1. Autumn Creek SubdivisionCity of Kalispell
Planning Department
2nd Street East Suite 211, Kalispell, Montana 59901
Telephone: (406) 75 -850
Fax: o 5- 1 5 8
W e* kallspellplanning.COM
MEMORANDUM
TO* Jim Patrick, City Manager
FROM: Tom Jentz, Director
Autumn Creek Reconsideration
DATE: May 4, 2006
Autumn Creek Subdivision son lies at the far north end. of Hathaway Large between
Hathaway Lane on the west and the proposed Us 93by-pass route on the east.
Its primary access aria Hathaway Lane was proposed to be off of Us 2. The
Autumn Creek preliminary plat was denied by the City Council on October 3,
2005 by a vote of 7-2. The reasons for denial included the following eor eems:
The approach onto Us 2 was a serious and un-mitigated safety hazard.
In light of the unsafe approach onto Us 2, a secondary approach needed
to be developed to offer future residents a safe way out of the
subdivision.
The internal road system contained a cul-de-sac which exceeded the
e ty s boo foot maximum length standard.
The owners, Lee & Linda Hersh erger through. Thomas, a.s, can & Hoskins, have
since received correspondence from Glen Cameron, MDT Office in Missoula
dated March 7, 200 attache stating that improvements on US 2 such as a
west bound t m lane off Us 2 or a center acceleration lane were not necessary
or warranted based on traffic volumes, speeds and site distances and that he
does not have any concerns with the proposed Autumn Creek Subdivision sior at
this location.
Additionally staff rotes that the cul-de-sac street design within the subdivision
does not exceed the city standards for cul-de-sac length. Finally, the
applicants point out that they are within Soo feet of are existing municipal
grater and sewer service at Greenbriar and under MDEQ rules, they feel they
are in a catch--22 situation as they are required to hook up to city services if
they are to develop this property. With the MDT letter and additional
information or in hand the owners would like an opportunity to discuss with the
City council what else they would need to do to re -submit this application and
proceed through the process.
Background: Autumn creek Subdivision was originally submitted to the
Planning Board on June 14, 2005 as a 27 lot subdivision 5 single family and
2 two -unit townhouse lots) on 8.7 acres of land. The planning board, based
on Public testimony and board review, continued the hearing directing the
developer r to address issues related to density, parkland, access and the safety
concerns at the intersection of Hwy 2 West and Hathaway Lane.
On September 13 the applicants were again before the planning board having
reduced the number of lots by 6 to 21 (17 single family and 4 two -unit
townhouses lots abutting the by-pass route) . At the public hearing there were
several neighbors who expressed their opposition to the revised. proposal still
citi .g concerns with density, neighborhood character and. rixr arily the safct�
of the access at the intersection of Hwy 2 West and Hathaway bane. Their
mary co ccm had to do with accc ss and the traffic going eastbound
conflicting with other eastbound traffic coming from Hartt Hill. The board
discussed the proposal and agreed the developers had made a sincere effort to
address the issues related to the development. However, they were still
concerned about the density and safety ofthe eastbound trafficalong Hwy 2
West. The planning board motion to approve failed on a tie vote.
'rans itW o - - -Autumn creek . o
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March 7. 2006
Thomas. Dftn, & Hoskins# Inc
t �I
.Kzspell* MT 59901
Stibjeet: &gu F,a4bdiVi MOp
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The departmW moved a lei from TUH requesting our cwments on the 1 4
improvements to Highway 2 why may reduce ne�ghbbrhood coce
a Wesftund Deceleration Lane forRight- ms onto Hathaway late
a Center Acce�eratoiVWestbom Left Tum Lane onto Hathaway Lane
m Oommeft are as 10ws:
athwa" is !ocateZe bourn of a veil curve an a svamht ix-tormd emir,
45 mph "d Zone. Thar is quardfail to the wwt of the approach alongi waand or.
nth side of high 2 Nogg the sip flU slop, The gaardrail does Nt provide any see
obsbuctons fry the approach, sAe distance is good In both directions There areLso a#cznt
re!�'idenVaf homes and pNata accem aloN ay 2 i* l�� , hi
Hathaway Lane ty seNesW I residential homes and a Janitorial Seice Businm.
me proper subdivW11on is for 19 Jots on 8,68 acres I am morning rwWfal as the IMr
does fir. t i irate , 'h r daed 'I #� bdisigenera adW l 5 I'll
+}y� trips
per ay. Corn i in the }J/1# i• � � & thym.La� ft posed volu as of
this e",pmt a Wesft r D%*Ieration Lane/Right-hand-turn lane would not be warrarited.
rm a, iwrsmy revue, k would appear aWIonal fight -way would also be needed,
Regarding the centar atcoloratiom4"ftis.nd left tum l r* - firstto my knowledge we do not
have Mar acoelerabon isnes, so I am vnsurs what that mean, A wastbound left gum lane
would not be wa� �� and w � ado be very: very "� i as mi be dealing with ,1;h
sip i;l+ lopeon both sides of tnT
i guardrail r iceand thneed for � � l
T g � 7; 5
The letter indicate the resWerv&Ls are toncmed about the wait tme per-io "
Versftftn ` W get ontD hvy 2 from Hath&&ay �- Neer of the presence
implements would Oeviae Oft fie .ire may be some Minor delay on the approaO
true to the Burnes on higher 2. However Ns delay Could be exWenoed atany arch
while waWN for'a gap in traffic. The only way to fuily a4eViste that � �h a gee sepal
not have any commms with t proud -tot Biel subdivision anijfts existing
a= - }this fte_ ,
glen carno
MDT - Mil
Yel
OWNER- LEE & UNDA HERSHBERGER
BY: THOMAS. DEAN AND HOSMS ' INC.
31 THREE. MILE DRIVE SUITE 101
YZILLISPELL MT, 59901
PHONE: (406) 751-5246
DATE: AUGUST. 2005
LEGEND
PERIMETER ROU40ARY
EXISTING 'ROPP-4:" P(N
I/15TH =RNM
1/4 CORNER
CONTOUR LINE (1' INTERVAL)
—2990- CONTOUR LINE (5' INTERVAL)
EXISTING BUILDING
X—X WIRE FENCE
WOOD FENCE
PROPOSED SIDEWALK
PROPOSED STREET W/Ct;RB k GUTTER
EXISTING CULVERT
— — — — — — — — — — 100 YEAR FLOOD PLAIN
SW LOT LINE
TREE
POWER POLE GUY WIRE
-E- OVERHEAD POWER
go EXISTING OUrFALL
TELEPHONE RISER
EXISTNG WELL
LIGHT POLE
CJ ELECTRICAL BOX
— — — — — — — — — — EASEMENT LINE
WATER LINE
SUBDIVISION SUMMARY
PRELIMINARY PLAT OF
AUTUMN CREEK SUBDIVISION Autumn,
PORTION OF SOUTH HALF, SOUTHWEST QUARTER OF SECTION 12, TOWNSHIP
28 NORTH, RANGE 22 WEST, P.M.M., FLATHEAD COUNTY, MONTANA.
EXISTING CONDITIONS & GENERAL LAYOUT
500,66'
0 40' 80' 120'
SCALE
EXISTING
FLOODPLAIN
lV
T 7 -,T S7 T T
FA
V )RcJl5A'Al-" F S150 fill
N 89*45'08 E 234.85'
F, r
tz N 89*45'08" Z 170.96
EXISTING
FLOODPLAIN
N 89*38'45 " E 327.85'
L
VICINITY MAP
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