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1. Bloomstone SubdivisionCity of Kalispell Planning Department 17 - 2nd Street East, Suite 211 Kalispell, Montana 59901 Telephone: (406) 751-1 S 5 0 Fax: (406) 751-1 S 5 8 Website: kalispellplanning.eorn RE-711[]RT TO: Kalispell Mayor and City council FR.- ,)M; Sean Conrad, Senior Planner James H. Patrick, City Manager SU3JECT: Bloomstone PUD and Preliminary Plat request for phase 1 MEETING DATE: April 7th council work session BACKGROUND: Before the council, is a request by the Kalispell National Investment Company to amend the e3isting R-41 PUD zoning on an 85.2 acre property and develop the property as a residential subdivision called Bloorn.ston.e_ The overall project will be developed in 5 phases providing a total of 569 dwelling units. The developer is also requesting preliminary plat approval for phases IA and 1B of the project. Phase IA consists of 8-8 plea apartment units, 74 single family residential lots, and 10 townhouse lots. Phase 113 consists of 37 single family residential lots. The residential lots will range in size from 2,400 square feet (townhouse Iota to 8,000 square feet. The 85.2 acre site can be legally described as parcel 3 of certificate of Survey 17217 located in the SW 1/4 of section 36, Township 29 North, Range 22 vilest. The property is located immediately merest of the Kids Sports complex on the north side of Four Mile Dr've, approximately '/2 mile west of the intersection of Four Mile Drive and Highway 93 North. Tr project was heard by the planning board at its March I I th meeting. During that mt, -Ming the planning board was provided a brief overview of the project by staff and thy- developer. Two members of the public also spoke on the project. Their concerns we '..-e the interactions between the project and Kids Sports complex, acquiring adjacent lards for park development and possibly increasing the open space and park areas within the subdivision. After the public hearing was closed the planning board discussed the proposed project. Two main concerns brought up during the planning boards discussion were grading along Four Mile Drive and limiting alley access onto Treehne Road. As part of the overall project the developer intends on lower the southern portion of the project site. This would in. -turn require Four Mile Drive to be lowered approximately 12 feet. The planning beard was concerned with the property owner south of Four Mile Drive from gaining reasonable access to Four Mile Drive when the road is louvered in conjunction with the Bloomstone project. Therefore, the plan ing board recommended amending condition number 7 of the PUD regarding the grading of the site and added that "the subdivision and roadway grading presented shall be designed and constructed in a manner that would allow future connection to the properties south of Four Mile Drive be feasible." This amendment passed on a vote of3to2. The second issue discussed by the planning board was limiting traffic access onto an alley serving 22 townhouse lots in phase 1B. The alley is proposed to have an entrance/exit onto Treeline Road between Waterleaf Larne in phase 1 B and Nightshade Dril!re in phase 2. Treeline Road will be designed to function as a collector roadway and, therefore, the number of access points onto Treeline Road, whether a street or an alle T, should he limited. The Public Works Department had recommended that the alleys serving the townhouse lots in phase 1B include removable bollards at the alley's i,ntel-section with Treeline Road to prohibit daily traffic movements from entering or exitLng at this location. By using the removable bollards the alley could still be used by emergency vehicles if necessary. Before the planning board hearing the developer requested changing the language in the condition to remove the requirement for bollards and instead allow him to come up with a landscaping and curbing plan that would accomplish the same access restrictions as the bollards. The developer requested this because he felt that bollards would not aesthetically tie into the surrounding neighborhood he is creating. During the planning board discussion on the issue some members of the board had concerns with blocking the alley off for strictly emergency vehicles. Concerns were also raised about garbage collection and snow storage. However a majority of the planning board members agreed with the Public Works Department's recommendation about restricting access from the alley onto Treeline Road. A motion to remove recommended condition number 35 failed on a vote of 4 to 1. After discussing the proposed project the planning board -unanimously recommended approval of the project. The purpose of scheduling the Bloomstone project for the work session is to provide the council with a brief overview of the proposed project and answer any questions. The developer and his representatives will be present at the work shop to make the initial presentation to the council and answer specific questions along with staff. RECOMMENDATION: Staff recommends that the council use this opportunity to become better informed about the Bloomstone project. FISCAL EFFECTS: None at this time. ALTERNATIVES: As suggested by the city council. Respectfully suW,4tted., 1 Sean Conrad Senior Planner Report compiled.- April. 1, 2008 c: Theresa White, Kalispell City Clerk 's ames H. Patrick City Manager KALISPELL NATIONAL INVESTMENT COMPANY REQUEST FORA PLANNED UNIT DEVELOPMENT STAFF REPORT # -07-7 REQUEST FOR BLOOMSTONE SUBDSION STAFF" REPORT #KPP-07-1 4 KALISPELL PLANNING BOARD FINDINGS :KA,RCH 11, 2008 A report to the Kalispell City Council regarding the Bloomstone subdivision and planned unit development (PUD). The project encompasses 85.2 acres and includes 569 dwelling units which vary from single family detached homes to multi -family apartment and condominium units. A preliminary plat request has been submitted in conjunction with the PUD application for approval of the first phase of a five phase subdivision. Phase 1 includes two sub phases, phase 1 A and 1 B, and incorporates single family detached lots, townhouse lots and a multi -family lot accommodating a maximum of 04 apartment units. A public hearing was scheduled before the planning board for March 11, 2008, beginning at 7:00 PM in the Kalispell City Council Chambers. The planning board did forward this set of findings and recommendation to the Kalispell City Council for final action. BACKGROUND INF'`ORMATION: In December 2001, Section 36 was annexed and a Planned Unit Development (PUD) overlay (Spring Prairie PUD) was approved by the City of Kalispell for Section 36 which developed the zoning and design standards in compliance with the neighborhood plan. The PUD developed for Section 35 divided the section into various proposed uses including the Residential POD in the southwest portion of the section where the 85.2 acre project site is located. In the summer of 2005 the Department of Natural Resources and Conservation (DNRC) sold the 85.2 acre site to a private party thus taking the land out of the state school trust and enabling private developers to pursue a project on the site. The current owners of the site, Kalispell National Investment Company, have requested to amend the existing R-4 / P.JD zoning on an 85.2 acre property to allow, in part, for smaller single-family lot sizes and reduced setbacks. The current R-4 zoning requires a m i n i m um lot size of 6,000 square feet. The developer is requesting lot sizes of 4,290 square feet for single --family detached homes. In addition to the reduced lot sizes, the developer is requesting a reduced lot width, 40 feet instead of 50 feet, increased lot coverage, and allowing building projections within 5 feet of the front and rear setbacks. This report will address both requests, amendment to the planned unit development overlay district and preliminary plat, that the developers are seeking on the 85.2 acre project site. Each request will be reviewed with a recommendation and unified set of conditions at the end of the report on page 32. Throughout the report references are made to application materials submitted for the project including exhibit maps and tables. A copy of this information is available at the Kalispell Planning Department. A. Petitioner and Developers: Kalispell National Investment Company 124 Swan Ridge Court Kalispell, MT 59901 (406) 212-5133 Technical Assistance: Morrison--Maierle, Inc. 1228 Whitefish Stage Road Kalispell, MT 59901 Architects Northwest 575 Sunset Boulevard, Suite 110 Kalispell, MT 59901 B. Location and Legal Description of Property: The 85.2 acre project site is located on the north side of Four Mile Drive approximately 1/2 mile west of the intersection of Four Mile Drive and Highway 93. The Kids Sports fields are located on the eastern boundary of the project site. The 85.2 acre site can be legally described as parcel 3 of Certificate of Survey 17217 located in the SW 1/4 of Section 36, Township 29 North, Range 22 west, Flathead County, Montana. C* Exdstiing Land Use and Zoning: The property is currently an undeveloped field within the city limits and is zoned R-4 / PUD (Two Family Residential/ Planned Unit Development) and is referenced as the mixed residential portion of the section 36 PUD. The existing PUD for section 35 defines the mixed residential area as a district providing opportunities for development of residential uses, offices, and other compatible uses in a fashion that promotes clustering of uses and architectural control. These uses include, in part, single family homes, duplexes, multi family buildings and professional or government offices. U. A4jacent Land Uses and Zoning: North: Undeveloped farmland; City R-5 / PUD and P-1 zoning East: Kids Sports athletic fields; City P-1 zoning South: Single-family homes; City R-4, RA-1, and County SAG -10 zoning. West: Undeveloped farmland, future Highway 93 Bypass; City R-4 / PUD zoning E. General Land Use character: The area can be described as a transitional area with residential development to the south and commercial development to the north with the Kids Sports athletic fields immediately east of the project site. The residential densities vary greatly in this area as it continues to develop from rural residential and agricultural uses to urban residential uses. To the south and west of the project site areas within the city and county are still either large lot residential tracts or unimproved agricultural lands. To the north the area is quickly transforming from agricultural lands to commercial and office uses. Within the last five years areas north have been developed with a new high school, city fire station, large scale retail including a Lowe's and Costco stores and professional offices including a new US Forest Service office and a future site for a new DNRC office. Less than 1/4 of a mile southeast of the site is an approved residential development consisting of condominiums with a density of 2 approximately q units per acre. Figure 1: Aerial view of the Bloomstone project site in relation to surrounding roads and land uses F, Utilities and Public services: G. Sewer: City of Kalispell Water: City of Kalispell Refuse: City of Kalispell or private contractor Electricity: Flathead Electric Cooperative Gas: Northwestern Energy Telephone: CenturyTel Schools: West valley School District Fire: Kalispell Fire Department Police: Kalispell Police Department Overall Project Description* The current owners of the site, Kalispell National Investment Company, have requested to amend the existing R-4 / PUD zoning on an SS. 2 acre property to allow, in part, for smaller single-family lot sues. The current R-4 zoning requires a minimum lot size of 6,000 square feet. The developer is requesting a lot design 3 known as Z-lots. The lot sizes of the z-lots would vary from 4,300 square feet to 4,900 square feet. In addition to the reduced lot sizes the developer is requesting a reduced lot width, 40 feet instead of 50 feet, increased lot coverage, and allowing building projections within 5 feet of the front and rear setbacks. In general terms a z--lot means a lot having an off -set common lot line with one adjacent lot. Examples include. an off -set side lot line with one garage located at the front setback line and the adjacent garage located further back towards the rear lot line; or an off -set rear lot line which varies the depth of the rear yard to provide usable recreation space. The overall project will be developed in 5 phases. The first phase is proposed on the northern end of the project site and includes each of the housing product types proposed over the entire project site. The housing product types include single family detached homes on lots ranging in size from 4,300 square feet to 8,000 square feet, townhouse lots and apartment units. The apartment units in the first phase include 8-plex units with apartments and condominiums in phases 4 and 5 including 16-20 dwelling unit buildings. Small pockets and linear strips of open, space are proposed throughout the project site. within the open space areas the developer is proposing bike and pedestrian trails between 6-10 feet in width. Three tot lots are proposed with two of the proposed tot lots located within the first phase. The third tot lot would be located in an approximately 1 acre park proposed on the north end of phase 4 to provide immediate recreational opportunities for children with the apartment units in phase 4 and the single family homes in phase 3. Although the open space and parkland is limited within the project site the developer is requesting to pay a cash in lieu of parkland fee to help the city acquire additional land immediately north of the project site. This land, approximately 11 acres in size, would then be improved as parkland and owned and, maintained by the city. For the apartment and condominium units the developer is proposing an amenity package that includes an exercise room, weight room, sauna, hot tub, and business center. The ownership and on -going maintenance of these facilities would be the responsibility of the homeowners association. The main access road into and out of Bloomstone will. be Treeline Road. This roadway, once completed, will connect Four Mile Drive on the south side of the project to Reserve Loop, north of the project site. The developer is starting at Reserve Loop and is currently constructing a portion of Treeline Road. Treehne Road would then be constructed south towards Four Mile Drive as each individual phase is approved.. The topography of the project site varies greatly from the north end of the site to the south end. The northern half of the site is relatively flat whereas the south half comprises a small hill. Elevation changes from the southern property line located in the vicinity of the hill and the northern property line are approximately 85 feet. To construct Treeline Road and provide suitable building pads for the apartment and condominium units located on the hill the developer is proposing significant grading to lower the hill. It is estimated that the highest spot of the hill may need to be lowered by approximately 18 feet. Further discussion of the 4 proposed grading of the project site can be found under section 3.0 of the PUD review. Y. EVALUATION OF HE PLANNED UNIT DEVELOPMENT PROPOSAL. 'I Nature of the Request: This is a request for a. Planned Unit Development (PUD) zoning overlay on an 85.2 acre project site. The property is currently zoned R- 4/PUD and is within the city limits of Kalispell. The proposed PUD will be known as Bloomstone and contain a total of 569 residential units. The 569 dwelling units are a combination of 94 single family residential lots ranging in size from 6,000 square feet to approximately 8,000 square feet, 73 Z--lots ranging in size from 4,300 square feet to 4,750 square feet, 54 townhomes, 196 apartment units and 152 condominiu.m units. The apartment and condominium units would be located within multi -family buildings ranging in size from an 8 unit building up to a 20 unit building. With the mix of residential units proposed on the project site, the PUD application is requesting 15 deviations from the Kalispell Zoning Ordinance and the Kalispell Subdivision Regulations to accommodate the proposed project. The 15 requested deviations are as follows: 1. Kalispell Zoning Ordinance, Section 27.07.040 (1) (Minimum lot area) 2. Kalispell Zoning Ordinance, Section 27.07.040 (2) (Minimum lot width) 3. Kalispell Zoning Ordinance, Section 27.07.040 (3) (Minimum building setbacks) 4. Kalispell Zoning Ordinance, Section 27.37.010 (126) (Lot coverage) 5. Kalispell Zoning Ordinance, Section 27.07.040 (3) (Front setback encroachment) 6. Kalispell Zoning Ordinance, Section 27.07.040 (3) (Side setback encroachment 7. Kalispell Zoning Ordinance, Section 27.07.040 (3) (Rear setback encroachment) 8. Kalispell Zoning Ordinance, Section 27.37.010 (126) (Lot coverage definition) 9. Kalispell Zoning Ordinance, Section 27.07.040 (5) (Permitted lot coverage) 10. Kalispell Zoning Ordinance, Section 27.37.010 (36) (Building height deiuzition) 11.Kalispell Zoning Ordinance, Section 27.24.050 (6) (Subdivision identification signs) 12. Kalispell Subdivision Regulations, Section 3.09 (Streets and Roads -Design Standards) 13.Kalispell Subdivision Regulations, Section 3.09 (Streets and Roads -Design 5 Standards) 14.Kalispell Subdivision Regulations, Section 3.09 (G) (Streets and Roads -Design Standards) 15. Kalispell Subdivision Regulations, Section 3.06 (I) (Through lots) Criteria for the creation of a Planned Unit Development (PUDI District The following information and evaluation criteria are from Section 27.21.020(2), of the Kalispell zoning Ordinance. The intent of the planned unit development provisions are to provide a zoning district classification which allows some flexibility in the zoning regulations and the mixing of uses which is balanced with the goal of preserving and enhancing the integrity of the neighborhood and the environmental values of an area. The zoning ordinance has a provision for the creation of a PUD district upon annexation of the property into the city. Review of A lication Based Pp2n PUD Evaluation Criteria: The zoning regulations provide that the planning board shall review the PUD application and plan based on the following criteria: 1. The extent to which the plan departs from zoning and subdivision regulations otherwise applicable to the subject property, including, but not limited to, density, bully and use, and the reasons why such departures are or are not deemed to be in the public interest; As stated above the owners are requesting 15 relaxations in the zoning and subdivision regulations. Below are the 15 relaxations requested with the consultants reasoning on why such departures are deemed to be in the public interest. The pl g board's findings and recommendations are in italics. 1. Kalispell Zoning Ordinance, Section 27.07.040 (1) (Minimum lot area) The section requires a um lot size in the RA zoning district to be 6,000 square feet. The developers are requesting lot sizes down to 4,290 square feet. The application states the purpose for this deviation is to create a higher density housing area to accommodate present market needs in Kalispell. The developer is proposing a z-lot configuration if the minimum lot area is reduced. The planning board supported such a reduction in the minimum lot size as it allows the development to offer a range of single family housing product types on a variety of lot sizes. Goal 1 of Chapter 3 of the Kalispell Growth Policy supports a mix of housing that meets the needs ofpresent and future residents in terms of cost, type, design and location. The planning board recommended that garages in the Z-lots that have access to an alley be located off of the alley instead of the adjacent street. Exhibit E-2 under tab 6 of the application shows typical building footprints for the Z-lots. The building footprints show the use of alley loaded garages and garages fronting the street which, in staffs opinion, defeats the purpose of the alley. Ni The building department, upon reviewing the proposed project, recommends staking be in place prior to and during construction of homes on the lots less than 6, 000 square feet in size to assure setbacks are being met. 7Ms recommendation is based on the difficulty of enforcing setbacks for foundations and homes in a tight knit development where typical building lot size has been reduced as well as the setbacks. Me planning board recommended a condition be included in the PUD addressing this issue. 2. Kalispell Zoning Ordinance, Section 27.07.040 (2) (Minimum lot width) This section of the code requires a minimum lot width of 50 feet in the R-4 zoning district. In the proposed z-lot configuration, the minimum lot widths are reduced to approximately 40 feet. The developer is requesting the reduction in lot width to accommodate the --lots within the project. The planning board supported such a deviation in the lot width for the proposed Z- lots to allow for a variety of lot types within the Bloomstone project. As stated above, a goal in the Kalispell Growth Policy is to provide for a mix of housing types and design. The Z-lots will be single family residential housing but built on a non- traditional size lot and staggered to break up the streetscape. 3. Kalispell Zoning Ordinance, Section 27.07.040 (3) (Minimum building setbacks) This section of the code requires a building setback of 5 feet from the side property line in the R-4 zoning district. The developer is requesting to reduce the side setback from 5 feet down to 0 to accommodate the Z-lot configuration. The planning board supported this requested reduction to allow for the construction of the ,- lots and recommended that the city council consider removing the side setback requirement for the lots altogether. As the developer has shoum in the lot typical for the lots in talc 6 of the application, the houses and garages will be staggered with two units to be attached and one unit completely detached. .Removing the side setback requirement would provide the developer with additional flexibility in the design of the Z lot units. Housing construction will ultimately need to comply with the .international Building Code standards Pith regard to the built house or garage and proximity to the property line. 4. Kalispell Zoning Ordinance, Section 27.37.010 (126) (Lot coverage) This section of the code provides a definition for lot coverage on an individual lot. The developer is requesting to change homer lot coverage is defined. The application states that lot coverage should be defned as the area enclosed by the stern wall of the house and shall include garages, and all space integral to the building envelope. The Kalispell zoning Ordinance defines lot coverage as "'The total area of a lot covered by the principal and accessory buildings, or structures including any area occupied by overhangs or roofs and any attachment to a building or structure, but excluding (a) open decks less than 30 inches in height. (measured from grade to top of the platform) ; and (b) an eave extending up to two feet from the exterior wall of the building or structure." 7 The planning board could not support such a request because changing a definition from the zoning ordinance for one project will cause confusion later on during the building process. How the city defines rot coverage should remain consistent throughout the city and enforced equally. 5. Kalispell Zoning Ordinance, Section 27.07.040 (3) (Front setback encroachment) This section of the code requires a front yard setback of 15 feet. The developer is requesting a 5-Moot encroachment to allow greater architectural flexibility for the home. This encroachment would change the urn setback requirement from 15 feet down to 10 feet. The architectural features proposed within 10 feet of the property boundary would include bay windows, fire places, front porches, media niches, and livable space forward of the garage. The application notes that the eaves would not be included as part of the encroachment. The Planning Department encourages house oriented streets instead of garage oriented streets and the planning board supported this viewpoint. Meplanning board also agreed that reduced setbacks would provide for better interaction with surrounding homes, the streetscape and pedestrian traffic. The planning hoard recommended the I 0-foot setback only apply to the house. The multi family buildings would need to meet the 15-foot setback provided for in the h-4 zoning district and garages would be required to be a minimum of 20 feet from the front property tine. The only exception would be to allow garages on the '-lots that are parallel to the adjacent street to be within 10 feet of the front property boundary. An example of this is provided under tab 6, exhibit E-2 of the application. 6. Kalispell Zoning Ordinance, Section 27.07.040 (3) (Side setback encroachment) This section of the code requires a 5-foot side yard and 15-foot side corner building setback. The developer is requesting a 2-foot projection be permitted in the 5--foot setback and 5-foot projection be permitted within the 15-foot side corner setback. The application states the purpose for the encroachments is to allow for greater architectural flexibility by enabling the use of fireplaces, bay windows and media niches. This setback request would affect those lots other than the Z-lot configuration. The planning board could not support this deviation request. The developer has requested the deviation to allow greater architectural flexibility but the tots are all 6, 000 square feet or greater, which meets or exceeds the minimum lot size of the zone. In the planning board's opinion the reasoning for the requested deviation does not warrant any further side setback reductions. 7. Kalispell Zoning Ordinance, Section 27.07.040 (3) (Rear setback encroachment) This section of the code requires a rear building setback of 10 feet. The developer is requesting a 5-Moot encroachment within the 10--foot setback. The application states the purpose for the encroachments is to allow for greater architectural flexibility by enabling the use of fireplaces, bay windows, media niches, and back porches. 0 The planning board did not agree that a 5-foot setback is justified for all the lots throughout the proposed subdivision. A 5-foot setback can be justified on the smaller Z-lots where the lot size is less than 5, 000 square feet. A reduced setback on these lots would provide for greater architectural flexibility. Exhibit E-3 under tab 6 of the application indicates that rear porches, patios, bay windows, media niches and fireplaces may be located within 5 feet of the rear property line. The exhibit also shows garages off the alley within 5 feet of the property line. The planning board does not have an issue with porches, patios, bay windows, media niches and fireplaces 5 feet from the rear property boundary. Garages may be constructed within 5 feet of the rear property boundary only if the garage doors do not face the alley. If garage doors are facing the alley then a minimum of 10 feet from the property line to the eave of the garage shall be required. The purpose of this setback is for better maneuverability and site distance when exiting the garage into the alley. On larger lots that meet the minimum tot size standard of the zone, the planning board would recommend the I 0-foot rear yard setback remain. In the planning board's opinion the developer has not shown why such a departure from the zoning ordinance is necessary for the larger lots and condominium/apartment tots. 8. Kalispell Zoning Ordinance, Section 27.37.010 (126) (Lot coverage definition) This section of the code provides a definition for lot coverage on an individual lot. The developer is requesting to change how lot coverage is defined.. The application states that lot coverage should be defined as the area enclosed by the stem wall of the house and shall include garages, and all space integral to the building envelope. The application states that by using the proposed definition the encroachments mentioned above can be accommodated, thereby providing greatly increased architectural diversity. As stated previously, the planning board cannot support such a request because changing a definition from the zoning ordinance for one project will cause confusion later on during the building process. How the city defines lot coverage should remain consistent throughout the city and enforced equally. 9. Kalispell Zoning Ordinance, Section 27.07.040 (5) (Permitted lot coverage) The R-4 zoning district has a maximum lot coverage of 45%. The developer is requesting the permitted lot coverage be increased on the 6,000 square foot single family lots to 54 % and on the Z-lots to 6 3% . The application states the purpose of the requested lot coverage increase is to provide for greater diversity of architectural building foot print and a range of interior/ exterior space. The planning board agreed that increasing the permitted lot coverage for the 6, 000 square foot single family rots and the tots is appropriate to provide for a greater diversity of architectural building footprints within the project site. An increase to 54 0 on the 6, 000 square foot tots wJou l d stilt not negatively impact the setbacks which the planning board supported. For the Z tots the planning board recommended the city council remove any lot coverage requirements for these lots. The size of the lot, the housing product the developer is proposing and the location of the project site warrant increased density and in turn an increase in lot coverage. 9 10. Kalispell Zoning Ordinance, Section 27.37.010 (36) (Building height deiuzition) This section of the code provides a definition for building heights. The developer is requesting to change homer building height is defined. The application states that building height should be defined as the distance from the finished floor elevation of the first floor or floor adjacent to the final grade, excluding basements, to the midpoint of the pitch of the highest roof element, or to the top of the highest parapet roof element. The application states the purpose of this deviation is due to the fact that the finish grade elevations will likely vary in some buildings due to site topography. The planning hoard could not support such a request because changing a definition from the zoning ordinance for one project will cause confusion later on during the building process. How the city defines building heights should remain consistent throughout the city and enforced equally. 11. Kalispell Zoning Ordinance, Section 27.24.050 (6) (Subdivision identification signs) This section of the code regulates the number and size of the subdivision identification signs. The zoning ordinance currently permits one sign not to exceed 20 square feet in area or two signs not to exceed 12 square feet each per exclusive entrance to a subdivision. The developer is requesting two types of subdivision monument signs a primary monument sign and a secondary monument sign. The text and associated graphics for the two primary entry monument signs is requested to be a maximum of 35 square feet, 3 V2 feet tall and 10 feet long. The secondary monument signs would have text and associated graphics 1 1/2 feet tall and 5 feet long for a total of 7 �/2 square feet. The proposed sign locations, conceptual elevations and associated landscaping are shown under tab S of the application. The planning board did not have an issue with the increased number of primary or secondary signs or slightly larger size for the primary monument signs. The application states that the signs will not exceed 6 feet in height and will be located outside of site visibility triangles of the adjacent intersections. Both of these standards are in accordance with current city codes. The planning board did recommend that prior to final plat approval for each phase the developer provide the Planning Department with a scaled drawing showing the location of the sign and how it is outside the required clear vision triangle of the adjacent intersection. The planning board also recommended that the signs be located outside of the road right-of-ways and any lighting for the sign comply with the current zoning ordinance. 12. Kalispell Subdivision Regulations, Section 3.09 (Streets and Roads -- Design Standards) The typical city street profile has a landscaped boulevard, 5-foot sidewalk and then an additional 1-foot strip of land between the sidewalk and edge of the right- of-way boundary. The developer is requesting to locate the sidewalk on the 10 outside edge of the right--of-way thereby allowing an increase in landscaped boulevard width.. The punning board and Public Works Department did not have an issue with this request. The department is currently working on revising the city's street profile standards which will include placing the sidewalk on the outside edge of the right- of-way. 13. Kalispell Subdivision Regulations, Section 3.09 (Streets and Roads -Design Standards) The typical city standard for a local street includes a 28-foot driving surface, curb, gutter, 5-foot landscaped boulevard, 5-foot wide sideway and an additional 4 feet of landscaping between the sidewalk and edge of the right -of -war. The developer is requesting to widen the local street to provide for on -street parking on both sides. The proposed street profile is shown under tab 10 of the application. The local street would have two 10 -foot driving lanes, two 8-foot parking lanes, curb and gutter, 6 1/2-foot wide landscaped boulevards and 5-foot wide sidewalk. Here again the sidewalk will be placed on the outside edge of the right-of-way. The developer is also proposing to use curb bulbs at the intersections of the local streets. The purpose of the curb bulb is to slow traffic down and provide a shorter pedestrian crossing. The planning board and Public Works Department did not have an issue urith this request. The increased paving width to provide additional on -street parking is not an issue and the department has already permitted curb bulbs in other projects within the city, although current design standards for streets stilt do no permit such variations at street intersections. The Public Works Department only noted that the curb bulbs would be for local streets only. Treeline Road, constructed to collector road standards, could not have curb bulbs as the road will be designed for a 45 mph design speed but signed at 35 mph. 14. Kalispell Subdivision Regulations, Section 3.09 (G) (Streets and Roads - Design Standards) This section of the code requires dead-end streets to terminate in an approved. cul-de-sac. The developer is requesting Juneberry Street, located in phase 3 as shown on the phasing plan under tab 5, would not terminate in a cul-de-sac. Instead the developer is proposing to provide a private access roadway at the end of Juneberry Street which would tie into proposed alleys to the east and west of Juneberry Street. This connection provides emergency vehicles with travel options to head south back towards Nightshade Drive. After reviell ngr the proposed access plans for phase 3 of the project the Deputy Fire Marshal did not have concerns with the wary Juneberry Street ended provided the private road linking the adjacent alleys and Juneberry Street was in place. The planning board recommended the city council consider approving this request. 15. Kalispell Subdivision Regulations, Section 3.06 (I) (Through lots) This section of the code states that through lots or reverse lots are prohibited except 11 where essential to provide separation of residential development from traffic arteries or to overcome specific topographic or orientation difficulties. The developer is requesting through lots for 8 single-family lots in phase 2. The lots would be located between Treeline Road, on the west side of the lots, and Coneflower Court, on the east side of the lots. The application states that the purpose of the through lots is to take advantage of the topography between the two streets. It also states the grade separation from the streets will be anywhere from 3 to 10 feet and that the lots will only be accessible from. Coneflower Court. Due to the topographic differences in this particular section of the project the planning board supported the 8 through lots. Access to the lots will be off of a local street instead of Treeline Road, a collector roadway. The developer has requested to amend the existing PUD overlay zoning district on the project site to allow 15 deviations as discussed above. The planning board supports a majority of the requested deviations as they would provide a flexible housing design and improved pedestrian oriented streets within the project. The deviations supported by the planning board also allow the developer to offer a variety of housing product types within the community. Variations to the setbacks and number of subdivision signs coincide with architectural embellishments and will add to the aesthetics to the subdivision and city. The planning board could not support requested deviations numbered 4, 0, 8, and to as the planning board did not believe it would be in the best interest of the public and the city to deviate from these sections of the code. 2. The nature and extent of the common open space in the planned development project, the reliability of the proposals for maintenance and conservation of the common open space and the adequacy or inadequacy of the amount and function of the open space in terms of the land use, densities and dwelling types proposed in the plan; The project site is 85.2t acres and, the proposed Bloomstone PUD would allow 569 dwelling units that would be built out over 5 phases. The first phase, phases lA and 1 B, include 185 units. The remaining dwelling units per phase are as follows: ■ Phase 2 - 52 units * Phase 3 -- 48 units * Phase 4 - 132 units +• Phase 5 - 152 units. The PUD plan calls for a total of 18 acres of common open areas. This equates to approximately 22% of the project site. The common open space areas include a number of open space tracts around the project site ranging in size from approximately 400 square feet to 2.5 acres. The open space areas provide for pedestrian and bike trails, landscaping and green spaces between the single family residential lots, condominium and apartment units. Small park areas referred to as tot lots to serve the young children within the development are included in the proposal. The subdivision. also has an area approximately 2.5 acres in size that is within* the BPA powerline easement. However, this does not count as parkland as it is limited to what can be placed within the easement. Due to this limitation, the city has not honored the BPA easement as parkland in other projects such as Mountain Vista Estates and Marling. 12 Within the project site the developer is proposing 3 developed park sites as shown on exhibit A-1, Conceptual Site Plan, under tab 2 of the application. The largest is a proposed one acre park on the north side of parcel 5 as shown on the Conceptual Site Plan. This park would be unproved to serve the residents within the apartment units for phase 4. Two smaller park areas designated as tot lots are shown on the Conceptual Site Plan in parcels 2 and 8. A tot lot is an unproved and equipped play area for small children usually up to elementary school age. The developer, in discussion with the Parks and Recreation Department, may provide health and fitness stations along the pedestrian path located on the eastern boundary of the project site. The path, located between the lots in phase lA and the Kids Sports complex, would be located within an open space area approximately 20 feet wide. In addition to the open space areas and developed tot lots, the developer is proposing a club house within the apartment units in phase 4 and community center within the condominium units in phase 5. Under tab 3 of the application it states that the amenity package for the apartment and condominium units will include an exercise room, weight room, sauna, hot tub and business center. These facilities would not count towards the overall park needs for the subdivision but will be counted towards the amenities the PUD provides the future residents of Bloomstone. A recommended condition of approval will require that further details be provided with regard to the size, elevations, and floor plan for the future club house and community center in phases 4 and 5 when those phases come before the city for preliminary plat approval. Section 3.19 (A) (2) of the Kalispell Subdivision Regulations requires, at a nin ' um, the subdivider to dedicate to the city a cash or land dedication equal to 0.03 acres per dwelling unit when residential densities in a proposed subdivision exceed 11,880 square feet per dwelling unit. This equates to a cash or land dedication equal to 17.07 acres. Although the condominium and apartment units technically would not be included in this calculation because no land is being subdivided to accommodate those units, the PUD still requires the city to address the open space needs of the development as a whole. Therefore, these units have been included in the parkland calculation and open space review. After reviewing the proposed project the Parks and. Recreation Department is recom.men.ding that the developer is given parkland credit for the approximately 1 acre park in phase 4 and the tot lot serving the apartment units in phase 1A. In order to be given credit these parks would need to be improved with the following items: irrigation, landscaping, play equipment and benches. The Parks and Recreation Department would provide parkland credit for the health and fitness path along the eastern boundary of phase 1 A if at least 5 health and fitness stations are provided along the pathway. All three of these areas discussed above make up an area approximately 1.5 acres in. size. This leaves the developer to provide a cash in lieu payment of parkland equal to approximately 15.5 acres. The developer is requesting to make a cash in lieu of parkland payment to the city instead of providing actual land within the subdivision. The parks department and planning board recommend the city council accept the cash in lieu payment instead of land dedication on the project site. If the city council approves the cash in lieu payment the parks department would use the cash in lieu payment to acquire an 11.3 acre area immediately north of the Bloomstone project 13 currently owned by the Department of Natural Resources and Conservation (DNRC). The 11.3 acre land is situated between the Bloomstone project site and Treeline Road as it extends from. Reserve Loop to the Bloomstone subdivision. Immediately east of the site is the Rids Sports athletic fields which includes an area approximately 134 acres in size. The parrs department intends on acquiring the land through a long term easement and developing the 11.3 acre site into parkland to compliment the Kids Sports complex. Development of the 11.3 acre land would include a playground, picnic areas and pavilion, hard surface sports courts (i.e. tennis and basketball courts), irrigation, and. landscaping. The parrs department would also reserve an area approximately 5 acres in size on the 11.3 acre land for future recreational facility development. This could include a community center, swumning pool, or additional fields for the Rids Sports complex. The intent of acquiring and developing the 11.3 acre site is to provide a community park in this area of the city. The Park and Recreation comprehensive Master Plan defines a community park as serving a large area, roughly 1-2 miles from the park, which includes fields for sport activities, and may provide swimming pools, community gardens, or indoor facilities to meet a wider range of recreational interests. An example of a community park is Lawrence Park. currently, Lawrence Park is the only community parr within Kalispell as defined by the master plan. The current structure for cash in lieu payments is based on the associated parkland acreage needed for each phase of the project. Typically, before final plat approval can be given to each individual phase the cash in lieu payment must be met. In this particular case this becomes problematic because the parks department would like to actively pursue acquiring the 11.3 acres of land from the DNRC now. The funds to acquire this land would come entirely from the developer of Bloomstone. However, if the cash in lieu payments are made by phase it could be between 5 and 10 years before all 15.5 acres of cash in lieu of parkland fees are paid to the city. For the public's benefit the parrs department and planning board are recommending the cash in lieu payment for phases IA and 1 B be made prior to the final plat of phase IA. This cash in lieu payment equals 5.55 acres of land (185 dwelling units in phases lA and 1 B x 0.03 acres of required parkland per dwelling unit) less the area of parkland for phase IA. This includes the tot lot serving the apartment units in phase lA and possible the health and fitness trail.. The remaining 10.52 acres of parkland (remaining 384 dwelling units in phases 2 through 5 x 0.03 acres of required parkland per dwelling unit less the one acre park in phase 4) would be provided as a letter of credit for the city to draw upon when the city is ready to acquire the property. By allowing the cash in lieu payment to be provided as both an upfront payment in phase lA and letter of credit, this enables the parks department to begin negotiations with the DNRC to acquire the 11.3 acres of land immediately. If the land can be acquired the parks department can then begin to master plan the site. Improvements to the 11.3 acre site would be phased in with the developer required to improve the property based on a master plan developed in cooperation between the developer and the parks department. The parks department's expectations however are that the land would be acquired with funding provided by the cash in lieu payment by the developer. Any funds remaining after the land is acquired would be directed towards the improvements of the 11.3 acre park site. Further development of the 11.3 acre park 14 would be phased in conjunction with the remaining phases of the Bloomstone project. Within the common open space areas the developer is providing bike and pedestrian trails. A conceptual trail plan is shown on exhibit P-1 under tab 9 of the application. As shown on the trails plan a 10 foot wide bike/pedestrian path will provide connection between a future bike path along the Highway 93 Bypass, along the western boundary of the site, to the Kids Sports athletic fields, along the eastern boundary of the site. The 10-foot wide bike / pedestrian path will wind through the Bloomstone project's open space areas and compliment the sidewalks located along the road system in the project site. The developer is also proposing a 20-foot wide open space area between Bloomstone and Rids Sports Melds. The linear strip of open space would run the entire length of Bloomstone's eastern boundary and include a 10-foot bike path, landscaping on both side of the path, and 3 1/2 foot tall fencing on the eastern and western boundaries of the 20-foot open space area. The fencing will delineate the rear property boundaries of lots within phase 1 A of Bloomstone and the property boundary of the Kids Sports complex. The areas in and around the multifamily units, phases 1, 4 and 5 of the Bloomstone project, will incorporate a b foot wide pedestrian trail. This trail will be required to connect with the adjacent 10-foot bike/pedestrian path and sidewalks. Connections will be proposed by the developer and approved by city staff. The proposed trail plan can be found to comply with the following goals listed in the Kalispell Growth Policy, Chapter 9, Parks and Recreation: Goal 1 PROVIDE A BALANCED DISTRIBUTION AND DIVERSITY OF RECREATIONAL FACILITIES AND PEDESTRIAN/BICYCLE PATHS THAT PROVIDES ACCESS FOR ALL AGE GROUPS. Goal 4 ASSURE ADEQUATE AND SAFE ACCESS TO PARKS FROM RESIDENTIAL SUBDIVISIONS. The planning board has recommended that the developer provide the Parks and Recreation Department with a detailed trail plan showing the pedestrian/ bike path in greater detail and include width and construction materials for the paths in compliance with city standards. The application includes a draft copy of Bloomstone's conditions, covenants and restrictions (CC&R's) under tab 21. These CCB.R's provide for a homeowners association which will maintain the common open space areas, subdivision entry monuments, private roads such as the alleys, and developed park areas. The parks and recreation department and the planning board are recommending that a condition be added to the PUD which would incorporate the parr areas and trail system within the open space areas of the Bloomstone subdivision in a park maintenance district in the event the homeowners association fails to maintain its properties. The parks and recreation department and planning board are further recommending the park maintenance district be formed in accordance with Section 7-12-4001 Montana Code Annotated prior to the final plat of each phase of the project. The park 15 maintenance district would only begin taxing residents of the subdivision in the event that the city takes over a portion or all of the parr and trail systems. 3. The manner in which said plan does or does not make adequate provision for public services, provide adequate control over vehicular traffic and further the amenities of light or air, recreation and visual enjoyment; A. Public Services The extension of water and sewer to the site will be required to serve the development. The application states that an existing 12 -inch water main is located within the Treeline Road right-of-way north of the site. There is an 8-inch water main located southeast of the site within the Four Mile Drive right-of-way. Initial review of the water needed for the subdivision may be achieved by extending the existing 12-inch water amain from Treeline Road south through the Bloom.stone subdivision within the future Treeline Road right-of- way to Four Mile Drive. Off of this 12-"inch water main 8-inch mains will be located within the local road right-of-ways or the parking lots of the condoms i nium or apartment units on both the east and west sides of Treeline Road. The potential water main design is shown as Figure 1-2 under tab 14 of the application. A detailed study of water needs and necessary infrastructure to serve the proposed subdivision will be required as part of preliminary plat approval of the project. The application states that sewage collection will be provided by a 1 o-inch diameter severer collection amain that will be installed within Treeline Road and carry sewage north to Reserve Loop. Off of the 10 -inch main line s-inch mains will be located within the local road right-of-ways or the parking lots of the condominium or apartment units on both the east and west sides of Treeline Road. The potential sewer main design is shown as Figure 1-2 under tab 15 of the application. From Reserve Loop the sewer lines travel south down Highway 93 to a large lift station at the intersection of Highway 93 and Grandview Drive. The wastewater collection impact report submitted with the application notes that due to the development of the surrounding area the following locations may require upgrading. These include: • Grandview Lift Station • Liberty Street Sewer Main • Meridian Road Sewer Main • Parkview Drive Sewer Main A detailed study of the sewer needs and capacity of the existing sewer lines will be required as part of preliminary plat approval of the project. Any necessary infrastructure improvements will be determined after a detailed sewer assessment is completed for the project. Improvemments would be completed prior to final plat or bonded for in accordance with approved plans and completion schedule by the Public Works Department. A storm water drainage report will be required to address the difference between post development and predevelopment stormwater flog. The post development stormwater flow will need to be detained or retained on site. The 85.2 acre site is currently undeveloped land formerly used for farming but has been fallow for several years. A preliminary stormwater collection analysis indicates there are two existing drainage basins where stormwater runoff currently flows off -site. Stormwater runoff currently flows in a northeast direction onto the adjacent DNRC land and Kids Sports fields. 16 The stormwater collection analysis states that *n order to mitigate the excess runoff from the site due to the increased amount of impervious surface area, stormwater will be routed to the park area at the north end of the site to an above ground detention pond. The detention pond is proposed within the BPA powerline easement. The application states that the detention pond will be sized to handle a 10 -year storm event but in no case will the detention pond depth be greater than one foot to reduce potential hazards. An overflow will be developed to release runoff equal to pre -development runoff. The off - site runoff will be conveyed to an existing swale which is located to the east of the Bloomstone project site. A recommended condition of approval will require the developer to provide a storm water drainage report, designed in accordance with city standards that will be reviewed and approved by the Public works Department. The city of Kalispell has required past subdivisions to complete a minimum of two- thirds of the necessary infrastructure (water,, sewer, roads, etc.) prior to filing the final plat. This has been a condition on previous subdivisions to insure that, prior to issuing a building permit on a new lot, there is access which meets the Fire Department's minimum standards as well as adequate water and sewer services. In the past, the city has allowed subdivisions to file a final plat and subsequent home construction to begin prior to a majority of the infrastructure installed. Problems have occurred when new homes were occupied and there was insufficient water for fire suppression and/or severer mains were not working properly. Therefore, in order to provide adequate services to the subdivision at the time the lots are created, the planning board is recommending a condition requiring a minimum of two-thirds of the infrastructure be installed prior to final plat and that both the water and sewer systems serving each phase be operational. B. Control over vehicular traffic The developer hired Morrison Maierle, Inc. to conduct a traffic impact study for the proposed project. The project at full build out is expected to generate 5,267 weekday vehicle trips entering and exiting the Bloomstone subdivision. The traffic impact study recommends the eventual construction of Four Mile Drive west to Stillwater Road to accommodate traffic from this subdivision and provide better traffic circulation for the city as a whole. Four Mile Drive is currently a two lane paved road from its intersection with Highway 93 merest for approximately 'I� mile. From the intersection of Four Mile Drive and Highway 33 west for approximately 750 feet, the south side of Four Mile Drive has been improved to city standards in conjunction with development of the Greenery subdivision. After this point, the road is built to rural standards including a roadside ditch for grater runoff and without sidewalks, landscaped boulevards or street lighting. Traveling west on Four Mile Drive after the Kids Sports athletic fields the road begins to climb up a small hill. Here Four Mile Drive is no more than a gravel road approximately 18 feet wide with a roadway grade that exceeds the city's maximum grade allowance of 8% for roads. 17 Figure 2: Photo of Four Mile Drive looking west towards the project site. Two things will occur with the development of the Bloomstone project. First, the project itself will place significantly more traffic on Four Mile Drive than it is currently carrying and second, Bloomstone will provide a connection from. Four Mile Drive north to Reserve Loop by constructing Treeline Road. Residents off of Four Mile Drive and neighborhoods south of Four Mile Drive would then have a route to Glacier High School and the businesses off of Reserve Loop without having to travel on Highway 93. The anticipated amount of traffic that the Treeline Road connection would create for Four Mile Drive would warrant upgrading the current stretch of Four Mile Drive from Highway 93 west to the western edge of the Bloomstone project site at the very least. The draft Kalispell Area Transportation Plan calls for Four Mile Drive to be extended from Highway 93 west to Stillwater Road and unproved, to a three lane minor arterial urban standard. The transportation plan states that this would establish a needed east - west grid for the developing areas of the city. Discussions with Public 'Works Department staff agree that Four Mile Drive needs to be both improved to city standards and extended to Stillwater Road. How this is achieved is still being discussed due to the costs associated with road engineering plans and actual construction of the roadway. Timing is also an issue as the upgrading and future extension of Four Mile Drive should be resolved before an improved Treehne Road connects with Four Mile Drive. This road connection will improve traffic circulation in the area which in turn will require significant road upgrades to Four Mile Drive. IR The project includes internal roadways constructed to city design standards with some minor deviations. The developer has opted to design the roads with a under travel surface for on -street parking on both sides of the street than what is typically seen in newer subdivision roads. The developer has also proposed increasing the boulevard widths from, the standard 5-foot boulevards to 6 1/2 feet. In addition, at the intersection of local streets the developer is proposing curb bulbs which neck down the street to a 20-foot travel surface. This naturally slows down traffic approaching intersections and allows for a shorter street crossing for pedestrians. The main access road into and out of B1oom.stone will be Treeline Road. This roadway, once completed, will. connect Four Mile Drive on the south side of the project to Reserve Loop, north of the project site. The developer is starting at Reserve Loop and is currently constructing a portion of Treeline Road. Treeline Road would then be constructed south towards Four Mile Drive as each individual phase is approved. This would delay a connection of Treeline Road, and Four Mile Drive until phase 4 of the project. Section 3.08. D of the Kalispell Subdivision Regulations states the following: Two or more vehicular accesses or separate multi ingress -egress into a subdivision are required when one or more of the following considerations are present: 1. Where the primary access road is over 1,500 feet long. 2. where a primary access road is 1,000 to 1,500 feet long and it serves initially or in the future at least 20 residential lots or 40 residential dwelling units. 3. Where safe and convenient access and emergency vehicle circulation dictate. Treeline Road from Reserve Loop to phase lA will exceed 1,500 feet and residential development of phase lA exceeds 40 residential units. The purpose of this regulation is to provide for adequate emergency access into a subdivision site. After reviewing the proposed plans for the project the Fire Department did not take issue with the fact that Treeline Road would be the only way in or out of the subdivision for phases 1 A and 1 B. The developer has indicated that the majority of grading on the project site will occur with phase 2. During this phase the planning board, with concurrence from the Public Works and Fire Departments, is recommending Treeline Road be extended to Four Mile Drive. Treeline Road would not be improved to city standards at this point but a rough grade for the road would be established and constructed to provide an all weather access for emergency vehicles to travel on the roadway. C. Visual enjoyment The 85.2 acre project site varies with topography greatly from the north end of the site to the south end. The northern half of the site is relatively flat whereas the south half comprises a small hill. Elevation changes from the southern property line located in the vicinity of the hill and the northern property line are approximately 85 feet. To construct Treeline Road and provide suitable building pads for the condominium units located on the hill the developer is proposing significant grading to lower the hill. It is estimated that the highest spot of the hill may need to be lowered by approximately 18 feet. Lowering the hill will provide suitable building pads and allow for road grades within city standards for both Treeline Road and Four Mile Drive. However, with such significant grading the Planning Department and planning board are concerned with 19 how the future condominium units will be integrated on top of and along the hill and whether any retaining walls will be needed. The grading narrative under tab 16 of the application states that retaining walls may need to be installed in the condominium complex between buildings. Retaining walls, if 3 feet or less in height, are unassuming and would not pose a significant visual impact to the surrounding area. If taller retaining walls are needed, measures to reduce the visual impact of the galls should be incorporated into the design of the project. During discussions with the development team the majority of grading on the project site would occur during the second phase of the project, as mentioned above. The planning board is recommending that as part of the preliminary plat submittal with phase 2 the developer provide the city with a detailed grading plan and identify those areas that will need a retaining wall over 3 feet. with this information the city staff can provide further direction to the planning board and city council should visual screening or relief be needed to mitigate the visual impacts of the retaining walls. The project design also includes the use of alleys on the smaller detached single --family lots (Z-1ots) and the townhouse lots. with the use of alleys the planning board recommended the power, phone, natural gas and cable television lines normally placed just outside the road right-of-way instead be located within the alley right-of-way. This would place potential electrical and phone pedestals in the alley allowing the street sides of the lots to not be obscured with utility boxes and pedestals. The Public Works Department is recommending that the alleys be private and maintained by the homeowners association. The planning board concurred with this recommendation. All streets within the project would be public and maintained by the city. As part of the Bloomi.ston.e project the developer has included a fencing plan to illustrate the types and height of fencing to be used. The conceptual fence plan and fence elevations can be found under tab S of the application. After reviewing the fence plan the Planning Department has two concerns. First the fencing along Treeline Road includes 6-foot tall solid vinyl fence along the single family and townhouse lots on the east side of Treeline Road. This creates a walled affect along the east side of the road and does not compliment the west side of the roadway which the developer has oriented a majority of the lots and buildings to front Treeline Road. Orienting the houses towards Treeline Road visually creates a better streetscape. The houses fronting on Treeline Road are then going to look across the street to a 6-foot tall fence with one uninterrupted section of fencing extending over 1,000 feet. The Planning Department recommends that the 6-foot solid vinyl fence on the east side of Treeline Road be replaced with a 3 1/2 foot tall fence. This creates a better visual fencing presence along Treeline Road and would help to compliment the front oriented homes on the west side of the Treeline Road. The second area of concern is a proposed 6-foot tall cedar fence on the north and south ends of phase 3. On the north end the fencing would separate an alley from a parking lot serving the apartment units in phase 1A. On the south side of the phase the fence would separate the single family homes from the 1 acre park area located in phase 4. To provide for a more cohesive neighborhood the Planning Department recommends the fencing plan be revised and that the fencing be removed along the north and south sides of phase 3. With the removal of fencing on the north side the Planning Department AQ would encourage the developer to integrate the alley and parking areas to minimize the amount of asphalt in this area. However, the driving aisles will still need to accommodate emergency vehicle access and two way traffic entering and exiting the apartment units. The planning board supported the Planning Department's recommendations on fencing for both Treeline Road and in phase 3 as discussed above. The developers have proposed, a variety of housing types on the project site ranging from single --family homes and townhouses to multi -family apartment and condominium buildings. Included in the application are elevations depicting the style of homes and multi --family buildings to be constructed on the project site if the PUD is approved. These elevations are shown under tab f of the application. The elevations for the apartment units include split frame Windows, bay windows, chimneys, varied wall colors and architectural features to break up long walls. These elevations have been included to provide housing standards to maintain the visual quality of the entire project. The multi --family buildings will also be subject to review and approval from the Kalispell Architectural Review Committee prior to receiving a building permit. D. Light and air The existing R-4 J PUD zoning as well as the proposed PUD amendments still require housing setbacks and height limitations to provide for adequate light and air within the project proposal. E. Recreation Bloomstone includes three separate areas of multi --family housing. These areas include lot 107 of phase 1A and all of phases 4 and 5. The conceptual trail plan provided under tab 9 of the application provides an idea of the trail connections within the project site and how pedestrian trails are provided in and around each of the higher density housing areas. This is currently a conceptual plan and a recommended condition of approval will require a more detailed plan to be approved by the city's site review committee prior to issuance of a building permit for the site. Specifically, the committee will review sidewalk and trail connections proposed within the apartment and condominium projects. The proposed condominium project in phase 5 includes a series of private streets to serve the individual units. Based on previous approval of the Meadows PUD which also included private streets serving condominium units, the developer will be required to include sidewalks on both sides of the internal streets unless a deviation from the city's street standards is requested. Garages for the condominium units will also be required to be a um of 20 feet from the sidewalk or edge of curb to discourage vehicles encroaching on the sidewalk or street. The park and open space areas will provide the recreational amenity within the development as well as future land to be acquired in the area from cash in lieu of parkland fees. The potential acquisition of land just north of the project site will provide for additional recreational amenities for future residents and potentially a community center. The community center would serve not only this subdivision but the entire city. 4. The relationship, beneficial or adverse, of the planned development project upon the neighborhood in which it is proposed to be established; The area around the project site can be described as a transitional area with residential 21 development to the south and commercial development to the north. The residential densities vary greatly in this area as it continues to develop from rural residential and agricultural uses to urban residential and commercial uses. To the immediate south and west of the project site are areas within the city and county that are still either large lot residential tracts or unimproved agricultural lands. To the north, the area is quickly transforming from agricultural lands to commercial and office uses. The proposed project and associated residential uses and densities are significantly denser than surrounding residential uses to the south and west. This is due in part because these lands are either undeveloped within the city limits are outside of the city with county rural residential zoning designations. At this time the density proposed within the Bloomstone project may be considered adverse to the immediate neighborhood if it were not for several factors. These include conditions of approval to mitigate traffic impacts associated with the development and providing funding for parkland acquisition and improvements for the future residents. The proposed PUD and accompanying subdivision are in compliance with the Kalispell Growth Policy Future Land Use Map which designates the 53.2 acre project site as High Density Residential. The High Density Residential land use designation was designed to lessen the impacts future city growth may have on surrounding agricultural lands and rural residential development by providing developers an area in which increased density and housing types can be provided. The typical residential densities permitted within. this land use designation are between S and 40 dwelling units per acre. The higher density developments such as Bloomstone are in close proximity to existing parks, schools, and commercial centers. Public water and sewer are also readily available to the site. Given the location of the project site to existing public and commercial facilities it is reasonable to expect this property to be developed. Less than 1/4 of a mile southeast of the project site is the Meadows PUD. This PUD was approved by the city in 2006 and has a residential density of approximately 9 dwelling units per acre. This type of higher residential density could be constructed both to the south and west of the Bloomstone project as current city zoning districts and the growth policy land use map accommodate the residential densities that the Bloomstone project is proposing. The DNRC is the land owner to the north, east and crest of the project site however the city holds a long terra lease with the DNRC for the Kids Sports complex. After reviewing the proposed project the DNRC has concerns with how the 11.3 acre site immediately north of Bloomstone is represented on the preliminary plat and other plans contained in the application. The DNRC feels it is important that the 11.3 acres be shown as residentially zoned Trust Lands and not be represented as "KIDS SPORTS LEASE EXPANSION RESERVATION" on the project plans. The DNRC concluded their comments stating, "No authorization, reservation or option currently exists beyond a Land Use License to farm it (the 11.3 acres site) and control weeds. To show it as anything more than residentially zoned lands would be misrepresenting to future landowners. We think it is very important for current, and prospective property owners within the development to be clear on this point." To that 22 end the DNRC is requesting that the stated representation be removed from the plat. The Planning Department has included. the DNRC's request in the recommended conditions of approval. The Kids Sports athletic fields are immediately east of the project site. The Kids Sports facility is approximately 134 acres and includes 22 fields (soccer, softball, baseball and football) with several more softball and baseball fields currently under construction. The fields are used primarily in the spring, summer and fall and are host to large tournaments during the weekends. It can be anticipated that future residents will use some of the playing fields in the Rids Sports facility. However the facility is not designed with playground equipment for younger children. One concern the Kids Sports board has with the proposed project is the potential for several trails to be established by foot traffic into and out of the facility's fields causing "cow paths" where the established grass is destroyed. To mitigate this concern the developer has discussed with the city Parks and Recreation Department to remove an existing 5-foot chain link fence and install a 3 1/2--foot tall green chain link fence as shown under tab 7 of the application. This fence will deter people from directly walking from the subdivision's east boundary onto the adjacent soccer fields. The 10--foot wide pedestrian path will provide a hard surface access to the north side of the Kids Sports complex so that pedestrian and bicycle traffic is not concentrated on one or two fields thereby degrading the quality of the turf. It should be acknowledged that in the future the city and/or the developer may need to install gates along the 3 1/�-foot tall fence if there is a demand. Figure 3: Photo looking north on the boundary between the Bloomstone project and One temporary adverse impact the Bloomstone project may have on neighboring properties would be dust during development of the site. Once development begins, the existing vegetation will be removed creating the potential for excess amounts of dust that 23 would degrade air quality in the area and impact players and fans at the Kids Sports facility. The Public Works Department currently has regulations in place that require dust suppression during development. The development team was made aware of the city's concerns during a staff level meeting in late February. As part of the project, the developer intends to do significant grading on the hill located in the southern portion of the 8 5. 2 acre site. The hill will be lowered approximately 18 feet at its highest point. This will allow Four Mile Drive to be reconstructed to meet city standards, specifically meeting the maximum allowable grade of 8% for a city street. By lowering the hill on the north side of Four Mile Drive this has the potential to adversely impact the remaining portion of the hill on the south side of Four Mile Drive. There is an existing cut in the hill south of Four Mile Drive which is approximately 10 feet high. Lowering Four Mile Drive will increase the height of this cut and restrict the ability of future development to access Four Mile Drive in this section of the road. During the public hearing the planning board discussed what effect significant grading may have on the adjoining property owner on the south side of Four Mile Drive. The planning board was concerned with the property owner south of Four Mile Drive from gaining reasonable access to Four Mile Drive when the road is lowered in conjunction with the Bloomstone project. Therefore, the planning board recommended detailed grading plans for Four Mile Drive be provided with the preliminary plat information with phase 2 of the project. The planning board also amended staffs condition regarding the grading of the site and added that "the subdivision and roadway grading presented shall be designed and constructed in a manner that would allow future connection to the properties south of Four Mile Drive feasible." These plans will need to reflect what the finish slope will be on the south side of Four Mile Drive for that property owner to review and comment on to determine if feasible access is indeed provided for. 5. In the case of a plan which proposes development over a period of years, the sufficiency of the terms and conditions proposed to protect and maintain the integrity of the plan which finding shall be made only after consultation with the city attorney; The developers are proposing the subdivision in five phases starting at the north end of the project site. The PUD application states that each phase will be completed as market demand and financing dictate. A project improvement schedule is provided under tab 30 of the application. The chart indicates that infrastructure for the five phase project can be anticipated to be built out over the next 12 years. Planning staff would recommend a condition of approval that the amendments to the PUD and conceptual plans for Bloozn.stone coincide with the preliminary plat approvals. The purpose of placing these time frames on the PUD is to insure that there continues to be a viable project on the site and prohibit developers from sitting on land for several years to decades before starting their approved project. The time frame also provides the adjacent public assurance of what is anticipated on the site. Part of the requirements of PUD is that the developer would enter into an agreement with the city of Kalispell to adequately insure that the overall integrity of the development, the installation of required infrastructure, architectural integrity and 24 proposed amenities are accomplished as proposed. A recommended condition of approval for the PUD would require this agreement be in place prior to filing the final plat for the first phase of the project. 5. Conformity with all applicable previsions of this chapter. No other specific deviations from the Kalispell Zoning ordinance can be identified based upon the information submitted with the application other than those addressed in this report. II, REVIEW AND FIND NG`irS OF FACT FOR THE PRELIMINARY PLAT OF PHASES 1 A AND 1 B OF BIOOMSTONE The proposed subdivision includes the first phase of the Bloomstone project and would provide for 185 dwelling units. The first phase is divided into two sub phases, phases 1 A and 1 B. Phase 1 A includes 74 single family lots, 10 townhouse lots and one multi -family lot anticipated to accommodate 64 apartment units. Phase 1B includes 15 single family lots and 22 townhouse lots. This application is reviewed as a major subdivision in accordance with statutory criteria and the Kalispell city Subdivision Regulations. A. Effects on Health and Safety: Fire: This subdivision would be in the service area of the Kalispell Fire Department once annexed to the City. The property would be considered to be at low risk of fire because the subdivision and homes within the subdivision would be constructed in accordance with the International Fire Code and have access which meets City standards. All of the lots within the subdivision would abut a street that has been constructed to city standards. Hydrants will be required to be placed in compliance with the requirements of the International Fire Code and approved by the Fire Marshal. The fire access and suppression system should be installed and approved by the Fire Department prior to final plat approval because of potential problems with combustible construction taking place prior to adequate fire access to the site being developed. The first phase of the subdivision includes construction of Foxglove Drive, located on the eastern portion of phase 1 A. Foxglove Drive runs north to south and connects two streets, Blazingstar Road and Nightshade Drive, which run east to west and connect into Treeline Road. Although Foxglove Drive will eventually connect with Nightshade Drive, Nightshade Drive will not be constructed until phase 2. This creates a dead end road over 600 feet which requires a cul-de-sac or temporary turn around for emergency vehicles. Therefore, until Nightshade Drive is constructed through -to Treehne Road, the Fire Department will require a temporary turn around meeting International Fire code standards at the southern terminus of Foxglove Drive. 25 Flo odin : According to the Flood Insurance Rate Map panel # 18050, there are no areas subject to flooding or mapped within the designated 1 o0-year floodplain. Access: Access to the subdivision will be provided by Treeline Road, from Reserve Loop south to phases lA and 1 B. Treeline Road will be constructed to collector road standards and eventually be constructed further south to Four Mile Drive. Internally, the subdivision would have four local streets off of Treeline Road to serve the majority of residential lots within the subdivision.. A separate private driveway access will be provided to lot 7 in phase IA. This lot is proposed to have up to 64 apartment units with a parking lot. Noise: The future Highway 93 bypass will be located on the merest side of the proposed subdivision. The property is currently vacant of any type of residential housing. The proposed subdivision would allow 185 dwelling units within the 21 acre area that comprises phases 1 A and 1 B. Multi -family apartment buildings and lots are proposed along the bypass right-of-way at this time. The developers have used information provided by the Montana Department of Transportation (MDT) to illustrate approximate noise contour levels ranging from 60 to 71 decibels on the project site in relation to the future highway bypass. This information can be found under tab 23 of the application. Previous residential projects submitted immediately adjacent to the future highway bypass have solicited responses from MDT. These comments have included the following, "noise levels in excess of 65 dBA are regarded to be a critical annoyance in much of the published research pertaining to traffic noise. Traffic will only increase on the bypass over the years, and a 64 decibel location could quickly approach 67 dBA or more." At 67 dBA for residential uses MDT is required to mitigate this noise impact to existing residences. The property is currently vacant and therefore MDT is not required nor have they planned any type of sound mitigation along this portion of the highway bypass. Planning staff has made the developer aware that there is a need to mitigate future sound levels from the highway bypass to 60 decibels at the property line of the residential lots. The planning board and city council have required the 60 decibel level be achieved at the property line for other projects adjacent to the highway bypass. In response to these concerns, the developers have indicated in their application that they will mitigate noise from the future bypass by constructing an earth berm that will also double as a location for a future bike path. other potential means of mitigating noise considered by the developer are utilizing carports serving the apartment buildings or possibly construct a sound wall. The planning board is recommending a condition be paced on the plat requiring a noise study to be completed prior to the final plat approval of phase IA. The noise study will need to show how a noise level of 60 dBA can be achieved outside of the multi family buildings and Z-lots, between the buildings and property boundaries of the Z-lots and the future highway right-of-way. Details of the proposed berm submitted as noise mitigation by the developer shall be reviewed and approved by the city staff and implemented prior to final plat of phase IA of 26 the development. Any deviation from the proposed road alignments shown on the preliminary plat to achieve the desired number of lots or multi -family buildings will result in the subdivision and PUD to come back before the city council for review and approval. 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. The property has been intensely farmed in small grains for several decades. It contains no trees, shelter, forage or riparian areas. Development of this site will not impact wildlife or wildlife habitat. C. Effects on the Natural Environment: Surface andgroundwater: This subdivision will be served by public water and sewer thereby n'in �* r g any potential impacts to the groundwater. No surface water is in close enough proximity to the site to create concerns with regard to this development. There is no floodplain in the area or on the property. A Depth to Water Table map dated March 13, 2006 indicates the water table for the site is greater than 50 feet below the surface. Therefore, the Planning Department is not recommending any conditions which may limit basements or crawl spaces within the project site. Information in the Depth to Water Table was provided by the Flathead Lakers in consultation with the Flathead Lake Biological Station. To insure there is no potential issues with basements or crawl spaces within the subdivision the planning board is recommending the developer provide a detailed geotechnical report for the site. The report will need to contain recommendations regarding basement and subsurface development in the context of potential groundwater and submitted to the Public Works Department and Building Department. Drainage: Curbs and gutters will be installed with the subdivision and an engineered storm drain management plan will have to be developed to address the runoff from the site. There is no storm drain system in the immediate area. The preliminary engineering report for the subdivision states that the proposed drainage facilities shall be designed in accordance with the Department of Environmental Quality (DEQ) and city of Kalispell standards. The storm water plan will be required to be reviewed and, approved by the Kalispell Public Works Department. Grading: There will be minimal grading with phases lA and 1 B as this area of the Bloomstone project is nearly level. Some minor grading will be required for road construction and filling in small depressions that occur on the site. D, Effects on Local Services: Water: As discussed under section 3 of the PUD review the application states that an existing 1 2-inch water main is located within the Treeline Road right-of-way north of the site. There is an 8-inch water main located southeast of the site within the Four Mile Drive right-of-way. Initial review of the water needed for the subdivision may be achieved by extending the existing 1 2-inch water main from. Treeline Road south through the Bloomstone subdivision within the future 27 Treeline Road right-of-way to Four Mile Drive. The route of the 12-inch main may be shifted to avoid installation of this main within, the areas to be heavily graded in future phases. off of this 12--inch water main 8-inch mains will be located within the local road right-of-ways or the parking lots of the condominium or apartment units on both the east and west sides of Treeline Road. The potential water main design is shown as Figure 1-2 under tab 14 of the application. After a preliminary review of the proposed water line extensions within phases 1 A and 1 B the Public Works Department is recommending that the existing water main located east of the project site within the Four Mile Drive right-of-way be extended into the Bloomstone project. This would occur during phase lA with the likely route of the water main being along the eastern boundary of the project site as this area is level and will receive minimal disturbance from grading in future phases. The water main extension stems from the need to avoid dead end lines. The current proposal would extend one 12-inch water main from. Reserve Loop to serve phases I and 1B. If the grater lines from Treeline Road and Four Mile Drive are not connected the only water serving the residents and fire hydrants will be the 12-inch main. If anything should happen to this main line, water may be cut off to both residents and fire hydrants. With the reconstruction of Four Mile Drive, the developer will be required to extend the 12--inch main within Treeline Road to the west boundary of the subdivision frontage. Chapter 11, Infrastructure and. Public Services, of the Kalispell Growth Policy provides the following goals and policies to support the Public Works Department's recommendation: • Water -Goal 2 - All Water lines be looped to provide adequate fire flogs for hydrants. • Water -Policy 1 -- Dead-end lines should be avoided. • Water -Policy 3 - Water mains should be looped when practical and feasible. The water system for the subdivision will be reviewed and approved by the Kalispell. Public Works Department and the Kalispell Fire Department as part of the development of the subdivision. There is adequate capacity within the City's water system to accommodate this development. Sewer: As discussed under section 3 in the PUD review the application states that sewage collection will be provided by a 1 o-inch diameter sewer collection main that will be installed within Treeline Road and carry sewage north to Reserve Loop. off of the 1 o-inch main line 8-inch mains will be located within the local road right -of --ways or the parking lots of the condominium or apartment units on both the east and west sides of Treeline Road. The potential sewer main design is shown as Figure 1-2 under tab 15 of the application. A detailed study of the sewer needs and capacity of the existing sewer lines will be required as part of preliminary plat approval of the project. Any necessary infrastructure improvements will be determined after a detailed sewer assessment is completed for the project. Improvements would be completed prior to final plat or bonded for in accordance with approved plans and completion schedule by the 28 Public Works Department. Roads: As discussed under the Access section of this document, the construction of Treeline Road from Reserve Loop will provide the main access to the project site. Treeline Road is being constructed to city collector road standards which includes two 1 7-foot wide travel lanes. Phases lA and 1B include a total of 5 local streets and two cul-de-sacs providing access to a majority of the lots. These local streets will be built to city standards except at the intersections where the developer is proposing curb bulbs to narrow the driving width down to 20 feet. The purpose of the curb bulb is to slow traffic down and provide a shorter pedestrian crossing. On the north end of phase lA the developer has proposed two cul-de-sacs, Paintbrush court and Mariposa Court. The conceptual site plan under tab 2 indicates open space located at the end of the cul-de-sacs, between the cul-de-sac and adjoining 11 acres owned by the DNRC. As discussed previously in this report the Parks and Recreation Department is trying to acquire this 11 acre land for a future park and community center site. In order to allow continued streets into the 11 acre site the Public Works Department is recommending that a 60 -foot road and utility right-of-way be extended from the cul-de-sacs to the north property boundary of the subdivision. Phase 1 B includes the construction of Waterleaf Lane and an alley serving 22 townhouse lots. The alley is proposed to have an entrance/ exit onto Treeline Road between Waterleaf Lane in phase 1 B and Nightshade Drive in phase 2. Treeline Road will be constructed and function as a city collector street. As such, the Public Works Department is limiting the number of access points onto Treeline Road to allow for better traffic flow. The Public Works Department had recommended that the alley serving the townhouse lots in phase 1 B include removable bollards at the alley's intersection with Treeline Road. The intent is to allow the alley to be used by emergency service vehicles, if necessary, but prohibit daily traffic movements from entering or exiting at this location. Homeowners will be required to use Waterleaf Lane or Nightshade Drive to access the alley behind their homes. The developer did not have a problem With restricting access from the alley onto Treeline Road. However, before the planning board hearing the developer requested changing the language in the condition to remove the requirement for bollards and instead allow the developer to come up with a landscaping and curbing plan that would accomplish the same access restrictions as the bollards. The developer requested this because he felt that bollards would not aesthetically tie into the surrounding neighborhood he is creating. The planning board discussed the issue and recommended the city council allow a combination of landscaping and curbing to restrict access onto Treeline Road from the alley. As the Bloomstone project builds out Treeline Road will eventually connect Four Mile Drive and Reserve Loop. The majority of Four Mile Drive is not built to current city standards. With the increased traffic from this and subsequent phases of the Bloornstone project, the need to upgrade and extend Four Mile Drive further west to Stillwater Road increases. One mechanism the city uses to upgrade and / or extend existing roads is for future property owners to form a 29 special improvement district (SID). This district would then upgrade and extend Four Mile Drive. As a recommended condition of approval a note should be placed on the final plat stating that property owners within the subdivision waive their right to protest the creation of an SID to upgrade roads to city standards which are impacted by the subdivision. The future Highway 93 Bypass will be located on the west side of phase 1A. MDT has already purchased right-of-way west of the subdivision site but after further revisions of the highway design it was determined that additional right-of-way is needed. The developer has been in contact with MDT and the preliminary plat indicates the 2.48 acre area along the western boundary of phase lA that MDT will need to purchase. The developer will be placing an earth berm within this right-of-way to mitigate future noise impacts anticipated with the highway bypass. Once the noise mitigation is constructed it should be maintained by the homeowners association. A recommended condition of approval will require the developer to obtain permission to construct and maintain the earth berm located within the future right-of-way area. Schools: This development is within the boundaries of the West valley School District. The school district could anticipate that an additional 93 school aged children might be generated into the district at full build out. This would 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 grade school students. The Planning Department received a letter from. Todd Fiske, Superintendent of the West valley School District. Mr. Fiske's letter states that the impact of this type of development will be more than the school can handle in terms of student growth. Mr. Fiske suggests looking at impact fees to help off -set costs for area schools. The letter ends by stating that the school district plans to do everything in its means to provide a positive and impacting education. Although the proposed subdivision will have an impact on the school district based on Mr. Fiske's letter, section 76-3-608 ( 1 ) of Montana code Annotated. states "a governing body may not deny approval of a proposed subdivision based solely on the subdivision's impacts on educational services." Mr. Fiske suggests that school impact fees may be a way to mitigate increased enrollment due to development within the district. However, the school district would need to take the lead in enacting such impact fees. Parks and Open Space: As discussed in the evaluation of the proposed PUD, section 2 of this staff` report, 18 acres of common open space and parkland are proposed within the entire Bloornstone project site. Exhibit A-2 under tab 2 of the application indicates 8.3 acres of open space is proposed within phases 1 A and 1B. The Kalispell Growth Policy, Chapter 9, Parks and Recreations Goal 3 states the following, "Provide a balanced mix of parks and recreational facilities to meet local needs, which include mini parrs, neighborhood parks, community parks, regional 30 parrs, linear parks, special facilities and conservation lands or facilities." The parks department is intending on meeting this goal by working with the developer to create some tot lots i n phase 1 A and a future community park site through cash in lieu of parkland fees. A full discussion of the parks departments' intent can be found under section 2 of the PUD evaluation in this staff report. As discussed within the evaluation of the PUD, section 2 of the staff report, the developer is required to provide a minimum of 17.07 acres of parkland for the entire Bloomstone project. For phases 1 A and 1 B the developer will need to provide 5.55 acres (185 dwelling units x 0.03 acres of parkland per dwelling unit) of parkland. For phase 1 A the developer is proposing 2 developed park sites as shown on exhibit AW-1, Conceptual Site Plan, under tab 2 of the application. The park sites include two smaller park areas designated as tot lots and are shown on the Conceptual Site Plan in parcels 2 and 8. A tot lot is an improved and equipped play area for small children usually up to elementary school age. These tot lots would serve the children within the first phase of the Bloomstone project. The developer may also provide health and fitness stations along the pedestrian path located on the eastern boundary of the project site. The path, located between the lots in phase 1 A and the Kids Sports complex, would be located within an open space area approximately 20 feet wide. within this open space the developer may place health and fitness stations for the use of the residents of the subdivision. if the developer elects to do this, this land can be counted towards meeting the um parkland requirements. A recommended condition of approval will require the developer to provide plans for the development of the two tot lots on phase 1 A and the health and fitness trail, if the developer chooses. However, the Parks and Recreation Department will only count one of the tot lots towards the required minimum amount of parkland needed for the subdivision. The remaining parkland requirements for phases lA and 1B would be made by a cash in lieu payment for parkland prior to the final plat approval for phase 1 A. The cash in lieu payment will be used for the acquisition and, if funding remains, start of improvements for the 11.3 acre land immediately north of the Bloomstone project. Police: This subdivision would be in the jurisdiction of the City of Kalispell Police Department once annexed to the city. The department can adequately provide service to this subdivision, however the cumulative impacts of growth within the city further strains the department's ability to continue to provide the high level of service the department is committed to. Fire Protection: Fire protection services will be provided by the Kalispell Fire Department and the subdivision will be required to comply with the International Fire Code. The Fire Department will review and approve the number and location of hydrants within the subdivision as well as fire flows for compliance with applicable fire codes. Although fire risk is low because of good access, the Fire Department is recoamm.ending that access to the subdivision and the hydrants are 31 in place prior to final plat approval and J or use of combustible materials in construction. Mail Deliye Section 3.22 of the Kalispell Subdivision Regulations provides some general parameters for the mail delivery pullout areas. The section states that the facility shall be offset from the edge of the traveled roadway a minimum. of 8 feet and at a minimum provide a pullout area for at least 2 vehicles. A recommended condition of approval will require the developer to contact the US Postal Service to determine the best locations for mail delivery sites. Solid. Waste: Solid waste will be handled by either the city or a private hauler in accordance with State statues and taken to the Flathead County Landfill. There is sufficient capacity within the landfill to accommodate this additional solid waste generated from this subdivision based on a letter from James Chilton, Operations Manager, Flathead. County Solid Waste District. Medical Services: Ambulance service is available from the Fire Department and ALERT helicopter service. Kalispell Regional Medical center is close, less than 2 miles from the site. E* Effects on agriculture and agricultural water user facilities: This property has been actively farmed for several decades under a state managed lease program with proceeds going to the State School Trust. Loss of this agricultural site will incrementally impart the agricultural land base in Flathead County. Section 36 has already gone through a Montana Environmental Protection Act (MEPA) analysis by the State in anticipation of commercial development of this site. while there is an impact to agriculture, the proposed subdivision is a planned and anticipated project in the path of the planned urban expansion of Kalispell. F. Relation to the Kalispell Growth Policy The growth policy for Kalispell was adopted in February of 2003. The adopted growth policy map designates the 55.2± acre site as High Density Residential. Areas designated as High Density Residential are served by urban infrastructure and services and are located near schools, employment and service centers, and urban arterials. This land use designation anticipates a residential density between 8 and 40 dwelling units per acre. The subdivision has a density of approximately 6. 7 dwelling units per acre. The proposed density does not exceed the density 1%nlits of High Density Residential land use designation. The proposed subdivision and the associated dwelling unit types complies with the land use designation and can be found to be in compliance with the Kalispell Growth Policy and its goals and policies. G. Compliance with Zoning: The developer has requested amending the current R- 4 1 PUD zoning on the property to allow the Bloomstone project as proposed. If the requested PUD is approved as proposed the project would be in compliance with the zoning district. A full discussion of these deviations can be found on pages 5 through 10 of this report. The current R-4/PUD zoning on the property permits professional or governmental office buildings where the standard R-4 zoning district does not. 32 Although offices are permitted through the existing PUD the developer has opted to include only residential uses within the Bloomstone project. If future development is to include professional offices on the project site the developer would need to amend the approved PUD plan for Bloomstone. This amendment may require additional review and approval by the city council. H. Compliance with the Kalispell Subdivision Regulations: The owners have requested amending the existing PUD which, if approved, would allow four deviations to the Kalispell Subdivision Regulations. Provided the requested PUD is approved the subdivision would comply with the Kalispell Subdivision Regulations. A full discussion of these deviations can be found on pages S through 10 of this report. RECOMMENDATIONS 1. The planning board recommends that the Kalispell City Council adopt report KPUD-07-7 as findings of fact and approve the PUD for Bloomstone subject to the conditions listed below: II. The planning board recommends that the Kalispell city council adopt report KPP- 07-14 as findings of fact and approve the Bloomstone subdivision, phases 1A and 1B, subject to the conditions listed below: CONDITIONS OF APPROVAL PUD Conditions 1. The Planned Unit Development for Bloomstone allows the following deviations from the Kalispell Subdivision Regulations and the Kalispell Zoning Ordinance: A. Kalispell Zoning Ordinance, Section 27. 07. 040 (1) (Minimum lot area) Allows the minimum lot area to be reduced from 6,000 square feet to 4,290 square feet for single --family lots. B. Kalispell. Zor ng Ordinance, Section 27.07.040 (2) (Minimum. lot width) Allows the minimum lot width to be reduced from 50 feet to 40 feet for single- family lots. C. Kalispell Zoning Ordinance, Section 27.07.040 (3) (Minimum building setbacks) 33 Allows zero side yard setbacks for the Z--lots. D. Kalispell Zoning ordinance, Section 27.07.040 (3) (Front setback encroachment) Allows the front setback reduced to 10 feet. Such reduction shall only apply to the single family residential houses. The multi -family buildings would need to meet the 15-foot setback provided for in the R-4 zoning district. All garages shall be a minimum of 20 feet from the front property line except for garages on the Z"-lots that are parallel to the adjacent street. These garage may be within 10 feet of the front property boundary. E. Kalispell Zoning ordinance, Section 27.07.040 (3) (Rear setback encroachment) Allows a 5 foot setback on the Z--1ots where the lot size is less than 5,000 square feet. Garages may be constructed within 5 feet of the rear property boundary only if the garage doors do not face the alley. If garage doors are facing the alley then a minimum of 10 feet from the property line to the eave of the garage shall be required. F. Kalispell Zoning ordinance, Section 27.07.040 (5) (Permitted lot coverage) .Allows an increase to 54% lot coverage on the 6,000 square foot lots and only restricts lot coverage on. the Z-lots as to construction within the required setbacks. G. Kalispell Zoning Ordinance, Section 27.24.050 (6) (Subdivision identification signs) Allows an increase in the number and size of subdivision identification signs within the project. The text and associated graphics for the two primary entry monument signs shall be a maximum of 35 square feet, 3 1/2 feet tall and 10 feet long. The secondary monument signs shall have text and associated graphics no larger than 1 I/2 feet tall and 5 feet long for a total of 7 1/2 square feet. The signs shall not exceed b feet in height and shall be located outside of site visibility triangles of the adjacent intersections. H. Kalispell Subdivision Regulations, Section 3.09 (Streets and Roads -Design Standards) Allows curb bulbs to be used at the intersection of local streets. I. Kalispell Subdivision Regulations, Section 3.09 (G) (Streets and Roads -Design Standards) Allows the north/ south street in phase 3, shown as Juneberry Street on the conceptual site plan, to terminate in a private roadway. J. Kalispell Subdivision Regulations, Section 3.06 (I) (Through lots) Allows S through lots in phase 2, designated lots 1-8 as shown on the 34 conceptual site plan. Refer to condition 2.14 for fence height. 2. The development of the 85.2 acre site shall substantially comply with the following maps and elevations submitted as part of the Planned Unit Development application: A. Conceptual Site Plan, Exhibit A-1 B. Data Table, Exhibit A-2 Note: Off-street parking requirements shall meet the Kalispell Zoning Ordinance urn. requirements. C. Conceptual Phasing Plan, Exhibit D D. Single Family, Z-lot and Apartment Building elevations E. Lot Typicals, Exhibits E-1, E-2, E-3, F-1, and F-2 Note: Building setbacks and lot coverage subject to approved PUD conditions. If a lot is located between a street and alley garages shall be located off of the alley. F. Conceptual Open Space and Landscape Plan, Exhibit H G. Pedestrian path detail. between Bloomstone and Kids Sports complex H. Conceptual Fencing Plan, Exhibit I Note: Fencing along Treeline Road shall be a maximum of 3 1/2 feet and fencing on the north and south sides of phase 3 shall be removed. I. Conceptual Lighting Platt, Exhibit J-1 Note: All lighting must comply with Kalispell Zoning Ordinance J. Conceptual Entry and Fencing Themes, Exhibits T-1, T-2, T-3, T-4, T-5 K. Conceptual Trail Plan and Retail, Exhibits P-1 and P-2 Note: Trail width shall be determined by the Parks and Recreation Department and trail construction shall meet city standards. L. Typical Street Details, Exhibits G-1, G-2, L-1, L-2 , and L- 3 Note: All roads shall be designed to meet the city's minimum, roadway widths except as permitted through this PUD. Monument signs shall be located outside of the right-of-way. 3. Development of the site shall adhere to the Bloomstone conceptual site plan. Note: The implementation of the conditions may result in the loss of dwelling units. 4. Upon submitting a preliminary plat application for phases 4 and 5 the developer shall provide further details for the future club house in phase 4 and community center in phase 5. The details shall include at a minimum the size, elevations, and floor plan of the buildings. 5. Prior to issuance of a building permit for the multifamily units in phases 1, 4 and 5 of the Bloomstone project, the developer shall provide the city with a trail connection plan for review and approval. The plan shall illustrate how trails and sidewalks within the development will connect with existing or future trails or sidewalks. 6. Prior to final plat approval of phase 2 Treeline Road shall be extended to Four Mile Drive. That portion. of Treeline Road from the south boundary of phase 2, south to Four Mile Drive, shall be unproved to provide an all weather access for emergency vehicles to travel on the roadway. 35 7. Upon submitting a preliminary plat application for phase 2 the developer shall provide the city with a detailed grading plan and identify those areas that will need a retaining wall over 3 feet for phases 2, 3, 4 and 5 including both the north and south sides of Four Mile Drive. These walls shall be subject to review by the city's site review committee for aesthetic purposes. Recommendations for aesthetic treatment of the retaining walls shall be forwarded on to the planning board and city council for consideration. Note: The subdivision and roadway grading presented shall be designed and constructed in a manner that would allow future connection to the properties south of Four Mile Drive be feasible. S. The internal streets proposed for the condominium project in phase 5 shall be required to include sidewalks on both sides unless a deviation from the city's street standards is requested. Garages for the condominium units shall be required to be a minimum of 20 feet from the sidewalk or edge of curb to discourage vehicles encroaching on the sidewalk or street. 9. The 11.3 acres immediately north of Bloomstone shah be shown as R-4 j PUD zoned property under the ownership of the Department of Natural Resources and Conservation (DNRC) on all future preliminary and final plans unless instructed otherwise by the DNRC or City of Kalispell. 10. The power, phone, natural gas and cable television lines shall be located within the alley right-of-way. where an alley is not adjacent to the lot the power, phone, natural gas and cable television lines shall be located within a separate 5-foot easement outside of the road right-of-way easement. 11. Staking by a licensed surveyor for each lot under 6,000 square feet shall be in place prior to and during construction of homes on the lots to assure setbacks are being met. Staking for building foundations shall be offset from the foundation to assure stakes are in place during and after excavation of the building pad. 12. Condominium or apartment association, shall be created for the maintenance of the areas immediately surrounding the multi -family buildings in phase IA, 4 and 5. 13. The developer shall provide the Parks and Recreation Department with a park improvement plan for the two tot lots in phase 1 A, health and fitness trail, and one acre park in phase 4. At a rn� irnum the park u' nprovement plans shall include trails connecting with adjoining trails or sidewalks, turf, irrigation, and landscaping within the parks and a Ramada for the tot lot in phase 1 A. The developer shall provide other park amenities including but not limited to security lighting, children's play equipment, benches, trash receptacles, and drinking fountains, where appropriate. The plan shall be reviewed and approved by the Parks and Recreation Department in conjunction with the Police Department for the security lighting. 14. Prior to the final plat of phase IA the developer shall provide the city with a cash in lieu payment of 5.55 acres of land less the area of parkland for phase 1A. At the time the city is prepared to acquire the 11.3 acres of land immediately north 36 of the Bloomstone subdivision, the remaining 10.52 acres of land shall be provided as a letter of credit for the city to draw upon. The cash in lieu payment and letter of credit value shall be based on the unimproved fair market value of the land devoted to lots. Dote: At the time the Department of Natural Resources and Conservation land is acquired the remaining letter of credit funds shall be drawn upon to complete park improvements per the schedule approved in the park master plan referenced in condition 15. 15. Prior to preliminary approval of phase 2 the Parks and Recreation Department in cooperation with the developer shall develop a park master plan for the 11.3 acre land immediately ediately north of Bloomstone currently owned by the Department of Natural. Resources and Conservation. The plan shall be implemented by the developer in a phasing schedule approved by the city council with input from the Parks and Recreation Department and planning board. Note: Development of the 11.3 acre land does not include the construction of a community center, swimming pool or any other facility not agreed upon in the park master plan. 1.6. Specifications for the bike/ pedestrian trail construction shall meet current city standards with the width of the trail determined by the Parks and. Recreation Department. 17. A park maintenance district shall be formed in accordance with section 7-12- 4001 MCA incorporating all the lots within the Bloomstone subdivision. The taxes levied within the maintenance district shall be determined by the Parks and Recreation Department with approvals by the Kalispell City Council. Such a district shall become effective upon recording the final plat of phases 1-5 of the Bloomstone subdivision. 18. In the event the Homeowners Association fails to maintain its properties, the park maintenance district program may be initiated by the city to provide maintenance for some or all of the public or private improvements. 19. The developer shall provide the Parks and Recreation Department a landscaping and irrigation plan for the common areas within the project site. The approved planting and irrigation plan shall be installed prior to final plat approval of the respective phase or appropriate bonding provided. 20. A 3 1 / 2-foot tall vinyl fence shall be installed by the developer abutting the rear property boundary of lots 40-46, 59 -65, and 99-105 of phase 1A, lots 8 lA and 80 of phase 1 B, and lots 28A and lots 1-8 of phase 2. All fencing shall be installed prior to final plat approval of the pertinent phase. 21. A mote shall be placed on the final plat for phases 1A, 1 B and 2 prohibiting the property owners of lots 40-46, 59-65, and 99-105 of phase 1A, lots 81A and 80 of phase 1 B, and lots 28A and lots 1-8 of phase 2 from installing any additional rear yard fencing. 22. A note shall be placed on the final plat of each phase including alleys stating that 37 the alleys shall be privately maintained. 23. That a minimum of two-thirds of the necessary infrastructure for this subdivision shall be completed prior to final plat submittal for each phase. The minimum of two-thirds of the necessary infrastructure shall include the extension of water and sewer mains to the site and the necessary upgrades to the existing sewer lines to transport effluent back to the city sewage treatment plant. 24. The first phase, phase 1 A, shall be filed within three years of approval of the effective date of the preliminary plat of phase 1 A. Each successive phase shall be filed within two years of final plat approval of the previous phase. In all events, each phase shall be freestanding in terms of public infrastructure, services, parks and open space. The city council may grant one year extensions for each phase of the project. A request for a one year extension must be made a nirlimum of 60 days prior to the expiration date of the phase. 25. That a development agreement be drafted by the Kalispell City Attorney between the City of Kalispell and the developer outlining and formalizing the terms, conditions and provisions of approval. The final plan as approved, together with the conditions and restrictions imposed, shall constitute the Planned Unit Development (PUD) zoning for the site. Bloomstone Phase lA and l B Subdivision Conditions General Conditions: 26. That the development of the site shall be in substantial compliance with the application submitted, the site plan, materials and other specifications as well as any additional conditions associated with the preliminary plat as approved by the city council. (Kalispell Subdivision Regulations, Appendix C -- Final Plat) 27. Street lighting shall be located within the subdivision and shall be shielded so that it does not intrude unnecessarily onto adjoining properties. (Kalispell Subdivision. Regulations Section. 3.09(L)). Prior to final lat: 2S. A geotechnical report shall be provided to the Public works Department and. Building Department for review concerning ground water levels and to address the appropriateness of crawl spaces and basements. (Findings of Fact Section C) 29. New infrastructure required to serve the subdivision shaft be designed and constructed in accordance with the City of Kalispell's Standards for Design and Construction and Montana Public 'Works Standards with minor deviations as permitted in the PUD; the design shall be certified in writing by a professional engineer licensed M' the State of Montana. All design work shall be reviewed and approved in writing by the Kalispell Public works Department prior to construction. This infrastructure shall include but not be limited to streets, street lighting, street signage, curb, gutter, boulevard and sidewalks. (Kalispell Design and Construction Standards) 38 30. Water and sewer main extensions shall be designed and constructed in accordance with the City of Kalispell's Standards for Design and Construction and Montana Public Works Standards. The water and sewer main extension plans shall be reviewed and approved by the Kalispell Public Works Department. Prior to final plat, a certification shall be submitted to the Public Works Department stating that the water and sewer mains have been built and tested as designed and approved. (Kalispell Design and Construction Standards) Note: The water line extension from Reserve Loop shall be looped with the water line within Four Mile Drive. Location and sizing of the water line extension shall be reviewed and approved by the Public Works Department. 31. The developer shall submit to the Kalispell Public Works Department for review and approval a storm water drainage report and an engineered drainage plan that meets the requirements of the current City standards for design and construction. Prior to final plat, a cerdfication shall be submitted to the Public Works Department stating that the drainage plan for the subdivision has been installed as designed and approved. (Kalispell Design and Construction Standards) Note: An off -site downstream analysis shall accompany the drainage report. This analysis will need to identify if the new volume release from the development will impact the downstream adjacent properties, conveyance channels, and water bodies. This downstream analysis will need to look at the 2, 10, and 100 year flows. 32. The developer shall submit to the Kalispell Public Works Department prior to construction, a city storm water management plan for review and approval and a copy of all documents submitted to Montana Department of Environmental Quality for the General Permit for Storm water Discharge Associated with Construction Activities. (Kalispell Design and Construction. Standards) 33. Where any public infrastructure has not been completed and accepted by the City of Kalispell a subdivision innprovemen.t agreement and a proper bond for unfinished work as provided for in appendix E of the Kalispell Subdivision Regulations shall be provided to address the unfinished. work. (Kalispell Design and Construction Standards) 34. A 60-foot road and utility right-of-way shall be extended from Paintbrush Court and Mariposa Court in phase 1 A to the north property boundary of the subdivision. (Findings of Fact Section D) 35. A combination of landscaping and curbing shall be placed at the intersection of the alley serving the townhouse lots in phase 1 B and Treeline Road to prevent non emergency vehicle traffic from entering the alley from. Treehne Road. The location and type of landscaping and curbing shall be reviewed and approved by the Public Works Department and Fire Department. (Findings of Fact Section D) 36. 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) 37. A noise study shall be completed prior to the final plat approval of phase 1 A. The 39 noise study shall show hour a noise level of 60 dBA at the property boundary for the Z-lots (lots 9--1 S) and lot 107 can be achieved.. The proposed mitigation measures contained in the noise study shall be reviewed and approved by the city staff and implemented prior to the final plat of phase IA. (Findings of Fact Section A) Note: This condition may result in the loss of one or more of the proposed multi- family buildings or require submission to the city for an amended PUD site plan. 38. A letter from the Montana Department of Transportation shall be provided stating that the bypass right-of-way shown on the final plat is adequate for the construction of the future highway bypass. (Findings of Fact Section D) Note: The location of the highway bypass right -of --way may affect the western boundary line of the proposed subdivision, which may in turn affect the number of proposed lots or condominium units. 39. The developer shall obtain permission to construct and maintain the earth berm located within the future right-of-way area on the merest side of phase IA. The earth berm shall be constructed to accommodate a future bile trail and connections to adjoining streets or trails within phase IA. (Findings of Fact Section D) 40. A temporary turn around meeting International Fire Code standards shall be installed at the southern terminus of Foxglove Drive. (Findings of Fact Section A) 41. The following requirements shall be met per the Kalispell Fire Department and so certified in writing by the Fire Department: (Kalispell Subdivision Regulations, Section 3.20). A. water mauls designed to provide required fire flows shall be installed per City specifications at approved locations. Firs: flours shall be in accordance with International Fire Code, Appendix B. B. Fire hydrants shall be provided per City specifications at locations approved by this department, prior to combustible construction. C. Fire Department access shall be provided in accordance with International Fire Code Chapter 5. D. Street naming shall be approved by the Fire Department. E. Addressing shall comply with the International Fire Code and Kalispell. Fire Department Standard Operating Guidelines. F. Required fire flows shall be verified and approved by the Kalispell Fire Department prior to combustible construction. 42. A letter shall be obtained from the Parrs and Recreation Department approving a landscape plan for the placement of trees and landscaping materials within the landscape boulevards of the streets serving the subdivision. The approved landscape plan shall be implemented or a cash in lieu payment for installation of the street trees and groundcover provided to the Kalispell Parrs and. Recreation Department. (Kalispell Subdivision Regulations, Section 3.11). Note: Rocks in the landscape boulevard are prohibited. 43. The approved pans improvement plan for the two tot lots and health and fitness trail (if applicable) , open space landscaping and irrigation plan, and 40 bike f pedestrian plan shall be completed prior to the final plat or bonded for. (Findings of Fact Section D) Note: The health and fitness trail shall be located with an open space area approximately 20 feet wide. 44. The roads within the subdivision shall be named and signed in accordance with the policies of the Kalispell Public works Department and the Uniform Traffic Control Devices Manual and be subject to review and approval of the Kalispell Fire Department. A letter shall be obtained from the Kalispell Public works Department stating the naming and addressing on the final plat have been reviewed and approved. (Kalispell Subdivision Regulations, Section 3.09) 45. All existing and proposed easements shall be indicated on the face of the final plat. Utility easements for City water and sewer shall be provided to allow for the logical extension of utilities from this subdivision to adjoining properties. A letter from the Kalispell Public works Department shall be obtained stating that the required easements are being shown on the final plat. (Kalispell Subdivision Regulations, Section 3.18) 46. Prior to filing the final plat a letter from the US Postal Service shall be included stating the Service has reviewed and approved of the design and location of the mail delivery site. The mail delivery site shall be designed in accordance with section 3.22 of the Kalispell Subdivision Regulations and installed or bonded for prior to final plat. In addition, the mail delivery site and improvements shall be included in the preliminary and final engineering plans to be reviewed by the Public works Department. The mail delivery site shall not impact a sidewalk or proposed boulevard area. (Kalispell Subdivision Regulations, Section 3.22) 47. The following statement shall appear on the final plat: 'The undersigned hereby grants unto each and every person, firm or corporation, whether public or private, providing or offering to provide telephone, telegraph, electric power, gas, cable television, water or sewer service to the public, the right to the joint use of an easement for the construction, maintenance, repair, and removal of their lines and other facilities, in, over, under, and across each area designated on this plat as "Utility Easement" to have and to hold forever." Developer's Signature (Kalispell Subdivision Regulations, Section 3.18(E)) 48. The developer shall obtain the necessary permits from the Bonneville Power Authority (BPA) for construction of the stormwater detention pond and parking lot as shown on the conceptual PUD site plan. (Project proposal) - go g- diton On� az.rx iois: n ,,. _ - 49. All utilities shall be installed underground.. (Kalispell Subdivision Regulations, Section 3.17) 50. All areas disturbed during development shall be re -vegetated with a weed -free mix unm.ediately after development. 41