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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. 1. j - QW (Si nature) 2 t .wa)) 3. (Signature) (Address) 4. G1t," i`�l (Signature) (Address) 5.f(Siggnatu:rte (Address) 6. (Sognatur_) 3va �,' Z /,0 A_ 7. (Signature) o >( (Address) (Signature 9. \ knUu Vaa) �./ (Signature P,iq 1� a Idill nr, (Address)1— 17. / r� (Address) 18. folytor L? i tytire) (Address) 19. ' 4 (Si afore) '1 Lfq LL iJ�ntiP (Address) (Signatul 1713 (Address) 21. Gt-,— (Sign ure) j 73 �- �/D�NG�f (Address) 22. C(/v4-Um- t A Vzyk— (Signature) 15-1 A) , VdaU..0 YLd, (Address) 23 (Signature(/ /Sy // kl,h , k/ (Address) 24.E `i.5i)�I/,sss�,�.c�Ci Rol (Address) r • : L (Signature) rz c Aoe— (Address) (Signature) MA (Address) (Address) 28. (Signature) (Address) F (Address) 0 ignature) (Address) 32. � pp►1 h 0 r-+a a° Baer (Sigfg,e) (Addres ) 33. ign(u Ka (Address) 34.a ��.gg,d! (Address) 35. (7� (Signature) 2-3-2- Al. e.`d -)...,, e d . (Address) A G/ 36. 3' i.__/L"Fj W .o 41. - ..,,/ (Sign ure) d 73z N. (Address) 42. �le, fo .— (Signature) Q (Address) (Signature) (Address) 44. (Signature) (Address) (Signature) (Address) (Signature) (Signature) (Address) (Signature) (Address) (Signature) (Address) (Signature) (Address) 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 C 31 33 0 1 x 34 0 35 3g Q �45� \µ 2 \37 3 C 8 4 � � 42 5 0,p 40 Q 7 4, 13 8 G 14 " 15 18 j 9 10 11 i� 12 17 26 25 24 RIA4s 23 1 22 21 1 20 1 R L6 I 2 18 19 E FL1 3+ 6E — _- _ -_= 5AH _ 5A4 _ 5AF -= =m F�=A--=- Subject Pr s = as=--= 6A S, 17 I I 3c f � j 15AF J5,ABARDSAE 2AA� 3 'YT 2PSA 3 3CA 1 4Bp ]4,2.�39 4C 4AD1 I 3 1 1 aESaN ' 3D1TWASURE _a>E EL i em t Is m 1 1 I I VE) 1147 III, 11 j 'NEN � � � ;.3Exlr MMIIMEMS 11 2JBB ,z MD h, 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 lilt qEAOVWLAND'��, ��/Ag69,7 ' / V O.Ci-b 8 � 0 S..�\ 00 ! 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