11. Resolution 4203 - Belmar - Preliminary PlatRESOLUTION NO. 4203
A RESOLUTION APPROVING THE PRELIMINARY PLAT OF THE SUBDIVISION OF
TRACT 14CA AND PART OF 1K IN THE NE1/4 OF SECTION 19, TOWNSHIP 28
NORTH, RANGE 21 WEST, P.M.M., FLATHEAD COUNTY, MONTANA.
WHEREAS, Somers Land Company and Lindlief Enterprises, the
owners of certain real property described as Tract 14CA and part of
1K in the NEl/4 of Section 19, T28N, R21W, Flathead County,
Montana, further described in Exhibit "A", attached hereto and
thereby made a part hereof, has petitioned for approval of a
subdivision of said property, and
WHEREAS, the proposed subdivision is subject to the provisions
of Section 2.2, Subdivision Regulations of the City of Kalispell,
and
WHEREAS, the Kalispell City -County Planning Board and Zoning
Commission held a public hearing on February 14, 1995, on the
proposal and reviewed Subdivision Report #KPP-95-01 issued by the
Flathead Regional Development Office, and
WHEREAS, the Kalispell City -County Planning Board and Zoning
Commission has recommended approval of the Preliminary Plat of the
property described in Exhibit "A", subject to certain conditions
and recommendations, and
WHEREAS, the City Council of the City of Kalispell at its
regular Council Meeting of April 17, 1995, held a public hearing,
after due and proper notice; reviewed the FRDO Report #KPP-95-01,
reviewed the recommendations of the Kalispell City -County Planning
Board and Zoning Commission, and found from the Preliminary Plat,
and evidence, that the subdivision is in the public interest, and
WHEREAS, the City Council has based its public interest
findings upon the following findings of fact:
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 lots 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.
e. Parks: No parkland dedication has been proposed.
An in -lieu fee of 1/9 the market value before
2
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 (Carver's 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 floodplain 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
3
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.
I. 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.
NOW THEREFORE BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY
OF KALISPELL, MONTANA:
4
SECTION I. That the application of Somers Land Company and
Lindlief Enterprises for approval of the Subdivision Plat of
the property described in Exhibit "A" is hereby approved
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.
11. All streets shall be clearly signed in a manner
conforming to City standards.
5
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 established, protected and maintained with
native vegetation in accordance with the Flathead
Conservation District regulations for riparian zones.
SECTION II. The classification of said premises under the
Kalispell Zoning Ordinance shall not be changed by the action.
SECTION III. That this preliminary plat should be effective
for a period of one year following passage of this Resolution.
SECTION IV. That upon proper review and filing of the final
plat of said subdivision in the office of the Flathead County
Clerk and Recorder, said premises shall be a subdivision of
the City of Kalispell.
PASSED AND APPROVED BY THE CITY COUNCIL AND MAYOR OF THE CITY
OF KALISPELL THIS DAY OF , 1995.
ATTEST:
Debbie Gifford, CMC
Clerk of Council
0
Douglas D. Rauthe, Mayor
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 88°16'25" 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 76°58'16" East a distance of 40.41 feet;
North 53001'22" East a distance of 55.83 feet;
North 33033'22" East a distance of 15.02 feet; thence leaving said thread
North 89052'45" 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 88°19'53" West and along said South boundary a distance of 362.35 feet to
the place of beginning.
February 13, 1995
Flathead Regional Development Office
7_23 5th Avenue East - Room 414
Kalispell, XT 59901
Dear 14r. Parsons;
APPLIC, TV0! th 4? CRIA�
!�, y.`Y.+✓ rM.: �`l .. � 1 x�' � �' is
0$1
F. P, Q. 0.
This letter is in response to the "Notice of Public Hearing" for the
proposed Belmar iddition in South Meadows Subdivision.
I am opposed to the development of Belmar Addition, and do have some very
grave misgivings about the development.
I purchased this lot (Lot #62) on Bluestone Drive because there was a
buffer zone with some wildlife and a nice view of the mountains. with
the development of Belmar addition, I feel the quality of life will be
destroyed, besides the devaluation of this property.
I am concerned about the hei-ht of the proposed structures in Belmar
Addition, especially in view of the fact that the homes alreacy in
existence -on 3lueStone Drive are one -level residences.
Accessing Airport Roaa from South I•:eaaows Drive currently can be a
aroblem, with the ball fielcs, Gardner Auction, and the South I.eadows
traffic; visibility is sometimes nil in both directions when entering
Airport road. I definitely feel another access is needed.
mother concern is the existing fence between Bluestone Drive and the
proposed development. The fence has served to keep out people, "running"
dogs, etc.
Thank you.
Sincerely,
olores K. Aadjen
Dolores M. Aadsen
1975 Bhmslone Dr
'3 Kalispell, MT. 59941-7576
John E. And Linda M. Cusick
1405 4th Avenue, West �} tt� f
Kalispell, MT 59901 1 V
February 9, 1995 FL.ATH@AD RiMIONa.
DEVELOP~ OFFIC!
John J. Parsons
Senior Planner
Flathead Regional Development Office
723 5th Avenue, East
Room 414
Kalispell, W 59901
Dear Sir:
We are not going to be able to attend the February 14th meeting of the Kalispell
City- County Planning Board and Zoning Commission, but I do have a concern regarding
the new proposed Belmar Addition.
Our concern is our property, on the north side and some on the west side, would
border this addition. We have horses on this property and are concerned with the
possibility and the probability of having children and dogs coming into the horse pasture
and becoming injured. Also, children getting into Ashley Creek, which is on the west side
of our property, and having an accident.
We are not one to try and stop progress, although we will miss having the white
tail deer frequent the area, and seeing the red fox raise a litter of kits each year. Our hope
is that if and when this new addition is approved, the Planning Board and Zoning
Commission would include the budding of a chain link fence to help deter children from
entering our horse pasture and Ashley Creek.
John E. Cusick
Linda M. Cusick
r
Flathead Rebional 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:
- — •-. •• � .-• ,. _ r t1 .. t:.... _lt t !`: F.. ..f [II{.:4nieh 'F'
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 g -COU TY PLANNING BOARD AND ZONING COMMISSION
16&ese 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\...\KP P95-1.REC
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.
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:\...\TRANSMIT\KALISPEL\1995\KPP95-I.REC
.
FLATHEAD REGIONAL DEVELOPMENT OFFICE
SUBDIVISION REPORT #KPP-95-01
BELMAR ADDITION
FEBRUARY 5, 1995
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.
A. APPLICANT/OWNER
Dennis Carver Lindlief Enterprises
Somers Land Company 245 Lakeshore Dr.
19953rd 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
WA and part of 1K, in the NE 1/4, 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.
Il, EVALUATION
A. RELATION Td 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 lots 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. 1n 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 buiidout.
2
e. Parks: No parkland dedication has been proposed. An in -lieu fee of 119 the
market value before improvements would be required. This in -lieu fee would
be paid at the time of final plat.
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 Fioodplain Regulations would apply to that part of the
subdivision. A floodplain development permit will be needed to develop in the
floodplain 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.
3
I
i 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
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 fiat sloping to the
northeast and Ashley Creek.
3. Vegetation: The property has been used for agricultu rat purposes. There are
no known threatened or endangered plants on this property.
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 floodplain and Is aware of the
development constraints of floodplain 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/swaies shall be
built according to plans and specifications approved by the City of Kalispell
0
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 1K as "not a part".
13. indicate the 100 year fioodplain 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.
\KPP95-01.R-4
5
$ec 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
Sec 24A- . 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.
(C) 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.
Page 3 of 5
(d) Roads.
(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 1 Z of pit run
gravel, 2" of cushion material, and 2 - Z 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 4of5
PRELIMINARY PLAT OF
BELIV AR ADDITION
IN THE NE 1A OF SECTION 19, T28N, R21W, P.M.M.
FLATHEAD COUNTY, MONTANA
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said south boundary, a distsnea of $00.62 feet to a point an the
approxisate thread of Ashley Creek: Theme the tailowing three (3)
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said Section 7t Thence 980'52'WK 363.33 test to a sot iron pint
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south boundary a distance of 362.3s fast to the plsce at beginninq
and containing 7.033 AcAXS, Bore or less. Subject t0 end together
with all appurtecent acseesnts of record.
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