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03. Resolution 4667 - Preliminary Plat Approval - Whitefish Stage CondominiumsTri-City Planning Office 17 Second Street East - Suite 211 Kalispell, Montana 59901 Phone: (406) 751-1850 Fax: (406) 751-1858 tricity@centurytel.net REPORT TO: Kalispell Mayor and City Council FROM: Narda A. Wilson, Senior Planner Chris A. Kukulski, City Manager SUBJECT Preliminary Plat Approval - Whitefish Stage Condominiums MEETING DATE: November 5, 2001 BACKGROUND: This is a request for preliminary plat approval of a 304 unit residential condominium subdivision and the annexation of approximately 38.4 acres in the northeast part of Kalispell. In conjunction with the preliminary plat, the applicants have submitted a request for annexation into the city and an initial zoning of City RA-1, Low Density Residential Apartment. The City RA-1 zoning district has a minimum lot size requirement of 6,000 square feet plus an additional 3,000 square feet for each dwelling beyond a duplex. Multi -family dwellings are listed as a conditionally permitted use in the district. Because the condominiums are in a mix a duplex and multi -family dwellings, the applicant has also submitted an application for a conditional use permit for multi- family dwellings in the RA-1 zone. The property proposed for development lies on the north side of Granrud Lane and on the west side of Whitefish Stage Road. Currently, the property is zoned County R-5, a Two Family Residential district, under the Flathead County Zoning Regulations. This property is currently in the County and is zoned R-5, a Two Family Residential. This district has a minimum lot size requirement of 5,400 square feet and allows single-family homes and duplexes as permitted uses. The applicants are proposing a six phase, multi -family condominium project that would include the construction of duplex, six-plex and nine-plex units. All of the units within the development would be individually owned and the homeowners would pay into an association for the maintenance of the common elements including, but not limited to, the landscaping, clubhouse and fencing. Primary access to the subdivision would be from Whitefish Stage Road and Granrud Lane. Phase I would be located along Whitefish Stage Road which would include 46 units, the clubhouse and main entrance. Phase II would be located southwest of Phase I and would have 48 units. Phase III would be to the northwest of Phase I and would have 40 units. Phase IV has 44 units, Phase V has 66 units and Phase VI has 60 units. The development would progress from east to west with each phase being developed in succession until completion. All of the infrastructure within the subdivision would be constructed to City standards. Providing Community Planning Assistance To: • City of Kalispell • City of Columbia Falls • City of Whitefish Whitefish Stage Condominiums Annexation and Initial Zoning October 19, 2001 Page 2 The property is within the water district boundaries of the Evergreen Water and Sewer District. Water service to the development will be an extension of the Evergreen system. Any extensions or improvements to the water system will have to be reviewed and approved by the Evergreen Water and Sewer District. This will likely require looping of the water system to obtain adequate fire flows. An oversight in the conditions of approval should be corrected by the city council by adding a condition that requires the review and approval from the Evergreen Water and Sewer District for the new water extensions. Sewer will be provided by the City of Kalispell via the Village County Sewer District collection system. The sewer system to the south and to the east of this property is part of the Village County Sewer District. Currently this district includes Glacier Village Greens, River View Greens, Fairway Boulevard Townhouses, Buffalo Stage Subdivision, Edgerton School, LDS and Nazarene churches and most recently the Village Plaza development. The District has a 1992 agreement with the City of Kalispell that requires the City to maintain the sewage collection system and the District to retain ownership of system until such time as their bonded indebtedness for the system has been paid in full, i.e. for ten years or August 2002. A 1982 agreement between the City and the District created the District and its boundaries. Subsequently, a 1992 agreement between the City and the District was executed which amended the boundaries of the district and changed some important elements of the initial agreement. The 1992 agreement outlines the responsibilities of each parry with regard to the ownership, operation and maintenance of the Village County Sewer District system. In essence, the District retains ownership of the sewage collection system and collects the sewer connection fees ($1,500 per residence) and tax assessments for the purpose of paying their debt on the system. The City performs the maintenance and operation of the system. The City would not take ownership of the system until such time as the bonds are paid off (August 2002). The agreement does not allow the district to be expanded except by written authorization of the City and does not allow the District to refinance their existing debt obligations if it extends the term of payoff. However, it does not prohibit the district from incurring further bonded indebtedness to finance and build additions or expansions provided the City is consulted prior to incurring such debt. The Kalispell Public Works Department is anxious to see the District retire their debt so that the existing sewer system becomes part of the City of Kalispell system and the City will be able to collect the connection fees now being collected by the District. Apparently the District is poised to pay off the remaining indebtedness associated with outstanding bonds next summer, i.e. August of 2002. The public works department does not want to extend the life of the District by increasing its indebtedness to finance new additions. It seems as if would be in the City's best interest to require that the developers obtain permission from the Village County Sewer District for use of their sewage collection Whitefish Stage Condominiums Annexation and Initial Zoning October 19, 2001 Page 3 facilities, but that the expansion of the existing system be owned and operated by the City of Kalispell. Or, if the system is part of the Village County Sewer District, that no additional debt would be incurred which would extend the payoff period of the bonds. The staff is recommending that a condition be added to the conditions of approval for the subdivision which addresses the use of the Village County Sewer District sewage collection system. Another important issue that came up at the planning board meeting was the upgrading of Granrud Lane. The Kalispell Subdivision Regulations, Section 3.08(C ), Access, states that "Any public or private street or road providing ingress and egress to a subdivision shall meet the street design standards and specifications states in Section 3.09 of these regulations." The referenced section requires construction to the Kalispell Design and Construction Standards, i.e. all roadway improvements. Currently this roadway is constructed to County standards, i.e. no curb, gutter or sidewalk. At the planning board meeting,Jay Billmayer, engineer for the developer, stated that the homeowners on the south side of Granrud Lane had filed a waiver to protest a special improvement district (SID) to upgrade Granrud Lane. He asked that his client be granted the same treatment. Essentially he asked that rather than the developer being required to upgrade Granrud Lane as part of the subdivision, that the condition to upgrade Granrud be deleted and replaced with a condition that would waive protest to an SID. The planning board accommodated that request, and amended the Granrud Lane condition to require a waiver to protest the creation of a special improvement district to upgrade Granrud Lane to City standards with the final plat. However, upon researching the matter further with the Flathead County Clerk and Recorders Office, there is apparently no record with the Clerk and Recorders Office of waivers to protest an SID for the upgrade of Granrud Lane for Buffalo Stage Phase V to the south. In checking the preliminary and final plat records for Buffalo Stage Phase V, there was no requirement for a waiver to protest and SID in association with the subdivision. In essence it does not appear that there are any waivers to protest an SID for upgrading Granrud Lane to City standards. It appears, however, the staff and planning board agree that Granrud Lane should be upgraded to City standards, but the funding mechanism remains unresolved. The amended Granrud Lane condition allowing a waiver to protest a special improvement district was based on erroneous information that there were SID waivers for the south side of Granrud Lane. Therefore, the staff would recommend that the city council give consideration should be given to the staffs initial recommendation for upgrading Granrud Lane to City standards. The Tri-City Planning Office staff contacted the Flathead County Road Department and the Office of the County Attorney regarding the annexation of Granrud Lane to the city. The County Attorney's Office is preparing the necessary deeds for the conveyance of the road from the County to the City. Whitefish Stage Condominiums Annexation and Initial Zoning October 19, 2001 Page 4 At the Kalispell City -County Planning Board meeting held on October 9, 2001, the applicants stated that although their application stated they wanted to pay cash in lieu of parkland dedication, they would like the clubhouse facilities to be considered as meeting the requirement. Staff had initially recommended that the parkland dedication be met through a payment of cash in lieu of parkland in the amount of approximately $28,000. The developers have stated that the clubhouse will include recreational amenities such as exercise equipment, game room and swimming pool, and would be constructed in Phase I of the project. In accordance with the Montana Subdivision and Platting Act, Section 3.19(B)(1)(e) of the Kalispell Subdivision Regulations states that that "Parkland dedication shall not be required for: (e) Planned Unit developments or other developments which propose lands permanently set aside for park and recreation purposes to meet the needs of the persons who ultimately resides in the development and equals or exceeds the dedication requirements of subsection A above." In discussions with Parks and Recreation Director Mike Baker regarding this matter, it appears rather clear to both of us that - provided the recreational facilities are constructed as part of Phase I, the proposed common recreational facilities meet the intent of the statutes and the subdivision would be exempt from the parkland dedication requirement. One final issue that should be discussed relates to the upgrade of Whitefish Stage Road. Whitefish Stage Road is the third busiest County -owned road according to 1997 traffic counts done by the Flathead County Road Department. The Federal Hwy Administration has given approximately $430,000. for roadway upgrades to the Kalispell urban road system. This money was earmarked for use for an overlay for Whitefish Stage Road that will begin sometime next year. This will cover the cost of some ditching, widening the shoulders, pavement overlay and restriping lanes. It will not involve a widening of the road, putting in new tum lanes or acquisition of additional right of way. Whitefish Stage Road is designated as a minor arterial and as such the standard right- of-way would be 80 feet. Whitefish Stage Road is currently 60 feet wide and will eventually need to be upgraded. To date there are no plans for the widening and / or upgrading of the roadway. However, it may be prudent as part of this project to require a ten foot "right-of-way reserve" be designated along Whitefish Stage Road to accommodate the need for additional right-of-way in the future. Since no final plat will be filed, per se, with the condominium project; the developer would need to demonstrate that a document has been filed with the Flathead County Clerk and Recorders Office designating a ten foot right -of -way reserve along Whitefish Stage Road prior to the issuance of a building permit. Whitefish Stage Condominiums Annexation and Initial Zoning October 19, 2001 Page 5 The Kalispell City -County Planning Board held a public hearing at their regular meeting of October 9, 2001. Nine property owners in the neighborhood spoke in opposition to the zoning and the condominium project because of additional traffic impacts and because it is inconsistent with the large lot single family residential neighborhood character that is near the project. A motion was made and passed unanimously to forward a recommendation that the preliminary plat for Whitefish Stage Condominiums be approved subject to the recommended conditions. RECOMMENDATION: A motion to adopt the resolution approving the preliminary plat for Whitefish Stage Condominiums subject to conditions would be in order. Staff would recommend that the following conditions be added to those recommended by the Kalispell City County Planning Board: • That Granrud Lane shall be upgraded to City standards in accordance with the City of Kalispell's Design and Construction Standards for urban streets. • That the developer shall obtain written permission from the Village County Sewer District for use of its sewage collection system or for expansion of the district boundaries provided, however, that any connection to or expansion of the Village County Sewer District does not result in the extension of the payoff of any bonded indebtedness. • That a letter be obtained from the Evergreen Water and Sewer District stating that they have reviewed and approved the plans and specifications for the new water facilities serving the subdivision. • That the proposed common recreational facilities be accepted by the City of Kalispell as satisfying the parkland dedication requirements and that they shall be completed in Phase I of the development. • The developer shall demonstrate that a document has been filed with the Flathead County Clerk and Recorders Office designating a ten foot right-of-way reserve along Whitefish Stage Road for purposes for future acquisition prior to the issuance of a building permit. FISCAL EFFECTS: Minor positive impacts once developed. ALTERNATIVES: As suggested by the city council. �arda A. Wilson Chris A. Kukulski Senior Planner City Manager Whitefish Stage Condominiums Annexation and Initial Zoning October 19, 2001 Page 6 Report compiled: October 19, 2001 c: Theresa White, Kalispell City Clerk Attachments:Transmittal letter and Exhibit A (conditions of approval) Staff report KPP-01-2 and application materials Draft minutes from 10/9/01 planning board meeting H: \FRD0\TRANSMIT\KALISPEL\2001 \KPP-01-2MEMO. DOC RESOLUTION NO. 4667 A RESOLUTION CONDITIONALLY APPROVING THE PRELIMINARY PLAT OF WHITEFISH STAGE CONDOMINIUMS, MORE PARTICULARLY DESCRIBED AS ASSESSOR'S TRACT 2 IN THE NORTHEAST QUARTER OF SECTION 31, TOWNSHIP 29 NORTH, RANGE 21 WEST, P.M.M., FLATHEAD COUNTY, MONTANA. WHEREAS, Whitefish Stage Development, LLC, the owner of certain real property described above, has petitioned for approval of the Subdivision Plat of said property, and WHEREAS, the Kalispell City -County Planning Board and Zoning Commission held a public hearing on October 9, 2001, on the proposal and reviewed Subdivision Report #KPP-01-2 issued by the Tri-City Planning Office, and WHEREAS, the Kalispell City -County Planning Board and Zoning Commission has recommended approval of the Preliminary Plat of Whitefish Stage Condominiums, subject to certain conditions and recommendations, and WHEREAS, the City Council of the City of Kalispell at its regular Council Meeting of November 5, 2001, reviewed the Tri- City Planning Office Report #KPP-01-2, reviewed the recommendations of the Kalispell City -County 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-01-2 are hereby adopted as the Findings of Fact of the City Council. SECTION II. That the application of Whitefish Stage Development, LLC for approval of the Preliminary Plat of Whitefish Stage Condominiums, Kalispell, Flathead County, Montana is hereby approved subject to the following conditions: 1. Development of the subdivision shall be platted in substantial compliance with the approved preliminary plat which governs the number of dwellings within the subdivision, common areas and roadways within the subdivision. 2. The location and number of multi -family units within the development may be modified provided that the overall number of units does not exceed 304 dwellings. 3. 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. 4. That a Certificate of Subdivision Approval be obtained from the Department of Environmental Quality and written approval by the Kalispell Public works Department approving the water and sewage facilities for the subdivision. 5. A stormwater 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 shall obtain written approval for the proposed approaches onto Whitefish Stage Road by the Montana Department of Transportation, Flathead County Road Department and from the Kalispell Public Works Department for Granrud Lane and any conditions or improvements associated with the approvals be completed prior to final plat submittal. B. That a waiver to protest a special improvement district to upgrade Granrud Lane to City standards in accordance with the City of Kalispell's Design and Construction Standards for urban streets shall be filed with the final plat 9. The roads within the subdivision shall be named and signed in accordance with the policies of the Kalispell Public Works Department and the Uniform Traffic Control Devices Manual. 10. That an overall landscape plan for the site that incorporates perimeter landscaping as well as street trees and landscaping within the common area be submitted to the Kalispell Parks and Recreation Department for review and approval. 11. The developer shall provide a plan for mail service approved by the U.S. Postal Service. 12. Street lighting shall be located within the subdivision and shall be shielded so that it does not intrude unnecessarily onto adjoining properties. 13. All utilities shall be installed underground. 14. 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 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. 16. That a recommendation on the parkland dedication requirements shall be Provided by the Tri-City Planning Office staff to the city council. 17. That a minimum of two-thirds of the necessary infrastructure for this subdivision shall be completed prior to final plat submittal. 18. That a homeowners association be established for the maintenance of the common area based upon a pro-rata share of costs. 19. All areas disturbed during development of the subdivision shall be re -vegetated with a weed -free mix immediately after development. 20. That a conditional use permit shall be obtained granting approval of the multi -family dwellings in an RA-1, Low Density Residential Apartment, zoning district. 21. That preliminary approval 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 STH DAY OF NOVEMBER, 2001. Wm. E. Boharski Mayor ATTEST: Theresa White City Clerk Tri-City Planning Office 17 Second Street East - Suite 211 Kalispell, Montana 59901 October 19, 2001 Phone: (406) 751-1850 Fax: (406) 751-1858 tricity@centurytel.net Chris Kukulsld, City Manager City of Kalispell P.O. Box 1997 Kalispell, MT 59903 Re: Preliminary Plat Approval - Whitefish Stage Condominiums Dear Chris: The Kalispell City -County Planning Board met on October 9, 2001, and held a public hearing to consider a request by Whitefish Stage Condominiums LLC for preliminary plat approval of a 304 unit residential condominium subdivision on property located on the north side of Granrud Lane and the west side of Whitefish Stage Road in the northeast part of Kalispell. This request has been filed in conjunction with a request for annexation to the city with an initial City RA-1 zoning. This district has a minimum lot size of 6,000 square feet plus an additional 3,000 square feet for each unit beyond a duplex. It allows duplexes and single-family homes as permitted uses and lists multi- family dwellings as a conditionally permitted use. The developers have filed an application for a conditional use permit to allow multi -family dwellings concurrent with their request for annexation and preliminary plat approval. Narda Wilson, of the Tri-City Planning Office, presented staff report KPP-01-2, noting that the density is similar to the development to the south, but that the design of the dwellings is in a multi -family configuration. Staff recommended approval of the preliminary plat for the subject to the conditions outlined in the staff report which are the same as those recommended for the conditional use permit. At the public hearing the applicants spoke in favor of the proposal. There were nine people from the neighborhood who spoke in opposition to the zoning and the development proposal because of impacts to the area particularly related to additional traffic and density. After the public hearing the board discussed the proposal, taking into consideration the issues associated with the additional traffic, density, neighborhood character and other issues. The board also discussed the parkland dedication and favor allowing the clubhouse amenities to meet parkland dedication requirements. Upgrading Granrud Lane was also the subject of discussion. Engineer Jay Billmayer stated that Buffalo Stage Phase V had a waiver to protest a special improvement district (SID) for upgrading Granrud Lane and asked that the developers of this project be given the same consideration. The recommended conditions of approval have been amended that relate to these two issues. Providing Community Planning Assistance To: • City of Kalispell • City of Columbia Falls • City of Whitefish Whitefish Stage Condominiums Preliminary Plat October 19, 2001 Page 2 A motion was made and passed unanimously to forward a recommendation to the city council that the preliminary plat for the subdivision be approved subject to the amended conditions. Those conditions are outlined on attached Exhibit A. Please schedule this matter for the November 5, 2001 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. Sincerely Kalispell City -County Planning Board e evens Pr ident GS/NW Attachments: Exhibit A (conditions of approval) Staff report KPP-01-2 and application materials Draft minutes 10/9/01 planning board meeting c w/ Att: Theresa White, Kalispell City Clerk c w/o Att: Jim Purdy, Whitefish Stage Development, LLC, 236 Wisconsin Ave. Whitefish, MT 59937 Billmayer Engineering, 2191 Third Ave East, Kalispell, MT 59901 H: \FRDO\TRANSMIT\KALISPEL\2001 \KPP-01-2.DOC Whitefish Stage Condominiums Preliminary Plat October 19, 2001 Page 3 EXHIBIT A WHITEFISH STAGE CONDOMINIMUMS PRELIMINARY PLAT AMENDED CONDITIONS OF APPROVAL AS RECOMMENDED BY THE KALISPELL CITY -COUNTY PLANNING BOARD OCTOBER 9, 2001 The Kalispell City -County Planning Board is recommending the following conditions to the Kalispell City Council for the above referenced preliminary plat approval request. A public hearing was held on this matter at the October 9, 2001 planning board meeting: Development of the subdivision shall be platted in substantial compliance with the approved preliminary plat which governs the number of dwellings within the subdivision, common areas and roadways within the subdivision. 2. The location and number of multi -family units within the development may be modified provided that the overall number of units does not exceed 304 dwellings. 3. 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. 4. That a Certificate of Subdivision Approval be obtained from the Department of Environmental Quality and written approval by the Kalispell Public Works Department approving the water and sewage facilities for the subdivision. 5. A stormwater 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 shall obtain written approval for the proposed approaches onto Whitefish Stage Road by the Montana Department of Transportation, Flathead County Road Department and from the Kalispell Public Works Department for Granrud Lane and any conditions or improvements associated with the approvals be completed prior to final plat submittal. 8. That a waiver to protest a special improvement district to upgrade Granrud Lane to City standards in accordance with the City of Kalispell's Design and Construction Standards for urban streets shall be filed with the final plat. Whitefish Stage Condominiums Preliminary Plat October 19, 2001 Page 4 9. The roads within the subdivision shall be named and signed in accordance with the policies of the Kalispell Public Works Department and the Uniform Traffic Control Devices Manual. 10. That an overall landscape plan for the site that incorporates perimeter landscaping as well as street trees and landscaping within the common area be submitted to the Kalispell Parks and Recreation Department for review and approval. 11. The developer shall provide a plan for mail service approved by the U.S. Postal Service. 12. Street lighting shall be located within the subdivision and shall be shielded so that it does not intrude unnecessarily onto adjoining properties. 13. All utilities shall be installed underground. 14. 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 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. in tht. R «t of Ant.. ninth of the PA .. rn 99 s << 4e area equal to es. Based an A vnivation af $10,000 pff FIRFR parklandEledieatien would equal $28,900. 16. That a recommendation on the parkland dedication requirements shall be provided by the Tri-City Planning Office staff to the city council. 17. That a minimum of two-thirds of the necessary infrastructure for this subdivision shall be completed prior to final plat submittal. 18. That a homeowners association be established for the maintenance of the common area based upon a pro-rata share of costs. 19. All areas disturbed during development of the subdivision shall be re -vegetated with a weed -free mix immediately after development. 20. That a conditional use permit shall be obtained granting approval of the multi -family dwellings in an RA-1, Low Density Residential Apartment, zoning district. 21. That preliminary approval shall be valid for a period of three years from the date of approval. [TEFISH STAGE CONDOMINIUMS TRI-CITY PLANNING OFFICE STAFF REPORT #KPP-01-2 OCTOBER 2, 2001 A report to the Kalispell City -County Planning Board and the Kalispell City Council regarding a request for preliminary plat approval of a 304 lot residential condominium subdivision and annexation with an initial zoning of RA-1. A public hearing on this proposal has been scheduled before the planning board for October 9, 2001 in the Kalispell City Council Chambers. The planning board will forward a recommendation to the city council for final action. This is a proposal that includes the annexation of approximately 38.4 acres for the purposes of developing a condominium project. Because the multi -family dwellings are intended to be sold as condominiums rather than as rental units, the project is subject to subdivision review. A. Applicant: Jim Purdy, Agent for Whitefish Stage Development, LLC 236 Wisconsin Ave. Whitefish, MT 59937 (406) 862-2311 Technical Assistance: Billmayer Engineering 2191 Third Ave East Kalispell, MT 59901 (406) 257-8708 B. Nature of Application: This is a request for preliminary plat approval of a 304-lot residential condominium subdivision and annexation of approximately 38.4 acres in northeast Kalispell. The applicant has requested RA-1, Low Density Residential Apartment, zoning on this property upon annexation which allows multi -family dwellings as a conditionally permitted use. Currently, the property is zoned County R-5, a Two -Family Residential district, under the Flathead County Zoning Regulations. The applicants are proposing a six phase, multi -family condominium project that would include the construction of duplex, six-plex and nine-plex units. All of the units within the development would be individually owned and the homeowners would pay into an association for the maintenance of the common elements including, but not limited to, the landscaping, clubhouse and fencing. Primary access to the subdivision would be from Whitefish Stage Road and Granrud Lane. Phase I would be located along Whitefish Stage Road which would include 46 units, the clubhouse and main entrance. Phase II would be located southwest of Phase I and would have 48 units. Phase III would be to the northwest of Phase I and would have 40 units. Phase IV has 44 units, Phase V has 66 units and Phase VI has 60 units. The development would progress from east to west with each phase being developed in succession until completion. All of the infrastructure within the subdivision would be constructed to City standards. 1 C. Location: The property is located on the west side of Whitefish Stage Road and north of Granrud Lane in the northeast part of Kalispell. The property proposed for development can be described as Assessor's Tract 2 in the northeast quarter of Section 31, Township 29 North, Range 21 West, PM.M., Flathead County, Montana. D. Size: Total Area: 38.40 acres Condominium Area: 26.29 acres Common Facilities: 1.29 acres Roadway /easements 9.66 acres Common Areas: 1.15 acres E. Existing Land Use: This property is currently being used for agricultural purposes, primarily small grains such as wheat and barley. F. Adjacent Land Uses: The area is characterized by duplex residential development on lots in the area to the south with all of the other surrounding area being single family. North: Single family homes in Country Village No. 2, County R-1 zoning East: Single family homes in Mission Village #4, County R-1 zoning South: Duplex and single family homes in Buffalo Stage Phase V, City RA-1 zoning West: Single family homes, County R-1 zoning. G. Zoning: This property is currently in the County and is zoned R-5, Two -Family Residential. However, along with the request for preliminary plat approval of the subdivision, a request for annexation into the City and an initial zoning of RA-1 has been proposed. The RA-1 is a Low Density Residential Apartment zoning district, which has a minimum lot width of 60 feet and a minimum lot size requirement of 6,000 square feet plus and an additional 3,000 square feet for each additional unit beyond a duplex. The district allows duplexes and single- family homes as permitted uses and multi -family dwellings as a conditionally permitted use. The development will be a mix of duplex, six-plex and nine-plex units that would be sold as condominiums. There would be no transfer of real estate per se and all of the real property within the subdivision would be commonly owned and maintained. There will not be any "lots" within the subdivision but rather "units." Therefore when assessing compliance with the minimum lot size requirements of the district, the development would be evaluated on the basis of density. Evaluating the density of the subdivision would be based upon the area excluding the roadways. The roads comprise approximately 9.66 acres leaving 28.74 of the parcel devoted to the development of the dwelling units. The number of allowable dwellings in RA-i would be based on a density of 6,000 square feet plus 3,000 square feet for each additional unit beyond a duplex. The maximum density allowed within the subdivision excluding the roadway would be 417 units, or one dwelling per 3,000 square feet. The developer proposes 304 units or one dwelling per 4,188 square feet or 72.90 percent of the maximum density allowed under the proposed RA-1 zoning. 2 It may be noteworthy to compare the currently allowed density under the County R-5, Two Family Residential, to that which is proposed the City RA-1, Low Density Residential Apartment. Under the current County R-5 zoning the minimum lot size requirement is 5,400 square feet. Each of the 5,400 square foot lots would allow a duplex or a base density of one dwelling unit per 2,700 square feet, somewhat higher that that proposed under the RA-1 which allows a base density of one dwelling per 3,000 square feet. The overall change in density allowance as a result of annexing the property from the County to the City and the adoption of City RA-1 zoning would be a total of 463 units under County R-5 zoning and 417 units allowed unity City RA-1 zoning. Obviously, the base density allowed by the zoning would be reduced. H. Utilities: Upon annexation into the City, this property would be eligible to receive full City services to the subdivision as provided under the City of Kalispell's Extension of Services Plan. Water: Evergreen Water District Sewer: City of Kalispell Solid Waste: City of Kalispell or private hauler Gas: Montana Power Company Electricity: Flathead Electric Coop (underground) Telephone: CenturyTel (underground) Fire: City of Kalispell Schools: School District #5, Kalispell, Edgerton School Police: City of Kalispell This application is reviewed as a major subdivision in accordance with statutory criteria and the Flathead County Subdivision Regulations. A. Effects on Health and Safety: Eim: This subdivision would be annexed into 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. All of the lots will abut a street 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 fire chief. Two accesses to and from the subdivision are proposed with the main entrance located along Whitefish Stage Road and another entrance along Granrud Lane. The fire access and suppression system should be installed and approved by the fire department prior to combustible construction taking Flondin : According to FIRM Panel #1810D dated 10/16/96 notes that this property 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 development will be from two entrances; one from Whitefish Stage and one from Granrud Lane; both are paved County roads in good to fair condition. The entrance from Granrud Lane will be an extension of Buffalo Stage Drive to the south in Buffalo Stage Phase V. Granrud Lane has been upgraded and paved to County standards within the last several years in conjunction with the development of the Buffalo Stage subdivision to the south and did not include curb, gutter and sidewalks. 3 Whitefish Stage Road is in generally fair to marginal condition depending on the roadway segment. The segment of Whitefish Stage Road fronting along this property could be described as being in fair condition. Whitefish Stage Road is scheduled for upgrading in the spring of 2002 which would include some widening of the shoulders, ditching and an asphalt overlay. It will not remove the curve near the Stillwater River Bridge nor will it significantly widen the roadway. A bike and pedestrian path was recently completed along Whitefish Stage Road which runs from West Reserve Drive to a bridge that will cross the Stillwater River to the west. The bike and pedestrian path runs along the east side of the property where the subdivision is proposed. Access from the subdivision and Granrud Lane onto Whitefish Stage Road could be problematic because of the potential traffic volumes and current traffic levels. The segment of Whitefish Stage Road between West Reserve Drive and the Stillwater Bridge is the third busiest County road. Additional traffic entering and leaving Whitefish Stage Road from this subdivision will create additional impacts to the roadway and traffic in the area. The internal roadways to serve the subdivision will be newly constructed roads to City standards and would include curb, gutter, sidewalks and a landscape boulevard. B. Effects on Wildlife and Wildlife Habitat: This property is generally agricultural and has been used for small grains. It does not provide important wildlife habitat for any type of big game or endangered species. This area does not provide significant habitat for wildlife. C. Effects on the Natural Environment: Surface and groundwater: This subdivision will be served by public water and sewer thereby minimizing any potential impacts to the groundwater. No surface water is in close enough proximity to the site to create concerns with regard to this development. Stillwater River lies to the west but no potential impacts to the river would be expected from this development because of its distance from the site. Drainage: This site is relatively level and does not pose any unusual challenges to site drainage. Curbs and gutters will be installed within the subdivision and a storm drain management plan will have to be developed to address the runoff from the site. Open space areas indicated on the plat may be used as part of the stormwater management plan as well as providing open space and buffer for the subdivision. An engineered drainage plan will be submitted to the Kalispell Public Works Department for their review and approval. D. Effects on Local Services: Water: Water service is proposed to be provided by the Evergreen Water District. The property is currently in the district boundaries and there is water near the site. Currently an 8" water main lies to the south of the site in Buffalo Stage Phase V from Buffalo Stage and another 12" main lies further to the east. The water mains will be extended from their existing location to the subdivision. The extension of these mains will provide the Evergreen Water District with an opportunity to provide a loop for the water system in the area. This will apparently be needed to provide adequate flows to the fire hydrant system in the El area. Fire hydrants will also be required to be placed in accordance with the Uniform Fire Code. The water system for the subdivision will be reviewed and approved by the Evergreen Water District and the Montana Department of Environmental Quality for compliance with their design standards and specifications. SeweT: Sewer service will be provided by the City of Kalispell via the Village County Sewer District's sewer mains. Sewer mains are located to the south of this site in Buffalo Stage Phase V and will be extended to the north to accommodate this subdivision. The Village County Sewer District has an interlocal agreement with the City of Kalispell which allows the district to treat the effluent from their district in the Kalispell sewer treatment plant. The City has agreed with the District to allow the District to maintain ownership of the sewer mains until such time as the construction bonds have been paid off. After to bonds are paid in full, the City will take ownership of the mains. In the interim, the District collects the connection fees received as the area develops. The Kalispell Public Works Department maintains and operates the sewer system within the Village County Sewer District and would like to take over the system in its entirety and be allowed to collect the connection fees. Any expansion of the Village County Sewer District boundaries that would result in the postponement of the City's ownership of the system should be discouraged. The Montana Department of Environmental Quality will also review the proposed services as part of their subdivision review. Roads: Traffic projections for this subdivision are estimated to be approximately 1,200 additional vehicle trips per day at full build out based on the estimate given in the environmental assessment submitted with the application and the Trip. Generation Manual published by the Institute of Transportation Engineers. This is based on the residential condominium / townhouse modes. The roads within the subdivision will be constructed to City standards and would include curb, gutter, sidewalks and landscape boulevards within the subdivision. Primary access to the subdivision will be taken from Whitefish Stage Road and will be developed as part of Phase I. Currently this segment of Whitefish Stage Road is the third busiest roadway in the County and had 4,284 daily average vehicle trips in 1997. Granrud Lane will provide access to the subdivision from the south and would be developed as part of Phase IV or sooner. The Granrud Lane access may be developed as part of earlier phases, however, because sewer and water will need to be extended from the south and a loop water system will be required to be created to provide adequate fire flows. A traffic study assessing the impacts to Whitefish Stage Road from the subdivision and Granrud Lane and the identification of mitigation measures would be required by the City of Kalispell Public Works Department as part of their review process. The roadways serving the subdivision are currently in the County and are constructed to County standards. The entire length of Granrud Lane is contiguous to the city to the south and after this property is annexed with be contiguous to the city to the north as well. Because of this, the annexation of Granrud Lane to the City would be part of this proposal that would be addressed by the staff at the time the property annexation is recorded. Roads in the area appear to be adequate to accommodate the additional traffic generated by this subdivision. However, some improvements to the roadways may be needed in order to mitigate potential impacts. 5 Most difficult is the decision regarding the improvements to Granrud Lane that should be borne by the developer. Section 3.08( C ) of the City of Kalispell Subdivision Regulations states that "any public or private street or road providing ingress and egress to a subdivision shall meet the street design standards and specifications stated in Section 3.09 of these regulations." In essence this would require the developer to upgrade Granrud Lane to City standards which would mean the inclusion of curb, gutter and sidewalks. Since this subdivision only fronts along the north side of Granrud Lane, it may not be reasonable to require the developer to fully upgrade both sides of this roadway which currently is paved, but has no curb, gutter or sidewalks. Other alternatives may be to require upgrading both sides of the street with curb and gutter and sidewalks on one side; upgrade only the north side with curb, gutter and sidewalks; upgrade both sides with just curb and gutter; or not require any upgrades to Granrud Lane essentially leaving it as is. Schools: This development is within the boundaries of School District #5, Kalispell, and Edgerton School would serve the primary grades. Upon inquiry to the school district, Edgerton School has an enrollment capacity of 568 students and as of September of 2001 their enrollment is 548. It can be anticipated that as many as 150 additional school age children could be generated from this subdivision at full build out. This could have a substantial impact on the local school and the developer should coordinate with the district regarding the mitigation of those impacts. Parks and Open Snare: 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 area indicated for development of the condominiums is approximately 26.29 acres. The environmental assessment states that the developer would like to pay cash in lieu of parkland dedication but states that a price for the land has not yet been established. However, other similar subdivisions in the area have parkland being based on a valuation of $10,000 per acre. If the developer and City are notable to agree upon the fair market value, the City may require the value be established by an appraisal done by a qualified real estate appraiser of its choosing. Eleven percent of the 26.29 acres would equal approximately 2.89 acres in parkland dedication or cash in lieu of parkland dedication would be required. Based on the above stated value the cash in lieu of parkland dedication would equal $28,900. Police: This subdivision is in the jurisdiction of the City of Kalispell Police Department. The department responded by stating that they can adequately provide service to this subdivision. Fire Protection: Fire protection would be provided by the Kalispell Fire Department. Although fire risk is low because of good access, the fire department is recommending that access to the subdivision and the hydrants be in place prior to final plat approval. 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. 9 Medical Services: Ambulance service is available from the fire department and ALERT helicopter service. Kalispell Regional Hospital is close by and less than three miles from the site. E. Effects on Agriculture and agricultural water user facilities: The site has been traditionally used for agricultural purposes, primarily small grains. Its location within the planning jurisdiction and its proximity to urban services makes this property suitable for a relatively high density residential development as is being proposed. There will be relatively no impact on agricultural uses within the Valley and no impact on agricultural water user facilities since this property will be served by a public water system. F. Relation to Master Plan Map: This property is in the Kalispell City -County planning jurisdiction. The master plan map designation for this area is Suburban Residential which anticipates up to two dwelling units per gross acre. These areas are not typically served by community water and sewer. The plan encourages reconsideration of this area for a higher density once public water and sewer become available. The next highest density is Urban Residential which anticipates a density of two to eight dwelling units per gross acre. The Urban Residential areas would have public water and sewer available as well as access to services and public facilities. The proposed development has a gross density of eight dwellings per acres and would fall within the Urban Residential density of the master plan. The proposed development is in substantial compliance with the urban residential land use designation of the master plan. G. Compliance with Zoning: This property is currently zoned County R-5, a Two - Family Residential zoning designation which requires a minimum of 5,400 square feet and a minimum lot width of 50 feet. The proposed zoning is City RA-1, Low Density Residential upon annexation which has a minimum lot size requirement of 6,000 square feet for a duplex plus 3,000 square feet for each dwelling beyond a duplex. The proposed development is consider a multi -family condominium project and requires a conditional use permit in the RA-1 zone. An application for a conditional use permit has been filed concurrently with the preliminary plat application and petition for annexation. The proposed density within the subdivision complies with the RA-1 density standards of one dwelling per 3,000 square feet. The overall density of the development based on the net square footage per dwelling which includes all of the common area but excludes the roads is approximately one dwelling unit per 4,118 square feet. The number of dwelling units proposed within the subdivision comply with the density standards for this zoning district. H. Compliance with the Kalispell Subdivision Regulations: This subdivision complies with the Kalispell Subdivision Regulations and no variances have been requested. REcommENinATION Staff recommends that the Kalispell City -County Planning Board adopt Staff Report #KPP-01-2 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 number of dwellings within the subdivision, common areas and roadways within the subdivision. 2. The location and number of multi -family units within the development may be modified provided that the overall number of units does not exceed 304 dwellings. 3. 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. 4. That a Certificate of Subdivision Approval be obtained from the Department of Environmental Quality and written approval by the Kalispell Public Works Department approving the water and sewage facilities for the subdivision. 5. A stormwater 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 shall obtain written approval for the proposed approaches onto Whitefish Stage Road and Granrud Lane by the Montana Department of Transportation, Flathead County Road Department and Kalispell Public Works Department and any conditions or improvements associated with the approvals be completed prior to final plat submittal. 7. That Granrud Lane shall be upgraded to City standards in accordance with the City of Kalispell's Design and Construction Standards for urban streets. 8. The roads within the subdivision shall be named and signed in accordance with the policies of the Kalispell Public Works Department and the Uniform Traffic Control Devices Manual. 9. That an overall landscape plan for the site that incorporates perimeter landscaping as well as street trees and landscaping within the common area be submitted to the Kalispell Parks and Recreation Department for review and approval. 10. The developer shall provide a plan for mail service approved by the U.S. Postal Service. 11. Street lighting shall be located within the subdivision and shall be shielded so that it does not intrude unnecessarily onto adjoining properties. 12. That the parkland dedication requirements be met with the dedication of the open space / buffer area noted on the plat and that improvements be made to this area in the form of seeding, irrigation and landscaping. Other improvements to the open space may be necessary for this area to function as a recreational amenity. 13. All utilities shall be installed underground. 9 14. 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 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. 15. That the parkland dedication requirements shall be met with cash in lieu of parkland in the amount of one -ninth of the 26.29 acres for the condominium area equal to approximately 2.89 acres. Based on a valuation of $10,000 per acre cash in lieu of parkland dedication would equal $28,900. 16. That a minimum of two-thirds of the necessary infrastructure for this subdivision shall be completed prior to final plat submittal. 17. That a homeowners association be established for the maintenance of the common area based upon a pro-rata share of costs. 18. All areas disturbed during development of the subdivision shall be re -vegetated with a weed -free mix immediately after development. 19. That a conditional use permit shall be obtained granting approval of the multi- family dwellings in an RA-1, Low Density Residential Apartment, zoning district. 20. That preliminary approval shall be valid for a period of three years from the date of approval. 0 BILLMAYER ENGINEERING September 11, 2001 Mr. Tom Jentz Tri-City Planning Office 17 Second St. East, Suite 211 Kalispell, NIT 59901 RE: Whitefish Stage Condominium Subdivision, Zone Change/Conditional Use Permit, Annexation to City of Kalispell. Dear Mr. Jentz, The following are submitted for your review and presentation to the Planning Board and the City of Kalispell. 1. Application for Major Subdivision Approval A. Environmental Assessment 2. Petition for Zoning Amendment, City of Kalispell 3. Application for Conditional Use Permit, City of Kalispell 4. Petition for Annexation and Withdrawal from Rural Fire District 5. - Review Fees A. Ck# 1802 - $6,680.00 — Subdivision B. Ck# 1803 - $ 430.00 —Annexation C. Ck# 1804 - $1,830.00 — Conditional Use Permit 6. Proposed Preliminary Plat A. Billmayer Engineering (20 Copies) B. Reduced Scale (3 Copies) 7. List of Adjoining Land Owners (3 Copies) 8. Title Report (Commitment for Title Insurance Three Copies) 9. Covenants (Three Copies) - 10. Condominium Documents (Three Copies) This information is submitted with the intention of being presented at the October Planning Board Meeting. Any additional information you may require will receive our prompt attention. Respectfully Submitted, B LMAYER ENGINEERING 5 J: ayPBLr P.E. 2191 Third Avenue East • Kalispell, Montana SW • (406) 2574707 - FAX (406) 2574710 APPLICATION FOR MAJOR PRELIMINARY PLAT APPROVAL This application shall be submitted, along with all information required by the applicable Subdivision Regulations and the Montana Subdivision and Platting Act, and the appropriate fee to: Tri-City Planning Office, 17 Second St East, Suite 211 Kalispell, Montana 59901 Phone: (406)751-1850 Fax: (406)751-1 +F'_` FEE SCHEDULE: Major Subdivision (6 or more lots) Condominiums (6 or more units) Mobile Home Parks & Campgrounds (6 or more spaces) Amended Preliminary Plat Subdivision Variance Commercial and Industrial Subdivision Pre -Application Meeting (Major and Commercial) SUBDIVISION NAME: WHITEFISH STAGE CONDOMINIUMS OWNER(S) OF RECORD: JIM PURDY, AGENT FOR SEP 112001 $60 ' $600 + $20/space $200 $100 (per variance) Add $200 to base preliminary plat fee $ 50 Name WHITEFISH STAGE DEVELOPMENT, LLC Phone 406-862-2311 Mailing Address 236 WISCONSIN AVENUE City HITEFISH State MT Zin TECHNICAL/PROFESSIONAL PARTICIPANTS (Surveyor/Designer/Engineer, etc): Name & Address BILLMAYER ENGINEERING, 2191 3rd Ave. E., Kalispell, M'I Name & LEGAL DISCRIPTION OF PROPERTY: City/ County Street Address Assessor's Tract No(s) Lot No(s) 1/4 Sec NE Section 31 Township 29N Range 2 1 W GENERAL DESCRIPTION OF SUBDIVISION: 304 UNIT CONDOMINIUM CONSTRUCTED IN RA-1 ZONE, CITY OF KALISPELL Number of Lots or Rental Spaces 304 Total Acreage in Subdivision 38.4 Total Acreage in Lots N/A Minimum Size of Lots or Spaces N/A Total Acreage in Streets or Roads 9.66 Maximum Size of Lots or Spaces N/A Total Acreage in Parks, Open Spaces and/or Common Areas 22.0 1 PROPOSED USE(S) AND NUMBER OF ASSOCIATED LOTS/SPACES: Single Family Townhouse _ Duplex Apartment Commercial Industrial Condominium 304 Multi -Family Mobile Home Park Recreational Vehicle Park Planned Unit Development Other APPLICABLE ZONING DESIGNATION & DISTRICT RA-1 - KALISPELL ESTIMATE OF MARKET VALUE BEFORE IMPROVEMENTS 600 , 000.00 TO BE PROVIDED: Roads: _Gravel X Paved X Curb X Gutter XSidewalks _Alleys Other Water System: _Individual _Multiple User _Neighborhood %Public Other Sewer System: _Multiple User _Neighborhood 2X Public Other _Individual Other Utilities: X Cable TV XL -Telephone X Electric X Gas X Othersecurit Y Solid Waste: _.I _Home Pick Up _Central Storage _Contract Hauler Owner Haul Mail Delivery: X Central Individual School District: Fire Protection: X Hydrants Tanker Recharge —Fire District: CITY OF KALISPELL Drainage System: ONSITE STORAGE / INFILTRATION PROPOSED EROSION/SEDIMENTATION CONTROL: EROSION CONTROL PLAN BY KALISPELL PUBLIC WORKS VARIANCES: ARE ANY VARIANCES REQUESTED? NO (yes/no) If yes, please complete the information below: SECTION/REGULATION OF REGULATIONS CREATING HARDSHIP: EXPLAIN THE HARDSHIP THAT WOULD BE CREATED WITH STRICT COMPLIANCE OF REGULATIONS: PROPOSED ALTERNATIVE(S) TO STRICT COMPLIANCES WITH ABOVE REGULATIONS: 2 PLEASE ANSWER THE FOLLOWING QUESTIONS IN THE SPACES PROVIDED BELOW: 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? 5. What other conditions are unique to this property that create the need for a variance? 3 APPLICATION CONTENTS: The subdivider shall submit a complete application addressing items below to the Tri- City Planning Office at least thirty (30) days prior to the date of the meeting at which it will be heard. 1. Preliminary plat application. 2. 16 copies of the preliminary plat. 3. One reproducible set of supplemental information. (See Appendix A of Subdivision Regulations for the city where the subdivision is proposed. 4. One reduced copy of the preliminary plat not to exceed 11" x 17" in size. 5. Application fee 6. Adjoining Property Owners List (see example below): Assessor# Sec-Twn-ltng 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 accur of my knowledge. Should any information or representation sub 'tted in connects with this application be untrue, I understand that any appr al based thereon m be rescinded, and other appropriate action taken. The signing ' applications ifies approval for the Tri-City Planning staff to be present o erty for r utine monitoring and inspection during the approval T%—'%VW%MN As approved by the CAB on 4/5/00 Effective 6/1/00 51 --ti'ttb—C�\ (Date) ENVIRONMENTAL ASSESSMENT For WHITEFISH STAGE CONDOMINIUMS GEOLOGY A. 1. a. There are no falls, slides, slumps or bedrock that could result in property damage or personal injury. The area is not prone to any unusual seismic activity. b. There are no rock outcroppings existing on the property. B. Any problems or dangers encountered during construction, relating to geology, will be addressed and resolved as soon as the problem arises. All problems will be resolved in conjunction with the representing Engineer. SURFACE WATER, A. There are no streams or water body on this parcel. B. There are no artificial water systems, such as canals, ditches, aqueducts, reservoir and irrigation systems, existing on this property. C. There are no areas subject to flood hazard existing on the property. III VEGETATION A. The native vegetation is sparsely populated with mainly fir and birch. A mixture of under shrubs and native grasses cover the majority of the area. B. The site is sparsely wooded now and it is anticipated that only minor tree clearing will be necessary. C. There is no intention to perform overlot grading, the main area of vegetation of removal will be for the roadway. IV WILDLIFE A. This property is surrounded by existing residential developments in The City of Kalispell or Evergreen Planning District and few species are located in this area. B. NA. C. No measures have been proposed. ENVIRONMENTAL ASSESSMENT FOR THE WHITEFISH STAGE CONDOMINIUMS Page 1 V AGRICULTURE AND TIMBER PRODUCTION A. Kalispell Loam (Ke) 32 Acres Class II, Kalispell — Tuffit Silt Loam (KzA) 6 Acres Class III. B. Historic use has been production of small grains such as wheat and barley. C. Adjacent properties are housing developments. D. There are no adjacent agricultural uses. E. No natural timber exists. VI HISTORICAL FEATURES A. There are no known historical, archaeological or cultural features on or near the site. B. N/A. C. N/A. VII SEWAGE TREATMENT A. N/A. — Village County Sewer District with treatment by City of Kalispell. B. N/A. 1. The estimated wastewater production for the production is 62,800 GPD for the 304 residential condominium units and clubhouse. 2. a. Sewer will be provided by the City of Kalispell and Village County Sewer District. b. Water and sewer are available adjacent to this subdivision. C. Request to connect to the Village County Sewer District system will be submitted concurrently with this application. 3. a. Attached. b. N/A. C. 1. N/A. 2. N/A. d. N/A. ENVIRONMENTAL ASSESSMENT FOR THE WHITEFISH STAGE CONDOMINIUMS Page 2 VIII WATER SUPPLY A. The water service will be provided by the Evergreen County Water and Sewer District. 1. The average daily use is estimated at 2.0 people per dwelling x 150 GPD x 304 dwellings = 91,200 GPD. 2. The Evergreen County Water and Sewer District is responsible for its operation and maintenance. Request to hook to the Evergreen system will be submitted concurrently with this application. IX SOLID WASTE A. The City of Kalispell provides refuse collection at individual residences. The service includes recycling. The non -recyclable waste is disposed at the Flathead County Landfill. B. N/A. C. N/A. X DRAINAGE 0 Drainage from streets will be conducted along the roadway curb and gutters and discharge to a drainage system which will include storm water detention and disposal by subsurface infiltration onsite. 2. The proposed roadway will be 28 ft. width of asphalt. 3. N/A. W Runoff will be collected for disposal onsite. 2. Stormwater runoff will be channeled to common disposal areas. 3. During construction straw bales shall be placed periodically in the road side drainage swales to help prevent the transport of sedimentation offsite. After construction, revegitation shall be used to maintain disturbed areas. 4. Submitted to Montana Department of Environmental Quality and City of Kalispell. ENVIRONMENTAL ASSESSMENT FOR THE WHITEFISH STAGE CONDOMINIUMS Page 3 XI ROADS A. The subdivision, when fully developed, will generate approximately 1200 vehicle trips per day onto Whitefish Stage Road. Traffic from Whitefish Stage Condominiums will exit onto Whitefish Stage Road. The existing road system will safely accommodate the additional traffic. The existing road system serves surrounding residential developments and this additional traffic will not significantly impact their capacity. The existing width and right of way width is standard 60 feet. 2. The new subdivision should not significantly increase the maintenance problems for the existing roads. B. All costs for road construction will be the developer's responsibility. The maintenance of the road will be the responsibility of the lot owners, after the standard one-year warranty period. C. Soil conditions are not foreseen to present any problems during construction. The roadway and building areas will be engineered to conform to established building and construction criteria. D. N/A. E. Year-round access by conventional automobiles over legal rights -of -way will be available to all lots within the subdivision. F. N/A. XII EMERGENCY SERVICES /0 a. Fire protection will be provided by the City of Kalispell. b. N/A. C. N/A. d. Fire hydrants are proposed, the static pressure should be between 65 and 75 psi. 2. Police protection will be provided by the City of Kalispell Police Department. 3/4. Ambulance and medical service will be provided by Kalispell Fire Department and Kalispell Regional Hospital. The present personnel and facilities for emergency services should be adequate to serve the needs of the proposed development. XIII SCHOOLS ENVIRONMENTAL ASSESSMENT FOR THE WHITEFISH STAGE CONDOMINIUMS Page 4 A. The schools which will serve the development will be those of Flathead County Public Schools. It is not anticipated that the increase in school children will significantly impact existing school facilities. B. The number of children which might impact the district is 152, an average of 0.5 children per residential unit. XIV ECONOMIC BENEFITS A. The tax on the property prior to development was $177.85 (2000 figures). The site of the proposed development is presently included in 38.4 acres of land. B. The properties will be assessed as residential and commercial as the uses have been designated. The (year 2002) 25% buildout assessed value is estimated at $14,000,000 and the (year 2005) 90% buildout assessed value is estimated at $50,000,000. C. The anticipated revenue increases per lot from solid waste fees will be approximately $65.00 per lot or residential unit annually. The cost of water and sewer hookups fees are based on the water consumption of the buildings constructed. These fees would be paid by the lot owner at the time of construction of a building. XV LAND USE A. The present and historical use of this site is agriculture use. B. The site proposed for development is zoned R-5, Multi -family Residential (Evergreen). This parcel is in a residential area of Kalispell. Annexation is being petitioned concurrently with this application. C. Current land use on four sides of this proposed subdivision is residential. D. N/A. E. There are no health or safety hazards near the subdivision, nor are there any unusual or unpleasant nuisances in the area. There are no on -site uses that will create any nuisance. ENVIRONMENTAL ASSESSMENT FOR THE WHITEFISH STAGE CONDOMINIUMS Page 5 XVI PARKS AND RECREATIONAL FACILITIES A. A Clubhouse / Community Center complete with pool is to be constructed as part of Phase I. B. There are numerous recreational facilities located in the area. C. Cash in -lieu of parkland is proposed. The estimated purchase price per acre has not yet been determined. XVII UTILITIES A. The power company responsible for this area is Flathead Electric Coop. The phone company would be Century Tel. Gas is provided by Montana Power Company. All utilities are proposed to be installed underground. B. The preliminary plat has not been submitted to any of the above -mentioned utility companies. C. The completion date will depend on the approval date and other issues, but it is anticipated that all utilities will be installed concurrently with the other site improvements. Where possible utilities will be constructed in phases consistent with the plat. ENVIRONMENTAL ASSESSMENT FOR THE WHITEFISH STAGE CONDOMINIUMS Page b FRDO S-98 APPLICANT: _ WHITEFISH STAGE DEVELOPMENT LLC FRDO FILE #: KPP-01-2 , KA-01-6 & KCv-01-5 I, the undersigned certify that I did this date mail via certified or registered mail a copy of the attached notice to the following list of lando ers adjoining the property lines of the property that is to be subdivided. Date: Assessor's S-T-R Lot/Tract Property Owner No. No. & Mail Address WHITEFISH STAGE DEVELOPMENT LLC 236 WISCONSIN AVE WHITEFISH MT 59937 BILLMAYER ENGINEER 2191 3RD AVE EAST KALISPELL MT 59901 AND ATTACHED LIST NOTICE OF PUBLIC HEARING KALISPELL CITY -COUNTY PLANNING BOARD AND ZONING Whitefish Stage Condo Development - Annexation / Preliminary Plat / CUP Flathead City -County Health Dept Zone Change R-4 to R-5 — First Ave West. Zoning Text Amendment — Multi -Family in B-2, General Commercial Zoning Text Amendment — Changes to Building Height Limits The regular meeting of the Kalispell City -County Planning Board and Zoning Commission is scheduled for Tuesday, October 9, 2001 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 public hearings and take public comments on the following agenda items. The board will make a recommendation to the Kalispell City Council who will take final action. 1. A request by Whitefish Stage Development, LLC, for annexation into the City of Kalispell and an initial zoning designation of RA-1, Low Density Residential Apartment on approximately 38.4 acres. This zoning designation allows single family and duplex dwellings as a permitted use, and multi -family dwellings as a conditionally permitted use. The property is in the County zoning jurisdiction and is zoned R-S, a Two Family Residential zoning district The property is located on the west side of Whitefish Stage Road and north of Granrud Lane in the northeast part of Kalispell. A preliminary plat and conditional use permit application for a 304 condominium development have been filed concurrently with the an request The property proposed for annexation can be described as Assessor's Tract 2 in the northeast quarter of Section 31, Township 29 North, Range 21 West, PM.M., Flathead County, Montana. 2. A request by Whitefish Stage Development, LLC, for preliminary plat approval of Whitefish Stage Condominiums, a 304 unit condominium development on approximately 38.4 acres. Primary access to the subdivision would be from Whitefish Stage Road and Granrud Lane. The condominiums would be developed in six phases and would be a mix of duplex, six -plea and nine-plex units with the duplex units generally located around the perimeter of the site. All of the area within the subdivision would be commonly owned and maintained by the owners of the condominiums. Annexation to the city of Kalispell is proposed concurrently with the preliminary plat, with an initial zoning designation of RA-1, Low Density Residential Apartment, which has a minimum lot size requirement of 6,000 square feet plus an additional 3,000 square feet for each unit beyond a duplex in multi- family developments. The property proposed for this subdivision is described above. 3_ A request by Whitefish Stage Development, LLC, for a conditional use permit to allow a 304 unit condominium multi -family development, Whitefish Stage Condominiums, on approximately 38.4 acres. Annexation to the city of Kalispell is proposed concurrently, with an initial zoning designation of RA-1, Low Density Residential Apartment, which has a minimum lot size requirement of 6,000 square feet plus an additional 3,000 square feet for each unit beyond a duplex in multi- family developments. Multi -family dwellings are listed in this zoning district as a conditionally permitted use. The condominiums would be a mix of duplex, six plex and nine plex units done is six phases_ All of the area within the subdivision would be commonly owned and maintained by the owners of the condominiums including the lawn area, clubhouse, fencing, landscaping and parking lots. Primary access to the development would be from Whitefish Stage Road and Granrud Lane. The property proposed for development is described above. 4. A zone change request by the Flathead City -County Health Department from R-4, Two Family Residential, a residential district that allows single family and duplex dwellings as permitted uses, to R-5, Residential / Professional Office, a district that allows single family and duplex dwellings, as well as professional and government offices, as permitted uses. The properties are located on the east side of First Avenue West between loth Street West and 11+h Street West and comprise half of a city block and contain approximately one acre. Previously existing homes have been removed to allow for the redevelopment of the lots with a new County office building. The properties proposed for rezoning can be described as Lot 13 through 24, Block 132, Kalispell Original Townsite in Section 18, Township 28 North, Range 21 West, P.M.M. An amendment to the Kalispell Zoning Ordinance proposed by Richard A. Dasen to amend the B-2, General Business, Section 27.14.020, Permitted, to allow multi- family dwellings. Currently, apartments are only allowed as an accessory use and are subject to a conditional use permit. This change would allow apartments or "multi -family dwellings" as a permitted use in the district This amendment would allow multi -family dwellings in any area of the Kalispell zoning jurisdiction with a B-2, General Business, zoning designation. 6. An amendment to the Kalispell Zoning Ordinance proposed by the City of Kalispell that would amend the building height limits in several of the zoning use districts. La brief, all of the residential districts would have a building height limit of 35 feet including the RA-1, Low Density Residential Apartment District. The RA-2 and 1RA-3 apartment districts would have a building height limit of 40 feet. The business, industrial and hospital districts would be amended to have a 40 foot height limit, and to allow up to a 60 foot height limit with a conditional use permit. The amendments are intended to provide greater consistency among the regulations and to provide an avenue for public review of taller buildings. This amendment could potentially effect all of the properties in the Kalispell zoning jurisdiction which are subject to the proposed changes. Documents pertaining to these agenda items 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 hearings 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. fThomas R. Jentz Planning Director PUBLISH: Legal Notices Daily InterLake Sunday, September 23, 2001 BILL: Tri-City Planning Office 17 Second Street East, Suite 211 Kalispell MT 59901 Note: This office is acting as an agency of the City of Kalispell and should be billed at the City`s contract rate. H: \LEGALS \KA\O 1 \KPB 1009.DOC 5DA 44 43 5E 5H 4+ f WAY M 1 REM 2 5L 11 12 13 20 19 2 25 25 AY 40 42 41 36 14 4C 1 4D J 31 - 19 i9 a s 17 10 3 5 12 15 14 13 2 33 11 ION WAY 34 I 20 21 z2 23 24 25 PARK �3 29 30 31 32 33 1 27 2 4 51 34 3 _ - 50 35 4 49 35� 1� 185 ..........y 48 5 184 47 .. a tB3 189 d� A 13 a 14 54 105 107 •-' 72 103 02 1S7 Zpa 50 53 � 0 98 97 zoz ARCEL 52 z 73 B8 SBA 51 89 90 nu N 91 g2 93 94 0 ? = � hQ 74 ISM 50 7 86 85 21 1� 171 2 84 83 4 82 g1 w 4r b2' te! 273 a �mA wr 47 7. _ r+Mae Y 3 / VICINITY MAP SCALE 1" = 500' WHITEFISH STAGE DEVELOPMENT, LLC PRELIMINARY PLAT & CONDITIONAL USE PERMIT FOR A 304 UNIT CONDOMINIUM SUBDIVISION ON 38.4 ACRES TO BE ANNEXED WITH INITIAL ZONING OF RA-1, LOW DENSITY RESIDENTIAL APARTMENT DISTRICT PLOT DATE:9/18/01 FILE# KA— 01— 6 & KC U — 01— 5 g\sis'\mte\'mo1—a.dw9 SITE DEVELOPMENT REVIEW COMMITTEE SUMMARY Thursday, September 20, 2001 Building Department Conference Room ATTENDING: Dick Amerman, Asst. City Engineer Darryl Byle, Plans Examiner Craig Kerzman, Building Official Dick Seddon, Fire Marshall Mike Baker, Parks Director Narda Wilson, City Planner P. J. Sorensen, Zoning Administrator, Chair Kathy Kuhlin, Recording Secretary OLD BUSINESS: City -County Health Department Building - No revised site plan yet. Dick Seddon reports they will sprinkle the building and he is okay with the plan. They have asked for a zone change to R-5. Narda will recommend approval. Public Works will need to look at drainage. We will allow them to tie into the main line. KRMC Surgical Center - They cannot get their "foundation only" permit until the comprehensive site plan is submitted to PJ for review, a landscape plan per the CUP is approved by Baker, final plat is completed, and PUD language is amended. Mike is meeting with them this afternoon. Final Plat - CUP is calling for one parcel; they are proposing a townhouse arrangement with 2 lots. This needs to go to the Council, which is on target for October 1, but may be the 15". --[KRMC/Buffalo Commons Proposed PUD Amendment) --Another issue is that the project is located within the PUD, and the building would be substantially over the height limit of 35 ft. They can submit a request to Site Review to make a change in the PUD language. The proposal essentially allows hospitals to go up to 60 feet. If this is considered a major change, then it would go to the Council, and can dovetail into the plat discussion. There is no objection from KRMC regarding treating it as major. Darryl suggested it be extended along Sunny View as an H-1. This idea would not get done, though, until January or later, depending upon the October 1 growth policy issue. Committee determined the request was a major change, and it will be passed on to the Council. There were no objections to the change. OTHER DISCUSSION: Subdivision North of Buffalo Stage - It appears that they want to annex into the Village County Sewer District. Can/should it be part ofthe district or should it simply be part of the city system? This will be on the next Planning Board agenda. Could we run the main up Whitefish Stage? The City will take over the district system when the bonds are paid o$ probably next August —would adding this subdivision to the district affect that process? Also, is Village Plaza part of the district? Narda and Dick Amerman will discuss this matter further. Lawrence Park - Mike had a pre -bid meeting with six contractors on the Lawrence Park Bridge. Noffsinger Springs will be blocked off and a water tower will be put in. The meeting was adjourned at 10:30 a.m. cc: Chris Police Craig Fire 3CPO Parks Pi Public Works Darryl Comm. Dev. SITE DEVELOPMENT REVIEW COMMITTEE SUMMARY Thursday, September 6, 2001 (Revised) Building Department Conference Room k1109 Diel0la" Dick Amerman, Asst. City Engineer Darryl Byle, Plans Examiner Craig Kerzman, Building Official Chris Kukulski, City Manager Susan Moyer, Community Dev. Director Dick Seddon, Fire Marshall Narda Wilson, City Planner P. J. Sorensen, Zoning Administrator, Chair Kathy Kuhlin, Recording Secretary OLD BUSINESS: County Health Department Building - The Architectural Review Committee reviewed the project and said they have no problem with the design itself, but are disappointed they are not opting to conform with the City's zoning requests. At the Agency Exemption Meeting a statement was read into the record regarding ARC'S stand on the zoning issue. We will have the contractor clean up the area. KRMC Patient Towers - Revised drawings have not been submitted yet. Darryl has been working on the plans we have received. NEW BUSINESS: KRMC Surgical Center - We received drawings yesterday for the KRMC Surgical Center. A-1 has blocked off the road without consulting with the Fire Department. We need to hold off issuing the permit until the new road is open and ready to go. They will be putting a parking lot in. Dick Amerman will look into the issue of compaction of the fill they brought in previously. The fire hydrants have all been replaced and are in every 300 feet or so. Internal to the building, will probably be fully sprinkled, but have not discussed this with the Fire Department. They need to abandon the old Sunny View roadway and put in new dedicated road before the permit will be used, no sooner than the 17'h. Everything will need to be submitted to Theresa White by the Wednesday before the Council Meeting. Otherwise, by October V. The Final Plat and Abandonment could both be done at the same meeting. Darryl will talk to them about the road issue to contact the City Attorney. Check accesses to Sunny View and see if they are all approved. Heritage coming into that area - Public Works approves. Subdivision North of Buffalo Stage - Narda presented a new subdivision. This property is owned by George Schultz. The property is just north of Buffalo Stage (last phase). Jim Purdy is involved; he has West One Development in Iron Horse. David Johns is also involved. Currently R-5, they want to annex with RA-1, CUP for Cluster Development and preliminary plat for 308 town homes - multi -family condo units. Sewer and water from Buffalo Stage at the southwest entrance off of Grandrud. Wrap it around to do the clubhouse. 46 units out by Whitefish Stage Road - single story around perimeter. More dense building in the middle. 28 foot wide, water and sewer extensions. 3 water systems - will be into Whitefish Stage Road and then to the west. No on -street parking. 25 feet wide fire lanes. All City Streets - individual parcels for financing purposes. Annexation, CUP and preliminary Plat to go to Planning Board and to the City Council in November. Unconventional. They are condos, not town houses. Parking issue - 2.5 per unit. They may need to come up with a way to provide parking, such as parking pods on site. The difference between 2 per unit and 2.5 per unit for a 9 unit structure is 18 vs. 23. The five extra spaces will need to be made up somewhere, and the buildings may need to be set back 25 feet so that the driveway could make a space. Do not want PUD. CUP we can use for conditions added. Not needing access on Country Way. Consistent architecture throughout the development. They are going to do all the contracting, construction, etc. on all the units. Problem - They want to gate the roads. The Fire Department was not in favor of gating. They want aNetwork Security System because there maybe a lot of seasonal residents. Fire and Police will have access. Will be formally submitted next Monday. Grandmd (County Road) will have to be upgraded to City standards. Whitefish Stage is scheduled for overlay -widen the shoulders and resurface it - still a county road. Utilities are all right there. Evergreen water. Buffalo Stage Subdivision - upgrade lift station. Village - County Sewer District - no more expansion. Have sewer run through Whitefish Stage if the mall goes in and puts sewer in on Whitefish Stage, and we may want to do that even if the mall was not an issue. We will have to look at capacity, main size, the lift station for Buffalo Stage, etc. Facility Plan might address this. Dick Amerman mentioned a meeting he attended with the Department of Transportation and the highway administration regarding "Traffic Calming" where gating was discussed. OTHER DISCUSSION: Marquardt - Northeast comer of 93 and Reserve annexation. Ole's and Hagadone interested in bringing in sewer. Drainage problem, low ground. The meeting was adjourned at 11:30 a.m. cc: Chris Police Craig Fire 3CPO Parks Pi Public Works Darryl Comm. Dev.