09. Resolution 4377 - Preliminary Plat - Amd Plat Buffalo Stage Phase IAgenda -November 3, 1997
AGENDA ITEM 9 - RESOLUTION 4377-PRELIMINARY PLAT -AMENDED PLAT
BUFFALO STAGE PHASE I LOTS 1T-12T
BACKGROUND/CONSIDERATION: Enclosed is the report from the Planning Board* reviewing
the request for a change in the platting of these lots in Buffalo Stage phase 1.
RECOMMENDATION: Upon review of the findings of fact and minutes with the unanimous
recommendation of the Planning Board, I concur with the recommendation of the Board for the re -
platting to a less dense usage.
ACTION REQUIRED: Approval of RESOLUTION 4377 will complete the change for this
platting request.
*The Planning Board Minutes are behind Item D in the Consent Agenda.
A RESOLUTION APPROVING THE AMENDED PLAT OF THE BUFFALO STAGE PHASE
I SUBDIVISION, FLATHEAD COUNTY, MONTANA.
WHEREAS, Penco of Montana, Inc., the owner of certain real
property known as the Buffalo Stage Phase I�Subdivision located
West of Whitefish Stage Road and South of Edgerton School and more
particularly described as Lots 1T through 12T Buffalo Stage Phase
I located in Sections 31 and 32, Township 29 North, Range 21 West,
P.M.M., Flathead County, Montana has petitioned for approval of the
amended plat of said property, and
WHEREAS, the proposed amended plat of said property is subject
to the provisions of Section 2.04, Subdivision Regulations of the
City of Kalispell, and
WHEREAS, Kalispell City -County Planning Board and Zoning
Commission held a public hearing on October 15, 1997 on the
proposal and reviewed Subdivision Report #KPP-97-2 issued by the
Flathead Regional Development Office, and
WHEREAS, the Kalispell City -County Planning Board and Zoning
Commission has recommended approval of the amended plat of the
Buffalo Stage Phase I Subdivision, subject to certain. conditions -
and recommendations acid <
WHEREAS, the City Council of the City of Kalispell at its
regular Council Meeting of November 3, 1997, reviewed the FRDO
Report #KSR-97-2, reviewed the recommendations of the Kalispell
City -County Planning Board and Zoning Commission, and found
evidence that the amendment 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:
Rirp�: Fire access to the area will be by way of a paved
road system which has been reviewed, approved and built to
City of Kalispell Design standards. Hydrants have also been
placed throughout the subdivision in accordance with the City
of Kalispell Standards. Risk of fire to the site is minimal.
Flooding and Topography: The area is at a minimal risk of
j\wp\res\Buffalo 1 -1-
flooding because there is no surface water in close proximity
to the site which might inundate the area. The area has been
developed residentially with all of the required
infrastructure in place.
Roads: Primary access to the site will be gained from
Buffalo Square and Buffalo Stage Roads, both City roads in
good condition. From there, traffic will enter onto Whitefish
Stage Road, a County road in varying condition from poor to
good in some areas. Access to the subdivision is generally
good and there are no apparent factors which might compromise
the health and safety of the public.
B. EFFECTS ON WILDLIFE AND WILDLIFE HABITAT:
The site is not mapped within any big game winter range and
does not provide significant habitat to wildlife. This
property is within an area of Kalispell that can be considered
to be on the urban fringes. No significant impacts to
wildlife or wildlife habitat can be anticipated as a result of
this subdivision.
There is no surface water in the area which might be effected
by this development. There ' is= nb obvious " high`"groundwater'' in
the area which may be effected or which might be impacted by
this development. The terrain can be described as generally
level. Disturbed areas have been revegetated during past
development of the site.
f
D. EFFECTS ON LOCAL SERVICES:
Sewer and water: City of Kalispell water and sewer are
currently to these lots. Some modifications will need to be �l
made to accommodate a single family development rather than a
townhouse development. Anticipated impacts to the system
treatment system will be decreased as a result of the
replatting of this subdivision.
Roads: During the installation of the infrastructure for
Buffalo Stage Phase I, all of the roadways were constructed to
City standards. There may be some impacts to Whitefish Stage
Road, however, the anticipated impact will be decreased as a
result of replatting of this subdivision.
jlwp\res\Buffalo 1 - 2 -
Schools: This subdivision is within the boundaries of School
District #5. School children from this subdivision would
- attend Edgerton School and Flathead High School. It can be
anticipated that this subdivision may generate approximately
12 school age children once the subdivision is fully
developed. School District #5 will be able to accommodate the
additional students which might be generated from this
subdivision.
Parks: This subdivision would not be subject to additional
parkland since the parkland dedication requirements were met
during the initial platting and filing of Buffalo Stage Phase
I. There is a common area within the subdivision to meet the
parkland dedication requirements as well as a nice county park
to the East within easy walking distance of the subdivision.
Polica Protection: This development will be served by the
Kalispell Police Department. According to the Kalispell
Police Department, they will be able to 'adequately serve this
area.
Fire Protection: This development will be served by the
Kalispell Fire Department. The location and placement of fire
hydrants have been placed according to the specifications of
the City of Kalispell. Fire flows in the area are adequate to
accommodate the hydrant network within the development -and
subdivision.
Refuse Disposal: The subdivision will be served by the City
of Kalispell for solid waste disposal. Adequate space at the
County landfill is available for the solid waste which will be
generated by the subdivision.
Medical Se Flathead Regional Hospital is
approximately three miles from the site. Ambulance services
are available to this area and access is good.
E. EFFECTS ON AGRICULTURE AND AGRICULTURAL WATER USERS
FACILITIES:
This subdivision will have no impact on agriculture in the
Valley and is more valuable for residential development
because of its close proximity to Kalispell and associated
services and the lack of obvious development constraints.
jlwplres\Buffa1o1 -3 -
NOW THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF
KALISPELL, MONTANA AS FOLLOWS:
SECTION I. That the application of Penco of Montana, Inc.
for approval of the Amended Plat of the Buffalo Stage Phase I
Subdivision, more particularly described as Lots 1T through
12T Buffalo Stage Phase I located in Sections 31 and 32,
Township 29 North, Range 21 West, P.M.M., Flathead County,
Montana is hereby approved subject to the following
conditions:
1. That the development of the site will be in substantial
conformance with the approved Preliminary Plat which
shall govern the general location of the lots and
roadways.
2. That all water and sewer service plans and specifications
shall be reviewed and approved by the Department of
Environmental Quality and the Kalispell Public Works
Department.
3. That a letter from the Kalispell fire chief approving the
location and placement of the fire hydrants within the
subdivision shall be submitted with the final plat.
4. That the subdivision be renamed to Buffalo Square.
5. That preliminary approval shall be valid for a period of
three years from the date of approval.
SECTION II. The classification of said premises under the
Kalispell Zoning Ordinance shall not be changed by the action.
SECTION III. That this amended plat should be effective for
three (3) years following passage of this Resolution. An
extension may be granted for an additional year.
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.
jlwpireslBuffalol -4 -
PASSED AND APPROVED BY THE CITY COUNCIL AND THE MAYOR OF THE CITY
OF KALISPELL, THIS DAY OF , 1997.
Douglas D. Rauthe, Mayor
FAW0,15im
Debbie Gifford, CMC
Clerk of Council
j\wp\res\Buff do 1 - 5 -
Flathead Regional Development Office
723 5th Avenue East - Room 414
Kalispell, Montana 59901
Phone: (406) 758-5980
Fax: (406) 758-5781
October 22, 1997
Clarence Krepps, City Manager
City of Kalispell
P.O. Drawer 1997
Kalispell, MT 59903
Re: Preliminary Plat Approval for Amended Plat of Buffalo Stage Phase I,
Lots 1T through 12T
Dear Clarence:
The Kalispell City -County Planning Board held a public hearing at their regular meeting
of October 15, 1997 to consider a request by Sands Surveying on behalf of Penco of
Montana, Inc. for preliminary plat approval of the Amended Plat of Buffalo Stage Phase
I, Lots 1T through 12T, a 24 lot single family residential subdivision. The property
contains approximately 5.85 acres and was previously platted for 48 townhouse lots.
The property is located west of Whitefish Stage Road and south of Edgerton School.
Narda Wilson with the Flathead Regional Development Office presented a staff report
and recommended approval of the preliminary plat subject to five conditions.
Eric Smith, representing the applicants, reviewed the history of the development and
stated they agreed with the conditions An adjacent property owner spoke in favor of the
reduced density, stating the single family homes would be more compatible with the
rest of the Buffalo Stage subdivision.
Board members were familiar with this project and noted the merits of the reduced
density next to the school. A motion to adopt FRDO Report #KPP-97-2 as findings of
fact and to recommend that the city council approve the proposed preliminary plat was
passed unanimously on a vote of eight in favor an none opposed. Attachment A lists
the five recommended conditions of approval.
This proposal is being forwarded to you to be scheduled for the November 3, 1997,
regular city council meeting. Please contact this board or Narda Wilson at the Flathead
Regional Development Office if you have any questions regarding this matter.
Sincerely,
pell City -County Planning Board
(:�" '9��
Pamela J. B. Kennedy
Vice President
PJBK/ NW /eo
Providing Community Planning Assistance To:
• Flathead County • City of Columbia Falls • City of Kalispell • City of Whitefish •
Amended Plat of Buffalo Stage Phase I
October 22, 1997
Page 2
Attachments: FRDO Report #KPP-97-2 w/ application materials
Draft Minutes 10/ 15/97 Planning Board meeting
Attachment A - Conditions of Approval
c: w/Att: Debbie Gifford, Kalispell City Clerk
c: w/o Att: Kent Green, Penco of Montana, Inc., 441 W Plumb Ln, Reno, NV 89509
Sands Surveying, 1995 3rd Ave E, Kalispell, MT 59901
Eric Smith, Properties NW, 1289 N. Meridian Rd., Kalispell, MT 59901
H:\... \TRANSWT\ 1997 \ KPP972
EXIUBIT A
AMENDED PLAT OF BUFFALO STAGE PHASE I, LOTS 1T - 12T
CONDITIONS OF APPROVAL AS RECOMMENDED
BY THE KALISPELL CITY -COUNTY PLANNING BOARD
OCTOBER 15, 1997
1. That the development of the site will be in substantial conformance with the
approved preliminary plat which shall govern the general location of the lots,
easements and roadways.
2. That all water and sewer service plans and specifications shall be reviewed and
approved by the Department of Environmental Quality and the Kalispell Public
Works Department.
3. That a letter from the Kalispell fire chief approving the location and placement
of the fire hydrants within the subdivision shall be submitted with the final
plat.
4. That the subdivision be renamed to Buffalo Square.
5. That preliminary approval shall be valid for a period of three years from the
date of approval.
H:\TRANSMIT\KPP972A
1
AMENDED PLAT OF BUFFALO STAGE PHASE I, LOTS 1T - 12T
FLATHEAD REGIONAL DEVELOPMENT OFFICE
SUBDIVISION REPORT #iKPP-97-2
OCTOBER 8, 1997
A report to the Kalispell City -County Planning Board and the Kalispell City Council
regarding a request for preliminary plat approval of a 24 lot residential subdivision on
approximately 5.85 acres which was previously platted as Buffalo Square. A public
hearing on this matter has been scheduled before the Kalispell Planning Board for October
15, 1997 beginning at 7:00 PM in the Kalispell City Council Chambers. A
recommendation from the Planning Board will be forwarded to the Kalispell City Council
for final action.
i_: z_ C • 1�t��
A. Owner/Applicant: Penco of Montana, Inc.
Attn.: ' Kent Green . r..
441 W. Plumb Lane
Reno, NV 89509
(702) 323-4224
Technical Assistance: Sands Surveying, Inc.
1995 Third Avenue East
Kalispell, MT 59901
(406)755-6481
B. Location: This property is located west -of -Whitefish Stage Road and south of
Edgerton School. The property can be described as Lot 1T' thrdugh 12 T Buffalo
Stage Phase I located in Sections 31 and 32, Township 29 North, Range 21 West,
P.M.M., Flathead County, Montana.
C. Size: Total area: 5.853 acres
Minimum lot area: 0.168 acre
Maximum lot area: 0.369 acre
D. Nature of the Request:
The applicants are requesting preliminary plat approval of a 24 lot single family
residential subdivision on lots previously platted for 48 townhouse units which was
part of the Buffalo Stage Phase I subdivision. Streets, utilities, parkland dedication,
storm drainage and other issues generally relating to subdivision review were
addressed during the review and approval of the Buffalo Stage Phase I subdivision.
The replatting of these lots will "require that the water and sewer lines be redesigned
in order to accommodate the single family homes rather than the fourplex type
homes which were initially intended for this property.
E. Eidsting Land Use: This property is cu, L tly undeveloped, -
F. Adjacent Land Uses:
North: Church and Edgerton School, County RA-1 and City RA-1 zoning
South: Single family residences in River View Greens, City R-3 zoning
East: Single-family residences and undeveloped land, County B-1 and RA-1
West: Single family residences in Buffalo Stage Phase 4 pity RA-1 zoning
G. Zoning: This property is zoned RA- 1, a Low Density Residential Apartment zoning
district. This zoning district allows duplexes as a permitted use and multi -family
developments as a conditionally permitted use. However,,= these Tots are. intended to
be used for single family homes and will be developed in a manner consiatent`with
other homes in the Buffalo Stage Phase 1 subdivision.
H. Relation to Master Plan Map: Ibis property lies within the Kalispell "Cit3i-t66niy
Planning jurisdiction. The master plan map designates this am as high density
residential.t proposal 7 4 >:- i !.: ♦•..It i - i- with
•. - a♦. a .a !
use designation.
1. Utilities:
Water:
City of Kalispell
Sewer:
City of Kalispell
Electricity:
Pacific Power and Light (underground)
Telephone:
PTI Communications (underground)
Solid Waste:
-City of . Kalispell
Fire:
City, of Kalispell
Schools:
School District #5, Kalispell
Police.
City of Kalispell
This application is reviewed as a major subdivision in accordance with State statutory
review criteria and the Kalispell City Subdivision Regulations.
A. Effects on Health and Safety:
Fire: Fire access to the area will be by way of a paved road system which has been
reviewed, approved and bunt to City of Kalispell design. standards. -Hydrants have
also been pled thrw4ghotlt the sub5#vision in accordance with the Ciiyy of Kalispell
standards._-Ri of fire to the site is minimal.. 3w � _ .
b
Flooding and topography: qua area, is at" a minimal risk o�`fCoodirig because there is
no surface waxer i4 dose proximity to_ the site which. mig' ' mandate fibe arm. The
area has been developed residentially with all of the required infrdstucture in glace.
2
Roads:. Primary access to the site will be gained from Buffalo Square and Buffalo
Stage roads, both city roads in good condition. From there, traffic will enter onto
Whitefish Stage Road, a County road in varying conditions from poor to good in
some areas. Access to the subdivision is generally good and there are no apparent
factors which might compromise the health and safety of the public.
B. Effects on Wildlife and Wildlife Habitat:
The site is not mapped within any big game winter range and does not provide
significant habitat to wildlife. This property is within an area of Kalispell that can
be considered to be on the urban fringes. No significant impacts to wildlife or
wildlife habitat can be anticipated as a result of this subdivision.
C. Effects on the Natural Environment:
There is no surface water in the area which might be effected by this development
There is no obvious high groundwater in the area which may be effected or which
might be impacted by this development. The terrain can be described as generally
level. Disturbed areas have been revegetated during past development of the site.
D. Effects on Local Services:
Sewer and Water: City of Kalispell water and sewer are currently to these lots.
Some modifications will need to be made to accommodate a single family
development rather than a townhouse development. Anticipated impacts to the
system treatment system will be decreased as a result of the replatting of this
subdivision.
Roads: During the installation of -the infrastructure for -Buffalo Stage Phase -I, all of
the roadways were constructed to City standards. There may be some impacts to
Whitefish Stage Road, however, the anticipated impact will be decreased as a result
of replatting this subdivision.
Schools: This subdivision is within the boundaries of School District #5. School
children from this subdivision would attend Edgerton School and Flathead High
School. It can be anticipated that this subdivision may generate approximately 12
school age children once the subdivision is fully developed. School District #5 will
be able to accommodate the additional students which might be generated from this
subdivision.
Parks: This subdivision would not be subject to additional parkland since the
parkland dedication requirements were met during the initial- platting and filing of
Buffalo Stage Phase I. There is a common area within the subdivision to meet the
parkland dedication requirements as well as a nice County park to the east within
easy walking distance of the subdivision.
3
Police Protection: This development will be served by the Kalispell Police
Department. According to the Kalispell Police Department, they will be able to
adequately serve this area
Fire Protection: This development will be served by the Kalispell Fire Department.
The location and placement of fire hydrants have been placed according to the
specifications of the City of Kalispell. Fire flows in the ;area are adequate to
accommodate the hydrant network within the development and subdivision.
Refuse Disposal: The subdivision will be served by the City of_Kalispell, for solid
waste disposal. Adequate space at .the County landfill is available for the solid
waste which will be generated by the -subdivision. _
Medical Services: Flathead Regional Hospitaljs ap three the -
site. Ambulance services are available to serve this su . - ~on and `" s ".tood.
E. Effects on Agriculture and Agricultural Water Usersp`a ties:`
rf: :^!$f- it. i^-F?i) Fri, # 4- .. ,Pa..:yw,,KTi'i.e.-
This subdivision will have no impact on agriculture in the Valley and is more
valuable for residential development because of its close proximity to Kalispell and
associated services and the lack of obvious development constraints.
F. Compliance with Master Flan
The Kalispell City -County Master Plan Map designates this area as High Density
Residential. This subdivision is in substantial compliance with the master plan
designation for the area
G.
This zoning for this property is zoned RA-1, a Low Density Residential Apartment
zoning district which has a minimum lot size of 6,000 square feet and a minimum
lot width of 60 feet. Four of the lots in the proposed subdivision, L"ot 15 through 18,
do not meet the minimum lot width requirements. These lots are located at the end
of a cul-de-sac, and are 41 feet wide at the property boundary. On October 'i,1997,
a variance to the minimum lot width was granted by the Kalispell Board of
Adjustment to allow the proposed 41 foot lot widths on the move referenced lots.
H. Compliance with the Subdivision Regulations
The preHwjnary-,plat ;s in au�stautiat compliance with the
State and City
Subdivisao� legulations,= t _ .. ,
t..
4
i `, 0 l l I J) I. 41.OWN 1
The Flathead Regional Development Office would recommend that the Kalispell City
County Planning Board adopt the Staff Report #KPP 97-2 as findings of fact and
recommend to the Kalispell City Council that preliminary plat approval for the Amended
Plat of Buffalo Stage Phase 1, Lots 1T through 12T be granted subject to the following
conditions:
1. That the development of the site will be in substantial conformance with the
approved preliminary plat which shall govern the general location of the lots,
easements and roadways.
2. That all water and sewer service plans and specifications shall be reviewed and
approved by the Department of Environmental Quality and the Kalispell Public
Works Department.
3. That a letter from the Kalispell fire chief approving the location and placement of
the fire hydrants within the subdivision shall be submitted with the final plat.
4. That the subdivision be renamed to Buffalo Square.
5. That preliminary approval shall be valid for a period of three years from the date of
approval.
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BUFFALO STAGE SUBDIVISION PHASE I
REPLAT OF LOTS 1T-12T
".. _XLMONARY PLAT FOR 24 SINGLE FAM LY LOTS
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