5. Resolution 5195 - Preliminary Plat - Three Mile Views SubdivisionREPORT TO:
FROM i
SUBJECT:
MEETING DATE:
BACKGROUND:
a public hearing
approval to create
property is within
Apartment.
City of Kalispell
Planning Department
17 - 2 d Street East, Suite 211
Kalispell, Montana 59901
Telephone: (406) 751-1850
Fax: (406) 751-185 8
Website: kalispellplanning.eom
Kalispell Mayor and City Council
Sean Conrad, Senior Planner
James H . Patrick, City Manager
Preliminary Plat request for Three Mile Views Subdivision
April 16, 2007
The Kalispell City Planning Board met on March 13, 2007 and held
to consider a request by Richard Erickson for preliminary plat
an 18 lot residential subdivision on approximately 2.3 acres. The
the City of Kalispell and is zoned RA-1, Low Density Residential
The property is located along the south side of Vista Loop, between Vista Loop and
Three Mile Drive, within the Three Mile subdivision. The property can be legally
described as Lot 3 of Block 2 of the Amended Subdivision Plat of Lots 1, 2 and 3 of
Block 2 and Lot 24 of Block 1 of Three Mile Subdivision, located in the South 1/2 of
Section 1, Township 23 North, Range 22 West.
Sean Conrad of the Kalispell Planning Department, presented staff report #KPP-07-3
and recommended the Planning Board consider recommending approval of the
preliminary plat subject to 14 conditions.
At the public hearing Olaf Ervin of Montana Mapping Associates spoke in favor of the
subdivision and directed his comments to recommended Condition #5. Condition #5
recommends the 20-foot landscape easement, 20-foot utility easement and detention
pond easement shown on the preliminary plat be located within a common area and
not on individual lots. The minutes reflect that the developers had concerns with
placing the easements listed in Condition #5 in a common area because this would
change the building setbacks on the lots. By changing the building setback locations
it made it difficult for the building plans the developers had for the individual lots to
work with the new setbacks. Mr. Ervin requested the board recommend approval of
the proposed subdivision but that the developer reserves the right to further discuss
Condition #5 if they find that it does not work with their building plans. Chuck
Birgensmith, one of the developers and builders of the project, also spoke in favor of
the project.
After the public hearing the board discussed the proposal and a motion was made to
recommend approval of the preliminary plat to the Kalispell City council subject to the
14 conditions listed in the staff report. The motion passed unanimously.
After the planning board hearing, Mr. Ervin contacted city staff to further discuss
Condition # 5 and possibly amend it to allow the easements listed in condition # 5 to be
located on individual lots. In a letter dated March 15, 2007 from Mr. Ervin to Sean
Conrad of the Kalispell Planning Department he indicates the Public works
Department could allow some changes to the utility and drainage easements on the
site provided some minor modifications were made to the recommended conditions of
approval. This would include revising condition #4 to increase the bike path to 1 2-
feet in width and use removable bollards to allow vehicle access along the drainage
easement. The Public works Department also recommended the existing stormwater
detention pond be replaced with an approved stormwater infiltration system
(subsurface stormwater detention facility) and that a note be placed on condition #7
to require improvements to the ditch located on the north side of Three Mile Drive in
order to allow water to flour from the project site to an existing culvert within the Three
Mile Drive ditch.
The Planning Department recommends the existing 20-foot utility easement be placed
within a common area to provide for greater separation between the bike path
proposed within this easement and future houses located to the east and west of the
easement. If the 20-foot utility easement is allowed over the individual lots instead of
being placed in a common area building setbacks would be taken from the centerline
of the utility easement. Placing a 1 2-foot bake path within the utility easement would
potentially provide a separation of only F feet from the bike path to the house. This
will create a minimal separation between a house and the traveling public. If privacy
fencing is placed along the bike path because of the paths proximity to the future
homes, this would create a canyon effect along the length of the bike path. common
practice dictates that a common feature available to and used by the residents of the
subdivision and the general public be located in a common area, not on private
property.
The Planning Department also recommends the council consider requiring the
existing, 20-Moot landscape easement be placed in common area instead of an easement
on individual lots as discussed on pages 3 and 4 of the staff report. Not only is the
Planning n i n g Department concerned with maintenance of the bike path, the Department is
also concerned with providing separation between the existing bike path and future
fences along the bike path.
Therefore, the Council may consider the following amendments to the recommended
conditions of approval based on the developer's request and input from city staff:
Amend condition 4 as follows: A bike path connection shall be installed within
the existing 20-foot utility easement located between lots 5B and 6A as shown
on the preliminary plat. The bike path shall be 12-feet wide and comply with
AASHTO standards for bike and pedestrian paths, and integrated into the
sidewalk along Vista Loop and the bike and pedestrian path along Three Mile
Drive. Plans for the bike path including the placement of removable bollards
for access along the 20-foot utility easement shall be reviewed and approved
by the Public Works Department.
Amend Condition 5 as follows: The 20-foot landscape easement and 20-foot
utility easement shall be located within a
common area and not on individual lots as shown on the preliminary plat.
Note: the detention pond easement may need to be expanded in accordance
with the approved storm water drainage plan.
Amend Condition 7 as follows: The developer shall submit to the Kalispell
Public Works Department for review and approval a stormwater report and an
engineered drainage plan that meets the requirements of the current city
standards for design and construction. Note: This will require
improvements to the north roadside ditch along Three Mile Drive.
RECOMMENDATION: A motion to approve the preliminary plat with the amended
conditions would be in order.
FISCAL EFFECTS: Positive impacts once fully developed.
ALTERNATIVES: As suggested by the City Council.
Respectfully submitted,
-- t
Sean Conrad James H. Patrick
Senior Planner City Manager
Report compiled April 10, 2007
Attachments: Transmittal letter
Exhibit A (conditions)
Staff report #KPP-07-3 and application materials
Draft Minutes 3 / 13 / 07 planning board meeting
Letter from Montana Mapping Associates dated 3/ 15/07
c: Theresa White, Kalispell City Clerk
RESOLUTION NO.5195
A RESOLUTION CONDITIONALLY APPROVING THE PRELIMINARY PLAT OF
THREE MILE VIEWS SUBDIVISION, MORE PARTICULARLY DESCRIBED AS LOT 3
OF BLOCK 2 OF THE AMENDED SUBDIVISION PLAT OF LOTS 1, 2 AND 3 OF BLOCK
2 AND LOT 24 OF BLOCK 1 OF THREE MILE SUBDIVISION, LOCATED IN THE
SOUTH HALF OF SECTION 1, TOWNSHIP 28 NORTH, RANGE 22 WEST, P.M.M.,
FLATHEAD COUNTY, MONTANA.
WHEREAS, Richard Erickson, the owner of the certain real property described above, has
petitioned for approval of the Subdivision Plat of said property, and
WHEREAS, the Kalispell City Planning Board and Zoning Commission held a public hearing on
March 13, 2007 on the proposal and reviewed Subdivision Report #KPPw07-3 issued
by the Kalispell Planning Department, and
WHEREAS, the Kalispell City Planning Board and Zoning Commission has recommended
approval of the Preliminary Plat of Three Mile Views Subdivision subject to certain
conditions and recommendations, and
WHEREAS, the City Council of the City of Kalispell at its regular Council Meeting of April 15,
2007, reviewed the Kalispell Planning Department Report #KPP-07-3, reviewed the
recommendations of the Kalispell City Planning Board and Zoning Commission, and
found from. the Preliminary Plat, and evidence, that the subdivision is in the public
interest.
NOW THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF
KALISPELL, MONTANA AS FOLLOWS:
SECTION I. That the Findings of Fact contained in Kalispell Planning Department Report
#KPP-07-3 are hereby adopted as the Findings of Fact of the City Council.
SECTION H. That the application of Richard Erickson for approval of the Preliminary Plat
of Three Mile Views Subdivision, Kalispell, Flathead County, Montana is
hereby approved subject to the following conditions
1. Development of the subdivision shall be platted in substantial compliance with the approved
preliminary plat subject to the conditions of approval. (Kalispell Subdivision Regulations,
Appendix C —Final Plat)
2. The parkland dedication requirements shall be met with the payment of cash in lieu for 0.54 of
an acre parkland. The payment shall be based on the unimproved fair market value of the area
devoted to lots. (Kalispell Subdivision Regulations, Section 3.19).
3. The developer shall install the approved landscaping within the 20-foot landscape easement
as shown on the preliminary plat. The landscaping shall include street trees and seeding in
accordance with the Kalispell Parks and Recreation Department's standards. (Findings of
Fact Section D, Parks and Open Space)
4. A bike path connection shall be installed within the existing 20-foot utility easement located
between lots SB and 6A as shown on the preliminary plat. The bike path shall be 10-feet
wide and comply with AASHTO standards for bike and pedestrian paths, and integrated into
the sidewalk along Vista Loop and the bike and pedestrian path along Three Mile Drive.
Plans for the bike path shall be reviewed and approved by the Public Works Department.
(Findings of Fact Section A, Access)
5. The 20-foot landscape easement, 20-foot utility easement and detention pond easement shall
be located within a common area and not on individual lots as shown on the preliminary plat.
Note: the detention pond easement may need to be expanded in accordance with the
approved storm water drainage plan. (Findings of Fact Section A, Access and Section C,
Drainage)
6. A homeowners association for the subdivision shall be created that includes a provision for
the maintenance of the bike path, landscaping and storm water facilities located within the
common area. (Findings of Fact Section A, Access)
7. The developer shall submit to the Kalispell Public Works Department for review and
approval a storm water report and an engineered drainage plan that meets the requirements of
the current city standards for design and construction. (Kalispell Design and Construction
Standards)
8. The approved engineered drainage plan shall be implemented prior to final plat of the
subdivision. (Kalispell Design and Construction Standards)
9. The developer shall provide a letter from. the US Postal Service indicating that mail service
can be provided to the lots. If a new central box unit (CBU) is needed, the location of the
CBU shall be approved by the US Postal Service. In addition, the mail delivery site shall be
installed or bonded for prior to final plat approval. The mail delivery site and improvements
shall also be reviewed and approved by the Public Works Department. (Kalispell
Subdivision Regulations, Section 3.22)
10. The property boundary adjacent to the Vista Loop right-of-way for lot 10 shall be amended to
be a minimum of 20-feet wide to comply with Section 3.06.B of the Kalispell Subdivision
Regulations. (Kalispell Subdivision Regulations, Section 3.06)
11. The following note shall be placed on the final plat: "Property owner(s) shall waive their
right to protest the creation of a special improvement district for road upgrades in the area to
City standards which are impacted by this subdivision." (Findings of Fact, Section D,
Roads)
12. All utilities shall be installed underground. (Kalispell Subdivision Regulations, Section 3.17).
13. All areas disturbed during development of the subdivision shall be re -vegetated with a weed-
free mix immediately after development.
14. That preliminary approval shall be valid for a period of three years from the date of approval.
(Kalispell Subdivision Regulations, Section 2.04
SECTION III. 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 SIGNED BY THE MAYOR. OF THE
CITY OF K ALISPELL, THIS 16TH DAY OF APRIL, 2007.
ATTEST:
Theresa White
City Clerk
Pamela B . Kennedy
Mayor
City of Kalispell
Planning Department
17 - 2nd Street East, Suite 211, Kalispell, Montana 59901
Telephone: (406) 751-1850
Fax: (406) 751-1858
Website: kalispellplanning.com
April 10, 2007
James H. Patrick, City Manager
City of Kalispell
P.O. Box 1997
Kalispell, MT 59903
Re: Preliminary Plat request for Three Mile Views Subdivision
Dear Jim:
The Kalispell City Planning Board met on March 13, 2007 and held a public hearing to
consider a request by Richard Erickson for preliminary plat approval to create an 18
lot residential subdivision on approximately 2.8 acres. The property is within the City
of Kalispell and is zoned RA-1, Low Density Residential Apartment.
The property is located along the south side of Vista Loop, between Vista Loop and
Three Mile Drive, within the Three Mile Subdivision. The property can be legally
described as Lot 3 of Block 2 of the Amended Subdivision Plat of Lots 1, 2 and 3 of
Block 2 and Lot 24 of Block 1 of Three Mile Subdivision, located in the South 1/2 of
Section 1, Township 28 North, Range 22 West.
Sean Conrad of the Kalispell Planning Department, presented staff report #KPP--07-3
and recommended the Planning Board consider recommending approval of the
preliminary plat subject to 14 conditions.
At the public hearing Olaf Ervin of Montana Mapping Associates spoke in favor of the
subdivision and directed his comments to recommended Condition #5. Condition #S
recommends the 20--foot landscape easement, 20-foot utility easement and detention
pond easement shown on the preliminary plat be located within a common area and
not on individual lots. The minutes reflect that the developers had concerns with
placing the easements listed in Condition # S in a common area because this would
change the building setbacks on the lots. By changing the building setback locations
it made it difficult for the building plans the developers had for the individual lots to
work with the new setbacks. Mr. Ervin requested the board recommend approval of
the proposed subdivision but that the developer reserves the right to further discuss
Condition #S if they find that it does not work with their building plans. Chuck
Birgensmith, one of the developers and builders of the project, also spoke in favor of
the project.
After the public hearing the board discussed the proposal and a motion was made to
recommend approval of the preliminary plat to the Kalispell City Council subject to the
14 conditions listed in the staff report. The motion passed unanimously.
After the planning board hearing Mr. Ervin contacted city staff to further discuss
Condition #5 and possibly amend it to allow the easements listed in Condition #5 to be
located on individual lots. In a letter dated March 15, 2007 from Mr. Ervin to Sean
Conrad of the Kalispell Planning Department he indicates the Public works
Department could allow some changes to the utility and drainage easements on the
site provided some minor modifications were made to the recommended conditions of
approval. This would include revising Condition #4 to increase the bike path to 12-
feet in width and use removable bollards to allow vehicle access along the drainage
easement. The Public works Department also recommended the existing stormwater
detention pond be replaced with an approved stormwater infiltration system
(subsurface stormwater detention facility) and that a note be placed on Condition #7
to require improvements to the ditch located on the north side of Three Mile Drive in
order to allow water to flow from the project site to an existing culvert within the Three
Mile Drive ditch.
The Planning Department recommends the existing 20-Moot utility easement be placed
within a common area to provide for greater separation between the bike path
proposed within this easement and future houses located to the east and west of the
easement. If the 20-Moot utility easement is allowed over the individual lots instead of
being placed in a common area building setbacks would be taken from the centerline
of the utility easement. Placing a 12wfoot bike path within the utility easement would
potentially provide a separation of only 6 feet from the bike path to the house. This
will create a minimal separation between a house and the traveling public. If privacy
fencing is placed along the bike path because of the paths proximity to the future
homes, this would create a canyon effect along the length of the bike path. Common
practice dictates that a common feature available to and used by the residents of the
subdivision and the general public be located in a common area, not on private
property.
The Planning Department also recommends the Council consider requiring the
existing 20 -foot landscape easement be placed in common area instead of an easement
on individual lots as discussed on pages 3 and 4 of the staff report. Not only is the
Planning Department concerned with maintenance of the bike path, the Department is
also concerned with providing separation between the existing bike path and future
fences along the bike path.
Therefore, the Council may consider the following amendments to the recommended
conditions of approval based on the developer's request and input from city staff:
Amend Condition 4 as follows: A bike path connection shall be installed within
the existing 20--foot utility easement located between lots 5B and 6A as shown
on the preliminary plat. The bike path shall be 1 2-feet wide and comply with
AASHTO standards for bike and pedestrian paths, and integrated into the
sidewalk along vista Loop and the bike and pedestrian path along Three Mile
Drive. Plans for the bike path including the placement of removable bollards
for access along the 20-foot utility easement shall be reviewed and approved
by the Public works Department.
Amend Condition 5 as follows: The 20-foot landscape easement and 20-foot
utility easement a�r� �e�e��a=r�a �s����i shall be located within a
common area and not on individual lots as shown on the preliminary plat.
Note: the detention pond easement may need to be expanded in accordance
with the approved storm water drainage plan.
Amend Condition 7 as follows: The developer shall submit to the Kalispell
Public works Department for review and approval a stormwater report and an
engineered drainage plan that meets the requirements of the current city
standards for design and construction. Note: This will require
improvements to the north roadside ditch along Three Mile Drive.
Please schedule this matter for the April 16, 2007 regular Kalispell City Council
meeting. You may contact this board or Sean Conrad at the Kalispell Planning
Department if you have any questions regarding this matter.
Sincerely,
Kalispell City Planning Board
Timothy Norton
President
Attachments: Exhibit A
Staff reports #KPP-07-3 and application materials
Draft Minutes 3/ 13/07 planning board meeting
Letter from Montana Mapping Associates dated 3/ 15/07
c w/ Att: Theresa White, Kalispell City Clerk
c w J o Att: Richard Erickson
102 Second Street East , Ste 5
Whitefish, MT 59937
Montana Mapping Associates
Attn: Olaf Ervin
1405 Highway 2 west
Kalispell, MT 59901
IT A
THREE MILE VIEWS SUBDIVISION
PLAT CONDITIONS OF APPROVAL
AS RECOMMENDED BY THE KALISPELL CITY PLANNING BOARD
MARCH 13, 2007
The Kalispell City Planning Board recommends to the Kalispell City Council that the
preliminary plat for Three Mile Views subdivision be approved subject to the following
conditions:
1. Development of the subdivision shall be platted in substantial compliance with
the approved preliminary plat subject to the conditions of approval. (Kalispell
Subdivision Regulations, Appendix c - Final Plat)
2. The parkland dedication requirements shall be met with the payment of cash in
lieu for 0.54 of an acre parkland. The payment shall be based on the unimproved
fair market value of the area devoted to lots. (Kalispell Subdivision Regulations,
Section 3.19).
3. The developer shall install the approved landscaping within the 20-foot
landscape easement as shown on the preliminary plat. The landscaping shall
include street trees and seeding in accordance with the Kalispell Parks and
Recreation Department's standards. (Findings of Fact Section D, Parks and
Open Space)
4. A bike path connection shall be installed within the existing 20-foot utility
easement located between lots 5B and 6A as shown on the preliminary plat.
The bike path shall be 1 o-feet wide and comply with AASHTO standards for
bike and pedestrian paths, and integrated into the sidewalk along Vista Loop
and the bike and pedestrian path along Three Mile Drive. Plans for the bike
path shall be reviewed and approved by the Public Works Deparrtment.
(Findings of Fact Section A, Access)
5. The 20--foot landscape easement, 20-foot utility easement and detention pond
easement shall be located within a common area and not on individual lots as
shown on the preliminary plat. Note: the detention pond easement may need
to be expanded in accordance with the approved storm water drainage plan.
(Findings of Fact Section A, Access and Section c, Drainage)
6. A homeowners association for the subdivision shall be created that includes a
provision for the maintenance of the bike path, landscaping and storm water
facilities located within the common area. (Findings of Fact Section A, Access)
7. The developer shall submit to the Kalispell Public Works Department for review
and approval a storm water report and an engineered drainage plan that meets
the requirements of the current city standards for design and construction.
(Kalispell Design and Construction Standards)
8. The approved engineered drainage plan shall be implemented prior to final plat
of the subdivision. (Kalispell Design and Construction Standards)
9. The developer shall provide a letter from the US Postal Service indicating that
mail service can be provided to the lots. If a new central box unit (CBU) is
needed, the location of the CBU shall be approved by the US Postal Service. In
addition, the mail delivery site shall be installed or bonded for prior to final plat
approval. The mail delivery site and improvements shall also be reviewed and
approved by the Public Works Department. (Kalispell Subdivision Regulations,
Section 3.22)
10. The property boundary adjacent to the Vista Loop right-of-way for lot 10 shall
be amended to be a minimum of 20-feet wide to comply with Section 3.063 of
the Kalispell Subdivision Regulations. (Kalispell Subdivision Regulations,
Section 3.06)
11. The following note shall be placed on the final plat: "Property owner(s) shall
waive their right to protest the creation of a special improvement district for
road upgrades in the area to City standards which are impacted by this
subdivision." (Findings of Fact, Section D, Roads)
12. All utilities shall be installed underground. (Kalispell Subdivision Regulations,
Section 3.17).
13. All areas disturbed during development of the subdivision shall be re -vegetated
with a weed --free mix immediately after development.
14. That preliminary approval shall be valid for a period of three years from the date
of approval. (Kalispell Subdivision Regulations, Section 2.04
Thursday, March 151 2007
Sean Conrad Senior Planner
17 Second St. East, Suite 211
Kalispell, MT 59901
Re: Threemile Views Subdivision
Dear Sean:
The Public Works/Planning Department has recommended that the
easements within Threemile Views be incorporated into a common area
rather than remaining as easements on the individual lots (Staff
recommended condition #5). As I understand it, the Public Works/Planning
Department's concern is that the end residential users of the proposed lots
would be more likely to place fencing, landscaping, etc. on an easement than
on separately held common property. It is also my understanding that this
position has been arrived at due to encroachments that have occurred in
other similar developments. A further concern expressed by Public Works is
that the existing stormwater detention pond easement would be an
excessive burden to the future owners of those lots subject to it.
In a meeting with Susie Turner and Frank Castles on the afternoon of
Wednesday, March 14 we discussed the above mentioned concerns and came
to the conclusion that the easements in question could remain on the
individual lots if the following conditions are met:
1. Staff recommended condition #4 be amended to require 12-foot wide
asphalt paving and the placement of removable bollards, which would
allow vehicular access for maintenance purposes but discourage
unauthorized use. This change would also provide a physical
impediment to the type of lot -owner encroachment previously
described.
2. The stormwater detention pond is replaced with a Kalispell Public
Works approved drainage plan that minimizes infiltration in favor of
controlled release into the existing Three Mile drive drainage system
and the extraneous detention pond easement be abandoned.
I would therefore formally request that these amended conditions be
incorporated into the record and communicated to the City Council for their
consideration.
Prof essi na
Olaf C. Ervin 16194LSI
Land Surveyor Intern
hardship and this was the only alternative.
Jentz suggested that the board might want to try a straw
vote to see if the variance will go forward because if approved
the variance findings would need to be rewritten which would
take a lot of time if the variance would not be intimately
approved.
Norton suggested the options are to table this proposal until
they hear from MIST or to approve the variance with the
adjustment to the lot sizes.
MOTION - DELETE
Norton moved and Balcom seconded a motion to delete
OONDITON # 13
condition # 1.3.
ROLL CALL -- DELETE
The motion passed unanimously on a roll call vote.
CONDITION #13
1
BOARD DISCUSSION
Norton said he would like to hear from MIST but is reluctant
to table this project again. He agrees with Schutt that he
doesn't lie to m icromanage the lots and agrees with B alcom
that yes the board has approved these situations in the past
but it isn't necessarily right.
Jentz said that the board could deny the variance and. move
It forward and put in the verbiage that if MDT grants the
request to move the access 25 or 50 feet to the east the
redesign would be minor and not need to come back before
the pl nni n g board for review. Jen.tz added the board could
also approve the variance request.
WITH RAWAL of
The original motion was withdrawn and the second
ORIGINAL MOTION
concurred.
MOTION -- COTTAGE
Norton moved and Hinchey seconded a motion to adopt staff
GARDENS PRE AAHNARY
report KPP-07- 04 as findings of fact and recommend to the
PLAT
city council that the requested variance allowing the creation
of Lots 3 8& 4 via a 20-foot shared access easement be denied
and the proposed subdivision of cottage Gardens be
approved subject to the 24 conditions as amended above.
The board added after discussions with MDT the access
roadwav may shift to the east which would cause a minor
redesign of Lots 1-4 which ,would not need to come back
before the board for review.
ROLL CALL - COTTAGE
The motion passed unanimously on a roll call vote.
GARDENS PRELIBUNARY
PLAT
THREE TILE vIEws
A request from. Richard Erickson for preliminary plat
PRIJLIMMARY PLAT
approval to create 18 lots on a .3 acre property zoned R.A--1
T a
Low Dens Res'derltsal � pa.rtmen.t) . 0f the 18 lots 16 will
aiispeil Ctiuv Manning Board
Vt I'nIErP� 4) t h� r'1c--P-rinv nt M arch I") .
be townhouse lots with proposed lots 1 and IO shown as
single family residential Tots at this time_ The property is
located between Vista Loop and Three Mile Drive within the
Three Mile Subdivision.
STAFF REPORT -- KPP-07- Sean Conrad., representing the Kalispell PI g
03 IDepartment presented Staff' Report KPP-07-03 for the Board.
Conrad orientated the board of the location of the
subdivision, zoning, and land use. Because this is an
existing lot within Three Mile Subdivision most of the
infrastructure is already in including hydrants , ' water and
sidewalks. The developer wiu have to provide the landscaping
along the existing bike path and a revised drainage plan to
incorporate these lots into the overall drainage that was
approved for the Three Mile Subdivision.
Conrad noted that they have not received any comments
regarding this subdivision up to this point.
Staff' is recommending that the planning board adopt staff
report KPP-0 7 -0 3 as findings of fact and recommend to the
city council that the preliminary plat ❑ f Three Mile views be
approved subject to the 14 conditions listed in the staff
report -
BOARD QUESTIONS Norton said if this, is all one lot why isn't it considered a
phase of the original plat. Conrad said when. the Three Mile
Subdivision came through it was an R-3 Single Family
Subdivision and this. property on the south end was zoned
RA--1. The developer held this property in place because his
intent was to provide multi -family units. The developer has
since sold the property and now the new owners are coming
m with this proposal.
Norton asked if there was a potential for future subdivision
within lots 1 8& 10 because of their size. Conrad said yes
there is and that may come before this board depending on
hour many lots they want to create and whether or not a
conditional use permit would be required.
APPLICANT/AGENCIES Olaf Ervin, Montana Mapping Associates said they agree,
essentially, with the staff report in its entirety. Prior to the
Three Mile Subdivision being platted the original developer
didn't know how the subdivision would build out and he was
trying to keep his options open.. The subdivision has mice
quality homes and the applicants built 5 of the homes that
are currently in the Three Mile Subdivision. At this point the
applicants feel the townhouses would be rnore in keeping
T4V�1L-1, +-1L.i. Lc4�ghb orloodr aulcr -than a ai,,-meLLt 1[-) ui1i li s. f townhouses will also offer some affordability. The applicants
intend to do all of the residentiai construction and plan to be
working on only two residences at a time. 'hev Plan full
build our In ttva .rears. Ervin said the r ea �sa n he mentioned
A4ali aei[ C,►Ly Plannin4 Board
\A IntiiP< fit tho- vrtiInrr nIr' NAarr,i, ! : "!ll'17
this is to address the resident's concerns with dust. The
developers will have control of the build out and make sure
those issues don't come up.
Ervin addressed Condition. #5 where the existing easements
are to be incorporated into a common area rather than left as
easements across the lot. At this point they do not want to
contest that and will work in making that a common area
however, if that won't work with the building plans and
setbacks they errant to reserve the right to come back and
revisit that condition.
Norton asked for clarification. Conrad noted between lots 5B
& 6A there is a 20 foot drainage easement and Public works
would prefer that to be a common area so there is not the
potential for fence lines to impact the easement.
Ervin said the drainage easement is currently constructed at
the lot line with catch basins and then there is riprap that is
semi -underground that directs the storm.water down to the
detention pond at the south end. They would like to replace
that riprap type ditch with a buried, culvert so that it doesn't
take up as much space and at the same time that will allow
them to place a bike path over the top of the easement to
connect with the bike path on the south side of the
subdivision.. Ervin added as is they could run into problems
with the setbacks.
Norton said the way this condition. is written is that the bile
path will be dedicated. Conrad said it would be a bike path
that is constructed but Condition #6 requires them to form a
homeowners association for the maintenance of the bike
path along with the existing bike path and detention pond on
the southern edge of the property. In reviewing Three Mile
Subdivislon Conrad didn't final any dedicated parkland and
the only common facility that subdivision has is the bike
path along the south end of this lot and the dram' age and
detention pond. However no entity such as a homeowners
association was created to maintain those areas. Conrad said
that the new owners of this lot will have to provide that
maintenance and Ervin added they tape that on
wholeheartedly.
Ervin requested that the board recommend approval of the
preliminary plat and the conditions as written to city council
and they reserve the right to come back to discuss Condition.
# 5 if they find it will not work.
Chuck Birgen.snuth, 1040 CreekTiew give in whitefish. said �
at tip 7 e cinP of the de-ve, opers and builders 13f this r rod
I ney are not new to tills neign aornooa mey nave o een mere
f ? vears and they built 5 homes all of which have been Sold..
Some of his o artner s colleagues and friends have bought
those houses and thev want (_o keeT) the in e ' L. Y o he i
Kalispell City Planninc Board
1in�te� flcthp moo-rincr or Mirrh 1 '007
neighborhood. Putting in townhouses not only helps with
affordable housing but will also retain the value of
surrounding homes. Birgensmith said the drainage culvert
will be buried and remove the potential drowning hazard.. He
added that they build out clean and don't stockpile dirt.
PUBLIC HEA.RIlNG I No one unshed to speak and the public hearing was closed.
MOTION Balcom moved and Norton seconded a motion to adopt staff
report KPP-0 7 -04 as findings of fact and recommend to the
city council that the preliminary plat of Three Mile Views be
approved subject to the 14 conditions listed in the staff
report.
BOARD DISCUSSION Balcom asked what if you can't get the homeowners to form
an association. Norton said the developer forms the
association and ,when the property is sold the owners have to
buy into the association..
Schutt asked if all the past subdivisions were required to
have the easements within common areas. Conrad said no
and he used the example of Empire Estates. The lots lines
crossed both the bike path easement and the easements
created for the storm water drainage. Now Public worms has
found that when people start fencing they are not aware that
those subsurface pipes are there and the pipes were getting
damaged which caused water to backup onto the street and
other properties. Conrad added that in later subdivisions like
Aspen Creek and Springcreek Estates their mike paths and
drainage easements were all in common areas and for the
most part where homeowners associations could maintain
their.
ROLL CALL The motion passed unanimously on a roll call vote.
OLD BUSINESS: None.
NEW BUSINESS J en tz noted that he would be sending out a notice to the
Planning Board outlining the following meetings/work
sessions;
1. work Session with the West Valley Lane Use Advisory
Committee on March 271 2007 -- 7.00 p.m. at the
Stillwater Grange on west Reserve Drive to discuss the
West Kalispell Growth. Policy Amendment.
2. Projects scheduled for the Planning Board meeting in
April.
.J . Wort�: Session wftl..� t1ie Flathead hecLd �...our Ly r-la3ii" ing
Board on April ?4, ?00 i - 7.00 p.m. at the Herron Park
C ommunity Room, 101 Foys Canyon Road.
Kafisoeff Cite P!annin-, Board
T MILE VIEwS SUBDIVISION
PLANNINGTP
DEPARTMENT
STAFF REPORT #KPP-07-3
MARCH 5, 2007
A report to the Kalispell City Planning Board and the Kalispell City Council regarding a
request for preliminary plat approval to create 18 lots on a 2.8 acre property. A public
hearing on this proposal has been scheduled before the planning board for March 13,
2007 in the Kalispell City Council Chambers. The planning board wil1 forward a
recommendation to the city council for final action.
BACKGROUND
A. Applicants /Owners:
Technical Assistance:
Richard Erickson
102 Second Street East , Ste 5
Whitefish, MT 59937
Montana Mapping Associates
1405 Highway 2 west
Kalispell, MT 59901
B. Nature of Application: This is a request to resubdivide an existing lot within the
Three Mile Subdivision. The lot would be divided into a total of 18 lots, 16 of
which would. be townhouse lots with proposed lots 1 and 10 shown as single
family residential lots. The proposed sublots would range in size from 4,350
square feet to 5,390 square feet with lot 1 at approximately 27,800 square feet
and lot 10 at approximately 14,800 square feet.
C. Location.: The property is located along the south side of Vista Loop, between
Vista Loop and 'Three Mile Drive, within the Three Mile Subdivision. The
property can be legally described as Lot 3 of Block 2 of the Amended
Subdivision Plat of Lots 1, 2 and 3 of Block 2 and Lot 24 of Block 1 of Three
Mile Subdivision, located *n the South '/� of Section 1, Township 28 North,
Range 22 west.
D. Sipe:
Total Area: 2.8 acres
Total Area in Lots: 2.3 acres
Minimum Lot Size: 4,350 square feet
Maximum. Lot Size: 27,800 square feet
E. Existing Land Use: The 2.8 acre property is currently vacant. The only
improvements are a detention pond and bike path located along the southern
boundary of the site.
:tore
F. Adjacent Land Uses and zoning: The area is characterized by single-family
homes, all of which are part of the Three Mile Subdivision. To the south, across
Three Mile Drive, are existing single family residences currently in the county.
North:
Single family residential, City R--3 zoning
East:
Single family residential; County SAG- 10 zoning.
South:
Single family residential; County R- I zoning
West:
Single family residential; County R-1 zoning
G. Zoning: The property is zoned RA-1, Low Density Residential. Apartment, which
has an allowed density of 6,000 square feet for the first duplex and 3,000
square feet for each additional unit. Multi -family dwellings, a building or
buildings attached to each other containing three or more dwelling units, is
allowed as a conditional use under the RA-1 zoning district.
H. Utilities: The following utilities would be available to the proposed sublots:
Water:
City of Kalispell
Sewer:
City of Kalispell
Solid waste:
Private Hauler
Gas:
NorthWestern Energy Company
Electricity:
Flathead Electric Coop (underground)
Telephone:
Cen.turyTel. (underground)
Fire:
City of Kalispell
Schools:
School District #5, Kalispell
Police:
City of Kalispell
2
REVIEW AND FINDINGS OF FACT
This application is reviewed as a major subdivision in accordance with statutory
criteria and the Kalispell Subdivision. Regulations.
A. Effects on Health and Safety:
Fire: This subdivision is in the service area of the Kalispell Fire Department.
Homes in the subdivision will be constructed in accordance with the
International Fire Code and inspected by the Kalispell. Building Department.
All of the lots will abut a city street. There are no topographical features
associated with the property that would put it at risk for fire. There are three
existing hydrants in place along vista Loop, one immediately north of lot 1, one
across the street from lot 5B and the third is immediately north of lot 10.
Flooding: According to the Flood Insurance Rate Map (FIRM) Panel # 1805D
dated 9/30/92 the site is located entirely in Zone C which is not a flood prone
area and no special permits are required for development.
Access: Access to the proposed lots will be from the Vista Loop. Vista Loop
was built as part of the Three Mile Subdivision and is constructed to city
standards including a 28 foot wide driving surface,. curbs, gutters, boulevard
and sidewalks.
There is an existing 8-foot wide bike path running along the entire southern
boundary of the subdivision. The bike path is located within a 20-foot
landscape easement that was required under the previous subdivision, Three
Mile Subdivision., which was granted preliminary plat approval. in November of
2003.
The purpose of the bike path is to provide pedestrian access along Three Mile
Drive. Currently, residents in the Three Mile Subdivision need to travel west to
North Riding Road and then south to Three Mile Drive to connect to the bike
path. In an effort to provide better pedestrian and bicycle connectivity between
lots within. the Three Mile Subdivision and the existing bike path along Three
Mile Drive staff is recommending that a bike path connection be constructed
within the existing 20 -foot utility easement located between lots 5B and 6A.
This recommendation is supported by Policy 9 of Chapter 10, Transportation,
in the Kalispell. Growth Policy which states, "Develop a pedestrian -bicycle
system to supplement the auto --oriented street system and to meet local
transportation and recreation needs."
In addition to the bike path connection, staff is recommending the 20-Moot
landscape easement be located within a common area of the subdivision and
not on individual lots as shown on the preliminary plat. Bike paths and
landscape easements located on individual lots create future problems with
overall maintenance of the area as one property owner may keep the area clear
of creeds and clean and the neighboring property owners may not. There is
also the potential for enforcement issues if a property owner chooses to fence
3
over the easement since the property boundary is on the south end of the
easement. With this recommendation, the proposed lot boundaries shown on
the preliminary plat will need to be altered. There is still a minimum building
area of 40'x4o' on each of the proposed lots.
Staff is also recommending that a homeowners association be created as part of
this subdivision to maintain the common areas of the subdivision such as the
bike path and landscaping easement.
B. Effects on Wildlife and Wildlife Habitat: This area is highly urbanized with
little or no remaining wildlife habitat. There may be some migratory birds and
an occasional deer may visit the site, however, this area does not provide
significant habitat for wildlife due to the developed nature of the area.
C. Effects as the Natural Environment:
Surface and round.water: This subdivision will be served by public water and
sewer thereby mi n i m i = g any potential impacts to the groundwater. As stated
previously, no portion of the site is within the loo year floodplain as shown on
the FIRM community panel number 1805D.
A Depth to Water Table map dated March 1.3, 2006 indicates the water table is
greater than 50 feet below the surface throughout the project site. Therefore,
no limitations on basements are recommended as part of plat approval.
Information in the Depth to water Table was provided by the Flathead Lakers
in consultation with the Flathead Lake Biological Station..
DrThis site is relatively level and does not pose any unusual
challenges to site drainage. Curbs and. gutters have been installed along vista
Loop and channel storm water to an existing detention pond located on the
south end of lots 5B through 7A.
Public Works conducted a cursory review of the storm water drainage plan
submitted with the Three Mile Subdivision. It is unclear whether the proposed
lots were included in the drainage plan calculations. As a recommended
condition of approval the developer would be required to submit a storm water
drainage plan which would include calculations showing if the existing
detention pond size does or does not include adequate holding capacity for the
new subdivision.
The Public Works Department added that if the developer plans on using the
existing detention pond it will need to be redesigned to current City standards
and have an appropriately sized orifice to discharge into the ditch along Three
Mile Drive. Then the ditch along Three Mile Drive may need to be regraded to
the existing pipe crossing under Three Mile Drive.
There is an existing 20--foot wide utility easement between lots 5B and 6A
which transfers storm grater from the streets to the detention pond located on
the south end of lots 5B through 7A. As with the 20-foot landscape easement
discussed under the Access section above, staff is recommending the 20-foot
utility easement and detention pond easement shown on the preliminary plat
be included in a common area within the subdivision. Public Works
Department staff has commented that in other subdivisions which have
allowed property lines to extend into drainage easements, problems have arisen
when the property owner's fence off easements and routine maintenance could
not be conducted. Also, if rip -rap or a buried pipe is used in the drainage
easement there is the possibility of a homeowner inadvertently covering up the
rip -rap or damaging a buried pipe. Damaged storm grater facilities lead to
water backing up onto individual properties or city streets, which the city is
then called to fix. Therefore, by placing the storm water easements and
detention pond in a common area, the above described scenarios will be
minimized zed or not occur.
D. Effects on Local Services:
Water and Severer: Water and sewer service will be provided by the City of
Kalispell. Currently, water and sewer mains lie along the north side of the
proposed subdivision in the Vista Loop right--of-way.
Roads: Traffic generated by the proposed subdivision will use existing city
streets for access into the subdivision and for connecting to other city, county
and state roadways. The adjacent city streets will be able to accommodate the
increased traffic generated by the proposed subdivision. Therefore, no new city
streets will be required to be built or upgraded immediately as part of this
subdivision.
There will be some impacts to Three Mile Drive as a result of this subdivision
and North Riding Road to the west. Three Mile Drive is a paved, two lane State
secondary roadway that is in fair condition. Impacts to Three Mile Drive are
incrementally increasing as development continues to occur in the area. At
some point, consideration will need to be given to the upgrading and widening
of Three Mile Drive.
In order to address impacts future traffic associated with the proposed
subdivision would generate, staff is recommending a condition be placed on the
final plat which requires lot owners to v�raive their right to protest the creation
of a special improvement district for road upgrades in the area to City
standards.
Schools: This development is within the boundaries of the Kalispell School
District 45. The school district could anticipate an additional 9 school aged
children as a result of this subdivision when fully built out. This may have a
potentially significant impact on the district, particularly on a cumulative level
with other developments pending within the district - both urban and rural
particularly with high school -aged students.
n Parks and Open Space: c sThe State and to -.------ -- - _ .� - „ „ subdivision regulations have
parkland dedication requirements or cash in lieu of parkland dedication in the
amount of 0.03 acres per dwelling unit when residential densities in a proposed
subdivision exceed 11,880 square feet per dwelling unit. The proposed
subdivision exceeds the 11,880 square feet per dwelling unit and therefore falls
5
under this parkland dedication requirement.
The Kalispell Parks and Recreation Department is recommending the parkland
dedication be met by a cash in lieu payment. The money would be used for
improvement to Sunset Park, located approximately 1/4 mile to the north of the
subdivision.
As part of the Three Mile Subdivision, of which the 2.8 acre project site is part
of, a condition of approval required the 20-Moot landscape easement to
incorporate a bike and pedestrian trail as well as buffering in the form of
berming, landscaping or both. As part of the final plat approval for the Three
Mile Subdivision the developer signed an agreement with the Parks and
Recreation Director in August of 2004 to landscape the areas along the bike
path with the same type of trees required in the boulevard areas and grass the
remaining areas. The photo below shows that to date no trees have been
installed and presumably the other areas of the landscape buffer have not been
seeded. Therefore, staff is recommending that the current developer install the
approved landscaping within the 20-foot buffer area.
Figure 2: View of the existing bike path along Three Mile Drive looking crest.
I I It7_ r-% Cl - - _- - -- -- _ ' - _ L _ ' L - _ - _ -- ii- _ -__ -'I - L _ _ 7 _ - r L-1_ _ _ . _ -I-- - __ _
Police: This subdivision is in the jurisdiction of the City of Kalispell Police
Department. The department reviewed the proposed project and stated that
they could adequately provide service to this subdivision.
Fire Protection: Fire protection would be provided by the Kalispell Fire
Department. The fire risk is low because of good access and existing hydrants
along the road serving the subdivision.
Solid waste: Solid waste will be handled by a private hauler since it has not
been 5 years from the time the property has been annexed. Solid waste will be
taken to the Flathead county Landfill. There is sufficient capacity within the
landfill to accommodate this additional solid waste generated from this
subdivision.
Medical Services: Ambulance service is available from the fire department and
ALERT helicopter service. Kahspefl Regional Medical center is close by and
less than three miles from the site.
E. Effects on Agriculture and Agricultural Water User Facilities: The site is in
an urbanized area of the city. There will be relatively no impact on agricultural
uses within the Valley and no impact on agricultural water user facilities since
this property will be served by a public water system.
F. Relation to Kalispell Growth Policy: The Kalispell Growth Policy Map
designates this area as Urban Residential development, which anticip ate s a mix
of primarily single family and duplex dwellings with a density of three to 12
dwelling units per acre. The proposed subdivision has a density of 6 dwelling
units per acre. This density is in compliance with the anticipated density for this
area.
G. Compliance with Zoning: The RA- 1 zoning district requires the parent tract
for sublots be a mirLmum of 6,000 square feet and a minimum lot width of 60
feet. All of the proposed lots and sublots in the subdivision comply with the
zoning requirements of the RA- 1 zoning district.
Due to the size of proposed lots 1 and 10, future lot development could include
a multi -family building (triplex or larger) in addition to the permitted uses of
single family and duplex units. If a multi -family building is proposed on either
of the lots it would require a conditional use permit. As part of the conditional
use permit process a public hearing would be helm at the planning board with
council deciding whether to issue the conditional use permit or not.
H. Compliance with the Kalispell Subdivision Regulations: Section 3.063 of
the Kalispell Subdivision Regulations states that each lot shall abut and have
access ( * ' um 20 feet wide) to a public or private street or road. Proposed
lot 10 only provides an access of approximately 16 feet wide onto the Vista
Loop right--of-way. Therefore, a recommended condition of approval will require
the lot lines abutting the right-of-way to be a minimum of 20 feet wide
necessitating a boundary line adjustment between lot 10 and lot 3B.
Otherwise the proposed subdivision complies with the State and local
subdivision regulations and no variances have been requested.
RECOMMENDATION
Staff recommends that the Kalispell Planning Board adopt staff report #KPP-07-3 as
findings of fact and recommend to the Kalispell City council that the preliminary plat of
Three Mile Views be approved subject to the following conditions: v
1. Development of the subdivision shall be platted in substantial compliance with
Subdivision Regulations, Appendix C -Final Plat)
2. The parkland dedication requirements shall be met with the payment of cash in
lieu for 0.54 of an acre parkland. The payment shall be based on the unimproved
fair market value of the area devoted to lots. (Kalispell Subdivision Regulations,
Section 3.19).
3. The developer shall install the approved landscaping within the 20-foot
landscape easement as shown on the preliminary plat. The landscaping shall
include street trees and seeding in accordance with the Kalispell Parks and
Recreation. Department's standards. • (Findings of Fact Section D, Parks and
Open Space)
4. A bike path connection shall be installed within the existing 20 -foot utility
easement located between lots 5B and 6A as shown on the preliminary plat.
The bike path shall be 1 o-feet wide and comply with AASHTO standards for
bike and pedestrian paths, and integrated into the sidewalk along vista. Loop
and the bike and pedestrian path along Three Mile Drive. Plans for the bike
path shall be reviewed and approved by the Public works Department.
(Findings of Fact Section A, Access)
5. The 2 o-foot landscape easement, 2 o-foot utility easement and detention pond
easement shall be located within a common area and not on individual lots as
shown on the preliminary plat. Note: the detention pored easement may need
to be expanded in accordance with the approved storm water drainage plan.
(Findings of Fact Section A, Access and Section C, Drainage)
5. A homeowners association for the subdivision shall be created that includes a
provision for the maintenance of the bike path, landscaping and storm water
facilities located within the common area. (Findings of Fact Section A, Access)
7. The developer shall submit to the Kalispell Public Works Department for review
and approval a storm water report and an engineered drainage plan that meets
the requirements of the current city standards for design and construction.
(Kalispell Design and Construction Standards)
8. The approved engineered drainage plan shall be implemented prior to final plat
of the subdivision.. (Kalispell Design and construction Standards)
9. The developer shall provide a letter from the US Postal Service indicating that
mail service can be provided to the lots. If a new central box unit (CBU) is
needed, the location of the CBU shall be approved by the US Postal Service. In
addition, the mail delivery site shall be installed or bonded for prior to final
plat approval. The mail delivery site and improvements shall also be reviewed
and approved by the Public Works Department. (Kalispell Subdivision
Regulations, Section 3.22)
10. The property boundary adjacent to the vista Loop right-of-way for lot 10 shall
be amended to be a minimum of 20-feet wide to comply with Section 3 . o6 . D of
the Kalispell Subdivision Regulations. (Kalispell Subdivision Regulations,
the Kalispell Subdivision Regulations. (Kalispell Subdivision Regulations,
Section 3.06)
11. The following note shall be placed on the final plat: "Property owner(s) shall
waive their right to protest the creation of a special improvement district for
road upgrades in the area to City standards which are impacted by this
subdivision." (Findings of Fact, section D, Roads)
12. All utilities shall be installed underground. (Kalispell Subdivision Regulations,
Section 3.17).
13. All areas disturbed during development of the subdivision shall be re -vegetated
with a weed" -free mix immediately after development.
14. That preliminary approval shall be valid for a period of three years from the date
of approval. (Kalispell Subdivision Regulations, Section 2.04)
9
City of Kalispell
Planning Department
17 -- 2nd Street East, Suite 211, Kalispell, Montana 59901
Telephone: (406) T51--1 S50
Fax: (406) 751-1.8-8
MAJOR SIIBDNISION PRELIXIINARY PLAT APPLICATION
FEE SCHEDULE: FEE ATTACHED��
Major Subdivision (6 or more lots) $750 + $105/lot
Mobile Home Parks &Campgrounds (6 or more spaces) $750 + $105/space
Amended Preliminary Plat
Amendment to Conditions Only $350 base fee
Re -configured Proposed Lots Base fee + $40/lot
Add Additional Lots or Sublots Base fee + $105/lot
Subdivision Variance $100 (per variance
Commercial and Industrial Subdivision $950 + $125/lot
SUBDIVISION NAME: re2�'C
vi�
OWNER(3) OF RECORD:
Name eLc���8 �� -r C Phone
Mailing Address I'
city, . o . State - zip 171�7 ` r
TECHNICAL/PROFESSIONAL PARTICIPANTS (Surveyor/Designer/Engineer, etc):
Name S& Address f
Address
Address
LEGAL DESCR] PTIGN OF PROPERTY:
Property Address Loop
Assessor's Tract No(s) (70('q )off 2 Lot No(s) 042,
I /4 Sec Section Cl 1 Township ICI Range
GENERAL DESCRIPTION of SUBDIVISION:
Number of Lets or Rental Spaces �� Q, Total Acreage in Subdivision
Total Acreage in Lots �, $ I j_ Minimum Size of Lots or Spaces C) t
4;
Total Acreage in Streets or Roads_ Maximum Size of Lots or Spaces J
Total Acreage in Parks, Open Spaces and/or Common Areas (�
1
PROPOSED USE(S) AND NUMBER OF ASSOCIATED LOTS/SPACES:
Single Family Townhouse Mabile Hanle Park
Duplex Apartment Recreational Vehicle Park
Commercial Industrial Planned Unit Development
Condominium Multi -Family Other
APPLICABLE ZON.iNG IIESIGNATIQN & DISTRICT�C � - I L,;�u
ESTIMATE OF MARKET VALUE BEFORE IMPROVEMENTS
IMPROVEMENTS TO BE PROVIDED:
Roads: Gravel Palled _�Z_Curb Gutter _Sidewalks _ Alleys Other
Water System: Individual Multiple User Neighborhood Public cam' Other
Sewer System: Individual Multiple User Neighborhood. ?ubhe Other
Other UtiBties: cable TV _Telephone 6�Elec e V" Gas ��Other
Solid Waste: Hume Pick Up central Storage contract Hauler O er Haul
Mail Delivery: Central Individual School District:
Fire Protection: Hydrants 'ranker Rechar e Fire District:
A {J f ,. 7
DrA.inage S-vstem. r� L n !Y`�t G . %f"1 _�v )E;7 Z67
PROPOSED ERE]SIN SEDLMEIITTATION CONTROL: f �
r 1 �r
V CES: ARE ANY VARIANCES R.E D? ` (yes/ no) If yes,
please complete the information below:
SECTION OF REGULATIONS CREATING SHIP:.--- KOH
EXPLAIN THE MARi1SHIP' THAT WOULD BE CREATED WITH STRICT COMPLIANCE
WITH REGULATIONS -)Q IA -
PROPOSED ALTERNATIVE(S) TO STRICT COMPLIANCES WITH ABOVE
REGULATIONS:
N
PLEASE ANSWER THE FOLLOWING QUESTIONS IN THE SPACES PROVEDED
BELOW*
1. Will the granting of the variance be detrimental to the public health, safety or
general welfare or injurious to other adjoining properties?
2. Will the variance cause a substantial increase in public costs?
3. Will the variance affect, in any manner, the provisions of any adopted zoning
regulations, Master Flan or Growth Policy?
4. Are there special circumstances related to the physical characteristics of the site
(topographer, shape, etc. that create the hardship?
5. What other conditions are unique to this property that create the need for a
variance?
k//1
3
APPLICATION CONTENTS:
The subdivider shalt submit a complete application addressing items below to the
Kalispell Planning Department at least thirty five (35) days prior to the date of the
Planning Board meeting at which it will be heard.
1. Preliminary plat application.
2. 10 copies of the pre 0mwT plat.
3. one reproducible set of supplemental. information. (See Appendix A of
Subdivision Regulations for the city where the subdivision is propo sed. )
4. one reduced copy of the preliminary plat not to exceed 11" x 17" in size.
5. Application fee.
5. Adjoining Property owners List (see example below and attached notice
from County Plat Room)
Assessor# 8"-TWU Lot/Tract No Pro rty Owner & Kii ang Address_...._.___lam - .... . _ _
I hereby certify under penalty of perjury and the laws of the State of Montana that the
information submitted herein, on all other submitted forms, documents, plans or any
other information submitted as a part of this application, to be true, complete, and
accurate to the best of my knowledge. Should any information or representation
submitted in connection with this application be untrue, I understand that any approval
based thereon may be rescinded, and other appropriate action taken. The signing of
this application signifies approval for the Kalispell Planning ng staff to be present on the
property for routine monitoring and inspection during the approval and development
process.
(Applicant) (Date)
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