04. Conditional Use Permit - 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 Conditional Use Permit - Whitefish Stage Condominiums
MEETING DATE: November 5, 2001
BACKGROUND: This is a request for a conditional use permit to allow a multi -family
development of a 304 unit residential condominium subdivision. An request for
annexation into the city and an initial zoning of City RA-1, Low Density Residential
Apartment and preliminary plat approval have been filed concurrently with the request.
The proposed 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 and
lists multi -family dwellings as a conditionally permitted use. The property proposed for
development contains approximately 38.4 acres and lies on the north side of Granrud
Lane and on the west side of Whitefish Stage Road.
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.
Properties to the north, east and west lie in the county and are generally single-family
homes on larger parcels. The property to the south is in the city of Kalispell and is
zoned RA-1. The multi -family development is not consistent with the type of housing
in the area with the exception of the duplexes located immediately to the south of this
site in Buffalo Stage Phase V. However, the density proposed with the condominium
project is generally consistent with existing zoning on the property and the urban scale
of development that would be anticipated in areas with public water and sewer. The
multi -family configuration of the dwellings is a critical component to the project
concept and the market the developer intents to attract.
Concerns that the residents in the area have regarding the compatibility of this project
with the single-family residential character of the area can be alleviated somewhat
because the units will be individually owned and the entire development maintained
by a homeowners association. The project is unique to the Kalispell area and provides
a housing alternative for those who are not willing or able to assume the
responsibilities and time it takes to maintain a single family home.
Providing Community Planning Assistance To:
• City of Kalispell • City of Columbia Falls • City of Whitefish
Whitefish Stage Condominiums Conditional Use Permit
October 19, 2001
Page 2
Issues relating to water and sewer service, roadway upgrades and parkland dedication
have been thoroughly addressed in the memo for the preliminary plat.
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 conditional use permit plat for
Whitefish Stage Condominiums be approved subject to the recommended conditions.
RECOMMENDATION: A motion to approve the conditional use permit 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:
ALTERNATIVES:
Narda A. Wilson
Senior Planner
Minor positive impacts once developed.
As suggested by the city council.
C9�aX .X
Chris A. Kukulski
City Manager
City of Kalispell
P. O. Box 1997
Kalispell, Montana 59903-1997
GRANT OF CONDITIONAL USE
APPLICANT: Whitefish Stage Development, LLC
236 Wisconsin Avenue
Whitefish, MT 59937
LEGAL DESCRIPTION: Assessor's Tract 2 in the northeast quarter of
Section 31, Township 29 North, Range 21 West,
P.M.M., Flathead County, Montana
ZONE: Low Density Residential Apartment, RA-1
The applicant has applied to the City of Kalispell for a
conditional use permit to allow for a 304-lot residential
condominium subdivision on approximately 38.4 acres. The applicants
are proposing a six phase, multi -family condominium project which
would include the construction of duplex, six-plex and nine-plex
units.
The Kalispell City -County Planning Board and Zoning Commission,
after due and proper notice, on October 9, 2001, held a public
hearing on the application, took public comment and recommended that
the application be approved subject to conditions.
After reviewing the application, the record, the TCPO report,
and after duly considering the matter, the City Council of the City
of Kalispell, pursuant to the Kalispell Zoning Ordinance, hereby
adopts Tri-City Planning Office, Conditional Use Report #KCU-01-5
as the Council's findings of fact, and issues and grants to the
above -described real property a conditional use permit to allow the
construction of a 304-lot residential subdivision in the RA-1 zoning
district subject to the following conditions:
1. Development of the subdivision shall be in substantial
compliance with the approved site plan and 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 Sranrud Lane
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.
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 the conditional use permit shall run concurrently with
the approved preliminary plat and the conditional use permit
shall not expire unless the preliminary plat approval also
expires.
Dated this 5th day of November, 2001.
Wm. E. Boharski
Mayor
STATE OF MONTANA )
ss
County of Flathead )
On this day of 2001 before me, a Notary
Public, personally appeared Wm. E. Boharski, Mayor of the City of
Kalispell, known to me to be the person whose name is subscribed to
the within instrument and acknowledged to me that he executed the
same on behalf of the City of Kalispell.
IN WITNESS WHEREOF, I have hereunto set my hand and affixed my
Notarial Seal, the day and year first above written.
Notary Public, State of Montana
Residing at Kalispell, Montana
My Commission Expires
WHITEFISH STAGE CONDOMINIUMS
TRI-CITY PLANNING OFFICE
STAFF REPORT KCU-01-5
OCTOBER 2, 2001
A report to the Kalispell City -County Planning Board and the Kalispell City County
regarding a conditional use permit to allow a 304 unit multi -family condominium
development in an RA-1 zoning district. A public hearing has been scheduled before the
planning board for October 9, 2001 beginning at 7:00 PM in the Kalispell City Council
Chambers in Kalispell.
BA K .RO TNn INFORMATION! This is a proposal that includes the annexation of
approximately 38.4 acres for the purposes of developing a 304-unit condominium project.
The condominium units would be considered multi -family dwellings and are intended to be
sold as condominiums rather than as rental units. This project is subject to subdivision
review as well as the conditional use permit process for multi -family in an RA-1, Low
Density Residential, zoning district.
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. Location and Size: 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.
C. Nature of Request: This is a request for a conditional use permit to allow the
construction of a 304-lot residential condominium subdivision on approximately
38.4 acres. The property is currently located in the county and part of this proposal
is the annexation of approximately the property. 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.
Multi -family dwellings are listed as a conditionally permitted using in the RA-1, Low
Density Residential Apartment zoning district. 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.
D. Existing Land Use and Zoning: The property has been used for agricultural
production of small grain crops and is otherwise undeveloped. As previously
mentioned, the current zoning on the property is County R-5, Two -Family
Residential, and the applicants are proposing that the property be annexed into the
city limits with an initial City zoning designation of RA-1, Low Density Residential
Apartment. The apartment zoning allows multi -family dwellings with a conditional
use permit.
E. Surrounding Zoning and Land Uses Zoning: 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.
E. Master Plan Designation: The Kalispell City -County planning jurisdiction 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. Utilities/Services:
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
OA
H. Evaluation of the Request:
a. Adequate Useable Spa The property proposed for development contains
approximately 38.4 acres. Of that approximately 26.29 acres is intended for
the development of the condominiums, with approximately 2.44 acres
developed with common facilities and 9.66 acres devoted to the roadways.
The overall density of the development complies with the RA -1 zoning.
There is adequate usable space on the site to accommodate the proposed
uses, setbacks, parking, landscaping, common areas and roadways.
b. Agnate 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.
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 and 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.
c. Environmental Constraints: There are no obvious environmental constraints
associated with this property. The site can be described as generally level
with very little slope overall. There is no surface water in the immediate
area. No impacts to the groundwater can be anticipated because this
property is served by community water and sewer systems. The property is
designated as being located entirely in flood zone C, according to FIRM Panel
#1810 dated 10/16/96.
3
a. Parking Scheme: Each of the individual units would be required to have two
parking spaces per dwelling plus a half a unit per dwelling for overflow
parking or 608 parking spaces for the dwellings and 152 additional parking
spaces for a total of 760 parking spaces. As designed there are 768 parking
spaces designed within the subdivision with a two -car garage and driveway
parking space for each condo unit. There is also 160 additional off street
parking spaces through the development in smaller lots. As the phasing of
the development occurs, the proposed parking arrangement may be
modified. However, as currently designed the proposed parking complies
with the requirements of the Kalispell Zoning Ordinance.
b. Traffic Circulation: Traffic enters this site from either of two proposed
accesses, one from Whitefish Stage Road and one from Granrud Lane.
Whitefish Stage will act as the primary access to the development and
Granrud will function as a heavily used secondary access. Traffic circulation
within the development is generally good and is based on a grid pattern. The
access from Granrud Lane to the south of the development will act as an
extension of Buffalo Stage. The two accesses allows through traffic within
the site and provides good circulation overall.
c. 012en Space: There are no special setback requirements for multi -family
dwellings other than the standard setbacks for the RA-1 zoning district of 20
feet in the front and rear and ten feet on the sides. The proposed buildings
comply with the RA-1 setback requirements and have provided additional
setbacks around the perimeter of the site particularly on the east and west.
The buildings have been grouped in such a manner that the consolidation of
the dwellings has created "open space" areas with the development. These
are common areas that will be jointly owned and maintained by the
homeowners association for the development.
d. Fencing /S reening/Landscal ing„ The development plan indicates a
masonry fence at the entrance to the development and additional fencing
around the perimeter of the site that would be a combination of masonry
and wrought iron. Although a minor detail, the fencing cannot exceed six
feet in height if it is located within the required 20-foot setback area. In
some areas the fence is indicated to be approximately seven feet in height.
The fence would be required to be lowered to six feet or located outside of
the required 20-foot setback area. Screening along Whitefish Stage Road is
proposed as ' a combination of landscaping and berming. Decorative
deciduous trees are planned for the perimeter of the site. Landscaping is
proposed within the development particularly around the perimeter of the
site and along Whitefish Stage Road. An overall landscape plan should be
developed for the project and submitted to the Kalispell Parks and
Recreation Department for review and approval prior to the issuance of a
building permit for the development.
e. Sicma e: A sign has been planned for the entrance to the development and
has been indicated on the development plan to be integrated into the
masonry wall near the main entrance on Whitefish Stage Road. As indicated
on the plan the sign would be 42 inches tall and 12 feet 6 inches long or a
0
total of approximately 43.75 square feet. The Kalispell Zoning Ordinance
would allow one sign not to exceed 24 square feet for multi -family dwellings
and one subdivision sign not to exceed 20 square feet. At the time the sign
is placed the developers will be required to obtain a sign permit and to
comply with the zoning ordinance.
• •8 'r.. • -
a. Schools: This development is within the boundaries of School District #5
and would be served by Edgerton School for the elementary grades.
Edgerton School has a capacity to accommodate 568 children. In the Fall of
2001 the school, capacity was 548 students. The proposed condominium
development has the potential to generate an additional 150 school aged
children into the district. Not all of the 150 children would attend the
elementary school, but would also attend the high school and middle school.
However, the development could have a substantial impact on the
elementary school in the area.
b. Park-, and Recreation: Public parks and playgrounds in close proximity of
the development would be the Edgerton School playground that lies to the
south of this development and a County park that lies on the east side of
Whitefish Stage Road. Within the development itself there will a clubhouse
with recreational amenities inside and out. There will also be broad common
areas within the development that will serve as a passive recreational
amenity with the development. Impacts to the existing parks and recreation
programs would be minimal.
c. Police: This property is within the jurisdiction of the Kalispell Police
Department and the department would be able to adequately accommodate
any additional impacts to the department.
d. Fire Protection: Fire protection is to be provided by the City of Kalispell. Fire
risk appears to be low because of the topography and relatively good access
to the area. The Kalispell Building Department reviews the structure for
building code compliance for a use of this nature and compliance with any
necessary changes.
e. Wate=: 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 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. Impacts to the
system will be minimal as a result of this use.
5
f. Sewer: 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 the 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.
g. Solid Waste: Solid waste will be collected 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 the
development.
h. Roads7 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 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.
0
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 not 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.
i. Immediate Neighborhood impact: The general character of this neighborhood
is single family residential with some businesses in the area to the north and
south along Whitefish Stage Road. Potential additional traffic generated from
the development would be significant because of the density proposed.
However, overall the density is not significantly higher than the development
that lies directly to the south in Buffalo Stage Phase V. The design of the
multi -family condominium development consolidates the dwellings resulting
is a significant amount of open space between the structures and around the
perimeter of the site.
In an attempt to lessen the impact on the surrounding property owners, the
developers have located most of the duplex units around the perimeter of the
site while concentrating the higher density units, i.e, the six-plex and nine-
plex units near the center. However, this strategy fails somewhat along the
west and north boundaries of the property where there are large tract single
family homes where the six-plex and nine-plex units have been located.
Because the developer has chosen to design this project as a multi -family
condominium project rather than single family or duplex town -homes, it is
generally inconsistent with regard to the "type" of housing being offered.
However, the overall density is generally what would be expected to be
developed on this property and is consistent with the density to the south
which is on public water and sewer. The larger homes to the north, east and
west were developed with public water and sewer and are necessarily located
on larger parcels.
The multi -family condominiums provides some alternative housing options to
single family and traditional duplex town -homes in that they offer less
maintenance and communal amenities. And although the multi -family
condos are "different' than the traditional single-family homes in the area,
the development overall should prove to be generally compatible with other
development in the area.
7
A notice of public hearing was mailed to property owners within 150 feet of the subject
property approximately 15 days prior to the hearing. At the writing of the staff report, one
personal inquiry was received by staff from property owners that live to the north of the
development. No other comments, inquiries or objections were received.
The Kalispell Site Development Review Committee reviewed this proposal on September 6th
and September 20u. The minutes from those meetings have been included with the staff
report. There was general consensus among the Committee that the development could
adequately be served by the City. Some concerns were expressed about the initial proposal
to have the roads gated within the development and impacts to Whitefish Stage Road.
The site has adequate usable space for access and parking, and there are no significant
environmental constraints which would limit development
2. The overall design of the site is in substantial compliance with the development
standards and requirements of the Kalispell Zoning Ordinance for the RA-1 zone and
multi -family dwellings.
3. Public services such as community water and sewer, schools, fire protection and
roadways in the area are generally adequate to accommodate the development.
4. The development will not pose significant adverse impacts to the single-family
residential character of the area.
It is recommended that the Kalispell City County Planning Board adopt staff report #KCU-
01-5 as findings of fact and forward a recommendation to the Kalispell City Council to
grant the conditional use permit for Whitefish Stage Condominiums subject to the following
conditions:
Development of the site shall be in substantial compliance with the approved site plan
and 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.
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.
0
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 the conditional use permit shall run concurrently with the approved preliminary
plat and the conditional use permit shall not expire unless the preliminary plat
approval has also expires.
10
Tri-City Planning Office
17 Second St East, Suite 211
Kalispell, MT 59901
Phone: (406) 7S1-18S0 Fax: (406) 7S1-18S8
APPLICATION FOR CONDITIONAL USE PERMIT
CITY OF KALISPELL
PROPOSED
OWNER(S) OF RECORD
Residential Condominiums
Jim Purdy, Agent for
Name: Whitefish Stage Development, LLC
Mailing Address: 236 Wisconsin Avenue
City/State/Zip: Whitefish, MT 59937 Phone: 406-862-2311
PERSON(S) AUTHORIZED TO REPRESENT THE OWNER(S) AND TO WHOM ALL
CORRESPONDENCE IS TO BE SENT:
Billmayer Engineering
Mailing Address: 2191 Third Avenue East
City/State/Zip: Kalispell MT 59901
Phone: 406-257-8708
LEGAL DESCRIPTION OF PROPERTY (Refer to Property Records):
Street Pending
Sec.
Town-
Range
Address: Whitefish Stage SE4, NE4
No.
31 ship 29N
No. 21W
To Be:
Subdivision
Tract
Lot
Block
Name: Whitefish Stage Condominiums
No(s).
No(s).
No.
1. Zoning District and Zoning Classification in which use is proposed:
RA-1 - Kalispell
2. Attach a plan of the affected lot which identifies the following items:
See Preliminary Plat
a.
Surrounding land uses.
b.
Dimensions and shape of lot.
C.
Topographic features of lot.
d.
Size(s) and location(s) of existing buildings
C.
Size(s) and location(s) of proposed buildings.
L
Existing use(s) of structures and open areas.
g.
Proposed use(s) of structures and open areas.
UMN
SEP 1 12UO1
3. On a separate sheet of paper, discuss the following topics relative to the proposed
use:
a. Traffic flow and control.
b. Access to and circulation within the property.
C. Off-street parking and loading.
d. Refuse and service areas.
e. Utilities.
f. Screening and buffering.
g. Signs, yards and other open spaces.
h. Height, bulk and location of structures.
i. Location of proposed open space uses.
j. Hours and manner of operation.
k. Noise, light, dust, odors, fumes and vibration.
4. Attach supplemental information for proposed uses that have additional
requirements (consult Planner).
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
submitte nnection with this application be incorrect or untrue, I understand that
any a roval base reon may be rescinded, and other appropriate action taken. The
signin of this applicatio signifies approval for the Tri-City Planning staff to be present
on the property for rout e monitoring and inspection during the approval and
Applicant
Date
2
INSTRUCTIONS FOR CONDITIONAL USE PERMIT APPLICATION
1. Answer all questions. Answers should be clear and contain all the necessary
information.
2. In answering question 1, refer to the classification system in the Zoning
Regulations.
3. In answering questions 2 and 3, be specific and complete. If additional space is
needed, please use a separate sheet of paper to discuss the appropriate topics.
4. A plot plan or site plan must be submitted with each application, with all existing
or proposed structures shown, and distances from each other and from the
property line.
5. A list of property owners (within 150 feet, but excluding any surrounding right-of-
way) and their mailing address must be submitted with each application.
Example:
Tract #
Owner of Record
Mailing Address
6. A fee, per the schedule below, for a Conditional Use Permit must be submitted
with this application to cover the cost of necessary investigation, publication,
mailing and processing procedures. Make check payable to Tri-City Planning
Office.
Conditional Use Permit:
Single-family
(10 or fewer trips/day) $250
Minor Residential
(2-4 units or 11-49 trips/day) $300
Major Residential
(5 or more units or 50+ trips/day) $300 + $5/unit or
$5 for every 10 trips
Churches, schools, public / quasi -public uses $300
Commercial, industrial, medical golf courses, etc. $400 + $5/acre or
unit or $.05/sf of leased
space over 5,000 sf
whichever is greatest
As approved by the CAB on 5/25/99
Revised 6/30/99 sm
3
FOR OFFICIAL USE ONLY
Application No.: Application Received:
Fee Paid:
Receipt
Kalispell City -County Planning Board Public Hearing Date:
City Council Public Hearing Date:
City Council Decision Date:
Application Approved? Approved with Modifications? Denied?
If Approved, Conditions Attached:
Mayor, City of Kalispell
Date:
As approved by the CAB on 4/5/00
Effective 6/I100
CONDITIONAL USE PERMIT
For
WHITEFISH STAGE CONDOMINIUMS
3. TOPIC DISCUSSION
a. Traffic Flow and Control
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 right of way width is standard 60 feet. Traffic control for vehicles leaving the
subdivision and entering Whitefish Stage Road will be via a stop sign at the
intersection.
b. Access To and Circulation Within the Property
Primary access to the subdivision will consist of a left or right turn off Whitefish Stage
Road. A secondary access point will be constructed in the southwest portion of the
subdivision as a branch off the main roadway within the subdivision, which will connect
to and form an intersection with Granrud Lane and Buffalo Stage Road.
C. Off Street Parking and Loading
A total of 768 off-street parking spaces have been designed into the subdivision.
These parking spaces include a garage and driveway parking space for each of the
condominium units and an additional 160 separate off-street parking spaces, scattered
throughout the development.
d. Refuse and Service Areas
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.
e. Utilities
The electrical power utility serving this area is Flathead Electric Cooperative. Century
Tel will provide telephone service to the development. Montana Power is the natural
gas provider for this area. Water service will be through the Evergreen Water District
while the development's Sanitary Sewer facilities will connect to North Village Sewer
District, which in turn connects to the City of Kalispell's sanitary sewer system. All
utilities are proposed to be constructed underground.
CONDITIONAL USE PERMIT FOR THE WHITEFISH STAGE CONDOMINIUMS
Screening and Buffering
Decorative deciduous trees are planned for the perimeter of the development. In
addition, a 3.5-foot high, stucco -faced concrete masonry wall is also planned for the
perimeter of the subdivision (see Details included on Site Plan).
g. Signs, Yards and Other Open Spaces
The only signs on the property will be located on the perimeter wall, on each side of
the entrance to the development, identifying it as "Whitefish Stage Condominiums".
All non -building and non -road property within the development will be landscaped
"common area", owned and maintained by the homeowners association.
h. Height, Bulk and Location of Structures
All residential condominiums within the development will be two stories in height. The
only other building will be a "Clubhouse" facility open to property owners for communal
gatherings, meetings, etc. I will be a single story building occupying the island near
the main entrance to the subdivision off Whitefish Stage. Each condominium unit
(duplex, 6-plex or 9-plex) will front one of the interior streets and will conform to all
setback requirements.
Location of Proposed Open Space Uses
Two "islands" are planned on the main east -west roadway. The easternmost will be
the location of the "Clubhouse" facility discussed earlier. The western island will
contain a decorative fountain, which will be the centerpiece of the development. All
other open space surrounding the condominium units will be landscaped lawn areas
with trees, shrubs and flower garden areas.
j. Hours and Manner of Operation
As a residential area, it will be accessible to the property owners and their guests on a
24-hour a day basis. A homeowners' association will be responsible for enforcing the
covenants and other rules established for the development.
k. Noise, Light, Dust, Odors, Fumes and Vibration
The subdivision covenants will address each of these issues in a proactive manner.
Other than at times of construction, during which some minor episodes of each may
occur, no adverse effects from any of these annoyances will be allowed.
CONDITIONAL USE PERMIT FOR THE WHITEFISH STAGE CONDOMINIUMS Page 2
NOTICE OF PUBLIC HEARING
KALISPELL CITY -COUNTY PLANNING BOARD AND ZONING COMMISSION
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-5, 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 annexation
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-plex 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 11th 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.
5. 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.
In 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
RA-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.
Thomas R. Jentz 1
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.
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VICINITY MAP
WHITEFISH STAGE DEVELOPMENT, LLC
ANNEXATION & INITIAL ZONING
OF RA-1, LOW DENSITY RESIDENTIAL APARTMENT
FROM R-5, TWO FAMILY RESIDENTIAL
COUNTY (EVERGREEN) ZONING DISTRICT
PLOT DATE:9/10
FILE# KA-01-6 SCALE 1" = 500'
H:\gie\bite\kn01-1_B.dwg
We are against approval of the request by Whitefish Stage Development, LLC, for annexation
into the City of Kalispell and for initial zoning designation RA-1. We are also against preliminary
plat approval of Whitefish Stage Condominiums, a 304 unit condominium development on
approximately 38.4 acres. We are also against a conditional use permit for Whitefish Stage
Development, LLC, for this same property. Some of the reasons we are opposed to this
development include safety. Whitefish Stage is already an extremely busy street and the inclusion
of approximately 300 to 600 additional vehicles in that small an area and extremely close to
Edgerton school makes for a dangerous situation. Also this development would be unlike any in
the area. Most homes are single family on 1/4, 1/3, and acre lots. This development could
quadruple the number of residents that would normally occupy a similar area in this
neighborhood. We have a great concern that this would also drive property values down. There
is a concern of higher crime as residents of condominiums/apartments are generally more
transient in nature. There is also concerns regarding the impact this high number of residences
and corresponding number of children will have on Edgerton school. We believe the impact
would be substantial and detrimental to our children educational needs. These are a few of the
reason we oppose these requests by Whitefish Stage Development, LLC.
Name ( Printed)
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Address / Phone
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TO: Kalispell City -County Planning Board and Zoning Commission
RE: Application of Whitefish State Development, LLC for annexation
into the city of Kalispell, zone change and preliminary plat approval of
Whitefish Stage Condominiums, a 304 unit development on 38.4 acres
at Assessor's Tract 2 in northeast quarter of Section 31, Township 29
North, Range 21 West, PM.M, Flathead County, Montana
We the undersigned, as residents of Mission Village, Buffalo Stage and
Country Way, subdivisions in the immediate area of the proposed
Whitefish Stage Condominium development, strongly oppose all of the
above applications for approval. Among the reasons for our opposition
are:
1. A development of this size will impact traffic flow on Whitefish
Stage, an already overcrowded two-lane highway.
2. The change to a RA-1, Low -Density Residential apartment zoning
will destroy the strong family nature of our neighborhood. A 304-
unit complex on 38.4 acres can not be considered low density.
3. The additional traffic will impact the safety of both children and
adults throughout our neighborhoods as they walk, bike, exercise
and travel to school.
4. The population increase could have a detrimental impact on the
quality of education at Edgerton school as well as other schools in
the Evergreen area.
NAME ADDRESS TELEPHONE
a3a
We are against approval of the request by Whitefish Stage Development, LLC, for annexation
into the City of Kalispell and for initial zoning designation RA-1. We are also against preliminary
plat approval of Whitefish Stage Condominiums, a 304 unit condominium development on
approximately 38.4 acres. We are also against a conditional use permit for Whitefish Stage
Development, LLC, for this same property. Some of the reasons we are opposed to this
development include safety. Whitefish Stage is already an extremely busy street and the inclusion
of approximately 300 to 600 additional vehicles in that small an area and extremely close to
Edgerton school makes for a dangerous situation. Also this development would be unlike any in
the area. Most homes are single family on 1/4, 1/3, and % acre lots. This development could
quadruple the number of residents that would normally occupy a similar area in this
neighborhood. We have a great concern that this would also drive property values down. There
is a concern of higher crime as residents of condominiums/apartments are generally more
transient in nature. There is also concerns regarding the impact this high number of residences
and corresponding number of children will have on Edgerton school. We believe the impact
would be substantial and detrimental to our children educational needs. These are a few of the
reason we oppose these requests by Whitefish Stage Development, LLC.
Name (Signed)..
Mal
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TO: Kalispell City -County Planning Board and Zoning Commission
RE: Application of Whitefish State Development, LLC for annexation
into the city of Kalispell, zone change and preliminary plat approval of
Whitefish Stage Condominiums, a 304 unit development on 38.4 acres
at Assessor's Tract 2 in northeast quarter of Section 31, Township 29
North, Range 21 West, PM.M, Flathead County, Montana
We the undersigned, as residents of Mission Village, Buffalo Stage and
Country Way, subdivisions in the immediate area of the proposed
Whitefish Stage Condominium development, strongly oppose all of the
above applications for approval. Among the reasons for our opposition
are:
1. A development of this size will impact traffic flow on Whitefish
Stage, an already overcrowded two-lane highway.
2. The change to a RA-1, Low -Density Residential apartment zoning
will destroy the strong family nature of our neighborhood. A 304-
unit complex on 38.4 acres can not be considered low density.
3. The additional traffic will impact the safety of both children and
adults throughout our neighborhoods as they walk, bike, exercise
and travel to school.
4. The population increase could have a detrimental impact on the
quality of education. at Edgerton school as well as other schools in
the Evergreen area.
TO: Kalispell City -County Planning Board and Zoning Commission
RE: Application of Whitefish State Development, LLC for annexation
into the city of Kalispell, zone change and preliminary plat approval of
Whitefish Stage Condominiums,.a 304 unit development on 38.4 acres
at Assessor's Tract 2 in northeast quarter of Section 31, Township 29
North, Range 21 West, PM.M, Flathead County, Montana
We the undersigned, as residents of Mission Village, Buffalo Stage and
Country Way, subdivisions in the immediate area of the proposed
Whitefish Stage Condominium development, strongly oppose all of the
above applications for approval. Among the reasons for our opposition
are:
1. A development of this size will impact traffic flow on Whitefish
Stage, an already overcrowded two-lane highway.
2. The change to a RA-1, Low -Density Residential apartment zoning
will destroy the strong family nature of our neighborhood. A 304-
unit complex on 38.4 acres can not be considered low density.
3. The additional traffic will impact the safety of both children and
adults throughout our neighborhoods as they walk, bike, exercise
and travel to school.
4. The population increase could have a detrimental impact on the
quality of education at Edgerton school as well as other schools in -
the Evergreen area.
NAME
.�'vo.? . itPI'-- 7WOt.' 715'6-4�'/1414111
NAME ADDRESS TELEPHONE
5:17
7S7o 61
TO: Kalispell City -County Planning Board and Zoning Commission
RE: Application of Whitefish State Development, LLC for annexation
into the city of Kalispell, zone change and preliminary plat approval of
Whitefish Stage Condominiums, a 304 unit development on 38.4 acres
at Assessor's Tract 2 in northeast quarter of Section 31, Township 29
North, Range 21 West, PM.M, Flathead County, Montana
We the undersigned, as residents of Mission Village, Buffalo Stage and
Country Way, subdivisions in the immediate area of the proposed
Whitefish Stage Condominium development, strongly oppose all of the
above applications for approval. Among the reasons for our opposition
are:
1. A development of this size will impact traffic flow on Whitefish
.Stage, an already overcrowded two-lane highway.
2. The change to a RA-1, Low -Density Residential apartment zoning
will destroy the strong family nature of our neighborhood. A 304-
unit complex on 38.4 acres can not be considered low density.
3. The additional traffic will impact the safety of both children and
adults throughout our neighborhoods as they walk, bike, exercise
and travel to school.
4. The population increase could have a detrimental impact on the
quality of education at Edgerton school as well as other schools in
the Evergreen area.
•%7
NAME ADDRESS TELEPHONE
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Tuesday, October 9, 2001
Narda. A. Wilson
Senior Planner
FLATHEAD COUNTY
ROAD AND BRIDGE
DEPARTMENTS
800 SOUTH MAIN
KALISPELL, MT 59901
Phone: (406) 758-5790
Fax: (406) 758-5794
Reference: Whitefish Stage Condominiums Preliminary Plat
Dear Mrs. Narda Wilson:
In the condition of the proposed Whitefish Stage Condominium property being annexed by the
city, we feel that Gramud Ln lying adjacent to the property also be annexed by the city and the
appropriate improvements be made to meet city standards.
If you should have any questions, please call me at 406-758-5787.
Sincerely,
Marc DeLong
Flathead County Road and Bridge Dept.
Right -of -Way Specialist
ire
OCT pt - Z001
Village Country Sewer District
157 N. Meridian
Kalispell, MT 59901
September 10, 2001
George Schulze
1377 Whitefish Stage
Kalispell, MT 59901
Dear George:
Village County Sewer District agrees to the annexation of the 40-acre tract legally described as:
A TRACT OF LAND, SITUATED, LYING, AND BEING IN THE SOUTHEAST QUARTER
OF THE NORTHEAST QUARTER OF SECTION 31, TOWNSHIP 29 NORTH, RANGE 21
WEST, P.M., M., FLATHEAD COUNTY, MONTANA, into the District The District further
agrees to provide sewer services to the area. However, this is contingent upon review of the impact
and engineering studies on the impact of the proposed development on the system and any
necessary upgrades to the system. All costs associated with engineering/impact studies, as well as,
the cost to upgrade the system to facilitate the additional requirements created by the proposed
development, will be the responsibility of the owner/developer. All costs of physically connecting
to the District sewer mains shall be the responsibility of the owner/developer. All fees shall be paid
in full prior to the actual connection.
S' cere ,
i��
David J. Dittman
Board Chairman
CITY OF KALISPELL
OFFICE OF THE FIRE MARSHAL
P.O. BOX 1997
KALISPELL, MONTANA 59903-1997
(406) 758-7763
September 25, 2001
Narda A. Wilson
Tri-City Planning Office
17 Second Street East — Suite 211
Kalispell, Montana 59901
Re: Whitefish Stage Condominiums Plat
Dear Narda:
;-
R CEI ;
SEP 2 5 2001
I have review the application for preliminary plat and found nothing that would cause the
Fire Department to protest the application.
Of course it may be beneficial to the developers to know that upon annexation of the
property, the Fire Department will require the development to meet the requirements of
the Uniform Fire Code.
If you have any questions or need further information, you can reach me at 758-7763.
City of Kalispell
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VICINITY MAP
WHITEFISH STAGE DEVELOPMENT, LLC
ANNEXATION & INITIAL ZONING
OF RA-1, LOW DENSITY RESIDENTIAL APARTMENT
FROM R-5, TWO FAMILY RESIDENTIAL
COUNTY (EVERGREEN) ZONING DISTRICT
PLOT DATL-9/18/M
FILE# KA-01-6 SCALE 1" = 500' ff.'\& site\ka01-8_dwg
4. The land referred loin this Commitment is described as follows:
A tract of land, situated, lying and being in the Southeast Quarter of the
Northeast Quarter of Section 31, Township 29 North, Range 21 West, P.M.M.,
Flathead County, Montana and more particularly described as follows to wit:
Beginning at the Northwest corner of the Southeast Quarter of the Northeast
Quarter of Section 31, Township 29 North, Range 21 West, P.M.M., Flathead
County, Montana; thence along the North boundary of said SE1/4NE1/4,
North 89'48'03" East 1300.85 feet to a set iron pin on the westerly R/W of a
60 foot deeded county road known as Whitefish Stage; thence along said
Westerly R/W
South 00'30'39" East 1281.24 feet to a set iron pin on the Northerly R/W of a
40 foot deeded county road known as Granrud Lane; thence along said
Northerly R/W
South 89'43108" West 1308.41 feet to a set iron pin on the West boundary of
said SE1/4NE1/4; thence leaving said R/W and along said West boundary
North 00'10'22" West 1283.09 feet to the Point of beginning.
Tract 1, Certificate of Survey No. 14771.
THE END
1344-A (1902)
FAMKALCT
W 001/001
October 9, 2001
TO: Narda Wilson Tri City Planning, Fax #751-1958, One page only
FROM: Rick and Mary McCamley,
RE: Proposed zone change of land north of Granrud Lane and Whitefish Stage Rd
Please pass this letter onto all Tri City Planners.
To Whom It May Concern:
We write to you today to voice our opposition to the annexation of this piece of property.
We live in Buffalo Stage Subdivision and drive along Whitefish Stage several times a
day. The traffic on this road is already very heavy and at times -dangerous. Several
young kids cross the road and ride their bikes and scooters on the wonderful new bike
path. Adding over 300 residences would increase the vehicular traffic by thousands and
thousands each and every day.
This project is supposed to add S50 million in taxable value to the city coffers. This
number is hornbly overstated So please don't believe it
We don't want to see this project at all as it's presented If the city would decide to
annex it at all I would hope that the city would see the wisdom of only allowing the
RA -I Zoning. Any additional permits for "multiplex units" would be terrible.
Please consider our opposition to this project
Sincerely,
Rick and Mary McCamley
35 Velva Drive
Kalispell, MT 59901
755-0607 home
Nk"
October 4, 2001
Tri-City Planning Office
17 Second Street East, Suite 211
Kalispell, MT 59901
Dear Sir.
We would like to express our opposition to a change in zoning request by the Whitefish
Stage Development from R-5 to RA-1 ( Low Density Residential Apartment). Out
opposition to the zoning change is based on the fact that it is not compatible with the
neighborhood. The subdivisions surrounding the proposed development consist almost
entirely of hundreds of single family homes. A multi -unit complex in the middle of the
existing homes would clash dramatically with the current. environment.
Maury other questions are raised by this high, density, multi -unit development?
1. What will be the impact of significantly mace traffic on traffic flow on Whitefish
Stage?
2. What impact will the increased traffic have on the safety of children traveling to and
from Edgerton School?
3. What impact will this proposed high density development have as school enrollment at
Edgerton School?
4. How much will the individual units coat?
5. Will the units in this high density development be affordable by local wage eamers?
6. Is there a need for this type of high density and apparently expensive housing units?
E LIP
540 County Way South
Kalispell, MT 59901
Phone: 756-6240