Planning Director October 27, 2002 TCPO Major Subdivision 2002 CERTIFICATION APPLICANT: GLACIER VILLAGE GREENS PHASE 14 - 22 TCPO FILE NO: #KPP-02-7 / KA-02-12 I, the undersigned certify that I did this date mail via certified or registered mail a copy of the attached notice to the following list of landowners adjoining the property lines of the property that,is to be subdivided. Date: Assessor's # S-T-R Lot/Tract# OWL CORORATION 500 PALMER DRIVE KALISPELL MT 59901 SANDS SURVEYING 2 VILLAGE LOOP KALISPELL MT 59901 AND ATTACHED LIST Property Owner/Mail Address NOTICE OF PUBLIC HEARING KALISPELL CITY PLANNING BOARD AND ZONING Community Residential Facility First Ave EN/Nevada - Conditional Use Permit Church W. Colorado Hwy 93 - Conditional Use Permit Annexation Ken Makloski Initial B-2 Zoning on West Side Hwy 93 South Annexation Glacier Village Greens Initial R-4 Zoning - Phase 12 Annexation Glacier Village Greens Initial R-4 Zoning - Phases 14 thru 22 Preliminary Plat for Glacier Village Greens Phases 14 thru 22 The regular meeting of the Kalispell City Planning Board and Zoning Commission is scheduled for Tuesday, November 12, 2002 beginning at 7:00 PM in the Kalispell City Council Chambers, Kalispell City Hall, 312 First Avenue East, Kalispell. The planning board will hold a public hearing and take public comments on the following agenda items. The board will make a recommendation to the Kalispell City Council who will take final action. 1. A conditional use permit request by Child Development Center to allow the operation of a community residential facility for eight or fewer people on property zoned R-3, Residential. This facility would have a live in resident with family who would coordinate and supervise respite care for individuals with developmental disabilities. The zoning district lists community residential facilities for eight or fewer people as a conditionally permitted use. This use is proposed in an existing single-family home located at 40 E. Nevada Street in Kalispell between First Avenue EN and Main Street on the south side of Nevada Street. The property can be described as Lot 1 and the north half of Lot 2, Block 228, Kalispell Addition No. 5 in Section 7, Township 28 North, Range 21 West, P.M.M., Flathead County, Montana. 2. A conditional use permit request by Anne Bukacek to allow the operation of a church on property zoned R-3, Residential. This proposal is to convert an existing single family home into a church that would hold church services, prayer meeting and congregational celebrations. At some point in the future a small addition would be constructed on the south end of the existing residence. Churches are listed as a conditionally permitted use in this residential district. The property is located on the west side of Hwy 93 between W. Arizona Street and W. Colorado Street in Kalispell. The property address is 410 Arizona Street and can be described as Assessors Tracts 6EA and 6EB in Section 7, Township 28 North, Range 21 West, P.M.M., Flathead County, Montana. 3. A request by Ken Makloski for B-2, General Commercial, zoning upon annexation to the city of Kalispell on property located on the west side Hwy 93 near the southern end of the Kalispell Airport. The property is approximately 100 feet wide and 560 feet long and contains 1.286 acres. There is a brick building on the site currently occupied by Valley Victory Church. The property is currently in the County and is zoned B-2, General Commercial. The property owner would like to annex in order to receive City utilities. The property is located at 2470 Hwy 93 South, Kalispell. It can be further described as Assessor's Tract 7CF in Section 20, Township 28 North, Range 21 West, P.M.M., Flathead County, Montana or Tract 2 of C.O.S. 7123. 4. A request by Owl Corporation for an initial zoning designation of R-4, Two Family Residential, upon annexation into the city of Kalispell for Phase 12 of Glacier Village Greens, a four lot residential subdivision that will have two lots intended for duplex townhouse development. The area proposed for annexation contains approximately 0.604 acres and is located on the north side of Ritzman Lane between Palmer Drive and E. Nicklaus Drive. The property is currently in the County and is zoned R-5, Two Family Residential. The Citv R-4 zone is also Two Family Residential and both allow duplexes and single-family residences as permitted uses. The property proposed for annexation can be described as a portion of Assessor's Tract 2A in Section 32, Township 29 North, Range 21 West, P.M.M., Flathead County, Montana. 5. A request by Owl Corporation for an initial zoning designation of R-4, a Two Family Residential district upon annexation into the city of Kalispell for Glacier Village Greens Phases 14 thru 22. A preliminary plat for these phases has been submitted concurrently with the request for annexation. The property to be annexed will be platted as Glacier Village Greens Phases 14 thru 22 on 29.041 acres located near the northern portion of the Glacier Village Greens golf course. The property is currently in the County zoning jurisdiction and is zoned R-5, a Two Family Residential zoning. The property can be described as a portion of Assessor's Tracts 2A in Section 32, Township 29 North, Range 21 West, P.M.M., Flathead County, Montana. 6. A request by Owl Corporation for preliminary plat approval of Glacier Village Greens Phases 14 through 22, creating 173 lots for single family and duplex townhouses in the northern portion of the Glacier Village Greens Golf Course. These phases will extend West Nicklaus Avenue, Palmer Drive and East Nicklaus Avenue to the north. A request for annexation has been submitted with the preliminary plat for these phases. The property will be developed in phases as Glacier Village Greens Phases 14 thru 22. The property can be described as a portion of Assessor's Tracts 2A in Section 32, Township 29 North, Range 21 West, P.M.M., Flathead County, Montana. Documents pertaining to this agenda item are on file for public inspection at the Tri- City Planning Office, 17 Second Street East, Suite 211, Kalispell, MT 59901, and are available for public review during regular office hours. Interested persons are encouraged to attend the hearing and make their views and concerns lmown to the Board. Written comments may be submitted to the Tri-City Planning Office at the above address, prior to the date of the hearing, or contact Narda Wilson, Senior Planner, at (406) 751-1850 for additional information. Thomas R. Jentz Planning Director GO DEVELOPMENT LLC GEORGE W BRUYER FLATHEAD COUNTY CARL & MARILYN BAILEY 136 RIVER VIEW DR 800 S MAIN ST 342 SPRUCE LN KALISPELL, MT 59901 KALISPELL, MT 599015400 KALISPELL, MT 59901 SHARON L ANDERSON CURTIS W & DANETTE D INABNIT ARTHUR S ANDERSON 436 KINGS WAY OWL CORPORATION 2670 MISSION TR RD KALISPELL, MT 59901 500 PALMER DR KALISPELL, MT 59901-21-58 KALISPELL, MT 59901 GARY G DORAN DAVID L & RENAL LIND SANDS SURVEYING INC 305.. ST E. SUITE 201 428 KINGS WAY 2 VILLAGE LOOP KALISPELL, MT 59901 KALISPELL, MT 59901-2212 KALISPELL, MT 59901 DONALD A ROBINSON KAREN A KAPPEN 410 KINGS WAY 424 KINGS WAY KALISPELL, MT 59901 KALISPELL, MT 59901=2212 TAMILA B KAMPF JAMES E & NAOMI J CONNOLLY 2640 MISSION TR RD 231 W NICKLAUS AVE KALISPELL, MT 59901-2212 KALISPELL, MT 59901 GWENN D LEE LIVING TRUST ERNEST & ALM BRANDEN AD /o PDS TAX SERVICES 406 KINGS WAY PO BOX 13519 KALISPELL, MT 59901-2212 ARLINGTON, TX 76094 DONALD K & LUCILLE E JENSEN GWENN D LEE LIVING TRUST I01 BLANCHARD LAKE RD AD% 1CG WHITEFISH, MT 59937 P O BOX 810490 DALLAS, TX 75381-0490 FRITZ C & STEPHANIE M PEESO 400 KINGS WAY PAUL R & JUDITH M PRICE k. 224 W NICKLAUS AVE I � � P - 2_ KALISPELL, MT 59901-2212 KALISPELL, MT 59901 PATRICK M & SANDRA R DOYLE 340 KINGS WAY KALISPELL, MT 59901-2210 GEORGESHULZE 38 VILLAGE LOOP KALISPELL, MT 59901 JOHN VOLLHABER BARBARAJRATE 360 KINGS WAY 29S W 3950 NORTH KALISPELL, MT 59901-2210 OGDEN, UT 84414 P 4, i A- -Lz Vk,l'. )y SH x i l ��4 ` m ; 7A+ R-5 Subject Fry '2IE Fh. 3D Y VICINITY MAP OWL CORPORATION MAJOR PRELIMINARY PLAT GLACIER VILLAGE GREENS PHASES 14 - 22 118 TOWNHOUSE LOTS & 55 SINGLE FAMILY RESIDENTIAL LOTS APPLICATION IN CONJUNCTION WITH ANNEXATION PETITION FILE KPP-02-7 SCALE 1" = 600' PLOT DATE=10/21/02 \gis\site\kpp02_ i ............ ............... 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