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3. Belmar - Zoning, Annexation and SubdivisionFlathead Regional Development Office 723 5th Avenue East - Room 414 Kalispell, Montana 59901 Phone: (406) 758-5780 February 23, 1995 Fax: (406) 758-5781 Bruce Williams, City Manager City of Kalispell P.O. Drawer 1997 Kalispell, MT 59901 Re: Recommendation of Zoning for Belmar Addition No. 261 Dear Bruce: The Kalispell City -County Planning Board and Zoning Commission met on February 14, 1995, and held a public hearing on the following agenda item: A request by Dennis Carver for annexation to the City of Kalispell with an initial zoning classification of R-4 (Two Family Residential). The parcel contains approximately 7 acres located north of South Meadows Subdivision, and is currently zoned County R-1 Residential. The site will access Bluestone Drive through Lot 57 of South Meadows. It will be known as Belmar Addition. It is further described as Assessor's Tract 14CA and part of Tract 1K, in the NE4 of Section 19, Township 28 North, Range 21 West, P.M.M., Flathead County, Montana. During the public hearing, no one spoke either in favor of or in opposition to the requested zoning classification. The Board questioned whether the property owner on the corner had been contacted to voluntarily annex. Staff replied that it was essentially an island and the City could initiate annexation. By unanimous vote, the Commission adopted FRDO Report #KA-95-1 as findings of fact, and recommend to the City Council that the subject property be zoned R-4 upon annexation into the City of Kalispell. This recommendation for zoning is forwarded to the City Council for a subsequent public hearing and final action. Council needs to wait for the minutes of the Planning Board meeting prior to taking final action on this matter. However, this does not preclude discussion at Council. workshop. Please contact the Commission or the FRDO if you have any questions. Respectfully submitted, KA ISPELL C TY-COUNTY PLANNING BOARD AND ZONING COMMISSION : i- lit. Therese Fox Hash President TFH/JPP/eo Attachments: FRDO Report #KA-95-1 & Packet c: Mayor Doug Rauthe c w/o Att: Dennis Carver F:\...\TRANS MIT\KALI S P EL\KA-95-1.261 Providing Community Planning Assistance To: * Flathead County * City of Columbia Falls * City of Kalispell * City of Whitefish Flathead Regional Development Office 723 5th Avenue East - Room 414 Kalispell, Montana 59901 February 23, 1995 Phone: (406) 758-5780 Fax: (406) 758-5781 Bruce Williams, City Manager City of Kalispell P.O. Drawer 1997 Kalispell, MT 59903 Re: Belmar Addition Subdivision - Preliminary Plat Dear Bruce: The Kalispell City -County Planning Board met in regular session on February 14, 1995, and held public hearing on the following: A request by Dennis Carver for preliminary plat approval to subdivide 7 acres of proposed R-4 zoned land into 27 single family/duplex lots. The subdivision will be known as Belmar Addition. The site is described as Assessors Tract 14CA and part of Tract 1K, in the NE4 of Section 19, Township 28 North, Range 21 West, P.M.M., Flathead County. John Parsons, of the FRDO presented report #KPP-95-01, recommending conditional approval. The applicant spoke in favor of the proposal, but protested that the requirements to build streets to City standards would drive up the cost of development. He also protested the recommended 50 foot riparian zone adjacent to Ashley Creek, and testified that the lots in the 100 year floodplain can be made buildable. No one else spoke in favor of the subdivision. No one spoke in opposition. Two letters were received in opposition to the Belmar Addition, stating concerns about the access through South Meadows Subdivision, the density, the increased traffic and potential trespass onto existing residential lots. The Board discussed the public testimony, and stated the necessity for consistency in requiring a protected riparian zone for all waterways, as well as building streets to City standards. The conditions of approval were amended to reflect Board concerns. Following the adoption of the findings of fact in report #FPP-95-01, the motion was made to recommend preliminary plat approval for Belmar Addition subject to the seventeen (17) amended conditions in Attachment A. The motion carried on a vote of 8-1. This recommendation is being forwarded to the Board of Commissioners for final action. Council needs to wait for the minutes of the Planning Board meeting prior to taking final action. However, this does not preclude discussion at Council workshop. Providing Community Planning Assistance To: * FIathead County * City of Columbia Falls * City of Kalispell * City of Whitefish Bruce Williams, City Manager Re: Belmar Addition - Preliminary Plat February 23, 1995 Page 2 If you have any questions, please contact the Planning Board or FRDO. Respectfully submitted, KALISPELL C Y-COUNTY TY PLANNING BOARD AND ZONING COMMISSION kl le6r'Ze, Fox Hash President Attachments: FRDO Report #FPP-95-01 Attachment A Application Materials Letters: John & Linda Cusick (2/9/95) Dolores Aadsen (2/13/95) c w/Att A: Dennis Carver Somers Land Company 1995 3rd Ave East Kalispell, MT 59901 Lindlief Enterprises 245 Lakeshore Dr Kalispell, MT 59901 F:\...\TRANS MIT\...\KPP95-1.RE C ATTACHMENT A BELMAR ADDITION SUBDIVISION PRELIMINARY PLAT RECOMMENDED CONDITIONS OF APPROVAL ADOPTED BY KALISPELL CITY -COUNTY PLANNING BOARD FEBRUARY 14, 1995 It is recommended that preliminary plat approval for Belmar Addition Subdivision be granted, subject to the following conditions: 1. The development of this subdivision comply with the R-4 standards set forth in the City of Kalispell Zoning Ordinance. 2. That the subdivision obtain approval from the State Department of Health and Environmental Sciences. 3. All water lines, sanitary sewer, culverts, and storm sewer lines/swales shall be built according to plans and specifications approved by the City of Kalispell Public Works Department. All water, sewer main extensions, and storm sewer lines/swales on private property shall be placed within suitable easements and approved by the City of Kalispell Public Works Department. 4. The construction of the street shall include in a 60 foot right-of-way: 36 foot back of curb to back of curb street improvements, sidewalk on the outside of the loop including both sides of what was Lot 57 South Meadows and the west line of Lot 21; street trees planted in compliance with City of Kalispell standards; and street lights installed in accordance with the City Subdivision Regulations. 5. All utilities shall be installed underground. 6. The owner shall pay a cash -in -lieu of parkland payment equal to 1/9 of the undeveloped market value. 7. Placement of fire hydrants shall be approved by the City of Kalispell Fire Department. 8. All roads within the subdivision shall be paved to City of Kalispell standards. 9. Lot numbers, street addresses, and net acreage for each lot shall be included on the face of the final plat. 10. Documentation from the Chief of the Kalispell Fire Department which indicates that the proposed fire suppression facilities are adequate, shall be submitted with the application for final plat approval. I 11. All streets shall be clearly signed in a manner conforming to City standards. 12. Label the remaining portion of Parcel 1K as "not a part". 13. Indicate the 100 year floodplain on the final plat. 14. That a 50 foot setback from the high water mark of Ashley Creek be be established, protected and maintained with native vegetation in accordance with the Flathead Conservation District regulations for riparian zones. 15. This preliminary plat approval is valid for a period of one year. A one (1) year extension may be granted by Council. F:\...\TRANS MIT\KALISPEL\1995\KPP95-1.REC i ' 1 CITY ZONE REPORT 4 JUNE • . 4 Dennis Carver has petitioned the City of Kalispell for annexation of a tract of land into the city limits of Kalispell. This report evaluates the annexation relative to the assignment of a City zoning classification in accordance with Section 27.03.010(4) of the Kalispell Zoning Ordinance. ..,.� S11-1-1 _ # The applicant has petitioned for a zoning classification of R-4 (Two Family Residential). Presently, the property is zoned County R-1 Residential, under the Flathead County Zoning Regulations. The Kalispell Zoning Ordinance defines the intent of the R-4 Classification as follows: A residential district with minimum lot areas. Development within this district will require all public utilities and all community facilities. Two family dwellings are permitted in this district. Dennis Carver 1995 - 3rd Ave East Kalispell, MT 59901 SIZE AND LOCATION-: The property is approximately 7 acres located south of Kalispell, 1300 feet west of Airport Road and north of South Meadows Subdivision. This site is described as Assessors Tract 14CA and part of Tract 1K, in the NE 1/4, of Section 19, T28N, R21W, P.M.M., Flathead County. GENERAL LAND USE CHARACTER: The property consists of a single parcel of land and a portion of another; both are currently used for pasture. South (zoned City R-4) is being• developed as South Meadows Subdivision; east (zoned County R-1) is pasture; to the north (zoned County R-1) is pasture; and to the west (zoned County R-1) is pasture. Airport Road is a paved two lane road which provides access to South Meadows, which in turn supplies access to the site. AVAILABILITY OF PUBLIC SERVICES: City water and sewer services are available In the area. A separately prepared "Extension of Services Plan" discusses the provision of public services to this property. EVALUATION 13ASED ON STATUTORY CRITERIA The statutory procedure for evaluating zone changes Is set forth by 76-2-303, M.C.A. Findings of Fact for the zone change request are discussed relative to the criteria described by 76-2-304, M.C.A. , Does The Requested Zone comply With The Master Plan? The subject property is within the jurisdiction of the Kalispell City -County Master Plan. According to the map of the master plan, the property is currently designated 'Urban Residential", with a maximum density of 8 dwelling units per acre. R-4 is considered in compliance with the Master Plan. Does The Requested Zone Lessen Congestion in the Streets? Congestion in the streets Is caused by an overburden of traffic on the street system. The zone in this case would not cause undue congestion because traffic generation is a function of the number of dwelling units that are allowed Within a given area. The property will be subdivided in a manner which precludes any further subdivisions and the density of this development is expected for this area. No additional traffic would be generated by this zoning designation. Will The Requested Zone Secure Safety From Fire, Panic And Other Dangers? Development within this zone is subject to development standards Including: lot coverage, maximum building height, and the provision of off-street parking. Further, any development of the property is subject to review by the City's Site Plan Review Committee, and requires the issuance of building, plumbing, and mechanical permits. These requirements and review processes help ensure that development of the property subsequent to the zone change is done in a safe manner. A portion of the property is currently In the 100 year floodplain. Structural development within the floodplain is not permitted; the portion of the property within the floodplain would need to be brought out of the floodplain prior to any structural development on that portion of the property. No significant negative impact is expected. Will The Requested Change Promote The Health And General Welfare? The general purpose of the City's zoning ordinance is to promote the general health and welfare and does so by implementing the City -County Master Plan. The city -county Master Plan would support the requested zone change. Designation of this area as R-4 would serve the Flathead region with additional residential 2 development. Any traffic generation that the proposed change allows would be mitigated at the time of development. In addition, this area has direct access to an existing major arterial which would have access to the Alternate Highway 93 route. Any impact to stormwater runoff, sewers, and water would be addressed at the time of development proposals. The zoning ordinance provides a mechanism for public input and review for all zone change requests. This process offers an opportunity to ensure that any changes to the Official Zoning Map are done in the general public interest. Additionally, other review mechanisms are in place to ensure that development is in compliance with all applicable safety codes. No significant negative impact is expected. Will The Requested Zone Provide For Adequate Light And Air? The development standards of the zoning ordinance and subdivision regulations (Le.: parking, landscaping, clear vision setback, roadway improvements) would ensure that light and air are adequately provided. Will The Requested Zone Change Prevent The Overcrowding of Land? Overcrowding of land occurs when development out -paces or exceeds the environmental or service limitations of the property. The Subdivision and Zoning Regulations control the intensity requirements that a property can be developed with. Adequate infrastructure is in place or can be provided at the time of development to accommodate the land uses allowed in the requested zone. No significant negative impact is expected. Will The Requested Zone Avoid Undue Concentration Of People? Concentration of people relates to the land use permitted by a particular zone. The proposed zone change would increase residential density in the area. infra- structure exists or can be provided which supports the proposed change. The zoning ordinance covers the intensity of use that would be permitted in this zone. An undue concentration of people would result if the property is developed at a level which exceeds the environmental or service carrying capacity of the land which would not happen. The proposed zoning will insure that the site is properly developed. No significant negative impact is expected. Will The Requested Zone Facilitate The Adequate Provision Of Transportation Water Sewer, schools Parks And Other Public Requirements? The additional demands for transportation, water, and sewer will be evaluated pursuant to individual development proposals; existing infrastructure exists in the vicinity which should be able to serve development of this property. Because of the types of uses permitted in the zone, schools and parks should not be significantly impacted. However, schools are considered to be at capacity and 3 additional development in Flathead County puts additional strain on the school system. No significant negative impact is expected. Does The Requested Zone Give Consideration To The Particular Suitability Of The Property For Particular Uses? The subject property is well suited for uses permitted within the R-4 zone. The property is of adequate size and has adequate access to facilities for the type of uses permitted in the proposed zone. No significant negative impact is expected. Does The Requested Zoning Give Reasonable Consideration To The Character Of This District? The properties in question are well suited for the type development anticipated under the requested zone because of the topography, access, regional location, and size of the proposal. No significant negative impact is expected. Would The Proposed Zoning Conserve The value Of The Buildings? The subject request would not significantly impact buildings. There are no known uses that would be affected by this zone. A change from County R-1 to the City R-4 zone will not significantly impact, erode, or devalue the neighborhood beyond the type of uses that are currently allowed or that exist in the area. No significant negative impact is expected. Will The Requested Zone Change Encourage The Most Appropriate Use Of The Land Throughout The Jurisdiction? The requested zoning classification would be consistent with the. Kalispell City - County Master Plan. The Plan and the existing permitted uses under the zoning ordinance generally identify this area for residential uses. The change would encourage the most appropriate use of the land. No significant negative impact is expected. The property is located in an area that Is in a stage of transition; existing and proposed residential development are planned for the area. This zone change would facilitate an orderly development of related uses. It is staffs' opinion that the proposed R-4 zone would serve the needs of the community by allowing residential development to occur in a manner that is commensurate with the services available to the area. it is recommended that the Kalispell City -County Planning Board and Zoning Commission adopt this FRDO staff report as findings of fact and forward a favorable recommendation to City Council for the requested zone change upon annexation. FA ... \KA95-1 ES.CVR 4 A tract of land located in the North Half of the Northeast Quarter of Section 19, Township 28 North, Range 21 West, P.M.M., Flathead County, Montana, more particularly described as follows: Beginning at the Southwest corner of the Northeast Quarter of the Northeast Quarter of Section 19, Township 28 North, Range 21 West; thence South 88016'25" West along the South boundary of the Northwest Quarter of the Northeast Quarter of said Section 19 a distance of 204.94 feet to a point; thence North 00009'15" West and leaving said South boundary a distance of 500.62 feet to a point on the approximate thread of Ashley Creek; thence the following three (3) courses along the said approximate thread: North 76058FI6" East a distance of 40.41 feet; North 53"01'22" East a distance of 55.83 feet; North 33"33'22" East a distance of 15.02 feet; thence leaving said thread North 8905245" East a distance of 112.38 feet to a point on the West boundary of the Northeast Quarter of the Northeast Quarter of said Section 19; thence North 89052'45" East a distance of 362.33 feet to a point; thence South 00009'00" East a distance of 540.10 feet to a point on the South boundary of the said Northeast Quarter of the Northeast Quarter; thence South 88019'53" West and along said South boundary a distance of 362.35 feet to the place of beginning. 5 BELMAR ADDITION ANNEXATION EXTENSION OF SERVICES PLAN ADDENDUM TO CITY RESOLUTION J3838 PREPARED BY THE FRDO FEBRUARY 6,1995 The subject property is within the Service Area Boundary of the City Of Kalispell as described by the Extension of Services Plan adopted bythe City of Kalispell on April 3, 1989 (Resolution 13838). This broad -based extension of services plan, together with this "mini -plan" comprise the Extension of Services Plan for Dennis Carver's, Belmar Addition, annexation. EXISTING SERVICES: Water: A municipal water line will need to be extended to serve this property. The City has sufficient capacity to serve this site when the extension is made. Sewer: A lift station and sanitary sewer will need to be extended to service this property. The City has sufficient capacity to service this property when extensions are made. Storm Drainage Storm drainage Is proposed to outlet into Ashley Creek north of the property. Streets: Airport Road is a two lane paved collector with sufficient capacity to serve South Meadows and this site. Garbage Collection: Available by contract from private companies. Police Protection: Currently the Flathead County Sheriff's Department. Fire Protection: West Valley Volunteer Fire Department. ANTICIPATED SERVICE NEEDS: Water: Water supply would be able to be extended to the property from the water line north in Airport Road through the South Meadows Subdivision. If not, a water main must be extended to connect with a main of sufficient capacity to serve this property. Capacity and any extensions would be evaluated at the review stage of any development permit. Sewer: Sewer would be collected in a conventional gravity flow system which would feed into a lift station which would feed into the City's sewerage disposal plant east of the site. This disposal system would be evaluated during the review phase of any development permit. Storm Drainage: on -site retention and/or disposal of storm water will be evaluated during the review phase of any proposed development. It is anticipated to drain into Ashley Creek. Streets: Airport Road is a two lane paved collector with sufficient capacity to serve this site through South Meadows. In addition, street tree planting and sidewalks would be necessary. Garbage Collection: The City has the capacity and equipment to handle the needs of this site at the time it becomes eligible for municipal service. Police/Fire: City of Kalispell Police Department and Fire Department will be available to serve the tract upon annexation. They will be able to provide "service" to this property on the substantially same basis and in the same manner in which this service is currently provided to the rest of the municipality. EXTENSION AND FINANCE STRATEGIES: The cost of extending such public services as police and fire protection are expected to be negligible until such time as the property is developed. The general source of money to extend these type of services is from the general tax revenues received from this property and other properties inside the City Limits. Individual improvements to the property, including the paving of streets, the extension of the water line, sewer line, and stormwater management improvements will be the responsibility of the developer/landowner. Any area - wide improvements relative to a comprehensive storm drainage system will be financed in part by the residents of the entire municipality and in part by special assessments for that purpose. FA ... \KA95-1ES.CVR A l ~ \ ~~ | } / SOMERS LAND COMPANY, INC. 1995 3rd Avenue East Kalispell, MT 59901 Phone: (406) 257-6202 Fax:(406) 756-1093 January 11, 1995 Bruce Williams City Manager Drawer 1997 City of Kalispell Kalispell, MT 59901 RE: Annexation of Belmar Addition Dear Bruce: Please accept this letter as the petition to annex the tract of land described in the attached legal description to the City of Kalispell. This tract is the parcel north of, and adjacent to, the South. Meadows Subdivision which we have recently discussed. Also enclosed for your reference is the preliminary plat of the Subdivision for your reference. We ask that the initial zoning be R-4. Current county zoning is R-1, however the Master Plan designates the property as Urban Residential. The property has not been purchased by Somers Land Co. (Dennis Carver and Lum Owens, but is subject to a Buy -sell Agreement with Undlief Enterprises. Because the property has not closed as of this date, Mr. Lindlief is also a signatory to this letter as well as the Consent to Annex and Notice of Withdrawal from Rural Fire District, and the Petition for Zone Amendment. SOMERS LAND COMPANY Dennfs F. Carver, President LINDIEF ENTERPRISES FLATHEAD REGIONAL DEVELOPMENT OFFICE SUBDIVISION REPORT #KPP-95-01 BELMAR ADDITION This is a report on a request by Dennis Carver of Somers Land Company for preliminary plat approval of a 27-lot single family residential subdivision in the proposed City of Kalispell R-4 zone. The subdivision request is subject to a public hearing before the Kalispell City -County Planning Board and Zoning Commission on February 14,1995. A recommendation from that body will be forwarded to the Kalispell City Council for a subsequent public hearing and final action. 1. GENERAL INFORMATION A. APPLICANT/OWNER Dennis Carver Lindlief Enterprises Somers Land Company 245 Lakeshore Dr. 1995-3rd Avenue East Kalispell, MT 59901 Kalispell, MT 59901 B. SIZE AND LOCATION The property is approximately 7 acres located south of Kalispell, west of Airport Road and north of South Meadows Subdivision. This site is described as Assessors Tract 14CA and part of 1K, in the NE 114, of Section 19, T28N, R21W, P.M.M., Flathead County. C. REQUEST The applicant is requesting approval of a 27-lot residential subdivision in a proposed City of Kalispell, R-4, Two Family Residential zone. Annexation and a zone request have been applied for and need to be approved. The subdivision has a single street access through Lot 57 of South Meadows Subdivision. The developer has proposed to develop the road with curb and gutter and 28 foot of paving. The project would have a full range of City services after annexation. D. EXISTING LAND USE AND ZONING The subject property is technically zoned County R-1; a request for annexation and zone of R-4 has been requested. The property is currently a field. The surrounding zones and land uses are: north, County R-1 pasture, south, City R-4 South Meadows Subdivision, east, County R-1 pasture, west, County R-1 pasture. 11. EVALUATION A. RELATION TO THE MASTER PLAN The Kalispell City -County Master Plan Map designates this area as Urban Residential. The density of the Urban designation is a maximum of 8 dwelling units per acre. The development would conform to the density and use standards of this classification. The density of the proposed development is 3.9 lots per acre. B. RELATION TO ZONING The subdivision will have to be annexed and granted City of Kalispell zoning. it is expected that the City would zone the property R-4 and, therefore, the subdivision will need to meet the City's R-4 district standards.. All lofts will meet the City of Kalispell R-4 zoning ordinance requirements. C. RELATION TO SUBDIVISION REGULATIONS The subdivision generally meets the requirements of the City of Kalispell subdivision regulations. However, the street pavement width is required to be approved by the City Council. The applicant has proposed a pavement width of 28 feet and curb and gutters for 32 foot of improvements with no sidewalks. in Site Review Committee, staff reviewed the City's need for safe passage of vehicles and sidewalks for pedestrians. Out of that meeting it was decided that due to the urban nature of local streets they should be constructed to a 36 foot back of curb to back of curb improvement. in this instance sidewalks should be installed on one side of the street, that side being the outside of the loop and include existing South Meadows Lot 57 on both sides and along the west side of Lot 21. D. COVENANTS No Covenants have been submitted with this request. Land use control would be governed by the Zoning Ordinance, Subdivision Regulations, and any Covenants that might be proposed in the future. E. PUBLIC SERVICES/FACILITIES a. Sewer: The developer is proposing to hook Into the City of Kalispell Sewer. Extensions and approval of the hook-up from the sewer district would be necessary. b. Water: Water will be supplied by the City of Kalispell. Extensions and approval of the hook-up from the purveyor would be necessary. In addition, this proposal would be reviewed by the Montana Department of Health and Environmental Sciences prior to final plat approval. C. Public Facilities: Other public facilities such as telephone and electricity are in the immediate vicinity. d. Schools: No response from the School District has been received. it Is estimated that 15-25 children would occupy the development at buildout. 2 e. Parks: No parkland dedication has been proposed. An in -lieu fee of 119 the marketvalue before improvements would be required. This in -lieu fee would be paid at the time of final plat. f. Police: The City of Kalispell would provide police services for property in the City. g. Fire Protection: The City of Kalispell would provide fire protection for property inside the City. h. Solid Waste: The City of Kalispell would be the refuse hauler. i. Roads: The interior road system would be constructed to City standards. As previously discussed the City is recommending that 36 foot of improvement back of curb to back of curb be installed along with sidewalk on the outside of the loop. j. Public Health Services: The project is approximately three miles from major health services in Kalispell. F. EFFECTS ON PUBLIC HEALTH AND SAFETY Primary concerns of a development's impact on public health and safety include provision of accessibility; emergency services; building in areas such as floodplain; areas of seismic activity; unsuitable soils; and steep hillsides. This subdivision would have only one access through South Meadows to Airport Road until development takes place west of South Meadows. At the time Phase 2 of Ashley Park (Carvers subdivision south of South Meadows) is constructed, a second access road to South Meadows Subdivision would be constructed. All these roads would provide year-round access to the subdivision. A portion of the proposed development is in the 100-year" floodplain. Therefore, the City of Kalispell Floodplain Regulations would apply to that part of the subdivision. A floodplain development permit will be needed to develop in the fioodplain of Ashley Creek. The area that is in the floodplain is in the north and east part of the subdivision, in Lots 10 through 16. There does not appear to be a sufficient area to build on Lots 13, 14, and 15 outside the floodplain on these lots. However, a letter of map amendment or the like could be obtained to remove a sufficient area to build on. The City of Kalispell Board of Adjustment may not approve variances to setbacks on these lots due to the developer creating the lot configuration which included floodplain (a self-imposed hardship). No significant negative impact is expected. According to the map within the Flathead County Resource Analysis, there have been no recent earthquakes of significant intensity in the immediate area of this subdivision. G. EFFECTS ON WILDLIFE AND WILDLIFE HABITAT The area currently offers a limited food source to deer and some game birds. The proposed development will probably disrupt what little wildlife is in the area, as would any construction. However, the construction of this development is within an area designated for development and is on the existing fringe of the City of Kalispell. No threatened or endangered species are known to inhabit the area and therefore no significant impact is expected. H. EFFECTS ON THE NATURAL ENVIRONMENT 1. Water. There is no open surface water on the site. The developer is anticipating use of the streets for drainage. A grading and drainage plan for the entire development would need to be approved by the City of Kalispell Public Works Department. 2. Topography: The proposed lot and road layout would have no significant impact on the topography because the site is basically flat sloping to the northeast and Ashley Creek. 3. Vegetation: The property has been used for agricultural purposes. There are no known threatened or endangered plants on this property. 1. EFFECTS ON AGRICULTURE The development is located in an area adjacent to the City and has been anticipated for development. While it has been used for agricultural purposes, the proposed development would not be a significant negative impact on the County's agricultural resources. IV. SUMMARY REMARKS The proposed subdivision is within the Kalispell City/County Planning Jurisdiction and will be In conformance with the City/County Master Plan and R-4 zoning. The property is adjacent to a subdivision of similar intensity with City services available. The applicant has taken into account in his design the fioodplain and is aware of the development constraints of floodpiain activity. V. RECOMMENDATION it Is the staff's recommendation that this report be adopted as findings of fact and this preliminary plat be recommended for approval by City Council, subject to the following conditions: 1. The development of this subdivision comply with the R-4 standards set forth In the City of Kalispell Zoning Ordinance. 2. That the subdivision obtain approval from the State Department of Health and Environmental Sciences. 3. All water lines, sanitary sewer, culverts, and storm sewer lines/swales shall be built according to plans and specifications approved by the City of Kalispell 4 Public Works Department. All water, sewer main extensions, and storm sewer lines/swales on private property shall be placed within suitable easements and approved by the City of Kalispell Public Works Department. 4. The construction of the street shall include in a 60 foot right-of-way: 36 foot back of curb to back of curb street improvements, sidewalk on the outside of the loop including both sides of what was Lot 57 South Meadows and the ` west line of Lot 21, and street trees planted in compliance with City of Kalispell standards. S. All utilities shall be installed underground. 6. The owner shall pay a cash -in -lieu of parkland payment equal to 1/9 of the undeveloped market value. 7. Placement of fire hydrants shall be approved by the City of Kalispell Fire Department. 8. All roads within the subdivision shall be finished (i.e., paved) to City of Kalispell standards. 9. Lot numbers, street addresses, and net acreage for each lot shall be included on the face of the final plat. 10. Documentation from the Chief of the Kalispell Fire Department which indicates that the proposed fire suppression facilities are adequate, shall be submitted with the application for final plat approval. 11. All streets shall be clearly signed in a manner conforming to City standards. 12. Label the remaining portion of Parcel 1 K as "not a part". 13. Indicate the 100 year floodplain on the final plat. 14. This preliminary plat approval is valid for a period of one year. A one (1) year extension may be granted by Council. •,. l 0 Sec. 24A-57. Environmental Regulations. (a) Surface Water. (1) No surface water is located on the property to be subdivided. (A) Apart of several of the easterly lots proposed are in the 100-year flood plain of Ashley Creek. (B) There are currently no artificial water systems on the property. (b) Groundwater. Excavation to 8 feet for the adjacent South Meadows sewer mains indicate that the groundwater depth is greater than 8 feet. (c) Geology - Soils - Slopes. (1) Soils type as indicated on the USDA - SCS Upper Flathead Valley Soil Survey indicate that the soils are designated "Kalispell Silt Loam" and are the same as those found in the mid -south area of the South Meadows Subdivision. (2) There no known or anticipated hazards caused by the geology of the area. There are no rock outcroppings on the land to be subdivided. (d) -Vegetation. (1) The land is currently used for agricultural (livestock) grazing and current vegetation consists of pasture grass. (2) One tree exists on the tract. No effort will be made to save the tree. All natural vegetation will succumb to the development. (e) Wildlife. Due to the proximity of the existing South Meadows Subdivision, and livestock activity, wildlife on the site are limited. Occasional fox and pheasants are seen on adjacent property to the east and north. (f) Historical Features. No historical, archaeological, or cultural features are recognized on the site. Page 1 of 6 SPr 24A-5$ Community Impact. a) Water Supply. (1) Individual water supplies are not proposed for each lot because the City of Kalispell Public system is adjacent to the property. (2) The City of Kalispell Public water system is proposed for the development. (A) The average daily water demand for domestic use is estimated to be 6,750 GPD, based on 250 GPD per dwelling unit. the maximum daily demand would then be about 13,500 GPD with a peak hourly demand of 40,500 GPD or 28 GPM. Assuming each lot has an average of 4,000 square feet of lawn and garden area, that requires irrigating at a rate of 2.0" per week, an additional 19,234 GPD will be needed for irrigation purposes during the summer time. The water system is capable of providing fire flows of 1000 gpm for a period of at least 2 hours. (B) An existing system is to be used: (i) The City of Kalispell will be responsible for the operation and maintenance of their public water system. (ii) There is an existing 8" looped system adjacent in the South Meadows Subdivision. A Hardy -Cross network analysis indicates that the capacity to serve these 27 lots is available. (iii) Permission to connect is anticipated with annexation. (C) A new system is not proposed. Page 2 of 6 (b) SEWAGE DISPOSAL: (1) Individual systems are not proposed for this development. (2) A public sewer, system is proposed for the subdivision. (A) Based on 250 GPD per dwelling unit, it is estimated that average daily sewage flow will be 6,750 GPD, with a peak hourly flow of 27000 GPD. . The area will be served by a duplex lift station pumping either 100 GPM from submersible pumps or 300 GPM from self - priming pumps. (B) An existing system is to be used: (i) The City of Kalispell will be responsible for operation and maintenance of the sewage collection system. (ii) The system will connect to a 12" main that extends to the City of Kalispell treatment plant. Capacity of the 12" main place at minimum 0.22% grade and using an "n factor of 0.13" is 768 gallons per minute. Based on 250 gallons per day per unit, the capacity of the line would allow it to serve approximately 1000 homes using a peaking factor of 4. (iii) The preliminary layout of the sewer mains is shown on the preliminary plat. Specifications used for construction will be in accordance with the standards adopted by the City of Kalispell. (G) A new system is not proposed. (c) Solid Waste. (1) Solid Waste will be collected by the City of Kalispell. (2) The collection system is owned and operated by the City of Kalispell; the landfill is owned and operated by Flathead County. (3) Use of the collection system will be granted with annexation. (1) New public roads are proposed as shown on the preliminary plat, to be named North Belmar. The road section is proposed to be a 32' width, with 28' paved and 2' shoulders on each side of the road. Pavement and construction will be in accordance with the requirements of the City of Kalispell Standards adopted in June of 1994 which include 12" of pit run gravel, 2" of cushion material, and 2 - 2" lifts of asphaltic cement. The roadway section is proposed to conform with the South Meadows subdivision and does not include curbs and gutters. (2) All costs of road construction will be paid for by the developer. (3) Using 8 trips per day, the development will create an additional 216 trips per day on existing roads. (A) Currently only about 23 households use Bluestone (the east - west road that North Belmar will connect to). Bluestone connects with Begg Park Drive, which carries all of the South Meadows Subdivision traffic generated by 119 homes currently constructed. Traffic difficulties have not been observed or heard of. During the last summer, up to 100 construction workers were in the area at any given period of time. Parking on the roadways in the construction areas will continue to cause some difficulty until homes in the area are completed. (B) The increase in volume is so slight that no increase in maintenance can be anticipated. (4) Year-round access by conventional automobile over legal rights -of -way will be available to all lots within the subdivision. (5) Access will not cross over any private property. South Meadows lot number 57 is owned by the developer and was designated as a location for the extension of Belmar when the plat was filed in 1978. it will be dedicated to the public forever. Page 4. of 5 (e) Utilities. (1) Utility service will all be placed underground by the following utility companies: Electrical Power Pacific Power & Vght Telephone PTi Natural gas Montana Power Co. Cable TV TCI (2) Preliminary plat has not been submitted to affected utilities, but will be prior to the planning board hearing date. (f) Emergency Services. (1) Description of emergency services: (A) The area is currently in a rural fire District, but will withdraw from the District and be served by the Kalispell Fire Department upon annexation. (B) Police protection will be provided by the City of Kalispell Police Department, which currently patrols the South Meadows Subdivision. (2) Because of the proximity to the South Meadows subdivision and because service areas of the City exist on the north, east and south of the proposed development, the needs of the proposed subdivision can be met by present personnel and facilities. (g) Schools. (1) Elrod School will serve the area for elementary grade students. Of course the High school and the junior high are common to all Kalispell City students. (2) In 1993, there were only 7 homes in the South Meadows subdivision with school age children. At the time, we believe there were 9 school age children living in approximately 88 homes. Since that time, some of the housing on the southerly part of South Meadows has encouraged purchase by younger families, thus increasing the ratio of school age children living in the development. Our current estimate is 26 school age children residing in 119 homes. If this current ratio continues in the proposed adjacent area, an additional 6-8 school age populous can be anticipated. Page 5 of 5 (h) Land Use. (1) The City -County faster Plan Year 2010 indicates the are proposed for ` subdivision to be "urban residential". Annexation is proposed. (2) The proposed development is not adjacent to any public lands, and does not affect access to public lands. (3) The Subdivision will have limited effect on adjacent properties. The property to the north and east is in the 100-year flood plain of Ashley Creek, and has historically been used for agricultural purposes (livestock). The land to the west is currently used for livestock grazing, and the land to the south is zoned R4 and is within the boundaries of the City of Kalispell. (4) The developer is no aware of any health or safety hazards on the property. Q) Parks and Recreational facilities. (1) No parks or parks dedication are proposed for this subdivision. A payment to the City of "cash -in -lieu" of park land dedication is proposed. r Page 6of5 '.� , 1/✓� - �i.r` , i.4 \ •t 1+� '1 - -�, f� • a ,' i Cf'p�at.� t . `'^ '1 _� b �:.*.,,ate �\, •' - � , ;1-.i •o+ � 1 .� �r ® t �-,'�. �� 9l :t..` '� 1 J• ��. -i l ` pIL.' � • — �- � �"• .r•-..•=�,� �, �.�. ram+! ... � '�` -� •n.. e!� •••T ..ir � •�•i ,T�t i two... • \ ^ •_. �t :. 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