10. Resolution 4709 - Preliminary Plat Approval - Island SubdivisionTri-City Planning Office
17 Second Street East - Suite 211
Kalispell, Montana 59901
Phone: (406) 751-1850
Fag: (406) 751-1858
tiicity@centurytel.net
REPORT TO: Kalispell Mayor and City Council
FROM: Narda A. Wilson, Senior Planner
Chris A. Kukulski, City Manager
SUBJECT- Preliminary Plat for The Island Subdivision -
Three Mile Drive - 82 lots
MEETING DATE: June 3, 2002
BACKGROUND: This is a request for preliminary plat approval of an 82 lot
residential subdivision on approximately 25.32 acres located on the north side
ofrhree Mile Drive and west of North Meridian Road approximately one half mile. This
property was recently annexed and given a zoning designation of R-3, a Residential
district that has a 7,000 square feet minimum lot size requirement and is intended
primarily for single family dwellings. All of the lots within the proposed subdivision
exceed the minimum lot size requirement of the district.
The property is currently undeveloped and has been used for agricultural purposes in
the past. The subdivision would be developed in three phases from north to would
and accessed by a new internal roadway that is an extension of North Riding Road.
Sewer and water would be taken from Sunset Court to the northeast through a
private easement and eventually looped to Three Mile Drive to the south. The North
Riding Road extension will provide secondary access into this area which currently
has limited access to the area by way of Sherry Lane.
At the public hearing, there were several property owners who waited for a very long
time and spoke in opposition to the extension of North Riding Road asking that the
planning board consider the long established character of the neighborhood which
currently enjoys being at a quiet dead end road. A petition from residents in the area,
particularly from Meadowland Subdivision directly to the north, objecting to the
extension of North Riding Road because of additional traffic through their
neighborhood.
The Kalispell City Planning Board held a public hearing at their regular meeting of
May 14, 2002 and discussed the project and the issue the neighbors had concerns
with regarding the extension of North Riding Road. It was noted by the planning
board and staff that North Riding Road had been planned for extension since the
platting of Meadowland Subdivision as is indicated by the reserve right-of-way that is
extended to the south. Moreover, there are fire and safety situations that are
currently problematic in the area that will be improved by the extension of the
roadway.
Providing Community Planning Assistance To:
• City of Kalispell • City of Columbia Falls • City of Whitefish
Preliminary Plat for The Island Subdivision
May 23, 2002
Page 2
The planning board made a motion to recommend approval of the subdivision plat
subject to the recommended conditions of approval which was passed unanimously.
RECOMMENDATION: A motion to adopt the resolution approving the preliminary
plat for this subdivision subject to conditions would be in order. :
FISCAL EFFECTS: Minor positive impacts once developed.
ALTERNATIVES: As suggested by the city council.
CQ"0"-
Narda A. Wilson Chris A. Kukulski
Senior Planner City Manager
Report compiled: May 23, 2002
c: Theresa White, Kalispell City Clerk
Attachments: Transmittal letter and Exhibit A (conditions of approval)
Staff report KPP-02-2 and application materials
Draft minutes from 5/ 14/02 planning board meeting
H: \FRDO \TRANSMIT\KALISPEL\2001 \KPP-02-2MEMO.DOC
RESOLUTION NO. 4709
A RESOLUTION CONDITIONALLY APPROVING THE PRELIMINARY PLAT OF THE
ISLAND SUBDIVISION, MORE PARTICULARLY DESCRIBED AS TRACT 6 OF
SECTION 1, TOWNSHIP 28 NORTH, RANGE 22 WEST, P.M.M., FLATHEAD
COUNTY, MONTANA.
WHEREAS, J&F Construction and John Agnew, the owners of certain
real property described above, has petitioned for
approval of the Preliminary Plat of said property, and
WHEREAS, the Kalispell City Planning Board and Zoning Commission
held a public hearing on May 14, 2002, on the proposal
and reviewed Preliminary Plat Report #KPP-02-2 issued by
the Tri-City Planning Office, and
WHEREAS, the Kalispell City Planning Board and Zoning Commission
has recommended approval of the Preliminary Plat of The
Island Subdivision, subject to certain conditions and
recommendations, and
WHEREAS, the City Council of the City of Kalispell at its regular
Council Meeting of June 3, 2002, reviewed the Tri-City
Planning Office Report #KPP-02-2, reviewed the
recommendations of the Kalispell City Planning Board and
Zoning Commission, and found from the Preliminary Plat,
and evidence, that the subdivision is in the public
interest.
NOW THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF
KALISPELL, MONTANA AS FOLLOWS:
SECTION I. That the Findings of Fact contained in Tri-
City Planning Office Report #KPP-02-2 are
hereby adopted as the Findings of Fact of the
City Council.
SECTION II. That the application of J&T Construction and
John Agnew for approval of the Preliminary
Plat of The Island Subdivision, Kalispell,
Flathead County, Montana is hereby approved
subject to the following conditions:
1. Development of the subdivision will 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 the developer provide documentation that the necessary
easements have been obtained granting utility access to the
subdivision across privately owned property to the northeast
of the site. An attempt should be made on the part of the
developer to acquire pedestrian access as well as utility
access to provide easy access to Sunset Park.
4. That a letter be obtained from the Kalispell Public Works
Department approving the plans and specifications for water,
sewer and drainage facilities for the subdivision.
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 Flathead County
Road Department and the Montana Department of Transportation
approving the intersection of North Riding Lane and Three Mile
Drive and certifying that any necessary improvements have been
made.
7. That the lots within the subdivision be reconfigured so that
all lots meet the minimum 60-foot lot width requirements of
the R-3 zoning district and the minimum lot size requirements
of 7,000 square feet exclusive of any surface utilities or
road easements.
B. The road within the subdivision shall be named and signed in
accordance with the policies of the Kalispell Public Works
Department and the Uniform Traffic Control Devices Manual and
be subject to review and approval of the Kalispell Fire
Department.
9. The developer shall provide a letter from the U.S. Postal
Service approving the plan for mail service.
10. Street lighting shall be located within the subdivision and
shall be shielded so that it does not intrude unnecessarily
onto adjoining properties.
11. That the parkland dedication requirements shall be met by
paying cash -in -lieu of parkland dedication in the amount of
one -ninth of the area devoted to lots or 16.514 acres, based
on a value of $11,285 per acre in the amount of $20,500.
12. All utilities shall be installed underground.
13. 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 the fire flows
and access shall be submitted with the final plat. The fire
access and suppression system shall be installed by the
developer and approved by the fire department prior to final
plat approval.
14. That a minimum of two-thirds of the necessary infrastructure
for this subdivision shall be completed prior to final plat
submittal.
15. All areas disturbed during development of the subdivision
shall be re -vegetated with a weed -free mix immediately after
development.
16. That the preliminary plat shall be valid for a period of three
years from the date of approval.
SECTION III. Upon proper review and filing of the Final
Plat of said subdivision in the office of the
Flathead County Clerk and Recorder, said
premises shall be a subdivision of the City of
Kalispell.
PASSED AND APPROVED BY THE CITY COUNCIL AND SIGNED BY THE MAYOR OF
THE CITY OF KALISPELL, THIS 3RD DAY OF JUNE, 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
tricity@centu rytel.net
May 23, 2002
Chris Kukulski, City Manager
City of Kalispell
P.O. Box 1997
Kalispell, MT 59903
Re: Preliminary Plat Approval for the Island Subdivision - Three Mile Drive
Dear Chris:
The Kalispell City Planning Board met on May 14, 2002, and held a public hearing to
consider a request by J & F Construction for an 82 lot residential subdivision located
on the north side of Three Mile Drive approximately one half mile west of North Meridian
Road. This property was recently annexed and given a zoning designation of R-3, a
Residential district that has a 7,000 square feet minimum lot size requirement and is
intended primarily for single family dwellings. All of the lots within the proposed
subdivision exceed the minimum lot size requirement of the district.
Narda Wilson, of the Tri-City Planning Office, presented staff report KPP-02-2
evaluating the proposal. She noted that the applicants propose developing the
subdivision in three phases starting at the northeast comer and taking utilities from
Sunset Court. Staff recommended approval of the preliminary plat subject to the
recommended conditions.
At the public hearing, several property owners spoke in opposition to the extension of
North Riding Road asking that the planning board consider maintaining the long
established character of the neighborhood which currently has a dead end street. A
petition from residents in the area, particularly from Meadowland Subdivision, was
submitted to the planning board objecting to the extension of North Riding Road
because of additional traffic through their neighborhood.
After the public hearing the board discussed the subdivision proposal and the North
Riding Road extension noting that fire access and traffic circulation would improve in
the area. A motion was made and passed unanimously to recommend to the city
council that the preliminary plat for the subdivision be approved subject to the
conditions outlined on attached Exhibit A.
Please schedule this matter for the June 3, 2002 regular city council meeting. You
may contact this board or Narda Wilson at the Tri-City Planning Office if you have any
questions regarding this matter.
Providing Community Planning Assistance To:
• City of Kalispell • City of Columbia Falls • City of Whitefish
Preliminary Plat Approval for the Island Subdivision
May 23, 2002
Page 2
Sincerely
Kalispell City Planning Board
Ron Van Natta
President
RVN/NW
Attachments: Exhibit A (conditions of approval)
Staff report KPP-02-2 and application materials
Draft minutes 5/ 14/02 planning board meeting
c w/ Att: Theresa White, Kalispell City Clerk
c w/o Att: J & F Const., 690 N. Meridian, Suite 210, Kalispell, MT 59901
TD & H, 690 N. Meridian, Suite 101, Kalispell, MT 59901
H: \FRDO \TRANSMIT\KALISPEL\2001 \KPP-01-3.DOC
Preliminary Plat Approval for the Island Subdivision
May 23, 2002
Page 3
EXHIBIT A
PRELIMINARY PLAT FOR THE ISLAND SUBDIVISION
)NDITIONS OF APPROVAL AS RECOMMENDED BY THE
KALISPELL CITY PLANNING BOARD
MAY 14, 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 May 14, 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.
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 the developer provide documentation that the necessary easements have
been obtained granting utility access to the subdivision across privately owned
property to the northeast of the site. An attempt should be made on the part of
the developer to acquire pedestrian access as well as utility access to provide easy
access to Sunset Park.
4. That a letter be obtained from the Kalispell Public Works Department approving
the plans and specifications for water, sewer and drainage facilities for the
subdivision.
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 Flathead County Road Department and
the Montana Department of Transportation approving the intersection of North
Preliminary Plat Approval for the Island Subdivision
May 23, 2002
Page 4
Riding Lane and Three Mile Drive and certifying that any necessary improvements
have been made.
7. That the lots within the subdivision be reconfigured so that all lots meet the
minimum 60-foot lot width requirements of the R-3 zoning district and the
minimum lot size requirements of 7,000 square feet exclusive of any surface
utilities or road easements.
8. The road within the subdivision shall be named and signed in accordance with the
policies of the Kalispell Public Works Department and the Uniform Traffic Control
Devices Manual and be subject to review and approval of the Kalispell Fire
Department.
9. The developer shall provide a letter from the U.S. Postal Service approving the plan
for mail service.
10. Street lighting shall be located within the subdivision and shall be shielded so that
it does not intrude unnecessarily onto adjoining properties.
11. That the parkland dedication requirements shall be met by paying cash -in -lieu of
parkland dedication in the amount of one ninth of the area devoted to lots or
16.514 acres, based on a value of $11,285 per acre in the amount of $20,500.
12. All utilities shall be installed underground.
13. 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 by the developer and approved by the fire department
prior to final plat approval.
14. That a minimum of two-thirds of the necessary infrastructure for this subdivision
shall be completed prior to final plat submittal.
15. All areas disturbed during development of the subdivision shall be re -vegetated
with a weed -free mix immediately after development.
16. That preliminary approval shall be valid for a period of three years from the date of
approval.
H: \... \TRANSMIT\KCU 101 \KPP-1-3.DOC
impacts on the economics of downtown Kalispell. Kurth said
she was submitting them as a representative of CFBF and
she also submitted petitions signed by over 700 people who
voted to expand the Kalispell mall instead of abandoning it to
a proposal that is not thoroughly thought out. She asked
those signatures be included in the public record.
Marye Flowers, CFBF, reminded the board that in addition to
traffic, storm water, and vision for the community, they had
an obligation under the law to comply with additional
burdens. She said they were responsible for putting together
a set of facts to legally substantiate the decision they were
being asked to make. She asked that they make sure they
had adequate information to substantiate those facts. She
said the public had a right to a clean and healthful
environment for present and future generations. Flowers
reiterated several facts regarding the aquifer, pollution to
Flathead Lake, economic concerns, impacts of paving,
increased risk of flooding, insurance risk, and water quality.
She strongly encouraged the board to carefully craft a factual
set of facts to base a decision on and then open it to another
public hearing.
No one else wished to speak and the public hearing was
closed.
There was a 5-minute recess.
MOTION Atkinson moved and Spooner seconded to continue the
agenda item until the next planning board meeting
scheduled for May 28, 2002 so that the board could have
time to review all materials and comments presented.
ROLL CALL The motion passed unanimously on a roll call vote.
KRDS PRELIMINARY PLAT A request by Thomas, Dean and Hoskins on behalf of KRDS
APPROVAL FOR ISLAND for preliminary plat approval of the Island Subdivision, a 68-
SUBDIVISION lot residential subdivision on 25.32 acres on the north side of
Three Mile Drive approximately one half mile west of North
Meridian Road.
STAFF REPORT Narda Wilson, of the Tri-City Planning Office, gave a
#KPP-02-2 presentation of staff report KPP-02-2, a request for
preliminary plat approval of a 68-lot residential subdivision
on approximately 25.32 acres in the northwest part of
Kalispell. The property was recently annexed into the city of
Kalispell and given a zoning designation of R-3, a Residential
zone that is intended primarily for single-family homes. The
subdivision would be developed in three phases over a period
of time up to nine years. Phase 1 would be near the
northeast portion of the site and would include 22 lots.
Utilities would be taken from Sunset Court through a private
easement. The extension of North Riding Lane would be
Kalispell City Planning Board
Minutes of the meeting of May 14, 2002
Page 13
taken from Meadowland Subdivision to Three Mile Drive
during Phase 1. Phase 2 would be another 33 lots to the
west and the final phase would be 13 lots that would be close
to Three Mile Drive. North Riding Lane would be completed
during Phase 3 by adding curb, gutter and sidewalk to the
pavement. Wilson reviewed the findings of fact and
recommended approval of the proposal subject to 16
conditions. She noted a modification to condition 7, with
additional language stating the R-3 requirements be met
with a 60 foot lot width and a minimum lot size of 7,000 sq.
ft., exclusive of any surface utility or road easements. Wilson
further noted they received a petition from the property
owners in the Meadowland Subdivision to the north, which
was passed out to the board. There was concern about the
extension of North Riding Lane to Three Mile Drive and the
potential increase of traffic.
APPLICANT Mike Fraser, of Thomas, Dean & Hoskins, stated he was
representing the developer. He said they thought it was a
smart growth proposition that is next to the city with City
services. He said it would add small, clustered lots. He
referenced the petition from Meadowlands and explained
they were giving them a second access and city services,
such as fire protection and ambulance. He said they were
providing this benefit at their cost. He felt it was a good
project, the right project, in the right place. Fraser did not
have any problem with the modification to Condition 7. He
asked the board for consideration, since they were putting in
full city services, sidewalks and lights, to let them put
sidewalks on only one side since they had to put in street
trees, which were expensive. They thought it was a good idea
to develop the park, and a bad idea to bring in pedestrian
access because it didn't go anywhere. There was no
pedestrian network. He said they could attempt it, but it
was not in the best interest to bring the path through.
Spooner asked about a possible light on Three Mile Drive due
to concerns about additional traffic. Wilson explained it was
beyond the scope of the subdivision. She said there will be
some improvements on Meridian Road, but they wouldn't ask
the developer to mitigate that intersection. Spooner said she
was concerned about traffic from the subdivision. Fraser
said the subdivision was in the other direction and he
believed the traffic peaks would not coincide with that of the
school.
Atkinson asked about phasing and fire hydrants. Fraser
explained they had to do a detailed hydraulic analysis for the
subdivision requirements to see if they have fire flow. If not
they would have to loop in. This will happen prior to the
buildings.
Atkinson asked about street names. Fraser said the
Kalispell City Planning Board
Minutes of the meeting of May 14, 2002
Page 14
developer was in the process of suggesting new names.
PUBLIC HEARING The public hearing was opened to those who wished to
speak.
PUBLIC COMMENT Andrea Kahn-Bomgardner, 163 North Riding Rd., spoke in
opposition to the proposal. She said she welcomed progress,
but had a true, vested interest in maintaining a quality of life
for those raising children and those retired people who
deserve a quiet neighborhood to enjoy their home. She took
offense to a developer coming in and telling her this was in
her best interest. She felt consideration must be given for
established neighborhoods. They were not opposed to
development on North Riding Lane, but were vehemently
opposed to the connecting of North Riding Lane and
Meadowlands Subdivision because of the narrow, small lane
road. She felt it was dangerous to the children because the
road was a narrow, unlit street, leaving no place to walk
safely to the bus stop. In the winter there were mounds of
snow and during garbage day it became a single lane. She
thought the developer or the City would need to pay for
widening of the road and lights in a four -block area to insure
traffic could pass safely and children could be safe. She
noted the upgrades to Three Mile Drive, but no mention of
upgrades to North Riding. She said they had no compelling
reason to connect these roads and wanted to preserve their
neighborhood and quality of life.
No one else wished to speak and the public hearing was
closed.
BOARD DISCUSSION Brechel asked about consequences if the road did not
connect and Wilson answered there were compelling reasons,
such as a more direct route for emergency services. She said
Meadowlands had always planned to extend the road to
Three Mile Drive. She added that the City standard required
sidewalks, which would provide additional safety for
children. Wilson stated they strive to provide a grid system
with flow so it's not one way in and one way out because the
police and fire departments don't like it.
Jentz noted they heard a compelling argument from the
Meadowlands residents that if two cars can't pass under the
current access road into Meadowlands, then the current
system isn't adequate.
Anderson noted that by having the connection they would be
improving the current situation.
Wilson addressed the issue of sidewalks on one side of the
street. She said that to eliminate sidewalks on one side the
applicants should have applied for a variance. If a variance
were requested, they would need some type of explanation
Kalispell City Planning Board
Minutes of the meeting of May 14, 2002
Page 15
and justification and it would be evaluated on that basis.
She noted the City standard was for sidewalks on both sides.
MOTION Anderson moved and Atkinson seconded to adopt staff report
KPP-02-2 as findings of fact and recommend to the Kalispell
City Council that the preliminary plat be approved subject to
conditions of the staff report, with amendment to condition 7
to include service, utility, or road easements.
BOARD DISCUSSION Van Natta asked and Wilson answered that she would add
language to condition 13 to clarify that the fire access and
suppression system shall be installed by the developer and
approved by the fire department.
Rice asked and Wilson answered that if Meadowland were to
annex into the City the City might assist with an SID to do
any improvements to the street. Rice said he was looking for
someway they could get some help. Wilson said they should
not get more traffic.
Rice asked and Fraser answered they computed the $11,000
per acre based on purchase price.
ROLL CALL The motion passed unanimously on a roll call vote.
LES SCHWAS TIRE A request by Les Schwab Tire Centers for amendments to the
CENTERS TEXT Kalispell Zoning Ordinance reducing setbacks in the I-1,
AMENDMENT Light Industrial zoning district.
STAFF REPORT Narda Wilson, of the Tri-City Planning Office, gave a
#KZTA-02-2 presentation on staff report KZTA-02-2, a proposal to amend
Section 27.26.030(e)(2), Parking in the front and side yard
setbacks of the Kalispell Zoning Ordinance, to include the I-
1, Light Industrial, zone along with the B-1, B-2, B-3, B-5
and H-1 zoning districts, which allow vehicles to park within
five feet of the front and side corner lot lines. Additionally, to
amend Section 27.18.040(3) to reduce the rear setback
requirement in the 1-1, Light Industrial, districts from 20 feet
to five feet. Wilson passed out a letter from LS Construction
supporting the recommendation of staff. Upon evaluation
based on statutory criteria staff recommended approval of
the proposed tent amendment.
PUBLIC HEARING The public hearing was opened to those who wished to speak
on the issue.
PUBLIC COMMENT No one wished to speak and the public hearing was closed.
MOTION Atkinson moved and Anderson seconded to adopt staff report
KZTA-02-2 as finding of fact and, based on these findings,
recommend to the Kalispell City Council that the Kalispell
Zoning Ordinance be amended to include the I-1 and B-5
zone in Section 27.26.030(e)(2), to allow parking in the front
Kalispell City Planning Board
Minutes of the meeting of May 14, 2002
Page 16
Dear Planning Board Members:
We, the undersigned, are residents and property owners in Meadowland Subdivision who
are concerned that we will be adversely impacted by the extension of North Riding Lane
to Three Mile Drive as proposed by the Island Subdivision.
Currently, North Riding Lane is a poorly maintained road which funnels traffic for 45
residential homes onto one, small lane called Ramsgate Road We believe the additi�
traffic generated by the proposed Island Subdivision's 68 single -dwelling homes wi
further exacerbate traffic and pedestrian problems on Ramsgate, creating more
congestion and dangerous conditions, especially for children getting on and off the bus at
the intersection of Sherry Lane and Ramsgate. Though we well know that a case can be
made that the extension of North Riding Lane makes another possible exit for our
residents, it is unlikely that individuals traveling to Edgerton School or to Kalispell Junior
High School will avail themselves of the new route which empties onto Three Mile
Drive.
Although we do not have a solution in mind at this time, it is our hope that if this
subdivision is approved, great care and consideration will be given to our concerns by the
subdivision's developers and by the City Planning Board.
Thank you.
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THE ISLAND SUBDIVISION PRELIMINARY PLAT
TRI-CITY PLANNING OFFICE
STAFF REPORT #KPP-02-2
MAY 7, 2002
A report to the Kalispell City Planning Board and the Kalispell City Council regarding a
request for preliminary plat approval of a 68 lots residential subdivision on property
zoned R-3. A public hearing on this proposal has been scheduled before the planning
board for May 14, 2002 in the Kalispell City Council Chambers. The planning board
will forward a recommendation to the city council for final action.
BACKGROUND: This property was recently annexed into the city and given a zoning
designation of R-3, a Residential district. The property contains approximately 25
acres and is located on the north side of Three Mile Drive.
A. Petitioner and Owners: J & F Construction
690 N. Meridian, Suite 210
Kalispell, MT 59901
(406) 752-2881
John Agnew
181 McDowell Drive
Bigfork, MT 59911
Technical Assistance: Thomas, Dean & Hoskins
690 N. Meridian, Suite 101
Kalispell, MT 59901
G. Nature of Application: This is a request for preliminary plat approval of a 68-lot
residential subdivision on approximately 25.32 acres in the northwest part of
Kalispell. This property was recently annexed into the city of Kalispell and given a
zoning designation of R-3, a Residential zone that is intended primarily for single-
family homes. The subdivision would be developed in three phases over a period of
time up to nine years. Phase I would be near the northeast portion of the site and
would include 22 lots. Utilities would be taken from Sunset Court through a
private easement. The extension of North Riding Lane would be taken from
Meadowland Subdivision to Three Mile Drive during Phase I. Phase 2 would be
another 33 lots to the west and the final phase would be 13 lots that would be
close to Three Mile Drive. North Riding Lane would be completed during Phase 3
by adding curb, gutter and sidewalk to the pavement.
H. Location and Legal Description of Property: The property proposed for
subdivision lies on the north side of Three Mile Drive approximately one half mile
from its intersection with North Meridian Road and can be described as Assessor's
Tract 6 located in Section 1, Township 28 North, Range 22 West, P.M.M., Flathead
County, Montana.
D. Size:
Total Area: 25.322 acres
Total Lot Area in Lots: 16.514 acres
Area in Roads: 5.969 acres
Minimum Lot Size: 7,666 square feet
Maximum Lot Size: 20,996 square feet
E. Existing Land Use: This property is currently in grasslands and is otherwise
undeveloped.
F. Adjacent Land Uses and Zoning: The area is characterized by single-family and
rural residential development in the area.
North: Meadowland Unit 2 single-family homes, County R-2 zoning
East: Rural residential and urban residential development, County
SAG-10 zoning
South: Large tract residential; County R-1 zoning.
West: Large tract SFR; County SAG-10 zoning.
G. General Land Use Character: The general land use character of the area is
developed at an urban density to the east where City services are available and is
rural residential in character to the west. There are some large parcels in the
area that have good development potential once City services are extended to the
area.
H. Zoning: This property was recently annexed and given a zoning designation of R-
3, Residential, which is a single-family residential zoning district that is intended
primarily for single-family homes. This district has a minimum lot size
requirement of 7,000 square feet and a minimum lot width of 60 feet.
I. Utilities: This subdivision would receive full City services.
Water:
City of Kalispell
Sewer:
City of Kalispell
Solid Waste:
City of Kalispell
Gas:
Montana Power Company
Electricity:
Flathead Electric Coop (underground)
Telephone:
CenturyTel (underground)
Fire:
City of Kalispell
Schools:
School District #5, Kalispell
Police:
City of Kalispell
This matter came before the site development review committee on April 25, 2002 and
May 2, 2002. At those meetings, there were some concerns about the extension of
North Riding Lane to Three Mile Drive and necessary upgrades. There was also
concern about the width of the roadway if there is parking on the street and the
ability of the fire department to maintain a 20-foot wide drive lane. There was also
concern about the unusual street names because they are difficult to understand and
pronounce and will need to be changed prior to final plat submittal. The public works
department and fire department will work with the developer regarding the roadway
widths and necessary improvements. There was discussion regarding the use of the
cash -in -lieu of parkland dedication and improvements that could be made to Sunset
Park to the east, an undeveloped City park. It was suggested and supported by the
committee that the developers try to obtain a pedestrian easement together with the
utility easement to provide access between the subdivision and the park to the east.
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:
F ze: This subdivision would be in the service area of the Kalispell Fire
Department. The property can be considered to be a low risk of fire because
the subdivision and homes within the subdivision would be constructed in
accordance with the Uniform Fire Code and have access which meets City
standards. All of the lots will abut a street that has been constructed to City
standards. The property does not have steep slopes or woody fuels. Hydrants
will be required to be placed in compliance with the requirements of the
Uniform Fire Code and the approved by the fire chief The fire access and
suppression system should be installed and approved by the fire department
prior to final plat approval because of potential problems with combustible
construction taking place prior to adequate fire access to the site being
developed. There was some concern by the fire department and public works
department that the waterline may need to be looped during the first phase in
order to gain adequate water pressure to meet the needed fire flows for the
hydrants.
Flooding: According to FIRM Panel #1805D dated 9/30/92 the site is located
entirely in Zone C which is not a flood prone area and no special permits are
required for development.
Access: Access to the subdivision would be from Three Mile Drive to the south
to an extension of North Riding Lane, a County road. North Riding Lane was
intended for future extension from the Meadowland subdivision to the north of
this site. Internal access would be from two looped roadways off of North
Riding Lane, one to the east in Phase 1 and one to the west in Phase 2. A new
roadway ending in a cul-de-sac near the southern portion of the site would be
developed in Phase 3. All of the lots within the subdivision will be accessed via
the new roadways. Some of the lots would be accessed via the extension of
North Riding Lane. All of the roads within the subdivision would be
constructed to City standards and will provide good access to the lots. Roads
that are part of the fire access and suppression system within the subdivision
should be completed prior to final plat submittal so that the fire department
can have access to the homes under construction within the subdivision.
IH
B. Effects on Wildlife and Wildlife Habitat: This property is generally level with
a gentle slope and was used for agricultural purposes. There may be some
migratory birds and occasional deer may visit the site, however, this area does
not provide significant habitat for wildlife.
C. Effects on the Natural Environment:
Surface and groundwater: This subdivision will be served by public water and
sewer thereby minimising 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. Bowsers Spring Creek lies several hundred feet to
the west and is far enough away from this subdivision that no potential
impacts would be expected from this development.
Drain: 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
storrowater management plan-
D. Effects on Local Services:
Water: Water service to the subdivision would be provided by the City of
Kalispell and extended from a water main that lies to the northeast of this
subdivision along Sunset Court. The water main would be extended from its
current location along Sunset Court along the northern property boundary of
property that lies to the east of this subdivision through private property. An
easement for the water extension will be required to be acquired from the
property owner to the west. The water main would be extended through the
subdivision serving each of the phases as they develop and eventually be
extended down North Riding Lane to Three Mile Drive and connected with the
existing fire main on Garland Street to the east forming a loop within the
system in the area. It is uncertain at this juncture when the connection
between the subdivision and the main at Garland Street would be required
because it will depend on the fire flows that can be obtained and whether they
will meet the requirements of the Uniform Fire Code. The water system for the
subdivision will be reviewed and approved by the Kalispell Public Works
Department and the Kalispell Fire Department as part of the development of
the subdivision and it phases.
.Suer: Sewer service will be provided by the City of Kalispell with and
extension of existing sewer mains from Sunset Court to the north east of this
subdivision via a gravity main. An easements for the sewer would need to be
acquired from the property owner to the east whose property the utility would
cross. Design and construction of the mains will be reviewed and approved by
the Kalispell Public Works Department.
Roads: Traffic projections for this subdivision are estimated to be
approximately 680 additional vehicle trips per day based on the estimate of 10
9
vehicle trips per residence per day in the area onto Three Mile Drive. The
subdivision roads will be constructed to City standards and would include
curb, gutter, sidewalks and landscape boulevards within the subdivision. The
internal subdivision roads will access onto North Riding Lane which will make
a connection to Three Mile Drive. This connection between the properties and
subdivision that lies to the north and Three Mile Drive provides an important
connection to the area for the residents and emergency vehicles. Once the
roads have been constructed and accepted by the City of Kalispell, they will be
dedicated to the City and maintained.
It is notable that there is a remainder parcel associated with this subdivision to
the west that will be acquired by the Montana Department of Transportation as
part of the Kalispell bypass right-of-way. When the bypass is developed,
mitigation of impacts to the area as a result of the traffic associated with the
roadway will be undertaken as part of the development of the project.
There will be impacts to Three Mile Drive as a result of this subdivision and
Meridian Road to the east. Three Mile Drive is a paved, two lane State
secondary roadway that is in fair condition. In 1997 the daily average vehicle
trips east of Stillwater Road was 3,064. There will be a moderate increase in
traffic on Three Mile Drive with the commensurate impacts. At some point,
consideration will need to be given to the upgrading and widening of Three Mile
Drive as development continues to occur in the area.
Sch Dh: This development is within the boundaries of School District #5,
Kalispell. 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 30 to 35 additional school age children may be
generated from this subdivision at full build out. This would have a potentially
moderate impact on the district and may require bussing.
Parka and O Pn n Ste: 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 cash in -lieu of parkland is being
proposed, and according to the engineer for the project the value of the land
was $11,285 per acre. With 16.514 acres in lots, the cash in -lieu of parkland
fee would be $20,500. This money will be earmarked to develop an existing
undeveloped City park almost immediately to the east of this subdivision,
Sunset Park, a 4.55-acre parcel. Because of the close proximity of this park to
the subdivision, it would be very advantageous to the residents of the
subdivision if pedestrian access could be gained to the park through the utility
easement that will need to be acquired for water and sewer extensions to the
north.
Police: This subdivision would be in the jurisdiction of the City of Kalispell
Police Department. The department can adequately provide service to this
subdivision, however the cumulative impacts of growth within the city further
5
strains the departments ability to continue to provide the high level of service
the department is committed to.
Fire Protertinn: Fire protection services will be provided by the Kalispell Fire
Department, and the subdivision will need to meet the requirements of the
Uniform Fire Code. The fire department will review and approve the number
and location of hydrants within the subdivision as well as fire flows and access.
Although fire risk is low because of good access and fairly level terrain, the fire
department is recommending that access to the subdivision and the hydrants
be in place prior to final plat approval and / or use of combustible materials in
construction.
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.
Mediral 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 for agricultural purposes, but is more efficiently and
effectively used for urban residential development. Its location within the
planning jurisdiction and its proximity to urban services makes this property
prime for the type of development being proposed. There will be relatively little
impact on agricultural uses within the Valley and no impact on agricultural
water user facilities since this property will be served by a public water system.
F. Relation to Master Plan Map: This property is in the Kalispell City -County
planning jurisdiction and the master plan map designation for this area is
Urban Residential. This land use designation anticipates a density of two to
eight dwelling unit per gross acre. Since this property is zoned R-3, a single-
family residential district, it can be calculated that this subdivision has a
density of approximately three dwelling units per gross acres. Areas
designated as Urban Residential are anticipated to be served by community
water and sewer and have good access to services and public facilities. The
proposed development is in full compliance with the land use designation of
the master plan.
G. Compliance with Zoning: This property has been zoned R-3, a Residential
district that is intended for single-family residential development and has a
minimum lot size requirement of 7,000 square feet and a minimum lot width of
60 feet. It appears that some of the lots do not meet the minimum 60-foot lot
width requirement. However, with some slight modifications to the location of
the property boundaries all of the lots within the subdivision will be able to
comply with the minimum lot size and minimum lot width requirements of the
R-3 zoning district.
2
H. Compliance with the Kalispell Subdivision Regulations: This subdivision
complies with the Kalispell Subdivision Regulations and no variances have
been requested.
Staff recommends that the Kalispell City Planning Board adopt staff report #KPP-02-2
as findings of fact and recommend to the Kalispell City Council that the preliminary
plat be approved subject to the following conditions:
1. Development of the subdivision shall be platted in substantial compliance with
the approved preliminary plat which governs the location of lots and roadways
within the subdivision.
2. That the roadways serving the subdivision shall be constructed in accordance
with the adopted Design and Construction Standards for the City of Kalispell for
local 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 the developer provide documentation that the necessary easements have
been obtained granting utility access to the subdivision across privately owned
property to the northeast of the site. An attempt should be made on the part of
the developer to acquire pedestrian access as well as utility access to provide easy
access to Sunset Park.
4. That a letter be obtained from the Kalispell Public Works Department approving
the plans and specifications for water, sewer and drainage facilities for the
subdivision.
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 Flathead County Road Department and
the Montana Department of Transportation approving the intersection of North
Riding Lane and Three Mile Drive and certifying that any necessary improvements
have been made.
7. That the lots within the subdivision be reconfigured so that all lots meet the
minimum 60-foot lot width requirements of the R-3 zoning district and the
minimum lot size requirements of 7,000 square feet exclusive of any easements.
VA
8. The road within the subdivision shall be named and signed in accordance with
the policies of the Kalispell Public Works Department and the Uniform Traffic
Control Devices Manual and be subject to review and approval of the Kalispell
Fire Department.
9. The developer shall provide a letter from the U.S. Postal Service approving the
plan for mail service.
10. Street lighting shall be located within the subdivision and shall be shielded so
that it does not intrude unnecessarily onto adjoining properties.
11. That the parkland dedication requirements shall be met by paying cash -in -lieu of
parkland dedication in the amount of one ninth of the area devoted to lots or
16.514 acres, based on a value of $11,285 per acre in the amount of $20,500.
12. All utilities shall be installed underground.
13. 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.
14. That a minimum of two-thirds of the necessary infrastructure for this subdivision
shall be completed prior to final plat submittal.
15. All areas disturbed during development of the subdivision shall be re -vegetated
with a weed -free mix immediately after development.
16. That preliminary approval shall be valid for a period of three years from the date
of approval.
REPORTS / KALISPELL/ KPP/ 02 / KPP-02-2
1.1
Kalispell Fire/Ambulance Dept. *130
312 1 s` Ave East - P.O. Box 1997 Telephone 406-758-7763
Kalispell, MT 59903 -1997 Fax 406-758-7952
TO: NARDA A. WILSON, SENIOR PLANNER
FROM: JIM STEWART, FIRE MARSHALfn"
DATE: MAY 2, 2002
SUBJECT: PRELIMINARY PLAT —KRDS 'THE ISLAND"
We have reviewed the information submitted on the above -referenced project and have the
following comments.
1. Water mains designed to provide minimum fire flows shall be installed per City
specifications at approved locations. Minimum fire flows shall be in accordance with
Uniform Fire Code (1997) Appendix III -A. Single-family homes in excess of 3600
square feet shall be provided with a minimum fire flow of 1500 gpm or more,
dependent on square footage and type construction.
2. Fire hydrants shall be provided per City specifications at locations approved by this
department.
3. Street designs shall provide for a minimum clear width of 20' for emergency vehicle
access. No Parking signage shall be provided as necessary to maintain width.
4. Approved emergency vehicle turnarounds shall be provided at dead-end access
roads that exceed 150' in length. This requirement will also need to be addressed
during project phasing.
5. Street names shall be approved by this department.
Please contact me if you have any questions. I can be reached at 758-7763.
'Assisting The Community In Reducing And Preventing Emergencies'
SITE DEVELOPMENT REVIEW COMMITTEE SUMMARY
Thursday, May 2, 2002
Building Department Conference Room
ATTENDING:
Dick Amerman, Asst. City Engineer Mike Baker, Parks & Rec. Director
Narda Wilson, City Planner Jeff Clawson, Plans Examiner
Craig Kerzman, Building Official Lynn Moon, Comm. Dev.
Jim Stewart, Fire Marshal Kathy Kuhlin, Recording Secretary
P. J. Sorensen, Zoning Administrator, Chair
Guest: John Petersen from Architects Design Group
OLD BUSINESS:
Planning Board Agenda Items - Meeting to be held on May 141.
"The Island" Preliminary Plat - 68 Lot Subdivision; Three Mile Drive - Take
utilities down Sunset Court to the north in three phases. May have to loop the water.
They will need to realign the lots so they meet the minimum requirement of the lot
size. We will recommend that North Riding Lane will be extended down all the way
to Three Mile Drive as part of Phase One and paved. Let Narda know before
Monday at 5 p.rrL if there are any concerns. There is a utility easement between the
project and Sunset Park to the north. We will request that they try to get a pedestrian
walkway through there at the utility easement. Several lot dimensions could be
improved so that they meet min. lot widths at the street and do not have tight building
areas due to setbacks. The sharp jut into the ROW in the northwest area should be
rounded.
Flathead (formerly "Glacier") Village Greens, Phase M; Initial R-4 Zoning Upon
Annexation - They are trying to get the plat done on Phase M. They put the utilities
in where the sidewalks are suppose to go, and will redraw property lines. They need
to comply to City standards. Andy Hyde will draw up a plan showing where the
utilities are. The Fire Department will need to write a letter regarding their agreement
with the location of the hydrants.
Kalispell Zoning Ordinance Text Amendment Parking Standards for I-1; Rear
Setbacks in I- I - Changing setbacks could have some impact on the fire code issues.
We will recommend reducing the setback to ten feet in I-1 and in B5.
Melvin Powel Initial R-4 Zoning Upon Annexation (7' Avenue West) - He has two
trailers on the property. When his project is finished, the other dwellings will need to
be removed prior to occupancy within 30 days. The Building Department will take
care of notifying him.
Wolford Development (Glacier Mall) Master Plan Amendment - 232 Acres - There
was an open house last night with approximately 50-60 people in attendance
throughout the night. More people were opposed to the project than in favor of it.
Some people were concerned about getting annexed. They need a floodplain permit,
and have indicated that they are pursuing a LOMR Two steps: Master Plan
Amendment take to commercial, then application for annexation and zoning along
with a PUD. Parking lot, trees, roadways will come in with the PUD. Submit in
June. Recommendation they use the pond as a storm water retention and use as a
nice entrance. Apartment offices, single family -low density to provide transition to
single family. Need to create an integrated, mixed -use neighborhood. Comments are
needed by the 6'. Sunset clause when PUD comes in.
NEW BUSINESS:
Second Avenue West Senior Housing - Site plans were distributed. The
Community Development Dept. and Hampstead Partners and working together on
this project, with ADG as the architect. There are three floors with a total of40 units.
The blue shed near the alley will be demolished. The property lines have already been
removed. They drawings show they have opened up the back so there is vision into
the alley. They would like to temporarily fence the parking into the street to park
their trailers. They may offset the sidewalk, but they must maintain the sidewalk so
there is a protected path for pedestrian traffic. They will have to remove snow from
the site (parking). There needs to be two points where the Fire Department can get
into the fenced area easily. The job shack could be located on Lot 18 if the vehicles
parking there were relocated temporarily. Perhaps they could use the building on Lot
B for a job shop. John will talk to Hampstead about this. Outside control levers are
required by the Fire Department. They will have one site address with individual
suites. Designed with an area separation wall and is fully sprinkled. Everyone will
look at the plans and this will be on the agenda for next week.
OTHER DISCUSSION:
Glacier Gateway Hotel at Idaho and Main. Wants to build a 8' x 12' shed in parking
lot by the alley. Fire Department mentioned it should not be under the overhang. No
other problems.
Randy Horton on Fifth Avenue East - has seven days to call. If he does not respond,
we will need to contact him to give him ten days to convert it back to a duplex
because he doesn't have enough square footage for a tri-plex. We will wait for his
response.
Ole's Country Store - called about wanting to be annexed. The property north of
the store also wants to be annexed. Ole's wants to extend the water up to Reserve.
We may annex the intersection of Reserve and Hwy 93, which means that the police
would be covering accidents at the intersection.
Home Depot - They want their Final Certificate of Occupancy which was actually
issued on Tuesday. The performance bond will cover the landscaping issues. They
will need to move their hydrant to the other side of the fence or install an additional
hydrant.
Target has begun "moving dirt". Nupac has their new batchplant set up at their new
site and in a couple of weeks they will close down the old one and move their offices
out.
House Move - 8 a.m. on May 8". The house is at 87-5th Avenue W.N. and will be
moving to 1224 Lower Valley Road. They will be moving through the Kalispell
Center Mall parking lot to Center Street, down to Second Avenue West, over to 4'
Street, across to First Avenue West, over to Fifth Street and up to Main. Then to up
Main to airport Road and out of the City.
Dick Amerman announced that Public Works has hired a new employee named Frank
Castles from Mississippi.
Woodland Park Skateboard and Aquatic Facility - Mike mentioned he attended
a skateboard meeting last night. About 20 people attended. They will be ready to go
to bid in mid June. The final cost accounting should be in place next week.
Regarding the extension of the water line down Woodland Park Drive, the estimated
cost in the right-of-way versus right through the park has quite a significant price
difference. A determination needs to be made as to where to go with the water line.
Mike will send the information to Jim Hansz.
The meeting was adjourned at 11:35 a.m.
cc: Chris
Police
Craig
Fire
3CPO
Parks
Pi
Public Works
Comm. Dev.
SITE DEVELOPMENT REVIEW COMMITTEE SUMMARY
Thursday, April 25, 2002
Building Department Conference Room
ATTENDING:
Jim Hansz, Public Works Director Jeff Clawson, Plans Examiner
Craig Kerzman, Building Official Narda Wilson, City Planner
Jim Stewart, Fire Marshal Kathy Kuhlin, Recording Secretary
P. J. Sorensen, Zoning Administrator, Chair
OLD BUSINESS:
House Move - Scheduled for 9:00 a.m. on Monday morning. This is the second
building at the Flathead Credit Union expansion site. This is the larger of the two
buildings but has an easier route. They will take Highway 93 to Reserve, go up to
Whitefish Stage Road, and then to Birch Grove. Some of the roads may be blocked
at one point.
Home Depot - They have requested that their temporary Certificate of Occupancy
be made into a permanent Certificate of Occupancy. Parks has signed off on the
landscaping. The fire hydrant height may be an issue. Jim H. will check with Dick
to see if there are any other issues. Craig will check with the Highway Department.
NEW BUSINESS:
Planning Board Agenda Items - Meeting to be held on May 14'b. The following items will be on
the Site Review Agenda next week:
Melvin Powel Initial R-4 Zoning Upon Annexation (7' Avenue West) - He wants to
put in a double wide and then hook to City services. The Building Department has
already issued the permit.
Flathead (formerly "Glacier") Village Greens Phase XI; Initial R-4 Zoning Upon
Annexation - preliminary plat was approved by the Commissioners. It is an extension
of the same development on Village Greens on East Nicklaus. Before filing the Final
Plat, they will need to be annexed. They are looking for a building permit for lots 15
A and B (townhouses). Make sure there is an adequate road and fire access. 160 feet
down the road from where the end of the road is. Fire Department may request a
special road for access.
Kalispell Zoning Ordinance Text Amendment Parking Standards for I-1; Rear
Setbacks in I- I - Les Schwab will take down the old Quonset but and will build a new
building next to their existing buildings. Commercial zones allow parking to be within
5 ft of the front property line and they want I-1 to do that also. Good opportunity for
us to review landscaping requirements. Mandate five-foot green landscaping buffer
(presently only "encouraged'), possibly street trees. Rear yard setback is 20 feet and
they want to reduce it to five feet. Potential problems, including fire access. Maybe
allow five -feet as long as the railroad right of way is still there, so as not to impact the
neighbors. Find out if the building will be sprinkled. Will review again next week.
"The Island" Preliminary Plat - 68 Lot Subdivision; Three Mile Drive - The street
names will need to be changed to be easier to pronounce. This will be done in a
three-phase project. This was annexed recently, and is contiguous to the northeast.
Sunset Court is where the closest utilities are. North Riding Lane will be extended
down. Everything will be curb, gutter and sidewalk, although they are proposing
some phasing in for the southern area because the northern lots will be developed
first. Street width was discussed (their plan shows a width that would require no
parking on both sides of the street). Public Works and the engineer may need to
discuss this requirement. Once the utilities are brought in, we may annex Three Mile
Drive to the subdivision. Public Works and Fire will both need to sign off on Phase
One. Storm drainage is missing off the plans. Flows and looping will need to be
discussed also.
Wolford Development (Glacier Mall) Master Plan Amendment - 232 Acres - The
only proposal now on the table is the master plan amendment. Floodplain
permit/LOMR will be needed. 57 acres of residential mixed use (for office). Also
showing a public park (about 6 acres). 750,000 square feet for the mall on 80 acres,
plus additional commercial areas. Part of recommendation will likely include
transitional areas between commercial and residential. Plan amended first, then
annexation, and the PUD. There will be a public informational meeting on May 1 at
7:00 p.m. in the Council Chambers.
OTHER DISCUSSION:
Plans for Target should by in the next week.
The meeting was adjourned at 11:35 am.
cc: Chris
Police
Craig
Fire
3CPO
Parks
Pi
Public Works
Comm. Dev.
:..¢RECEIVED
APR 15 2002
FICE
APPLICATION FOR MAJOR SUBDMSION PRELIDW A$RY AT�APPROVAL-
This application shall be submitted, along with an information required by the applicable
Subdivision Regulations and the Montana Sabdiaisian and Platting Act, and the
appropriate fee to:
Tri-City Punning Office, 17 Second St Fast, Sane 211
Kalispell, Montana 59901 Phone: (406)751-1850 Fan (406)751-1858
.FEE
Major Subdivision (6 or more lots)
Condominiums (6 or more units)
Mobile Home Parks 8s Campgrounds (6 or more spaces)
Amended Preliminary Plat
Subdivision Variance
Commercial and Industrial Subdivision
Pre -Application Meeting (Major and Commercial)
sUW1VLWON NA M. The Island.
OWNER(S) OF RECORD:
$600 + $25/lot
$600 + $25/unit
$600 + $25/space
$200
$100 (per variance)
Add $200 to base
preliminary plat fee
$ 50
Name KRDS Phone
Mailing Address Isi M Dow i 1 Dr.
City Biefork State MT Zip 59911
TECHNICAL/PROFESSIONAL PARTICIPANTS (Surveyor/Designer/Engineer, etc)_
qC ;UD or i-L*OiriN
Name & Address Designer - Ds Kauffman - Thomas. Dean & Hoskins. liAa.
Name 8&Address Surveyor - R.J. Swan - Thomas, Dean & Hoskins, Inc.
Name 8&Address Engineer - M.W. Fraser - Thomas, Dean & Hoskins, Inc.
LEGAL DISCRIMON OF PROPERTY:
City/County I{alispell -Flathead County
Street Address 247 Three Mile Drive
Assessor's Tract No(s) 0962420 Lot No(s) Tract 6
1/4 Sec SW Section I Township 28N Range 21W
GENEunL DESCRIPTION OF SUBDIVISION:3 ohase 68 lot single family residential
Number of Lots or Rental Spaces Fa Total Acreage in Subdivision 12 s. 499
Total Acreage in Lots 16.514 Minimum Size of Lots or Spaces • 176
Total Acreage in Streets or Roads 5.969 Maximum Size of Lots or Spaces • 482
Total Acreage in Parks, Open Spaces and/or Common Areas 0
PROPOSED USE(S) AND NUMBER OF ASSOCIATED LOTS/SPACES:-
Single Family _68 _ Townhouse
Duplex Apartment
Commercial Industrial
Condominium - Multi -Family
Mobile Home Park
Recreational Vehicle Park
Planned Unit Development
Other
APPLICABLE ZONING DESIGNATION & DISTRICT City of Kalispell - R-3
ESTIMATE OF MARKET VALUE BEFORE IMPROVEMENTS $275,000
IMPROVEMENTS TO BE PROVIDED:
Roads: _Gravel Paved _Curb _x_Gutter x Sidewalks _Alleys Other
Water System Individual - Multiple User X Neighborhood _Public Other
Server System: _Individual _Multiple User -!—Neighborhood _Public Other
Other Utilities: X Cable TV X Telephone X Electric X Gas Other.
Saud Waste: _Home Pick Up Central Storage _Contract Hauler. Owner Haul
Mail Delivery: X Central Individual School District: Kalispell
Fire Protection: X Hydrants _Tanker Recharge Fire District; Kalispell
Drainage System: Curb .& Gutter to existing drainage system of Kalispell
PROPOSED EROSION/SEDIMENTATION CONTROL: "Best Management Pratices"
VARIANCES: ARE ANY VARIANCES REQUESTED? No (yes/no) If yes,
please complete the information below:
SECTION/REGULATION OF REGULATIONS CREATING HARDSMP-
EXPLAIN THE HARDSHEP THAT WOULD BE CREATED WITH STRICT
COMPLIANCE OF REGULATIONS:
PROPOSED ALTERNATIVE(S) TO STRICT COMA IARCES WITH ABOVE
REGULATIONS:
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
general welfare or injurious to other adjoining properties?
2. Will the variance cause a substantial increase in public costs?
3. Will the variance affect, in any manner, the provisions of any adopted zoning
regulations or Master Plan?
4. Are there special circumstances related to the physical characteristics of the
site (topography, shape, etc.) that create the hardship?
S. What other conditions are unique to this property that create the need for a
variance?
APPLICATION CONTENTS:
The subdivider shall submit a complete application addressing items below to the Tri-
City Planning Office at Ieast 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 I I" x 17' in size.
5. Application fee
6. Adjoining Property Owners List (see example below):
Assessor# Sec-Twn-Rae 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
andevelopment process.
- U (3) 6��
(Applicant) (Date)
As approved by the TCPS on 12 / 19/ 01
Effective 1 / 1 / 02
11
INTRODUCTION
This application is a follow-up request to allow continuation of project to develop a 25.32-acre parcel of
R-3 zoned property into forty-eight single-family lots. This property is situated on the north side of
Three Mile Drive, immediately west of the city adjoining city is zoned R-3 and is similar in design to the
proposed subdivision.
This project was initiated 2 months ago with annexation and initial zone request, approved by the City.
The Kalispell City -County. Master Plan designates this site as being appropriate for Urban Residential
purposes. According to the Master Plan, Urban Residential is "a residential district which provides for
eight or less units per acre" and, among other locations, is found along Three Mile Drive. The proposed
development complies with all development standards and limitations set forth in the R-3 zoning
district, with all proposed lots in excess of 7600 square feet.
Roadway dedications within the proposed subdivision will encumber approximately 5.969 acres of land.
All roads within the subdivision will be built to, or exceed, City specifications for Urban Streets with
curb & gutter on both sides of the streets to facilitate the absorption of storm water runoff. City
standards require a minimum roadway width of twenty-four feet. Sidewalk will be placed on one side
and street lighting with downward directed focus will be installed.
PHASE DISCUSSION
Three phases are proposed for development over a period of up to nine years
PHASE L• 22 lots would include the extension of water and sewer from the City, curbs, gutter, sidewalk,
and lighting internal to the phase. North Riding Lane would be extended from Meadowlands to Three
Mile Drive with the section -adjoining Phase I constructed to the proposed section. The remainder would
be completed to a 22-foot wide rural section.
PHASE H: 33 lots would include the extension of water and sewer from Phase I, curb, gutter, sidewalk,
and lighting internal to the phase.
PHASE HT 13 lots would include the looping of the water to Three Mile Drive and Garland Street, a
sewer main extension to Three Mile Drive and Garland Street, curb, gutter, sidewalk, and adding
sidewalk, curb and gutter to North Riding Lane from Phase I — H to Three Mile Drive.
ENVIRONMENTAL ASSESSMENT
I. GEOLOGY
There are no known geologic hazards on this site. There are no falls, slides, slumps or rock
outcroppings. The property is gently rolling with elevations rising to the center and sloping in all
directions. The site's topography is shown on the face of the preliminary plat.
II. SURFACE WATER
The property has no surface water features. The site is not in an identified floodplain.
EA The Island — Three Mile Drive Page 1 of 4
III. VEGETATION
The majority of the site is void of any natural vegetation. The entire site has been farmed.
Included within the site is a residential structure and a number of outbuildings, which are not a
part of the proposal.
IV. WILDLIFE
No species inhabit the site. Deer, small mammals and migratory birds may utilize the site from
time to time, though existing development to the east and north are limiting factors.
V. AGRICULTURE AND TIMBER PRODUCTION
The site has historically been used for the production of grain. The property is in an area
destined (and identified in the Master Plan) for residential development. While limited farming
activity exists in the area, no timber production occurs on the site or in the vicinity. It is the
applicant's intent to place a note on the face of the final plat that warns buyers of the farming
activity that does occur in the area.
VI. HISTORICAL, ARCHAEOLOGICAL OR CULTURAL FEATURES
There are none known to exist on the site.
VII. SEWAGE TREATMENT
Sewage treatment will be by the City of Kalispell. The nearest main is located near Sunset
Court. A gravity main will be extended to the site. Typical sewage flows are estimated as 100
gallons per capita per day or 250 gallons per day per residence. A second access point for sewer
will be Garland Street's intersection with Three Mile Drive.
Included in this submittal are copies of the preliminary plat showing the location of the proposed
sewer mains.
The south facing slope, Phase III will require sewer or gravity extension easterly on Three Mile
drive to Garland Street.
Kalispell's recently completed "Facility Plan 2000" indicates the plant has capacity for the
projected flows of 14,500 GPD at full build -out.
VIII. WATER SUPPLY
Water supply will be from the city. The nearest main is located near Sunset Court. An 8" main
will be extended to the site and looped through the development to Three Mile Drive and
Garland Street as part of Phase III.
Pressures in the city are approximately 80 psi as part of the upper zone of the city.
Preliminary analysis indicates pressures with a fire flow of 1000 gallons per minute will be
greater than 40 psi.
EA The Island — Three Mile Drive Page 2 of 4
IX. SOLID WASTE
Solid waste will be hauled by the city to the Flathead County Landfill.
X. DRAINAGE
Storm water drainage for this subdivision would be accomplished through the use of grassy
drainage swales along the streets to grass infiltration areas. Erosion would be minimal, as the
property has minimum slope. Best Management Practices would be used to control erosion; this
might include straw with silt fencing as necessary to control any erosion.
Roadways would be dedicated to the public and maintained by the city with a paved surface. A
drainage plan has been included in the submitted plats.
M. ROADS
The project contains approximately 25.32 acres, of that, 5.969 acres is in road, existing road
ROW or proposed. All internal rights -of -way are proposed to be 60 foot in width. All roads will
be paved to City Urban Street Standards and will be constructed by the Developer. The streets
will be maintained by the City, with responsibility for all maintenance, including snow removal,
from the travel surfaces. No lots are proposed to have direct access to Three Mile Drive; all lots
would access the internal street system.
Three Mile Drive is a two lane paved road and is classified as urban arterial in the Kalispell
City/County Master Plan with a 60 right-of-way. The majority of traffic would head to
Meridian. Some traffic may head west and thence north or south to access Kalispell via
Stillwater Road and West Reserve.
The traffic generated by this project would be approximately 580 vehicle trips per day at full
build -out, which could take a decade or more.
Access is proposed to be provided to Three Mile Drive and the connection to North Riding Lane.
XIL EMERGENCY SERVICES
The proposed subdivision was located in the West Valley Fire District. With annexation, it was
withdrawn and added to the city. Preliminary engineering indicates that fire flows, volume, and
pressure can be adequately provided by the proposed extensions and looping.
Police protection will be supplied by the city. The residential/neighborhood type of design
should reduce the number of calls to this subdivision compared to that which would be expected
in nonresidential and through street type developments.
The Kalispell Medical Center is located approximately 1.5 miles to the east,
ambulance/emergency service would be available to deliver patients to the hospital or ALERT
would provide emergency helicopter service.
This subdivision is not anticipated to over -burden these services
EA The Island - Three Mile Drive Page 3 of 4
XIH. SCHOOLS
The project is located within the School District 5; students would attend Edgerton School
located on Whitefish Stage approximately 3 miles east of this site. The School District currently
has capacity.
XIV. ECONOMIC BENEFITS
The property is currently assessed as agricultural land. Taxes in 2000 were $2145. After
development of the subdivision, the vacant lots will pay approximately $340 per lot or $10,200
in today's dollars. Depending on the value of the structure built on the lots; the taxes paid will
be between $2,500 and $3,500. These numbers are what are currently being paid by property
Owners in Country Estates. The approximate taxes paid by this subdivision when totally built
out in today's dollars will be between $145,000 - $203,000. These numbers would increase as
the reappraised value of the property increases.
XV. LAND USE
The site contains approximately 36.58 gross acres and has been used for the farming of grain.
This property is located immediately west, a subdivision that is zoned R-3 and has a similar
design and development as this proposed development. To the north is a rural subdivision
meadowlands with a private water system and on site sewer. Development to the south is
irregular tract land with tract sizes of 6.25 to 20 acres.
The Kalispell Plan indicates this property to be used for urban residential purposes. The
classification allows a density of 8 dwelling units per gross acre. The 8 dwelling units per acre
allow a zoning of R-3. A zone change has been approved, this R-3. The R-3 zone requires a
minimum 600 square foot lot area. The subdivision's average lot size is approximately 9,400
square foot acre. The density of the subdivision is approximately 1.65 units per acre. This R-3
subdivision is well within the allowable density permitted under the Kalispell Plan.
XVI. PARKS AND RECREATION FACILITIES
Parkland requirements will be met by a cash in lieu payment.
XVH. UTILITIES
All new utilities would be constructed underground at the time of construction of the respective
phase. The necessary utilities will be supplied by the following companies: telephone —
Centurytel, electricity — Flathead Electric Coop, cable — AT&T Cable, gas — Montana Power.
EA The Island — Three Mile Dnve Page 4 of 4
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VICINITY MAP
THOMAS, DEAN AND HOSKINS / KRDS
MAJOR PRELIMINARY PLAT — "THE ISLAND"
A 68 LOT RESIDENTIAL SUBDIVISION ON 25.32 ACRES
R-3, URBAN SINGLE FAMILY RESIDENTIAL
CITY OF KALISPELL ZONING JURISDICTION
SCHINO. 5
3
PLOT DATE:4/22/02
FILE# KPP-02-2 SCALE 1" = 500' $\gis\zte\ks02_2.dwg
NOTICE OF PUBLIC HEARING
KALISPELL CITY PLANNING BOARD AND ZONING COMMISSION
Wolford Development (Glacier Mall) Master Plan Amendment - 232 Acres
The Island Preliminary Plat - 68 Lot Subdivision Three Mile Drive
Flathead Village Greens Initial R-4 Zoning Upon Annexation
Kalispell Zoning Ordinance Text Amendment Parking Standards for I-1
Melvin Powel Initial R-4 Zoning Upon Annexation
The regular meeting of the Kalispell City Planning Board and Zoning Commission is
scheduled for Tuesday, May 14, 2002 beginning at 7:00 PM in the Kalispell City
Council Chambers, Kalispell City Hall, 312 First Avenue East, Kalispell. During the
regularly scheduled meeting of the planning board, the board will hold a public
hearing and take public comments on the following agenda item. The board will make
a recommendation to the Kalispell City Council who will take final action.
There will be an informational meeting held on the Wolford Development, LLC /
Glacier Mall master plan amendment proposal on Wednesday, May 1, 2002,
between 7:00 PM and 9:00 PM in the Kalispell City Council Chambers. This will give
the public an opportunity to review the application materials and there will be no
presentations to the public or public testimony.
1. A request by Wolford Development, LLC for an amendment to the Kalispell City -
County Master Plan on approximately 232 acres on property located near the
north east comer of LaSalle Road and East Reserve Drive. The proposal would
amend the master plan for the area from Light Industrial, Agricultural and
Residential on approximately 170 acres to a Commercial designation, from
Agricultural on approximately 56 acres to High Density Residential and from
Agricultural on approximately six acres to Public. The primary purpose of the
master plan amendment is to facilitate the construction of Glacier Mall, a
750,000 square foot indoor mall on approximately 80 acres. And to
accommodate future commercial and mix used expansion on the remaining 167
acres of the project site. If the master plan amendment is approved, annexation
of approximately 247 acres to the city of Kalispell and assignment of appropriate
zoning would be undertaken immediately. The properties proposed for the plan
amendment can be described as Assessor's Tracts 7, 7E, 7EB, 7ED, 7G, 7J, 7F,
3A, 3B and 3BA located in Section 28, Township 29 North, Range 21 West,
P.M.M., Flathead County, Montana.
2. A request by Thomas, Dean and Hoskins on behalf of KRDS for preliminary plat
approval of the Island Subdivision, a 68 lot residential subdivision on 25.32 acres
located on the north side of Three Mile Drive approximately one half mile west of
North Meridian Road. The property was recently annexed into the city of
Kalispell and given a zoning designation of R-3, Residential, a single family
zoning district with a minimum lot size requirement of 7,000 square feet. Lots in
the subdivision range in size from 7,666 square feet to 20,996 square feet with
most of the lots at 10,000 square feet or more. The subdivision would be
developed in three phases from north to south with an extension of North Riding
Lane to Three Mile Drive. The property can be described as Assessor's Tract 6
located in Section 1, Township 28 North, Range 22 West, P.M.M., Flathead
County, Montana.
3. A request by Les Schwab Tire Centers for amendments to the Kalispell Zoning
Ordinance reducing parking setbacks from 20 feet to five feet in the I-1, Light
Industrial zoning districts and reducing the rear setback requirements in the I-1
districts from 20 feet to five feet. The proposed amendments could potentially
affect properties zoned Light Industrial in the Kalispell city limits.
4. A request by Flathead Village Greens, LLC for an initial zoning designation of R-
4, a Two Family Residential district upon annexation into the city of Kalispell.
The property to be annexed will be platted as Glacier Village Greens Phase XI, a
12 lot residential townhouse subdivision of 2.929 acres at the northern terminus
of East Nicklaus Avenue. The property is currently in the County zoning
jurisdiction and is zoned R-5, a Two Family Residential zoning. The property
proposed for annexation can be described as a portion of Assessor's Tracts 2A+
and' i+ in Section 32, Township 29 North, Range 21 West, P.M.M., Flathead
County, Montana.
5. A request by Melvin F. Powell for an initial zoning designation of R-4, a Two
Family Residential' district upon annexation into the city of Kalispell. The
property to be annexed is one lot of approximately one half acre in size located on
the west side of Seventh Ave West between 11f Street West and Sunnyside Drive.
The property owners would like to connect a new residence to City sewer. The
property is currently in the County zoning jurisdiction and is zoned R-5, Two
Family Residential. The property proposed for annexation is at 1304 Seventh Ave
West described as Lot 1 of Western Acres located in Section 18, Township 28
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 known to the Board. Written comments may be submitted to the Tri-City
Planning Office at the above address, prior to the date of the hearing, or contact Narda
Wilson, Senior Planner, at (406) 751-1850 for additional information.
11�7-12
Thomas R. Jentz
Planning Director
m now vre�esua s
PRELIMINARY PLAT OF
THE ISLAND
LOCATED N THE SOUTHEAST V4 OF 714E SOUTHWEST 1/4 OF
SEC, L T28K R21W, PALML. FLATHEAD COUNTY. MONTANA
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PRELIMINARY PLAT OF
THE ISLAND
LOCATED IN THE SOUTHEAST 1/4 OF THE SOUTHWEST 1/4 OF
SEC. t, T28N. R21W. P.M.M.. FLATHEAD COUNTY. MONTANA.
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