07. Resolution 4252 - Hendrickson - Amended PlatRESOLUTION NO. 4252
A RESOLUTION APPROVING THE PRELIMINARY PLAT OF THE AMENDED PLAT OF
LOT 3, HENDRICKSON ADDITION #70, FLATHEAD COUNTY, MONTANA.
WHEREAS, Fred Hagel, the owner of certain real property known
as Lot 3, Hendrickson Addition #70, more particularly described as
the Amended Plat of Lot 3, Hendrickson Addition #70 located in the
southeast quarter of Section 6, Township 28 North, Range 21 West,
P.M.M., Flathead County, Montana has petitioned for approval of the
subdivision plat of said property, and
WHEREAS, the proposed subdivision plat of said property is
subject to the provisions of Section 2.7 (Summary Subdivision
Review), Subdivision Regulations of the City of Kalispell, and
WHEREAS, the Flathead Regional Development Office has
recommended approval of the Preliminary Plat of Lot 3, Hendrickson
Addition #70, subject to certain conditions and recommendations,
and
WHEREAS, the City Council of the City of Kalispell at its
regular Council meeting of February 5, 1996, reviewed the FRDO
Report #KSR-96-1, reviewed the recommendations of the Flathead
Regional Development Office, and found from the Preliminary Plat,
and evidence, that the subdivision is in the public interest, and
WHEREAS, the City Council has based its findings upon the
following findings of fact:
A. EFFECTS ON HEALTH AND SAFETY:
Fire: The property is within the Kalispell Fire Department's
service area. No unusual concerns regarding fire safety or
fire protection are related to this site or the proposed
subdivision.
Topography: The topography of the site is gently sloping from
the west to the east at a grade of approximately three to four
percent. This does not appear to pose any significant
problems with regard to development.
Roads: This property is served by Grandview Drive, a City
paved street which ends at the southeast corner of proposed
Lot 3B. Juniper Bend Drive, a privately owned and maintained
road, connects with Grandview Drive and heads north.
B. EFFECTS ON WILDLIFE AND WILDLIFE HABITAT:
No significant impact to wildlife and wildlife habitat can be
anticipated from the development of this additional parcel
since this is an urbanized area with limited natural areas
remaining.
C. EFFECTS ON THE NATURAL ENVIRONMENT:
The Stillwater River is approximately 1,000 feet east of this
property. Juniper Bend has a homeowners park and natural area
along the western boundary of the river which is in the 100
year floodplain and provides a natural buffer for the river
corridor. No significant impacts to the river can be
anticipated from the development of this lot. Revegetation of
the disturbed areas after development of the site will
adequately control potential erosion and stormwater runoff.
D. EFFECTS ON LOCAL SERVICES:
Sewer: Kalispell public sewer is available to this site by
way of an eight inch main along Grandview Drive. The existing
residence is currently served by City sewer. Capacity is
available in the sewage treatment plan to accommodate this
property.
Water: Kalispell public water can serve this site by way of
a six inch main located along Grandview Avenue. The existing
residence is currently served by City water. Adequate water
service is available to accommodate the additional residence.
Roads: An additional 10 vehicle trips per day onto Grandview
Drive can be anticipated once the additional lot is developed.
Grandview Drive is a City owned and maintained road which is
adequate to accommodate the additional traffic.
Schools: No substantial impact can be anticipated from
approximately one additional school age child which might be
generated as a result of this additional lot.
Parks: No parkland dedicated is required for this two lot
residential subdivision.
Police Protection: The site is served by the Kalispell City
Police Department. Minimal impacts to the department can be
anticipated.
Fire Protection: Fire protection can be provided by the
Kalispell City Fire Department. No unusual circumstances
exist which would hinder their ability to provide service to
this subdivision.
Refuse Disposal: Municipal refuse service is available to
serve this property. Adequate space at the County landfill is
K,
available for the solid waste which will be generated by the
subdivision.
Medical Services: Kalispell Regional Hospital is
approximately one mile from the site. ALERT helicopter and
ambulance services are available.
E. EFFECTS ON AGRICULTURE AND AGRICULTURAL WATER USERS
FACILITIES:
No impacts to agriculture can be anticipated as a result of
this subdivision since this is an urban area of the county.
NOW THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF
KALISPELL, MONTANA AS FOLLOWS:
SECTION I. That the application of Fred Hagel for approval of
the preliminary plat of Lot 3, Hendrickson Addition #70, more
particularly described as the Amended Plat of Lot 3,
Hendrickson Addition #70 located in the southeast quarter of
Section 6, T28N, R21W, P.M.M., Flathead County, Montana is
hereby approved subject_to the following conditions:
1. Obtain an encroachment permit from the City of Kalispell
Public Works Department.
2. Water and sewer facilities shall be approved by the City
of Kalispell and the Montana Department of Environmental
Quality. The existing water and sewer lines shall be
surveyed and an easement shall be shown on the final plat
in accordance with a plan approved by the City.
3. House numbers will be visible from the road either at the
driveway entrance or on the building.
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 two (2) years but may be extended by City Council in
compliance with subdivision regulations.
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.
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PASSED BY THE CITY COUNCIL AND APPROVED BY THE MAYOR OF THE CITY OF
KALISPELL THIS DAY OF , 1996.
ATTEST:
Debbie Gifford, CMC
Clerk of Council
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Douglas D. Rauthe, Mayor
AMENDED PLAT OF LOT 3, HENDRICKSON ADDITION #70
. SUBDIVISION REPORT KSR-96-1
FLATHEAD REGIONAL DEVELOPMENT OFFICE
JANUARY 17, 1996
This report to the Kalispell City Council regarding a request for preliminary plat approval for
a two lot residential subdivision in the R-3, Single -Family Urban Residential, zoning district.
U : ; ! 1►11 1►1 1 ; u : ! ►I
A. Applicant: Fred Hagel
1639 US Highway 2 West
Kalispell, MT 59901
(406) 752-0388
Technical Assistance: Marquardt Surveying
285 First Ave E.N.
Kalispell, MT 59901
(406) 755-6285
B. Location:
The site is located southwest of Juniper Bend within Kalispell, fronting along Grandview
Lane. It is bordered to the south by Buffalo Hill Golf Course and to the north by Juniper
Bend Townhouses. The property can be described as the Amended Plat of Lot 3,
Hendrickson Addition #70 located in the southeast quarter of Section 6, Township 28
North, Range 21 West, P.M.M., Flathead County, Montana.
C. Size:
Parcel size: 0.448 acres
Lot 3A: 0.279 acres (12,153 sf)
Lot 3B: 0.169 acres ( 7,362 sf)
D. Existing Land Use: Single family residence
E. Adjacent Land Uses and Zoning:
The general character of this area is a mix of single-family residences, duplexes and
townhouses in Juniper Bend. Buffalo Hill Golf Course borders this property to the
south.
1
North: R-3, Single -Family Urban Residential
South: P (County), Public
East: R-3, Single -Family Urban Residential
West: R-3, Single -Family Urban Residential
F. Zoning: R-3, Single -Family Urban Residential
Minimum lot size:
Maximum density:
Minimum lot width:
Front setback:
Side setback:
Rear setback:
7,000 square feet
6 dwellings per acre
60 feet
20 feet
5 feet
20 feet
The existing house is eight feet from the proposed side property line, 20 feet from the
front, and 35 feet from the rear, as shown on the plat. The building envelope for the
proposed lot is limited because of the irregular shape of the lot. The building site would
contain approximately 30 feet by 35 feet by 50 feet by 20 feet, as shown on the plat.
G. Relation to Master Plan Map: The Kalispell City -County Master Plan designates this
area as "Urban Residential. " This subdivision is in compliance with the master plan with
regard to the proposed lot size and the urban residential use proposed.
H. Utilities/Services:
Water:
City of Kalispell
Sewer:
City of Kalispell
Refuse:
City of Kalispell
Gas:
Montana Power Company
Electric:
Pacific Power
Police:
City of Kalispell
Fire:
City of Kalispell
Schools:
School District 5
I. Covenants: No covenants were submitted with the preliminary plat application.
REVIEW AND FINDINGS OF FACT
This application is reviewed as a minor subdivision in accordance with statutory review criteria
and the City of Kalispell Subdivision Regulations.
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A. Effects on Health and Safety:
Fire: The property is within the Kalispell Fire Department's service area. No unusual
concerns regarding fire safety or fire protection are related to this site or the proposed
subdivision.
Topography: The topography of the site is gently sloping from the west to the east at
a grade of approximately three to four percent. This does not appear to pose any
significant problems with regard to development.
Roads: This property is served by Grandview Drive, a City paved street which ends at
the southeast corner of proposed Lot 3B. Juniper Bend Drive, a privately owned and
maintained road, connects with Grandview Drive and heads north.
B. Effects on Wildlife and Wildlife Habitat:
No significant impact to wildlife and wildlife habitat can be anticipated from the
development of this additional parcel since this is an urbanized area with limited natural
areas remaining.
C. Effects on the Natural Environment:
The Stillwater River is approximately 1,000 feet east of this property. Juniper Bend has
f a homeowners park and natural area along the western boundary of the river which is in
the 100 year floodplain and provides a natural buffer for the river corridor. No
significant impacts to the river can be anticipated from the development of this lot.
Revegetation of the disturbed areas after development of the site will adequately control
potential erosion and stormwater runoff.
D. Effects on Local Services:
Sewer: Kalispell public sewer is available to this site by way of an eight inch main along
Grandview Drive. The existing residence is currently served by City sewer. Capacity
is available in the sewage treatment plan to accommodate this property.
Water: Kalispell public water can serve this site by way of a six inch main located along
Grandview Avenue. The existing residence is currently served by City water. Adequate
water service is available to accommodate the additional residence.
Roads: An additional 10 vehicle trips per day onto Grandview Drive can be anticipated
once the additional lot is developed. Grandview Drive is a City owned and maintained
road which is adequate to accommodate the additional traffic.
3
Schools: No substantial impact can be anticipated from approximately one additional
school age child which might be generated as a result of this additional lot.
Parks: No parkland dedicated is required for this two lot residential subdivision.
Police Protection: The site is served by the Kalispell City Police Department. Minimal
impacts to the department can be anticipated.
Fire Protection: Fire protection can be provided by the Kalispell City Fire Department.
No unusual circumstances exist which would hinder their ability to provide service to this
subdivision.
Refuse Disposal: Municipal refuse service is available to serve this property. Adequate
space at the County landfill is available for the solid waste which will be generated by
the subdivision.
Medical Services: Kalispell Regional Hospital is approximately one mile from the site.
ALERT helicopter and ambulance services are available.
E. Effects on Agriculture and Agricultural Water Users Facilities:
No impacts to agriculture can be anticipated as a result of this subdivision since this is
an urban area of the county.
F. Compliance with Master Plan
This subdivision is in compliance with the Urban Residential designation of the Kalispell
City -County Master Plan.
G. Compliance with Zoning Regulations
This subdivision is in compliance with the R-3, Urban Residential zoning for this
property with regard to size, use and setbacks.
H. Compliance with the Subdivision Regulations
The preliminary plat appears to be in general compliance with the State and City
Subdivision Regulations.
RECONIMENDATION
Staff recommends approval of the preliminary plat subject to the following conditions to be met
by the subdivider:
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1. Obtain an encroachment permit from the City of Kalispell Public Works Department.
2. Water and sewer facilities shall be approved by the City of Kalispell and the Montana
Department of Environmental Quality. The existing water and sewer lines shall be
surveyed and an easement shall be shown on the final plat in accordance with a plan
approved by the City.
3. House numbers will be visible from the road either at the driveway entrance or on the
building.
4. Preliminary plat approval is valid for a period of two years but may be extended by City
Council in compliance with subdivision regulations.
5. Change Grandview Drive to Grandview Lane.
H: \... \KSR\96\KSR96-1 . RPT
5
AMENDED PLAT OF LOT 31 HENDRICKSON ADD. #70
KSR 96-1, TWO LOT RESIDENTIAL SUBDIVISION
R-1
Lot
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Ruda appitesatlon sball be submitted, along with all h4brmation required by the appigeoblo eubdtvisdos s and the
Montana Subdivision and Plotting Act, and the appwopriate the for
Fladmad Regional Devellopment Office. 723 Fifth Avenue Ban, Roons 414
KAUspeA A400tam SMI - To1oplione (406) 758-5780
9UBDMS1ON NAMBs
OWNERS) OF RECO �
Nof"— TM r� phone(:
Mailing ��— City, ®tato
Address 109 li ` WCSt &alp Code '
PERSON(B) AUTHORLiBD to represent the subdixlsioo and to whom all oorrespondenm is to be seats
Name =�tta.,�' 1 Ue{+e� s�t�Tli» a- Pbonot
MampAMr"wg` 1.
IV 111— C Al &`��e Q"
PARTICIPANTS lEngtoeer, ate )$
Name & Address M a I a Ud /'di 1P
Name & Address;
Name & Address
L13GAL DBSCRiMON OF PROP�E-RTyY-: �^
County � iA �, F�(i /) C�A� l_Gt ems/ T (g)
street
Address LD? 3� t , r;c�csy,. Ig , o n No . % aa). _3
8odlon �•��• Towosihip Zb'AI• Ranee ZlW
OUNBRAL D88CRIP'I10N OF PROPOSED SUBDIVISIONc Z Z- i° Farr: ly femj YYih I
Number of Lots or Rental Spada �� Total Acreage In SubdlvlAon
Total Acreage to Lob 0. `1y Miulmu u Sias of Lots or Spaces -O ,
Total Acraage to Streets or Roads 1 Maahoum Sim of Lots or Spades 0. Z-,M A c•
Total Acreage to Parks, Open Space "Woe Consmon Aral A!�_
FROM Ut/B(2 )4M NUMBER OF A.SBOCdATBD LOTSWACES:
t,f Townbou e
Slrsgi� Featly � ;' .
Dupift Mobile How" Park
Mull!-Faodlyt Reerosstfonal Vehtoiv Park
Apartment CSvsoraerolal
pl a aed Unit Dsvalopment , Industrial
Condornidsm. Otbor
APPLICABLE ZONING) 13I38MONATION & DISTRICT Q 3
88'ITMAT13 OF MAKKBT VALUB BBFORB 1WROVEMBNTS
D"ROVBMEN I TO BB PROVI D13M
Roade: Oraret )� Pared _Curb_ Clutter Sidewalks Alloys Olber
Water Syok=-. Individual Multiptc User Netgbborbood x PubU6 Other
Sower Systmas Indivtdui4 WSultipleUeer Nodghbj/orbood ' ` Pubtio Other
Other Utwilat Cable T1/ Telephone Bladrto Oaa Otber
SoUd Wasta _ ) Homo Pick-up Central Storage C?ontr•aot Hauler Owner Haul
Mall Doilverys Cecstrai ^ Individual Sobsool DiArials �`' f i
Piro Protection, � Hydrants Tanker Recharge Ftro DisWou CO&r Of A�adr lac)
. J • . h z.s r.,r-..a _ _>I�• . .s mar. •
VARIANCES: ARE ANY VARIANCES R13QUBSt M" No If so, picas complete tie Information below.
(yadno)
SECTIOMIKSGULATIONOPRBGLn ATION5CRRATIIdt7fIARDSIIIPt
13XPLAIN TITS 11ARDSHIP THAT WOULD BE CR13ATED WTTII STRICT C 0MPLL4 NCB OIr
RHOULATIONSt
PROPOSED ALTERNATIVEt',YJ TO STRICT OOMPLSANCB WITH ABOVE REfIULATIONS,
• r
PLBASB ANSWER THE FOLLOWING} QUBSnONS IN THE SPACES PROVIDED BBL.OWt
1. Will the granting of the variance be detrimentst to the Public health, safety or general wafkm or Injusiona to
other "oinin` propertkO
2. Will the vartance cause a subatantW Increase In pstbila costs?
3. Will the variance street. In any manner, the provisions of any adopted Montag regulailons or Master Plan?
I ♦. Are the" special circumstances related to the physical characteristics of the site (topography. shape, etc.) thst
ornate the hardship?
i
3. What other conditions are unique W this property 1Lat ereato the teed for a %uriance?
LIST OF MATSRL4LS SUBMITTED WTI'H TIU19 APPLICATIONt
b.
a. � 6•
d. ,QPUkIAJ h.
I hereby oerilly under p--ty oI perJtiry ww use Laws or (no state eH Montana tnat tea tnlormatlon eubmltted reran, on W
other atbmitted forms. documents, plans or any other Information submitted ss part of this application, to be true. complete,
and accurate to the beat of my knowledge. S1»uld any Information or repreocatatloo submitted In connection with this
appilomlon be untrue, I understand that any approval based thereon easy be rescinded, and other appropriate action [akin.
The algning of lids appiloatioe signifies Approval for P.R.I3.O. staff to be present on the property for routloo monitoring and
Inspcodon during the approval and daveiopsmont process.
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723 Fifth Avenue East, Room 104
January 10, 1996
• Kalispell, Montana 59901 •
FLATHEAD REGIONAL DEVELOPMENT OFFICE
723 5th Avenue East - Room 414
Kalispell, MT 59901
Re: Amended Plat of Trot 3, Hendrickson Addition #70
This Office has reviewed the above mentioned
development and would like to register the following
remarks:
This subdivision would have minimal, if any impact,
on the existing program. However, it is in the neighborhood
of two fairly substantial developments. Careful
consideration should be given to future bus stops; both for
children and commuters in approval of housing of this.
regional density.
Thank you for the opportunity to offer information as to
the impact of this development upon the local public schools
and the safety of the school children involved.
Sincerely yours,
Donna R. Maddux