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H5. Reso 5857 - Southside Estates Ph 2PLANNING FOR THE FUTURE REPORT TO: FROM: SUBJECT: MEETING DATE: MONT"A Doug Russell, City Manager P X Jarod Nygren, Senior Planner Planning Department 201 V Avenue East Kalispell, MT 59901 Phone: (406) 758-7940 Fax: (406) 758-7739 www.kalispell.com/planning Resolution 5857 - KPP-17-04 — Southside Estates Phase 2 Preliminary Plat Request March 5, 2018 BACKGROUND: A request from Team Development, LLC for a major subdivision to be known as Southside Estates Phase 2. The request would subdivide 9.6-acres of land into 30 residential lots. The lots are broken up into 4 single-family lots and 26 townhouse lots for a total of 56 housing units. Additionally, the applicant is requesting a variance from Section 28.3.12 and 28.3.13 of the Kalispell Subdivision Regulations. Section 28.3.12 requires that block lengths not be more than 600 feet and Section 28.3.13 requires that right-of-way extensions be stubbed out at regular block lengths intervals along the subdivision boundary. The applicant is requesting the variance based on the physical surroundings and the fact that there is not a logical location for a right-of-way extension to the south. The subject property was recently annexed into the City of Kalispell and is located within the R-4 and RA-1 Zoning Districts. There is currently a single-family home and appurtenant facilities located on the property that will be removed prior to construction. The property is located at 2100 Airport Road and can be described as a Tracts 2E and 2A of land lying in the Southeast 1/4 of the Southeast 1/4 of Section 19, Township 28 North, Range 21 West, P.M.,M., Flathead County, Montana. The Kalispell Planning Board held a duly noticed public hearing February 13, 2018, to consider the application request. Staff presented staff report KPP-17-04 providing details of the proposal and evaluation. Staff reported that the proposed preliminary plat was consistent with the subdivision regulations, the zoning, and the growth policy. Staff recommended that the Planning Board adopt the staff report as findings of fact and recommend to the City Council that the preliminary plat be approved, subject to 23 conditions. During the public comment portion of the hearing, a representative of the applicant spoke in favor of the request. Additionally, the applicant's representative asked that condition six (6) be amended to clarify that only the nearby lift station needed to be analyzed. There being no further testimony, the public hearing was closed and a motion was presented to adopt staff report KPP-17-04 as findings of fact, and recommend to the Kalispell City Council that the preliminary plat be approved, subject to 23 conditions. The Board discussed the applicant's request and a motion was presented to amend condition six (6) to read — "A sewer capacity analysis shall be completed on the existing sewer lift station located at the north entrance of Southside Estates Phase 1 to verify the system has enough capacity." Board discussion concluded that the amendment plat was appropriate, and the motion passed unanimously on roll call vote. Further Board discussion concluded the preliminary plat was appropriate, and the original motion, as amended passed unanimously on roll call vote. RECOMMENDATION: It is recommended that the Kalispell City Council approve Resolution 5857, a resolution approving a request from Team Development, LLC for major subdivision Preliminary Plat KPP-17-04, a major subdivision preliminary plat with twenty three (23) conditions of approval, located in Tracts 2E and 2A in the Southeast 1/4 of the Southeast 1/4 of Section 19, Township 28 North, Range 21 West, P.M.,M., Flathead County, Montana, more particularly described in the attached Exhibit A. FISCAL EFFECTS: Approval of the request will allow the applicant to proceed with development of the site, which in turn will have positive fiscal impact. ALTERNATIVES: Deny the request. ATTACHMENTS: Resolution 5857 Staff Report February 13, 2018, Kalispell Planning Board Minutes Public Comment Revised Conditions of Approval Application Materials & Maps c: Aimee Brunckhorst, Kalispell City Clerk Team Development, LLC, PO Box 1642, Brush Prairie, WA 98606 Jackola Engineering, 2250 HWY 93 South, Kalispell, MT 59901 RESOLUTION NO.5857 A RESOLUTION CONDITIONALLY APPROVING THE PRELIMINARY PLAT OF SOUTHSIDE ESTATES PHASE 2, DESCRIBED AS TRACTS 2E AND 2A IN THE SOUTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 19, TOWNSHIP 28 NORTH, RANGE 21 WEST, P.M.M., FLATHEAD COUNTY, MONTANA. WHEREAS, Team Development, LLC, the owner of the certain real property described above, has petitioned for approval of the Subdivision Plat of said property; and WHEREAS, the Kalispell City Planning Board and Zoning Commission held a public hearing on February 13, 2018 on the proposal and reviewed Subdivision Report #KPP-17-04 issued by the Kalispell Planning Department; and WHEREAS, the Kalispell City Planning Board and Zoning Commission has recommended approval of the Preliminary Plat of Southside Estates Phase 2 subject to certain conditions and recommendations; and WHEREAS, the city council of the City of Kalispell at its regular council meeting of March 5, 2018, reviewed the Kalispell Planning Department Report #KPP-17-04, reviewed the recommendations of the Kalispell City Planning Board and Zoning Commission, and found from the Preliminary Plat, and evidence, that the subdivision is in the public interest. NOW THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF KALISPELL, MONTANA AS FOLLOWS: SECTION 1. That the Findings of Fact contained in Kalispell Planning Department Report #KPP-17-04 are hereby adopted as the Findings of Fact of the city council. SECTION 2. That the application of Team Development, LLC for approval of the Preliminary Plat of Southside Estates Phase 2, Kalispell, Flathead County, Montana is hereby approved subject to the following conditions: 1. 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. 2. The preliminary plat approval shall be valid for a period of three years from the date of approval. 3. The developer shall submit to the Kalispell Public Works Department for review and approval a storm water report and an engineered drainage plan that meets the requirements of the current city standards for design and construction. Prior to final plat, a certification shall be submitted to the public works department stating that the drainage plan for the subdivision has been installed as designed and approved. 4. The developer shall submit to the Kalispell Public Works Department prior to construction an erosion/sediment control 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. 5. The developer shall submit water and sanitary sewer plans, applicable specifications, and design reports to the Kalispell Public Works Department and the Montana Department of Environmental Quality for concurrent review, with approval of both required prior to construction. 6. A sewer capacity analysis shall be completed on the existing lift station located at the north entrance to Southside Estates Phase 1 to verify the existing system has enough capacity. 7. The developer shall submit the street design to the Kalispell Public Works Department for review and approval prior to construction. 8. The radiuses along Destiny Lane shall be designed for 25 mph. 9. Airport Road shall be upgraded to an urban standard in accordance with the City of Kalispell Construction and Design Standards the length of the property. Upgrades include curb and gutter, sidewalk street trees and boulevard. 10. A letter from the Kalispell Public Works Department shall be submitted stating that all new infrastructure has been accepted by the City of Kalispell or a proper bond has been accepted for unfinished work. 11. 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. 12. 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 13. 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 installed or bonded for prior to final plat. In addition, the mail delivery site and improvements shall also 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. 14. A homeowner's association (HOA) shall be formed and established for the common areas prior to final plat. The HOA should include provisions for the maintenance of all common areas including the storm water ponds and wastewater lift station. 15. A letter shall be obtained from the Kalispell Parks and Recreation Director 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 be provided to the Kalispell Parks and Recreation Department. 16. A cash in lieu of parkland in the amount of .03 acres per dwelling unit shall be provided. The cash payment will be based off of the fair market value of undivided, unimproved land prior to final plat approval. 17. A minimum of two-thirds of the necessary infrastructure for the subdivision shall be completed prior to final plat submittal. 18. All utilities shall be installed underground. 19. All areas disturbed during development shall be re -vegetated with a weed -free mix immediately after development. 20. Basements are prohibited within the subdivision due to high groundwater. 21. Foundation drains and emergency sump pumps shall be installed at all residences that contain a crawl space. 22. A 20-foot wide water and sewer utility easement shall be provided for from Destiny Lane to the subdivisions southern property boundary providing for extension of services to neighboring properties. 23. A variance to Sections 28.3.12 and 28.3.13 of the Kalispell Subdivision Regulations shall be granted waving the requirement of the maximum 600-foot long block length and therefore not requiring one or more street right-of-way extension extending south from Destiny Lane to the southern boundary of the subdivision. SECTION 3. Upon proper review and filing of the Final Plat of said subdivision in the office of the Flathead County Clerk and Recorder, said premises shall be a subdivision of the City of Kalispell. PASSED AND APPROVED BY THE CITY COUNCIL AND SIGNED BY THE MAYOR OF THE CITY OF KALISPELL THIS 5TH DAY OF MARCH, 2018. Mark Johnson Mayor ATTEST: Aimee Brunckhorst, CMC City Clerk SOUTHSIDE ESTATES - PHASE 2 REQUEST FOR MAJOR SUBDIVISION APPROVAL STAFF REPORT #KPP-17-04 KALISPELL PLANNING DEPARTMENT January 24, 2018 A report to the Kalispell City Planning Board and the Kalispell City Council regarding a preliminary plat to create 30 residential lots and 3 utility lots. A public hearing has been scheduled before the planning board for February 13, 2018, beginning at 6:00 PM in the Kalispell City Council Chambers. The planning board will forward a recommendation to the Kalispell City Council for final action. BACKGROUND INFORMATION: A request from Team Development, LLC for a major subdivision to be known as Southside Estates - Phase 2. The request would subdivide 9.6-acres of land into 30 residential lots and 3 utility lots for storm water. The lots are broken up into 4 single- family lots and 26 townhouse lots for a total of 56 housing units. Additionally, the applicant is requesting a variance from Section 28.3.12 and 28.3.13 of the Kalispell Subdivision Regulations. Section 28.3.12 requires that block lengths not be more than 600 feet and Section 28.3.13 requires that right-of-way extensions be stubbed out at regular block lengths intervals along the subdivision boundary. The applicant is requesting the variance based on the physical surroundings and the fact that there is not a logical location for a right-of-way extension to the south. The subject property was recently annexed into the City of Kalispell and is located within the City R-4 and RA-1 Zoning Districts. Townhouse development is a permitted use within the R-4 and RA-1 Zoning Districts. The application will reviewed in accordance with Section 28.2.06 and 28.7.01 of the Kalispell Subdivision Regulations. A. Petitioner and Owners: Team Development, LLC PO Box 1642 Brush Prairie, WA 98606 Technical Assistance: Jackola Engineering 2250 HWY 93 South Kalispell, MT 59901 B. Location and Legal Description of Property: The property is located at 2100 Airport Road and can be legally described as follows: TRACT 2A Description: A tract of land lying in the SE4 of the SE4 of Section 19, Township 28 North, Range 21 West, P.M., M., Flathead County, Montana, and more particularly described as follows: 1 C. Commencing at the southeast corner of the NE4 of the SE4 of said Section 19; Thence along the south boundary of said NE 4 SE 4 S89°03'52"W, a distance of 30.00 feet to the southeast corner of Ashley Park, Phase IV (records of Flathead County, Montana) and being the True Point of Beginning of the tract of land herein described: Thence continuing along the south boundary of Ashley Park, Phase IV S89°03'52"W, a distance of 652.5 feet; Thence S00°01'22"E, a distance of 321.5 feet; Thence N89°31'06"E, distance of 652.4 feet to a point lying on the westerly right-of-way of Airport Road, a 60-foot wide deeded county road; Thence on and along said westerly right-of-way N00°01'22"W, a distance of 236.5 feet to the Point of Beginning. Containing 4.8 acres, more or less. TRACT 2E Description: A tract of land lying in the SE4 of the SE4 of Section 19, Township 28 North, Range 21 West, P.M., M., Flathead County, Montana, and more particularly described as follows: Commencing at the southeast corner of the NE4 of the SE4 of said Section 19; Thence along the south boundary of said NE 4 SE 4 S89°03'52"W, a distance of 30.00 feet to the southeast corner of Ashley Park, Phase IV (records of Flathead County, Montana) Thence continuing along the south boundary of Ashley Park, Phase IV S89°03'52"W, a distance of 652.5 feet to the True Point of Beginning of the tract of land herein described: Thence continuing along the south boundary of Ashley Park, Phase IV S89°03'52"W, a distance of 652.5 feet to the northeast corner of Southside Estates (records of Flathead County, Montana); Thence along the east boundary of Southside Estates S00°09'25"E, a distance of 316.2 feet; Thence N89°31'06"E and leaving said east boundary, a distance of 651.7 feet; Thence N00°01'22"W, a distance of 321.5 feet to the Point of Beginning. Containing 4.8 acres, more or less. Size: Total area: 9.6 acres Lots: 7.4 acres Roads/Streets: 1.8 acres Common Area: .4 acres Existing Land Use and Zoning: There is currently a single-family home and appurtenant facilities located on the property that will be removed prior to construction. The subject property is zoned R-4 (Residential) on the western 4.8 acres and RA-1 (Residential Apartment) on the eastern 4.8 acres. The R-4 Zoning District is defined as "Comprised of primarily single-family and duplex dwellings Development within the district would require all public utilities, and community facilities. This zoning district would typically be found in areas 2 designated as urban residential on the Kalispell Growth Policy Future Land Use Map." The RA-1 Zoning District is defined as "a residential district intended to provide for urban areas for multi -family use and compatible non-residential uses of medium land use intensity. It should be served with all public utilities and be in close proximity to municipal services, parks, or shopping districts. This zoning district would typically be found in areas designated as urban residential or high density residential on the Kalispell Growth Policy Future Land Use Map." E. Adjacent Land Uses: North: Single-family residence (including townhouses) East: New elementary school and Airport Road South: Single-family homes, mobile home park and salvage yard West: Single-family residence (including townhouses) F. Adjacent Zoning: North: City R-4 East: City P-1 South: County R-1 West: City R-4 G. General Land Use Character: The general land use category of the area can be described as primarily single-family residential, however is in transition from rural county development to urban city development. The primary use within the area is single-family, with the Ashley Park Subdivision to the north and the newly final platted Southside Estates Subdivision to the west. Additional uses within the vicinity include a meat processing plant, baseball fields, mobile home park, city wastewater treatment plant, city airport and salvage yard. School District 5 has started development of a 25-acre parcel with an elementary school immediately to the east across Airport Road. It can be suspected that with completion of the elementary school, along with the bypass, new residential development will continue to be in demand at the south end of town. H. Utilities and Public Services: City water and sewer mains are both located within Southside Estates to the west and Airport Road to the east. When developed, the developer will be required to pay the cost for the utility extensions. The design and sizing of water and sewer extensions will be reviewed and approved by the Kalispell Public Works Department prior to development of the site. Sewer: City of Kalispell Water: City of Kalispell Refuse: City of Kalispell Electricity: Flathead Electric Cooperative Natural Gas: Northwestern Energy Telephone: CenturyLink 3 Schools: School District 5 Fire: City of Kalispell Police: City of Kalispell REVIEW AND FINDINGS OF FACT FOR THE PRELIMINARY PLAT OF SOUTHSIDE ESTATES - PHASE 2 SUBDIVISION A. Effects on Health and Safety: Fire: The property would be considered to be at low risk of fire because any building constructed within the subdivision would be built in accordance with the International Fire Code and have access which meets city standards. The property does not have steep slopes or woody fuels. Hydrants will be required to be placed in compliance with the requirements of the Uniform Fire Code and approved by the Fire Chief. Flooding: Flood Insurance Rate Map, panel number 30029C 1815J and 30029C1820J shows the entire subdivision to be outside of the 100-year floodplain. Geology: A geotechnical investigation was prepared by Slopeside Engineering on August 8, 2017. The investigation has a series of recommendations included that address site preparation, excavation/earthwork, drainage, paving and quality control. Staff recommends that these recommendations be followed throughout the development of the site. Access: Access is provided by Airport Road to the east and Destiny Lane to the west. Airport Road is an improved arterial roadway and Destiny Lane is an improved local street. Destiny Lane will be extended though the subdivision from Southside Estates - Phase 1 easterly to Airport Road providing access to all of the lots within the subdivision. Destiny Lane also connects to Kismet Court to the west which connects to Merganser Drive to the north. Both Kismet Court and Merganser Drive are improved local streets which provide further access into the neighboring transportation network. Section 28.3.12 (A) (2) of the Kalispell Subdivision Regulations requires that Block lengths be not more than 600 feet. Additionally, Section 28.3.13 (C) (2) requires that right-of-way extensions shall be stubbed out at regular block length intervals along the boundaries of the subdivision unless limited or prohibited by physical features or conflicting land uses. Based on these requirements, at least one additional right-of-way connection should be provided to the properties south of the subdivision. It is not possible to extend any right-of-way extensions north due to existing houses and inability to get the required access. It appears that the most logical southern extensions would be provided for between Lots 32-34. As noted previously, the applicant is requesting a variance from these requirements. The basis for the variance request is further outlined in Section 2 of this staff report. A city street profile consisting of landscaped boulevard and sidewalk will also be constructed along the Airport Road frontage and Destiny Lane providing pedestrian access into the subdivision. V B. Effects on Wildlife and Wildlife Habitat: There are no known big game wintering ranges, migration routes, nesting areas, wetlands, or important habitat for rare or endangered species per the Montana Fish Wildlife and Parks information checklist for subdivisions. C. Effects on the Natural Environment: Surface and groundwater: The Depth to Water Table map indicated the water table is between 5-15 feet below the surface throughout the project site. The geotechnical investigation performed by Slopeside Engineering, measured groundwater depths from 6.33 to 7.85 feet on July 13, 2017. The geotechnical report indicates that no below grade finished spaces are planned for the subdivision. Due to the high ground water, staff recommends foundation drains and emergency sump pumps be installed at all residences that contain a crawl space. Drainage: The applicant is proposing to develop a subdivision level storm drainage system with three common area ponds located within the subdivision. Curbs and gutter will be installed along the streets throughout the subdivision and the storm water will be conveyed to the three common area storm drain lots. A final storm water design will be reviewed and approved by Kalispell Public Works prior to construction and final plat submittal. A condition of approval requires that a homeowner's association be created for the maintenance of the common area which would include the common area drainage easements. As part of the storm easement areas the association will be required to mow the area to reduce fire hazard and reduce spread of noxious weeds. Lastly, the developer is required to submit for review to the Kalispell Public Works Department an erosion/sediment control plan for review and approval. These plans provide for managing storm water on the site and include stabilizing the construction site through an approved revegetation plan after site grading is completed. D. Effects on Local Services: Water: Water service to the subdivision would be provided by the City of Kalispell from an existing 8" water main located within Destiny Lane that the developer would extend east into the subdivision. The water system for the subdivision will be reviewed and approved by the Kalispell Public Works Department and 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: Sewer service will be provided by the City of Kalispell with an extension of an existing 8" sanitary sewer main located within Destiny Lane that the developer would extend east into the subdivision. There is an existing sewer lift station located at the north entrance of the Southside Estates - Phase 1. Sewer from Phase - 2 will gravity flow through the sewer main extended into the subdivision and connect to the above mentioned lift station. This lift station currently services multiple phases of the Ashley Park Subdivision and pumps wastewater into the city's gravity system. The developer will need to provide an analysis to verify the existing pump station has enough remaining capacity for the subdivision. If the subdivision requires that the lift station pump be upgraded then the existing 8" 5 main located within Bluestone Drive will need to be upgraded to accommodate the subdivision. The sewer system for the subdivision will be reviewed and approved by the Kalispell Public Works Department as part of the development of the subdivision prior to final plat approval. Roads: The subdivision main entrance will be off of Destiny Lane, which will be extended east approximately 1,300 feet and intersect with Airport Road. Destiny Lane will be constructed to city standards and would include curb, gutter, sidewalks and landscaped boulevards. Traffic projections for this subdivision are estimated to be 533 daily trips in the area. As proposed, the Southside Estates - Phase 2 Subdivision would not create any additional road capacity problems in the area. All the intersections within this area will continue to operate la LOS B or better with the additional traffic from the proposed development. No roadway improvements or intersection modifications are necessary at this time. Schools: This development is within the boundaries of Kalispell School District No. 5. The school district could anticipate an additional 28 school aged children from the subdivision. This number takes into account pre-school aged children, home school education options and private school options. Not all of the children who live in the subdivision will be attending public schools. This subdivision would have a potentially minor impact on the district. Section 76-3-608(1) of the Montana Code Annotated states that the governing body may not deny approval of a proposed subdivision based solely on the subdivision's impacts on educational services. Parks and Open Space: The state and local subdivision regulations have parkland dedication requirements of or cash in lieu of parkland dedication in the amount of .03 acres per dwelling unit. Accordingly, the parkland requirement for the subject property would be 1.68 acres. However, the applicant intends to pay cash in lieu of parkland. The cash payment will be based off the fair market value of undivided, unimproved land prior to final plat approval. The money would be used for improvements to existing parks and acquisition of new park land in the immediate area. Police: This subdivision is in the jurisdiction of the City of Kalispell Police Department. The department can adequately provide service to this subdivision. Fire Protection: Fire protection services will be provided by the Kalispell Fire Department. The department can adequately provide service to this subdivision. Additionally, the road network to the subdivision provides adequate access for fire protection. Fire station 61 is located approximately 1.5 miles away providing good response time. Solid Waste: Solid waste will be handled by the city. There is sufficient capacity within the landfill to accommodate this additional solid waste generated from this subdivision. Medical Services: Ambulance service is available from the fire department and ALERT helicopter service. Kalispell Regional Medical Center is approximately 3 miles from the site. E. Effects on Agriculture and agricultural water user facilities: The subject property is in an urbanized area and located within city limits, and adjacent to city water and sewer. There will be no impact to agriculture facilities in this case, as the property has not been used for agriculture for years and is surrounded by development to the north, south, east and west. No impact to water user facilities are anticipated since the property will be served by a public water system. F. Relation to the Kalispell Growth Policy: The Kalispell Growth Policy Future Land Use Map designates this area as Urban Residential development, which anticipates a mix of primarily single-family and duplex dwellings with a density of 3-12 dwelling units per acre. The proposed subdivision has a density of 5.8 dwelling units per acre. The density is in compliance with the anticipated density in the area and the proposed residential uses of single-family and townhouses are anticipated. G. Compliance with Zoning: The property is located within the R-4 (Residential) and RA-1 Zoning Districts. The Kalispell Zoning Ordinance describes the intent of these districts as: The R-4 Zoning District is "comprised of primarily single-family and duplex dwellings. Development within the district will require all public utilities, and all community facilities. This zoning district would typically be found in areas designated as urban residential on the Kalispell Growth Policy Future Land Use Map." The RA-1 Zoning District is "a residential district intended to provide for urban areas for multi -family use and compatible non-residential uses of medium land use intensity. It should be served with all public utilities and be in close proximity to municipal services, parks, or shopping districts. This zoning district would typically be found in areas designated as urban residential or high density residential on the Kalispell Growth Policy Future Land Use Map." All of the lots shown on the preliminary plat meet or exceed the minimum lot size requirement of 6,000 square feet and minimum 50-foot lot width requirement. The R-4 and RA-1 Zoning Districts provide for townhouse development as a permitted use. H. Compliance with the Kalispell Subdivision Regulations: This subdivision request complies with provisions of the Kalispell Subdivision Regulations except Sections 28.3.12 and 28.3.13, which is outlined further below. 2. REVIEW AND FINDINGS OF FACT FOR PRELIMINARY PLAT VARIANCE 7 REQUEST The City Council may grant variances from Chapter 28.3 and 28.4 of the Kalispell Subdivision regulations when because of particular physical surroundings, shape, or topographical conditions of a specific property, strict compliance would result in undue hardship and when it would not be essential to the public welfare. Such variances must not have the effect of nullifying the intent and purpose of these regulations. In this case the applicant is seeking a variance from Section 28.3.12 and 28.3.13 of the Kalispell Subdivision Regulations. Section 28.3.12 requires that block lengths not be more than 600 feet and Section 28.3.13 requires that right-of-way extensions be stubbed out at regular block lengths intervals along the subdivision boundary. The applicant is requesting the variance based on the physical surroundings and the fact that there is not a logical location for a right-of-way extension to the south and north. The governing body shall not approve variances unless it makes findings based upon evidence in each specific case that: 1. The granting of the variance (s) will not be detrimental to the public health, safety or general welfare or injurious to other adjoining properties. The granting of the variance will not be detrimental to the public health, safety or general welfare. The zoning on the property of R-4 and RA-1 both promote the health and general welfare by restricting the permitted land uses to those that are compatible with residential uses. The safety will not be compromised as the subdivision will still have two access points via Kismet Court to the west and Airport Road to the east. Both accesses are improved local streets which provide further access into the neighboring transportation network in case of emergency. In addition, the property would be considered to be at low risk of fire because any building constructed within the subdivision would be built in accordance with the International Fire Code. The applicant has indicated the possibility that the neighboring parcels to the south would consider the imposition of a right-of-way extension as a condemnation of their property and seek compensation from either the subdivider or the city. The applicant is correct in that the perceived value of a neighboring property to the south could be impacted by having a right-of-way stubbed out to their property, which in some cases could alter the value. However, the right-of- way extension also gives value in the sense that those properties will now have access to city services, i.e. - water, sewer, streets, etc., which would increase value. The city will not condemn property in order to extend city services to adjacent properties. The right-of-way extensions would be up to a future developer to pay for the property at an agreeable price. 2. The conditions on which the request for this variance is based are unique to the property on which the variance is sought and are not applicable generally to other property. The conditions on which the variance is requested is unique to this property because there are multiple properties/ownerships to the south that will make further extensions of the right-of-way difficult. In most cases, right-of-way extensions are stubbed out to large tract land that have much more development E: potential than there will be in this case. There is no guarantee that a future developer to the south will have the ability to acquire the necessary real estate in order to connect to the right-of-way extension. Additionally, there has been no pattern established in the neighborhood for logical street extensions at typical block lengths. Additionally, no opportunity exists to extend a right-of-way to the north. When Merganser Drive was extended as part of the Ashley Park development, no provision was made for street extensions to the south connecting the applicant's property. Today 31 lots with homes create a solid barrier precluding access north to Merganser. 3. Because of the particular physical surroundings, shape, or topographical conditions of the specific property involved, an undue hardship to the owner would result, as distinguished by a mere inconvenience, if the strict letter of these Regulations is enforced. Along the southern boundary of the proposed subdivision, there are five (5) single- family lots with six (6) single-family homes and accessory buildings. The lots range in size from .2-1.6-acres in size and are located within Flathead County jurisdiction. Staff has not had any indication that any of these parcels intend on annexing into the City of Kalispell in the future. All of the residences have access via Hidden Trail, a private road easement gaining access from Airport Road. Three (3) of the lots that are .2-acres in size are not good locations for a right-of-way extension due to their size and the fact that they have existing single-family residences located on them. The eastern .7-acre parcel is too close to Airport Road and would not meet the minimum 250-foot block length requirement if a north/south road was connected in that location. The likely extension of a right- of-way to the south would be stubbed out to the 1.6 acre parcel (Tract 2EAF) located at the west on Hidden Trail. It is likely that the southern right-of-way stub to Tract 2EAF would occur somewhere between lots 32-34 of the proposed subdivision. The applicant has been in contact with the property owner of Tract 2EAF, and the property owner has placed value on this property substantially higher than the price indicated by a Comparative Market Analysis. Due to this scenario, if development were to occur on the approximately 20-acres of land to the south (currently a salvage yard) a future developer may not be able to make the desired north/south connection. The undue hardship is that the applicant would lose two (2) housing lots providing a right-of-way extension that may never be connected for reasons outlined above. This could also create a blighted situation in the development where the 60-foot right-of-way remains undeveloped and becomes an unmaintained weed field. This case is also true for any street extensions to the north connecting to Merganser. 4. This variance will not cause a substantial increase in public costs. This variance will not cause a substantial increase in public costs for taxpayers. However, approval of the variance could potentially increase the public infrastructure costs for developers if the area to the south wishes to develop in the city at some point in the future. Right-of-way extensions provide for access to city services, which would not be provided for if the variance is granted. Accordingly, if the area to the south were to develop the only access to city services would likely come from Airport Road to the east. C Due to current lot configuration it will be difficult to extend a 60-foot right-of-way to the southern properties, as outlined above. Although it may not be feasible for a 60-foot right-of-way extension, a 20-foot easement for water and sewer should be provided for to the southern property boundary. If there is not a water and sewer easement in place to the southern boundary, then it is unknown how the necessary looping of the water system would take place. DEQ requires that water system don't have dead ends and an easement could provide for the necessary loop in order to provide for development of the southern properties. 5. This variance will not, in any manner, vary the provisions of any adopted zoning regulations, or Growth Policy. The City of Kalispell Growth Policy Plan -It 2035 recommends that the city services be extended in order to provide for growth. The Growth Policy also recognizes as an issue how low -density development in outlying areas has created difficulties in the city's natural expansion of its infrastructure. Due to the findings mentioned above, the variance request is warranted due to the low -density haphazard development surrounding the proposed subdivision. Therefore, Granting of the variance does not vary the City of Kalispell Growth Policy Plan -It 2035. The City of Kalispell Zoning Regulations are not being varied in any manner. In addition, requiring the addition of a 20-foot utility easement to allow for future extension of utilities of water and sewer services to the south could serve to provide for the future orderly extension of city utilities. RECOMMENDATION Staff recommends that the Kalispell City Planning Board and Zoning Commission adopt staff report KPP-17-04 as findings of fact and recommend to the Kalispell City Council that the preliminary plat Southside Estates - Phase 2 be approved, subject to the conditions listed below: CONDITIONS OF APPROVAL Conditions: 1. 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. 2. The preliminary plat approval shall be valid for a period of three years from the date of approval. 3. The developer shall submit to the Kalispell Public Works Department for review and approval a storm water report and an engineered drainage plan that meets the requirements of the current city standards for design and construction. Prior to final plat, a certification shall be submitted to the public works department stating 10 that the drainage plan for the subdivision has been installed as designed and approved. 4. The developer shall submit to the Kalispell Public Works Department prior to construction an erosion/sediment control 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. 5. The developer shall submit water and sanitary sewer plans, applicable specifications, and design reports to the Kalispell Public Works Department and the Montana Department of Environmental Quality for concurrent review, with approval of both required prior to construction. 6. A sewer capacity analysis shall be completed to verify the existing system has enough capacity. 7. The developer shall submit the street design to the Kalispell Public Works Department for review and approval prior to construction. 8. The radiuses along Destiny Lane shall be designed for 25 mph. 9. Airport Road shall be upgraded to an urban standard in accordance with the City of Kalispell Construction and Design Standards the length of the property. Upgrades include curb and gutter, sidewalk street trees and boulevard. 10. A letter from the Kalispell Public Works Department shall be submitted stating that all new infrastructure has been accepted by the City of Kalispell or a proper bond has been accepted for unfinished work. 11. 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. 12. 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 13. 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 installed or bonded for prior to final plat. In addition, the mail delivery site and improvements shall also be 11 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. 14. A homeowner's association (HOA) shall be formed and established for the common areas prior to final plat. The HOA should include provisions for the maintenance of all common areas including the storm water ponds and wastewater lift station. 15. A letter shall be obtained from the Kalispell Parks and Recreation Director 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 be provided to the Kalispell Parks and Recreation Department. 16. A cash in lieu of parkland in the amount of .03 acres per dwelling unit shall be provided. The cash payment will be based off of the fair market value of undivided, unimproved land prior to final plat approval. 17. A minimum of two-thirds of the necessary infrastructure for the subdivision shall be completed prior to final plat submittal. 18. All utilities shall be installed underground. 19. All areas disturbed during development shall be re -vegetated with a weed -free mix immediately after development. 20. Basements are prohibited within the subdivision due to high groundwater. 21. Foundation drains and emergency sump pumps shall be installed at all residences that contain a crawl space. 22. A 20-foot wide water and sewer utility easement shall be provided for from Destiny Lane to the subdivisions southern property boundary providing for extension of services to neighboring properties. 23. A variance to Sections 28.3.12 and 28.3.13 of the Kalispell Subdivision Regulations shall be granted waving the requirement of the maximum 600-foot long block length and therefore not requiring one or more street right-of-way extension extending south from Destiny Lane to the southern boundary of the subdivision. 12 KALISPELL CITY PLANNING BOARD & ZONING CONIlMSSION NHNUTES OF REGULAR MEETING February 13, 2018 CALL TO ORDER AND ROLL CALL The regular meeting of the Kalispell City Planning Board and Zoning Commission was called to order at 6:00 p.m. Board members present were: Chad Graham, George Giavasis, Doug Kauffman, Rory Young, Steve Lorch and Ronalee Skees. Christopher Yerkes was absent. Tom Jentz, Jarod Nygren and PJ Sorensen represented the Kalispell Planning Department. APPROVAL OF MINUTES Lorch moved and Skees seconded a motion to approve the minutes of the January 9, 2018 meeting of the Kalispell City Planning Board and Zoning Commission. VOTE BY ACCLAMATION The motion passed unanimously on a vote of acclamation. PUBLIC COMMENT None. BOARD MEMBER SEATED Young recused himself from Southside Estates because he is representing the applicant. SOUTHSIDE ESTATES A request from Team Development, LLC for a major subdivision to be known PRELIMINARY PLAT — PHASE 2 as Southside Estates — Phase 2. The request would subdivide 9.6-acres of land into 30 residential lots and 3 utility lots for storm water. The residential lots are broken up into 4 single-family lots and 26 townhouse lots for a total of 56 housing units. The subject property was recently annexed into the City of Kalispell and is located within the City R-4 and RA-1 Zoning Districts. STAFF REPORT Jarod Nygren, representing the Kalispell Planning Department reviewed Staff Report #KPP-17-04. Nygren reviewed the staff report and noted that the applicant has applied for a variance from the Kalispell Subdivision Regulations regarding block lengths and right-of-way extensions. Nygren went over the variance request and the findings for the variance approval. Staff recommends that the Kalispell City Planning Board adopt staff report #KPP-17-04 as findings of fact and recommend to the Kalispell City Council that the preliminary plat Southside Estates — Phase 2 be approved, subject to the conditions listed in the staff report. BOARD DISCUSSION None. PUBLIC HEARING Rory Young — Jackola Engineering, 2250 Hwy 93 S - representing applicant; asked that condition # 6 in the staff report be re -worded to state that the sewer capacity analysis be completed to verify the existing lift station has enough capacity, not the existing system; feels this will clarify the fact that it is only the lift station being tested not the entire city sewer system. MOTION - ORIGINAL Skees moved and Kauffman seconded a motion that the Kalispell City Planning Board and Zoning Commission adopt staff report #KPP-17-04 as findings of fact and recommend to the Kalispell City Council that the preliminary plat Southside Estates — Phase 2 be approved, subject to the conditions listed in the staff report. BOARD DISCUSSION Giavasis felt that it would be short sided by not requiring a right-of-way extension to the south and that they would be assuming nothing would happen on those properties. After lengthy discussion the Board felt there were too many Kalispell City Planning Board Minutes of the meeting of February 13, 2018 Page I 1 obstacles with a right-of-way extension to the south and agreed that the variance should be granted per the findings mentioned in the staff report. MOTION — AMEND CONDITION #6 Lorch moved and Skees seconded a motion to amend staff report #KPP-17-04 to amend condition #6 to be reworded from its original text to read — A sewer capacity analysis shall be completed on the existing sewer lift station located at the north entrance of Southside Estates Phase 1 to verify the system has enough capacity. BOARD DISCUSSION None. ROLL CALL — AMENDED MOTION The motion passed unanimously on a roll call vote. ROLL CALL — ORIGINAL MOTION The motion passed unanimously on a roll call vote. BOARD MEMBER SEATED Young returned to his seat STEVE LORCH RESIGNATION Chad Graham announced Lorche's resignation and presented him with a certificate of recognition. WHITEFISH STAGE GROUP HOME A request from Ara Jorgenson for annexation and initial zoning of a lot located ANNEXATION at 1373 Whitefish Stage Rd, along with the rezoning of a portion of the lot already within the city. The zoning request for the property is R-4 (Residential). STAFF REPORT Tom Jentz, representing the Kalispell Planning Department reviewed Staff Report #KA-17-07. Staff recommends that the Kalispell City Planning Board and Zoning Commission adopt Staff Report #KA-17-07 as findings of fact and recommend to the Kalispell City Council that the property be annexed and that the zoning for the entire property be R-4 (Residential). BOARD DISCUSSION Young inquired about the CUP application. Jentz advised that staff recommended to the applicant that they acquire a CUP from the county for the group home (8 or fewer) in order to expedite the process on their end. Once they are annexed into the city, the city will then honor that CUP and the applicant can move forward more quickly. Jentz also noted that group homes could not have any requirements placed on them any different than a single-family home, thus whether the CUP was approved in the County or City it would result in the same thing. PUBLIC HEARING None. MOTION Kauffman moved and Giavasis seconded a motion that the Kalispell City Planning Board and Zoning Commission adopt staff report #KA-17-07 as findings of fact and recommend to the Kalispell City Council that the property be annexed and that the zoning for the entire property be R-4 (Residential). BOARD DISCUSSION None. ROLL CALL The motion passed unanimously on a roll call vote. OLD BUSINESS KA-17-06 — A request to annex a 15-acre parcel into the city and zone the land CROSSINGS @ SPRINGCREEK— RA-2 upon annexation. The property is currently within the county and zoned ANNEXATION, ZONING & county R-1 (Suburban Residential). The property is currently undeveloped, CONDITIONAL USE PERMIT however, upon annexation the applicant is requesting to construct multi -family residential apartments. Kalispell City Planning Board Minutes of the meeting of February 13, 2018 Page 12 KCU-17-10 — A request for a Conditional Use Permit for a 324-unit market rate multi -family apartment complex within the RA-2 (Residential Apartment/Office) Zoning District. The Conditional Use Permit application would be subject to approval of application KA-17-06, mentioned above. MOTION — REMOVE FROM TABLE Skees moved and Kauffinan seconded a motion to continue the discussion for the Crossings @ Springcreek — annexation, zoning and conditional use permit. VOTE BY ACCLAMATION The motion passed unanimously on a vote of acclamation. STAFF REPORT Jarod Nygren, representing the Kalispell Planning Department reviewed Staff Report #KA-17-06 and #KCU-17-10. BOARD DISCUSSION Young asked staff for clarification on the updated traffic study and updated storm water information and if the applicant will still be required to meet the development standards for design & construction. Nygren advised that yes, if the annexation, zoning and CUP are approved through City Council then the applicant will have to apply for building permits, at which point Public Works and the Site Review Committee will have to sign off before any building permits are issued. Nygren also clarified the potential impacts if the property were developed within single-family homes in an R-4 Zone. Nygren noted that a far as bulk and scale the impact could be greater due to similar height between the R-4 and RA-2 zone; however the setbacks would be much less with a single- family development. MOTION FROM 12/12/17 — Skees moved and Kauffman seconded a motion that the Kalispell City Planning ANNEXATION &INITIAL ZONING Board and Zoning Commission adopt Staff Report #KA-17-06 as findings of fact and recommend to the Kalispell City Council that the property be annexed and the initial zoning for this property upon annexation be RA-2 (Residential Apartment/Office). ROLL CALL The motion passed unanimously on a roll call vote. PUBLIC COMMENT CROSSINGS @ Mary Miller — 30 Teton St — opposed to project, concerned about crime, SPRINGCREEK CONDITIONAL additional traffic and losing her view. Feels the project is too dense for the area. USE PERMIT Marilyn Driscoll — 22 Glacier St — opposed to project, concerned about the property being higher than the existing properties once all the fill dirt is brought in, feels the project is too dense for the area and will not fit in at the RA-2 zoning since all the zoning around is RA-1 or less. Janice Rauthe — 6 Glacier St — opposed to project, concerned with snow melt from the garages surrounding the outside of the development. Asked about lighting and fire hydrants. Feels the additional traffic will cause problems. Larry Doty — 445 Meadow Hills Dr — concerned with additional traffic the project will bring as well as pedestrian access to get across Two Mile Dr. Diane Etter — 301 Aspen Loop — opposed to project, too much additional traffic, too dense for the area. Rosie Higham — 76 Hawthorn W — opposed to project, too much traffic. Concerned with additional crime and flooding from the higher elevation. Dan Savage — 1305 3rd Ave E — mother lives on Teton St. — opposed to project, density is too high and will bring on too much additional traffic. Ben Lard — 254 Caroline Pt Rd, Lakeside — grandmother, Darcy McGlenn lives at 212 Three Mile Dr., feels the board should take more time to review project due to the density and feels the public is not being heard. Ronda Howell — 51 Hawthorne — concerned about the sewer connections proposed in the staff report and if the existing lift stations will be able to handle the additional sewage. Dave Murphy — mother lives @ 21 Yellowstone #3 — opposed to the project, feels the project is too dense, buildings are too tall and the additional traffic will cause a "demolition derby". Kalispell City Planning Board Minutes of the meeting of February 13, 2018 Page 13 Richard Turbiak — 14 3rd St E — was confused about the way the agenda was structured for tonight and why this item is considered old business and not a part of the public hearing. Graham clarified that the public hearing had already happened on 12/12/17 for the annexation and zoning. Mike Merchant — 288 4th Ave EN — feels the project is too dense and the buildings are too high. Nik Szalav — 15 Glacier St — concerned with snow removal and where the snow will be put, the groundwater and drainage. Craig Seminoff — owns the single story 4-plex at 66 Hawthorne — feels the project will bring too much additional traffic specifically on Hawthorne between Two Mile and Three Mile. Kelly Mower — 19 Iris Ct — project will bring on too much additional traffic and is concerned that pedestrians will not be able to walk safely from point A to point B. Todd Whipple — applicant — Whipple Consulting Engineers Inc — 21 S. Pines, Spokane Valley, WA — responded to public comment starting with a brief explanation of the traffic study and that the 3 second delay is an average and they will be able to get a better traffic study once the snow is gone. The 3 second average delay is an increase to the existing delays being experienced. He advised they want to work with staff and the community and that pedestrian traffic, vehicle traffic, storm drainage, snow removal, etc. are all things they are taking into account and will work with the city to do what is needed to make the project work. MOTION — CROSSINGS @ Skees moved and Young seconded a motion that the Kalispell City Planning SPRINGCREEK CONDITIONAL Board and Zoning Commission adopt Staff Report #KCU-17-10 as findings of USE PERMIT fact and recommend to the Kalispell City Council that the conditional use pen -nit be approved subject to the conditions in the staff report. BOARD DISCUSSION Giavasis does not have concerns with the density but feels that the design of the project does not suit the character of the neighborhood and feels the design should be more site specific and done in a more traditional manner. Feels it needs to be more pedestrian friendly. Graham asked staff to walk them through what will happen in the spring with the traffic impact study and where the data goes from there. Jentz explained that if the project is approved by City Council the developer will have to apply for the building permit and before that building permit can be approved Public Works will require that a traffic study be done, among other things, and then Public Works will take that data and advise the developer what standards/mitigation improvements they will have to meet in order to get the project approved. MOTION — ADD "LEVEL OF Graham moved and Giavasis seconded a motion to add a condition to staff SERVICE" CONDITION TO STAFF report #KCU-17-10 that states "the existing level of service on the adjacent REPORT #KCU-17-10 transportation network shall be maintained. The level of service shall be defined by the traffic impact study and approved by Public Works." BOARD DISCUSSION Graham proposed the condition in order to assure the neighboring community that the existing level of service on the transportation network would be maintained. Young asked Graham to confirm that he was adding language that is either going to be conducive to or contrary to a city regulation. Graham confirmed, Young advised he cannot support that because we have a regulation for a reason and that City Council would be the only ones that could change that. Graham advised that he is just trying to get a noticeable process for the public. Jentz advised that Public Works will review the studies and determine if the level of services have dropped. Per the city requirements, if the level of service drops then mitigation will need to be implemented in order to maintain the existing level of service. Kalispell City Planning Board Minutes of the meeting of February 13, 2018 Page 14 VOTE BY ACCLAMATION - ADD The motion failed 2-3 on a vote of acclamation. "LEVEL OF SERVICE" CONDITION TO STAFF REPORT #KCU-17-10 MOTION — ADD PEDESTRIAN Giavasis moved and Kauffman seconded a motion to add a condition to staff ACCESS CONDITION TO STAFF report #KCU-17-10 that the developer add pedestrian access via Glacier Street REPORT #KCU-17-10 and 2 pedestrian access points onto Two Mile Dr. at the SW and SE corners of the property. BOARD DISCUSSION Young feels that this would only provide easy access for criminals in and out of those locations. Kauffman agrees and feels that the pedestrian access may be a detriment to the development. VOTE BY ACCLAMATION - ADD The motion failed 1-4 on a vote of acclamation. "PEDESTRIAN ACCESS" CONDITION TO STAFF REPORT #KCU-17-10 ROLL CALL — ORIGINAL MOTION The motion passed 4-1 on a roll call vote. - CONDITIONAL USE PERMIT NEW BUSINESS Jentz advised the board and the public that the Crossings at Spring Creek is planned to be on the March 5, 2018 City Council agenda at this time. Nygren advised the board that next month there will be a work session on Rockwood Ranch for an annexation, PUD and Preliminary Plat. Additionally, they would be reviewing two subdivision applications on Village Loop Drive where the applicant' are proposing to subdivide existing lots. ADJOURNMENT The meeting was adjourned at approximately 8:35pm. NEXT MEETING The next meeting of the Kalispell Planning Board will be held on Tuesday, March 13, 2018 at 6:00 p.m. and located in the Kalispell City Council Chambers, 201 1stAve East. Chad Graham President APPROVED as submitted/amended: Kari Hernandez Recording Secretary Kalispell City Planning Board Minutes of the meeting of February 13, 2018 Page 15 2/6/2018 To: City of Kalispell Planning Board. From: Robert Cesnik. Ref: KPP-17-04 South Side Estates phase 2 I currently own the property adjacent to the southwest portion of this phase 2 development. Tract 2AEF which is 181 Hidden trail. I have no opposition to the city services butting up against my property with in fact if I ever decide to expand my opportunity for development on the property it would be nice to have services there. I would like to tie in too city services if and when they are available. Thankyou Robert Cesnik 181 Hidden trail Kalispell. (Property owner) 3316 US 87 East Billings (Residence -Mailing address). 406-249-8524 CONDITIONS OF APPROVAL Conditions: 1. 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. 2. The preliminary plat approval shall be valid for a period of three years from the date of approval. 3. The developer shall submit to the Kalispell Public Works Department for review and approval a storm water report and an engineered drainage plan that meets the requirements of the current city standards for design and construction. Prior to final plat, a certification shall be submitted to the public works department stating that the drainage plan for the subdivision has been installed as designed and approved. 4. The developer shall submit to the Kalispell Public Works Department prior to construction an erosion/sediment control 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. 5. The developer shall submit water and sanitary sewer plans, applicable specifications, and design reports to the Kalispell Public Works Department and the Montana Department of Environmental Quality for concurrent review, with approval of both required prior to construction. 6. A sewer capacity analysis shall be completed on the existing lift station located at the north entrance to Southside Estates Phase 1 to verify the existing system has enough capacity. 7. The developer shall submit the street design to the Kalispell Public Works Department for review and approval prior to construction. 8. The radiuses along Destiny Lane shall be designed for 25 mph. 9. Airport Road shall be upgraded to an urban standard in accordance with the City of Kalispell Construction and Design Standards the length of the property. Upgrades include curb and gutter, sidewalk street trees and boulevard. 10. A letter from the Kalispell Public Works Department shall be submitted stating that all new infrastructure has been accepted by the City of Kalispell or a proper bond has been accepted for unfinished work. 11. 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. 12. 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 13. 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 installed or bonded for prior to final plat. In addition, the mail delivery site and improvements shall also 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. 14. A homeowner's association (HOA) shall be formed and established for the common areas prior to final plat. The HOA should include provisions for the maintenance of all common areas including the storm water ponds and wastewater lift station. 15. A letter shall be obtained from the Kalispell Parks and Recreation Director 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 be provided to the Kalispell Parks and Recreation Department. 16. A cash in lieu of parkland in the amount of .03 acres per dwelling unit shall be provided. The cash payment will be based off of the fair market value of undivided, unimproved land prior to final plat approval. 17. A minimum of two-thirds of the necessary infrastructure for the subdivision shall be completed prior to final plat submittal. 18. All utilities shall be installed underground. 19. All areas disturbed during development shall be re -vegetated with a weed -free mix immediately after development. 20. Basements are prohibited within the subdivision due to high groundwater. 21. Foundation drains and emergency sump pumps shall be installed at all residences that contain a crawl space. 22. A 20-foot wide water and sewer utility easement shall be provided for from Destiny Lane to the subdivisions southern property boundary providing for extension of services to neighboring properties. 23. A variance to Sections 28.3.12 and 28.3.13 of the Kalispell Subdivision Regulations shall be granted waving the requirement of the maximum 600-foot long block length and therefore not requiring one or more street right-of-way extension extending south from Destiny Lane to the southern boundary of the subdivision. Southside Estates Phase 2 Variance Request Narrative Southside Estates Phase 2 is requesting a variance from the following subdivision regulation: "28.3.12 BLOCKS: A. Blocks shall be designed to assure traffic safety and ease of traffic control and circulation, to accommodate the special needs of the use contemplated and to take advantage of the limitations and opportunities of the topography. 2. Block lengths shall be not less than 250 feet or more than 600 feet." Our request is based upon the following: There is currently no provision for a north -south road provided along the north boundary. Merganser has a block length of approximately 1,600 feet along it's south side between Airport Road and Pintail Court. As such no connectivity to the existing neighborhood would be possible. Along the south boundary of Southside Estates Phase 2, there are currently 5 single family lots with 6 single family homes and various accessory buildings. The lots vary in size with the largest lot being around 1.6 Ac, followed by a 0.7 Ac lot and three 0.2 Ac parcels. All of these lots are currently under the auspices of Flathead County. These lots have access to Airport Road via a private road easement. South of these lots is a larger 6.8 Ac parcel which spans from Southside Estates Phase 1, on the west side, across to Airport Road, on the East. It does not seem likely that any of these parcels will be seeking annexation into the City in the near future. There is approximately 20 Ac of land, in two odd shaped parcels, to the South of this that could at some point in the future be developed however, in order to create the desired north -south connectivity, the developer would have to "cross" two parcels of private property. We believe that it is readily apparent that placing the requested ROW North of either of the three 0.2 Ac lots would be akin to condemning those lots. The lots are too small to accommodate a ROW and still contain single family residences. The East lot is too close to Airport Road and would not effectively provide a north -south access. This leaves the 1.6 Ac parcel to the west. We have been in contact with the property owner and the value placed on this property is substantially higher than the price indicated by a Comparative Market Analysis. Based on the above statements we would submit as follows: 1. The granting of this variance will not be detrimental to the public health, safety or general welfare or injurious to other adjoining properties; 2. The conditions on which the request for this variance is based are unique to the property on which the variance is sought and are not applicable generally to other property; 3. Because of the particular physical surroundings, shape, or topographical conditions of the specific property involved, an undue hardship to the owner would result, as distinguished by a mere inconvenience, if the strict letter of these Regulations is enforced; 4. This variance will not cause a substantial increase in public costs; and 5. This variance will not, in any manner, vary the provisions of any adopted zoning regulations, or Growth Policy. We therefore request that, given the particular physical surroundings and shape of the specific property along with the practicality that there does not appear to be a logical location for such a north -south connection, the Planning Board agree to the requested variance. The provision of a right of way heading south from the proposed east -west road would become an undue hardship. It is also possible that the neighboring parcels would consider the imposition of this ROW as a condemnation of their property and seek compensation from either the subdivider or the City. Alternatively the requirement for the ROW would create a situation where the land value is not commensurate with it's use. III II II I II II II II II II II I II II I II I 0.11 TEAM DEVELOPMENT, LLC. SOUTHSIDE ESTATES SUBDIVISION PHASE 2 PRELIMINARY PLAT APPLICATION Kalispell, Montana Prepared By: a a re, Surve)IT"Alt � Jackola Engineering & Architecture PO Box 1134 Kalispell, MT 59903 Project No. 170914 Contact: Rory Young, PE 406-755-3208 Date December 4t", 2017 Southside Estates Phase 2 Preliminary Plat Application PLANNING FOR THE F[. rURE MONTANA Planning Department 201 1vt Avenue East Kalispell, MT 59901 Phase: (406) 758-7940 Fax: (406) 758-7739 www.kalispell.com/planning MAJOR SUBDIVISION PRELIMINARY PLAT APPLICATION FEE SCHEDULE: FEE ATTACHED Major Subdivision (6 or more lots) $1,000 + $125/lot Major Subdivision Resubmittal $1,000 For each original lot unchanged add $10 / lot For each lot redesigned/added add $125/lot Mobile Home Parks & Campgrounds (6 or more spaces) $1,000 + $250/space (5 or fewer spaces) $400 + $125/space Amended Preliminary Plat Amendment to Conditions Only Re -configured Proposed Lots Add Additional Lots or Sublots Subdivision Variance Commercial and Industrial Subdivision SUBDIVISION NAME: SOUTHSIDE ESTATES PHASE 2 OWNER(S) OF RECORD: Name TEAM DEVELOPMENT Mailing Address PO BOX 1642 City BRUSH PRAIRIE State WA $400 base fee Base fee + $40 / lot Base fee + $125/lot $100 (per variance) $1,000 + $125/lot Phone (360) 907-3865 zip 98606 TECHNICAL/PROFESSIONAL PARTICIPANTS (Surveyor/Designer/Engineer, etc): Name & Address J ACKO LA ENGINEERING & ARCHITECTURE Name & Address2250 HWY 93 S., KALISPELL, MT 59901 Name & LEGAL DESCRIPTION OF PROPERTY: Property Address. Assessor's Tract No (s) Lot No(s) 1/4 Sec Section Township Range GENERAL DESCRIPTION OF SUBDIVISION: Number of Lots or Rental Spaces Total Acreage in Subdivision 9.81 AC. l Total Acreage in Lots 734 AC Minimum Size of Lots or Spaces 6.835.05 sF Total Acreage in Streets or Roads a03 Ac Maximum Size of Lots or Spaces 21,168.69 SF Total Acreage in Parks, Open Spaces and/or Common Areas 0.44AC. PROPOSED USE(S) AND NUMBER OF ASSOCIATED LOTS/ SPACES: Single Family 4 LOTS Townhouse 26 L-oTs Mobile Home Park Duplex Apartment Recreational Vehicle Park Commercial Industrial Planned Unit Development Condominium Multi -Family Other APPLICABLE ZONING DESIGNATION & DISTRICT -1 ESTIMATE OF MARKET VALUE BEFORE IMPROVEMENTS $180-000.00 IMPROVEMENTS TO BE PROVIDED: Roads: Gravel Paved x Curb x Gutter x Sidewalks x Alleys Other _ Water System: Individual Multiple User Neighborhood Public Other x Sewer System: Individual Multiple User Neighborhood Public Other x Other Utilities: Cable TV x Telephone x Electric x Gas x Other — Solid Waste: Home Pick Up x Central Storage Contract Hauler Owner Haul _ Mail Delivery: Central Individual School District: Fine Protection: Hydrants x Tanker Recharge Fire District: Drainage System; PROPOSED EROSION/SEDIMENTATION CONTROL: VARIANCES: ARE ANY VARIANCES REQUESTED? YES (yes/ no) If yes, please complete the information below: SECTION OF REGULATIONS CREATING HARDSHIP: EXPLAIN THE HARDSHIP THAT WOULD BE CREATED WITH STRICT COMPLIANCE WITH REGULATIONS PROPOSED ALTERNATIVE(S) TO STRICT COMPLIANCES WITH ABOVE REGULATIONS: F, PLEASE ANSWER THE FOLLOWING QUESTIONS IN THE SPACES PROVIDED 1. Will the granting of the variance be detrimental to the public health, safety or general welfare or injurious to other adjoining properties? 2. Will the variance cause a substantial increase in public costs? 3. Will the variance affect, in any manner, the provisions of any adopted zoning regulations, Master Plan or Growth Policy? 4. Are there special circumstances related to the physical characteristics of the site (topography, shape, etc.) that create the hardship? 5. What other conditions are unique to this property that create the need for a variance? 3 APPLICATION CONTENTS: The subdivider shall submit a complete application addressing items below to the Kalispell Planning Department at least thirty five (35) days prior to the date of the Planning Board meeting at which it will be heard. 1. Completed preliminary plat application. 2. 4 copies of the preliminary plat. 3. One reproducible set of supplemental information. (See Appendix A of Subdivision Regulations for the city where the subdivision is proposed.) 4. One reduced copy of the preliminary plat not to exceed 11" x 17" in size. 5. Electronic copy of the application materials, including the preliminary plat, either copied onto a disk or emaifed to plan �alispell.com (Please note the maximum file size to email is 20mg) b. A bona fide legal description of the subject property and a map showing the location and boundaries of the property. 7. Application fee based on the schedule on page 1 of this application and made payable to the City of Kalispell. I hereby certify under penalty of perjury and the laws of the State of Montana that the information submitted herein, on all other submitted forms, documents, plans or any other information submitted as a part of this application, to be true, complete, and accurate to the best of my knowledge. Should any information or representation submitted in connection with this application be untrue, I understand that any approval based thereon may be rescinded, and other appropriate action taken. The signing of this application signifies approval for the Kalispell Planning staff to be present on the property 91r routine monitoring and inspection during the approval and development proc (Applicant) /,-z/* /17 (Date) S Slopeside Engineering August 8, 2017 Team Development, LLC PO Box 1642 Brush Prairie, WA 98606 Attention: Mr. Brian Wells Subject: Geotechnical Investigation Akers Acres Kalispell, Montana Slopeside Job No. 17-453 At your request, Slopeside Engineering, LLC (Slopeside) has conducted a geotechnical investigation for the planned Akers Acres Subdivision in Kalispell, Montana. The Vicinity Map, Figure 1, shows the general location of the site. The investigation was conducted to evaluate subsurface materials, conditions at the site, and develop recommendations for site preparation, earthwork, general foundation guidelines, subsurface drainage, utility trench backfill, asphaltic concrete (AC) pavement sections, and an unpaved fire lane. The investigation included a review of existing subsurface information for the site vicinity, subsurface explorations, field and laboratory testing, and engineering analyses. This report describes the work accomplished and provides our conclusions and recommendations for use in the design and construction of the proposed project. Slopeside has strived to perform the investigation and develop recommendations in a manner consistent with the degree of care that is presently standard to the geotechnical engineering profession. PROJECT DESCRIPTION The project site is located on the south side of Kalispell, Montana. The subsurface explorations were conducted in the vicinity of the planned improvements and are shown on the Site Plan, Figure 2. Available design details and information provided by the Project Team indicate the proposed subdivision will consist of residential lots with a possibility of high density housing, with utilities and asphaltic concrete paved road access. In addition, we understand an unpaved fire lane skslop esideeng@gmail.com 406-270-3480 181 Deerfoot Trail xKalispell, MT, 59901 Akers Acres - Kalispell, Montana Slopeside Engineering, LLC access may be constructed prior to overall site development. We anticipate one- and two-story single family residences with concrete slab -on -grade floors or crawl spaces will be planned for the majority of the lots. No below grade finished spaces are planned for this development. We anticipate that maximum column and continuous wall loads will be less than 50 kips and 3 kips per lineal ft, respectively. We anticipate utility trench depths will range from about 6 to 12 ft deep. As previously discussed with the Project Team, if apartment complexes taller than 2-stories are planned, we recommend additional explorations and recommendations be provided. The project site has historically been used as a small farm with a residence, out buildings, and a pasture. The site is relatively flat. We anticipate earthwork will be limited to maximum cuts and fills of 5 ft thick. SITE DESCRIPTION General The project site is bordered by a residential developments to the north, south, and west, with Airport Road and the new elementary school site bordering the development to the east. Existing structures consist of a residence, a detached garage, a small barn, and a shed. Topography Review of the available topographic survey information and observations on the site indicate the site is relatively flat. The low area of the site appears to be about in the middle of the north site boundary, in the vicinity of Boring B-3. Geology The project site lies in the Rocky Mountain Trench bounded by the Salish Mountains to the West and the Swan Range to the East. The trench was traversed by the Flathead Glacier and was covered by substantial areas of glacial lakes during recession of the ice mass. The surficial geology of the area consists of silts and clays deposited by glacial lakes. These soils are underlain by glacial till soils consisting of silty gravel with large cobbles and boulders that were deposited during glaciation of the area. SUBSURFACE CONDITIONS General Subsurface materials and conditions at the site were investigated on July 6, 2017 with four borings, designated B-1 through B-4. The borings were drilled to depths of 15.3 ft below the ground surface. The approximate locations of the subsurface explorations are shown on Figure 2. A detailed discussion of the field exploration and laboratory testing programs completed for this investigation are provided in Appendix A. Logs of the borings are provided in Appendix A on Figures I through 4A. Soils Typical soils observed at the ground surface consist of silt topsoil over laminated lakebed Page 2 Akers Acres - Kalispell, Montana Slopeside Engineering, LLC deposits comprised of silt, silty clay, and lean clay soils. For the purpose of discussion, the materials and soils disclosed by the sub surface investigation have been grouped into the following categories: 1. TOPSOIL 2. SILT, Silty CLAY, and Lean CLAY 1. TOPSOIL. All borings advanced for this project encountered topsoil comprised of silt with abundant organics at the ground surface. The topsoil is generally dark brown with a heavily rooted zone to a depth of about 3 to 6 inches; however, abundant roots and a disturbed cultivated zone were observed to depths of about 12 inches. The relative consistency of the topsoil is medium stiff to stiff based on standard penetration test (SPT) blow counts of 6 to 29 blows per ft. Moisture contents of the topsoil range from 16 to 21 percent of the soil's dry weight. The topsoil is underlain by Glacial Lakebed deposits comprised of silt, silty clay and lean clay soils. 2. SILT, Silty CLAY, and Lean CLAY. Glacial Lakebed deposits comprised of laminated silt, silty clay, and lean clay, with periodic lenses of sandy siltwere encountered beneath the topsoil layer at a depth of 12 inches in all borings advanced for this project. The fine grained soils tend to strength diminish with depth as the moisture contents increase. SPT blow counts of 4 to 27 blows per ft indicate the Glacial Lakebed deposits are medium stiff to very stiff. Moisture contents range from 21 to 36 percent. All explorations advanced for this project were terminated in this soil unit at a depth of 15.3 ft below the ground surface. Groundwater Groundwater was observed in all borings advanced for this investigation. Two inch diameter perforated PVC pipes were installed in Borings B-1, B-3, and B-4 for periodic groundwater measurements. Groundwater depths were measured on July 13, 2017, approximately 1 week after drilling. The groundwater depths were measured at 7.85, 6.33, and 6.56 ftbelow the ground surface in Borings B-1, B-3, and B-4, respectively. ENGINEERING ANALYSIS General Our understanding is the proposed subdivision will consist of residential lots with utility construction and asphaltic concrete paved roads. Additional improvements will consist of stormwater detention basins to assist with managing stormwater runoff. Planned residences will consist of one- to two-story structures with no basements or below grade finished spaces. We anticipate that maximum column and continuous wall loads will be less than 50 kips and 3 kips per lineal ft, respectively. Asphaltic concrete paved roadways will provide access to the residential lots. We anticipate utility trench depths will range from about 6 to 12 ft deep. Planned earthwork will consist of cuts and fills up to about 5 feet thick. An unpaved fire lane access is also planned for the site and will likely be constructed prior to construction of the subdivision. Page 3 Akers Acres - Kalispell, Montana Slopeside Engineering, LLC Site Preparation Site stripping will need to be conducted in all planned development areas. The removal of topsoil should extend down to native undisturbed fine grained soils. Based on observations during the subsurface investigation, we anticipate site stripping will be necessary across the entire site planned for development. The topsoil and cultivated zone will likely range from about 9 to 15 thick, with an average stripping thickness of about 12 inches. Thicker areas of topsoil/organic material should be anticipated in low lying areas such as depressions, swales, and near the toe of existing slopes. Based on past experience, the near surface fine grained soils encountered during this investigation have a relatively high fines contents and little cohesion. As a result, these soils can be easily disturbed and strength diminished during construction, particularly in relatively high moisture content areas and where seepage or surface water is allowed to pond and infiltrate. Therefore, positive site drainage is of critical importance to both construction and long-term performance of the planned structures and roadways. It is anticipated that surface runoff could provide water to the project area. Surface diversion systems should be considered necessary and will assist in maintaining the undisturbed soils and temporary slope stability of the excavations. Earthwork We understand it is desirable to use on -site soils for the construction of Structural Fills and utility trench backfill, when allowed by the City of Kalispell Standards. Near surface, on -site soils consist primarily of fine-grained, moisture -sensitive silt, silty clay, and lean clay. Soils encountered beneath the topsoil zone are suitable for Structural Fill construction as long as the soils are free of organics or other deleterious materials, and cobbles and boulders larger than 4 inch maximum size are removed. Compaction of Structural Fill and utility trench backfill should be accomplished when moisture contents are within 3 percent of the optimum moisture content as determined by ASTM D698. Observations in the upper 10 ft of soil during the subsurface and laboratory investigations revealed that the in situ soils are typically wet of the optimum moisture content as determined by ASTM D698, indicating some moisture conditioning may be necessary to approach the optimum moisture content for compaction. Use of on -site, fine grained soils will be a weather -sensitive earthwork operation. It should be realized that fine grained soils can be difficult to compact, particularly during wet or cold weather. Construction of Structural Fill using fine grained soils during relatively wet weather or when temperatures are below freezing (including nightly low temperatures), will significantly reduce the efficiency of earthwork operations. Limiting mass grading to the relatively dry and warm late spring, summer or early fall months will reduce the likelihood of weather affecting construction operations. Foundation Design Footings shall be established in the native, stiff to very stiff fine grained soils, or compacted Structural Fill. Assuming Slopeside's recommendations are followed, we anticipate the site will be suitable for typical residential construction with above grade finished spaces. Due to the presence of a relatively high groundwater level, Slopeside recommends basements and below grade living spaces not be allowed in this subdivision. However, crawl spaces with a Page 4 Akers Acres - Kalispell, Montana Slopeside Engineering, LLC finished level less than or equal to 2.5 ft from the current site elevations should be suitable. Slopeside recommends foundation drains and emergency sump pumps be installed at all residences that contain a crawl space. The drains and pumps shall be outlet at locations suitable to the civil engineer. Dampproofing or waterproofing shall be provided consistent with the desired level of protection. A vapor retarding membrane (installed per the manufacturer's recommendations) beneath slab -on -grade floors should be considered in areas where moisture sensitive flooring is planned, and where extra precaution against moist floors is desired. RECOMMENDATIONS 1.0 General Site Preparation 1.1 The removal of topsoil and other organic material, including the clearing and grubbing of surficial vegetation and root zones, should be accomplished within the construction zone prior to any earthwork construction. We anticipate an average stripping thickness of about 12 inches will be required to remove organic material, rooted, and cultivated zones. However, stripping thicknesses will likely fluctuate and could range from 9 inches to 15 inches thick. In addition, all existing foundations, and below grade improvement shall be removed in areas where existing residences and structures are present. Following removal of surface organics and previously constructed improvements, the underlying soils should be evaluated by a qualified geotechnical engineer for suitability as subgrade material. Following the evaluation, earthwork operations can proceed. 1.2 Surface drainage should be established to direct runoff away from the construction area. 1.3 Soils encountered at the site are primarily fine-grained, moisture -sensitive soils that are easily disturbed by construction activities and traffic when moisture contents are greater than the optimum moisture content as determined by ASTM D698. Care should be taken to minimize construction traffic over moisture sensitive subgrade soils. During wet weather conditions or when moisture contents are greater than the optimum moisture content for compaction, haul roads with a minimum gravel thickness of 2 feet should be constructed over the planned subgrade. The gravel should consist of a well -graded pit run gravel with a maximum size of 3 inches with no more than 10 percent passing the No. 200 sieve. Geotextile fabric placed between the fine-grained soils and gravel for the haul road will reduce the risk of continued maintenance of the haul road during construction. Provided that the haul road is constructed over undisturbed native subgrade soils stripped of organics, it can be used as a portion of the subbase course for the roadways. 1.4 The stability of construction excavations and associated worker safety are the responsibility of the contractor in accordance with current OSHA regulations; this responsibility may require design by a registered professional engineer. Based on the predominant soil types encountered during our investigation, temporary construction excavations that are to be planned in accordance with OSHA provisions should assume Type B material conditions for Page 5 Akers Acres - Kalispell, Montana Slopeside Engineering, LLC the native fine grained soils. Actual subsurface conditions at the time of excavation should be observed by a geotechnical engineer to determine whether slope flattening, bracing or other stabilization is necessary due to seepage or other unexpected conditions. 2.0 Excavation, Earthwork, and Construction Materials 2.1 Based on the subsurface and laboratory investigations, we anticipate subgrade soil moisture contents will be near or greater than the optimum moisture content for the soil in most areas. Track -mounted hydraulic excavators equipped with smooth -lipped buckets should be used to accomplish excavation to subgrade in all Structural Fill, roadway and foundation areas. The use of track -mounted equipment will reduce the risk of disturbing the underlying moisture -sensitive, fine-grained soils. Rubber -tired equipment, including graders and scrapers, used within 2 feet of subgrade elevation will greatly increase the risk of disturbing the underlying subgrade soils. 2.2 Structural Fill constructed within proposed building footprints, roadways, engineered slopes, sidewalks, beneath utilities, and other areas that are settlement -sensitive shall be comprised of soils that are free of organics and deleterious materials. All Structural Fill material shall be placed in no greater than 8-inch thick lifts and compacted to a minimum of 95 percent of the maximum dry density as determined by ASTM D698. In addition, the moisture content of the Structural Fill at the time of compaction shall be within 3 percent of the optimum moisture content as determined by ASTM D698. Cobbles and boulders larger than 4 inches maximum size should not be used as fill material. Structural Fills shall consist of on -site soils or be from a material source approved by our geotechnical engineer and meet the following composition guidelines: The sand and gravel -size particles comprising the fill should be hard, durable rock materials that will not degrade by moistening or under mechanical action of the compacting equipment; i.e. not shale or other clayey rock types. The binder/fines should have maximum Liquid Limit and Plasticity Index values of 25 and 10 percent, respectively. No frozen, organic, or other deleterious materials should be present in the Structural Fill. 2.3 In the event fill operations are planned for the relatively wet fall, winter and spring months, the fill material shall be comprised of granular Structural Fill free of organics and deleterious materials. All granular Structural Fill material shall be compacted to a minimum of 95 percent of the maximum dry density as determined by ASTM D698. In addition, the moisture content of the granular Structural Fill at the time of compaction shall be within 3 percent of the optimum moisture content as determined by ASTM D698. Granular Structural Fills shall consist of aggregate from a material source approved by our geotechnical engineer and meet the following gradation and composition guidelines: Page 6 Akers Acres - Kalispell, Montana Slopeside Engineering, LLC Screen or Sieve Size Percent Passing by Weight 3-inch 100 1'/z-inch 85-100 No. 4 30-60 No. 200 10 maximum The sand and gravel -size particles comprising the fill should be hard, durable rock materials that will not degrade by moistening or under mechanical action of the compacting equipment; i.e. not shale or other clayey rock types. The binder/fines should have maximum Liquid Limit and Plasticity Index values of 25 and 10 percent, respectively. No frozen, organic, or other deleterious materials should be present in the Structural Fill. 2.4 Fill placement shall be observed and tested by our geotechnical site representative. Any areas of rutting, excessive deformation, or other non -uniform performance should be moisture conditioned and recompacted, or removed and replaced, as recommended by our geotechnical engineer. 3.0 Site Drainage 3.1 Finished site grades should be positively sloped away from foundation and backfill zones. Upslope grading should be designed and maintained to route runoff away from the building areas. 4.0 Asphaltic Concrete Pavement 4.1 In preparation for subbase placement, the subgrade shall be proof -rolled with a loaded 10 yd3 dump truck and evaluated for yielding, deflecting, and "pumping" areas. Any areas where rutting, yielding, or other non -uniform subgrade performance is observed, should be repaired and improved as recommended by our geotechnical engineer. Undisturbed native silt, silty clay, or lean clay soils, or Structural Fill compacted to a minimum of 95 percent of the maximum dry density and within 3 percent of the optimum moisture content as determined by ASTM D698 are the assumed pavement subgrade materials. 4.2 The following flexible pavement thickness design sections assume typical low volume residential light duty traffic assumptions apply. The pavement sections assume construction procedures and material requirements as outlined in the Montana Public Works Standard Specifications, Sixth Edition, 2010, are followed. Page 7 Akers Acres - Kalispell, Montana Slopeside Engineering, LLC Pavement Component Thickness (inches) Asphaltic Concrete Pavement 4 3/4 inch minus Crushed Base Course 3 3 inch minus Subbase Course 12 5.0 Unpaved Fire Lane Access Road 5.1 In preparation for subbase placement, the subgrade shall be proof -rolled with a loaded 10 yd3 dump truck and evaluated for yielding, deflecting, and "pumping" areas. Any areas where rutting, yielding, or other non -uniform subgrade performance is observed, should be repaired and improved as recommended by our geotechnical engineer. Undisturbed native silt, silty clay, or lean clay soils, or Structural Fill compacted to a minimum of 95 percent of the maximum dry density and within 3 percent of the optimum moisture content as determined by ASTM D698 are the assumed pavement subgrade materials. 5.2 The following unpaved road thickness design section assumes a permanent unpaved road to be accessed by fire trucks. This unpaved road section is also suitable for construction traffic over moisture sensitive fine grained soils. The roadway section assumes construction procedures and material requirements as outlined in the Montana Public Works Standard Specifications, Sixth Edition, 2010, are followed. In addition, drainage of the subbase course layer shall be provided if the subgrade elevation is below surrounding elevations. Pavement Component Thickness (inches) Surface Course - 3/4 inch minus Crushed Base Course 6 Subbase Course - 3 inch minus Subbase Gravel 18 Geotextile Fabric - Mirafi 500X or Equivalent --- 6.0 Construction Services and Quality Control 6.1 Geotechnical observation should be provided to monitor the site preparation, earthwork, and sitework stages of construction. These geotechnical services should ascertain that subsurface conditions are reasonably consistent with those determined by our investigation, and that site and foundation preparation are consistent with our recommendations. CONCLUSION The foregoing recommendations present our initial geotechnical input for design and construction of the project. In order for these recommendations to be properly incorporated in the subsequent design and construction stages we recommend that our geotechnical engineering staff remain involved with the project to ascertain that our recommendations have been properly interpreted both during design and construction. These services will Page 8 Akers Acres - Kalispell, Montana Slopeside Engineering, LLC reduce the potential for misinterpretation of subsurface conditions and geotechnical design recommendations that are important in the preparation of project plans, specifications and bid documents. LIMITATIONS Slopeside Engineering, LLC, has strived to prepare this report in accordance with generally accepted geotechnical engineering practices in this area solely for use by the client for design purposes and is not intended as a construction or bid document representing subsurface conditions in their entirety. The conclusions and recommendations presented are based upon the data obtained during the investigation as applied to the proposed design and construction details discussed in this report. The nature and extent of variations between the subsurface explorations may not become evident until construction. If variations are then exposed, it will be necessary to reevaluate the recommendations of this report. If changes in the concept and design data are planned, the recommendations contained in this report shall not be considered valid unless the changes are reviewed by our geotechnical engineer, and a written response is provided. Sincerely, NT� c� sas su►+�Yr� $ /g�j 7 tyo 15675 P Ao s/CB4 sroNP � Joshua Smith, PE Principal Geotechnical Engineer Page 9 4 ,I 1c' IL Y_ t�4 i � may(,, ! ;0 /. h Ai Project: Akers Acres Job Number: 17-453 Kalispell, Montana Date: August 8, 2017 Site Plan stopeside Slopeside Engineering, LLC Kalispell, MT ISk***,,Engineeringj FIGURE 2 APPENDIX A Field Explorations and Laboratory Testing Akers Acres - Kalispell, Montana Slopeside Engineering, LLC FIELD EXPLORATIONS AND LABORATORY TESTING FIELD EXPLORATIONS General The subsurface materials and conditions at the site were investigated by Slopeside on July 6, 2017, with four borings designated B-1 through B-4. The locations of the subsurface explorations are shown on the Site Plan, Figure 2. All field explorations were observed by an experienced engineer provided by our firm, who maintained a detailed log of the materials disclosed during the course of the work. The following subsections contain a detailed description of the field investigation completed for this project. Borings Borings B-1 through B-4 were completed to depths of 15.3 ft. The borings were drilled with hollow -stem auger techniques using a truck -mounted Mobile B61 drill rig provided and operated by Crowley Environmental Drilling of Butte, Montana. Disturbed samples were obtained from the borings at 2.5- to 5-ft intervals of depth. Disturbed samples were obtained using a standard split -spoon sampler and undisturbed samples were obtained using a thin - walled shelby-tube sampler when deemed appropriate. Atthe time of sampling, the Standard Penetration Test (SPT) was conducted. This test consists of driving a standard split -spoon sampler into the soil a distance of 18 in. using a 140-lb hammer dropped 30 in. The number of blows required to drive the sampler the last 12 in. is known as the Standard Penetration Resistance, or N-value. The N-values provide a measure of the relative density of granular soils, such as sand, and the relative consistency or stiffness of cohesive soils, such as silt and clay. The soil samples obtained in the split -spoon sampler were carefully examined in the field, and representative portions were saved in airtight plastic bags for further examination and physical testing in our laboratory. Logs of the borings are provided on Figures IA through 4A. Each log presents a descriptive summary of the various types of materials encountered and notes the depth where the materials and/or characteristics of the materials change. To the left of the descriptive summary, the numbers and types of samples taken during drilling operations are indicated. To the right, N-values are shown graphically, along with the natural moisture contents, Atterberg Limits, and Torvane shear strength values. LABORATORY TESTING General All samples obtained from the subsurface explorations were returned to our laboratory where the physical characteristics of the samples were noted, and field classifications were modified where necessary. The laboratory testing program completed by Slopeside for this project consisted of natural moisture contents. Natural Moisture Content Natural moisture content determinations were made in conformance with ASTM D2216. The results are shown on the boring logs, Figures IA through 4A. Page A-1 v 44 0 41 0 rn a A N rt v P a BORING LOG PROJECT: Akers Acres PROJECT NO.: 17-453 CLIENT: Team Development, LLC DATE: 07/06/17 LOCATION: See Site Plan ELEVATION: DRILLER: Crowley Environmental Drilling LOGGED BY: Joshua Smith METHOD: Hollow Stem Auger GW: s GW(2): t 7.85 ft B"7 File: 17453 Akers Acres Date Printed:%/%/2017 _ ^ w w o� co 6 < = ^ w w o� a °° MATERIAL DESCRIPTION TEST RESULTS Plastic Limit Liquid Limit water content • (percent) N-values ♦ (Blows per foot) 10 20 30 40 50 60 70 80 90 0 5 10 15 20 25 30 35 S-1 S-2 S-3 S-4 S-5 S-6 0.0 1.0 15.3 00 SILT; stiff, dark brown, abundant organics, (Topsoil and Cultivated Zone Silty CLAY to Lean CLAY; stiff to very stiff, gray, brown, and pinkish brown, (Laminated Lakebed Deposits) Layered silty clay, silt, lean clay, with periodic sandy silt lenses. Mottled rust below 4.5 ft. Wet below 6 ft. Medium stiff below 12 ft. Bottom of Boring B-1 @ 15.3 ft. 2 inch diameter slotted pvc pipe installed for periodic groundwater measurements. Groundwater measured at 7.85 ft below ground surface on July 13, 2017. Figure 1A PAGE 1 of 1 Slopeside Engineering, LLC v 41 44 0 v 0 rn a A N rt 4) P a BORING LOG PROJECT: Akers Acres PROJECT NO.: 17-453 CLIENT: Team Development, LLC DATE: 07/06/17 LOCATION: See Site Plan ELEVATION: DRILLER: Crowley Environmental Drilling LOGGED BY: Joshua Smith METHOD: Hollow Stem Auger GW: s GW(2). B-2 File: 17453 Akers Acres Date Printed:%/%/2017 _ ^ w w o� U) 6 < = ^ w w o� a °° MATERIAL DESCRIPTION TEST RESULTS Plastic Limit Liquid Limit water Content • (percent) N-values ♦ (Blows per foot) 10 20 30 40 50 60 70 80 90 0 5 10 15 20 25 30 35 - S-1 S-2000 S-3 S-4 S-5 S-6 0.0 1.0 —00 15.3 00 010 000 000 SILT; stiff, dark brown, abundant organics, (Topsoil and Cultivated Zone Silty CLAY to Lean CLAY; stiff to very stiff, gray, brown, and pinkish brown, (Laminated Lakebed Deposits) Layered silty clay, silt, lean clay, with periodic sandy silt lenses. Mottled rust below 4.0 ft Wet below 7 ft. Medium stiff below 8.8 ft. Bottom of Boring B-2 @ 15.3 ft. AE Groundwater encountered; however, not measured due to time required for equilibration. Figure 2A PAGE 1 of 1 Slopeside Engineering, LLC v 44 0 41 0 rn a A N rt v P a w a BORING LOG PROJECT: Akers Acres PROJECT NO.: 17-453 CLIENT: Team Development, LLC DATE: 07/06/17 LOCATION: See Site Plan ELEVATION: DRILLER: Crowley Environmental Drilling LOGGED BY: Joshua Smith METHOD: Hollow Stem Auger GW: s GW(2): = 6.33 ft B-3 File: 17453 Akers Acres Date Printed:%/%/2017 _ ^ w w o� co 6 < = ^ w w o� a ° MATERIAL DESCRIPTION TEST RESULTS Plastic Limit Liquid Limit water content • (percent) N-values ♦ (Blows per foot) 10 20 30 40 50 60 70 80 90 0 5 10 15 20 25 30 35 S-1 S-2 S-3 S-4 S-5 S-6 0.0 1.0 15.3 _0 000, 0000 0000 00 SILT; stiff, dark brown, abundant organics, (Topsoil and Cultivated Zone Silty CLAY to Lean CLAY; medium stiff to stiff, gray, brown, and pinkish brown, (Laminated Lakebed Deposits) Layered silty clay, silt, lean clay, with periodic sandy silt lenses. Mottled rust below 3.5 ft Wet below 6 ft. Bottom of Boring B-3 @ 15.3 ft. 2 inch diameter slotted pvc pipe installed for periodic groundwater measurements. Groundwater measured at 6.33 ft below ground surface on July 13, 2017. Figure 3A PAGE 1 of 1 Slopeside Engineering, LLC v 44 0 41 0 rn a A N rt v a w a BORING LOG PROJECT: Akers Acres PROJECT NO.: 17-453 CLIENT: Team Development, LLC DATE: 07/06/17 LOCATION: See Site Plan ELEVATION: DRILLER: Crowley Environmental Drilling LOGGED BY: Joshua Smith METHOD: Hollow Stem Auger GW: s GW(2): t 6.56 ft B-4 File: 17453 Akers Acres Date Printed:%/%/2017 _ ^ w w o� co 6 < = ^ w w o� a °° MATERIAL DESCRIPTION TEST RESULTS Plastic Limit Liquid Limit water content • (percent) N-values ♦ (Blows per foot) 10 20 30 40 50 60 70 80 90 0 5 10 15 20 25 30 35 S-1 S-2 S-3 S-4 S-5 S-6 0.0 1.0 15.3 00 0000 00, 000 SILT; stiff, dark brown, abundant organics, (Topsoil and Cultivated Zone Silty CLAY to Lean CLAY; medium stiff to stiff, gray, brown, and pinkish brown, (Laminated Lakebed Deposits) Layered silty clay, silt, lean clay, with periodic sandy silt lenses. Mottled rust below 4.0 ft Wet below 6 ft. Bottom of Boring B-4 @ 15.3 ft. 2 inch diameter slotted pvc pipe installed for periodic groundwater measurements. Groundwater measured at 6.56 ft below ground surface on July 13, 2017. Figure 4A PAGE 1 of 1 Slopeside Engineering, LLC abelin traffic services Prepared For: Traffic Impact Study Southside Estates Phase II Residential Development Kalispell, Montana Team Development LLC PO Box 1642 Brush Prairie, WA 98606 December, 2017 130 South Howie Street Helena, Montana 59601 406-459-1443 Southside Estates II Traffic Impact Study Kalispell, Montana Table of Contents A. Executive Summary--------------------------------------------------------------------------------------1 B. Project Description----------------------------------------------------------------------------------------1 C. Existing Conditions ........................................................................................ 1 Adjacent Roadways------------------------------------------------------------------------------2 TrafficCounts ........................................................................................ 3 Additional Developments ....................................................................... 3 Levelof Service ..................................................................................... 3 D. Proposed Development .............................................................................. 4 E. Trip Generation and Assignment................................................................4 F. Trip Distribution------------------------------------------------------------------------------------------6 G. Traffic Impacts Outside of the Development...............................................7 H. Impact Summary & Recommendations......................................................8 List of Figures Figure 1 — Proposed Development Site...................................................................2 Figure 2 — Proposed Development .......................................................................... 5 Figure 3— Trip Distribution ...................................................................................... 6 List of Tables Table 1— 2018 Level of Service Summary ..............................................................4 Table 2— Trip Generation Rates ............................................................................. 6 Table 3 — Future Level of Service Summary...........................................................7 Southside Estates II Traffic Impact Study Kalispell, Montana Southside Estates II Residential Subdivision Traffic Impact Study Kalispell, Montana A. EXECUTIVE SUMMARY The Southside Estates II Subdivision is a 9.8-acre, 56 unit residential development located south of Merganser Drive in Kalispell, MT. The project would produce 533 new daily trips in this area. As proposed, the Southside Estates II Subdivision would not create any additional roadway capacity problems in this area. All intersections on the surrounding road system will continue to operate at LOS B or better with the additional traffic from the proposed development. No roadway improvements or intersection modifications are necessary at this time. B. PROJECT DESCRIPTION This document studies the possible effects on the surrounding road system from the second phase of a proposed residential development located west of Airport Road and south of Merganser Drive in Kalispell, Montana. The development includes 56 residential lots and a new connection with Airport Road. This document identifies any traffic mitigation efforts that the development may require. A traffic study for the new South Elementary School was completed by Morrison Maierle in April 2017 which accurately address many of the impacts along this corridor through 2040 with the school and additional development in the area. That traffic study suggested that the Airport Road corridor would function without the need for additional improvements through full build -out of the school, but may require additional roadway improvements by 2040. These results provide a good overall evaluation of the future impacts along the Airport Road corridor. For this reason, this study address only the immediate impacts of the project at the adjacent intersection of Merganser Drive and the development's new approach onto Airport Road. C. EXISTING CONDITIONS The proposed development property currently consists of a 9.8-acre parcel of undeveloped land located west of Airport Road and south of Merganser Drive. The site is located between Airport Road and Phase I of the Southside Estates development. Merganser Drive currently provides access to 120 existing residential units and the home that are currently occupied and underway in the Southside Estates development. The Great Northern Historical Trail and U.S. Highway 93 Bypass are located to the west of the development site. The topography in this area is mostly flat. See Figure 1 for a location map of the proposed development. Abelin Traffic Services 1 December, 2016 Southside Estates II Traffic Impact Study Kalispell, Montana Adjacent Roadways Airport Road (MT 503) is a north/south minor arterial route which extends south from Highway 93. The road provides access to a variety of residential and commercial properties in the area. The posted speed limit north of Begg Park Drive is 35 MPH and then increases to 45 MPH south of Begg Park Drive. The road has a paved width of 44 feet with 12-foot driving lanes and on -street parking on both sides. Traffic data available from MDT indicates that the road currently carries 4,900 VPD south of 18th Street. Merganser Drive is a local route that provides access to the Ashley Park subdivision west of Airport Road. The road provides access to approximately 120 residential homes and the Abelin Traffic Services 2 December, 2016 Southside Estates II Traffic Impact Study Kalispell, Montana newly constructed homes in Phase 1 of the Southside Estates development. Merganser Drive has an urban paved width of 38-feet. The road currently carries 1,000 VPD. Traffic Counts The vehicle traffic data used for this report was obtained from the traffic impact study prepared by Morrison Maierle in April 2017 for the new South Elementary School. This study contains both current and projected traffic volumes for the intersections along Airport Road with and without the new South Elementary School. The existing traffic volume data also closely matches the traffic data collected by ATS in November 2015 along the corridor. The data from the Morrison Maierle study was used for consistency with the traffic study for the South Elementary School. Additional Developments The Southside Estates Subdivision Phase I is currently under construction west of Airport Road and is currently accessed from Merganser Drive. This 37 lot single-family residential development will receive a new access to the east through the Southside Estates II subdivision to Airport Road when completed. The projected traffic from this project was taken into account for this study. The new South Elementary School project is currently underway east of Airport Road just south of Merganser Drive. The school will ultimately serve 450 students when it is completed in 2018. The school will produce 580 daily vehicle trips in this area. Access to the school will be provided through three new approaches onto Airport Road south of Merganser Drive. The traffic study prepared for this project also suggests that the speed limit be lowered along this section of Airport Road from 45 MPH to 35 MPH with possible lower speed limits during the school drop-off and pick-up periods. Level of Service Using the data collected for this project, ATS conducted a Level of Service (LOS) analysis at area intersections. This evaluation was conducted in accordance with the procedures outlined in the Transportation Research Board's Highway Capacity Manual (HCM) - Special Report 209 and utilized the Highway Capacity Software (HCS) version 7.2. Intersections are graded from A to F representing the average delay that a vehicle entering an intersection can expect. Typically, a LOS of C or better is considered acceptable for peak -hour conditions. Table 1 shows the projected 2018 LOS for the AM and PM peak hours without the traffic from the proposed Southside Estates II development, but included the projected traffic from the new South Elementary School. The LOS calculations are included in Appendix Abelin Traffic Services 3 December, 2016 Southside Estates II Traffic Impact Study Kalispell, Montana B. The table shows that the existing intersections along Airport Road will operate within acceptable limits with the South Elementary School. No intersection modifications are currently needed in this area to improve capacity. Table 1 - Proiected 2018 LOS with New South Elementary School AM Peak Hour PM Peak Hour Intersection Delay (Sec.) LOS Delay (Sec.) LOS Airport Road & Merganser Drive 11.5 B 10.3 B Airport Road & New Approach at School 9.9 A 9.9 A D. PROPOSED DEVELOPMENT The development currently under consideration for this site includes 9.8 acres of land located west of Airport Road and south of Merganser Drive which would be developed into 56 residential lots. These lots may be a combination of single family homes and residential condominiums. For the purposes of this report, all of the lots were modeled as single-family homes which have higher trip generation rates and provides a more conservative result. Access to the Southside Estates II Subdivision would be provided through a new approach onto Airport Road 200 feet south of Merganser which will line up with the northern approach to the new South Elementary School. The Southside Estates II will also have an internal connection to the west into the Southside Estates Phase 1 development. The Southside Estates Subdivision site plan is shown in Figure 2. E. TRIP GENERATION AND ASSIGNMENT ATS performed a trip generation analysis to determine the anticipated future traffic volumes from the proposed developments using the trip generation rates contained in Trip Generation (Institute of Transportation Engineers, Ninth Edition). These rates are the national standard and are based on the most current information available to planners. A vehicle "trip" is defined as any trip that either begins or ends at the development site. ATS determined that the critical traffic impacts on the intersections and roadways would occur during the weekday morning and evening peak hours. According to the ITE trip generation rates, at full build -out the Southside Estates Phase II development would produce 42 AM peak hour trips, 56 PM peak hour trips, and 533 daily trips. See Table 2 for detailed trip generation information. In total the two developments combined (Southside Estates Phase I&II) will produce 70 AM peak hour trips, 93 PM peak hour trips, and 885 daily trips. Abelin Traffic Services 4 December, 2016 Southside Estates II Traffic Impact Study Kalispell, Montana Figure 2 - Proposed Southside Estates II Subdivision _ r K VNYSWDM il3A7 _s.IT'% Abelin Traffic Services 5 December, 2016 Southside Estates II Traffic Impact Study Kalispell, Montana Table 2 - THD Generation Rates AM Peak Total AM PM Peak Total PM Hour Trip Peak Hour Trip Peak Weekday Total Ends per Hour Trip Ends per Hour Trip Trip Ends Weekday Land Use Units Unit Ends Unit Ends per Unit Trip Ends Southside Estates I Subdivision 37 0.75 28 1 37 9.52 352 Southside Estates 11 Subdivision 56 0.75 42 1 56 9.52 533 TOTAL 70 93 885 F. TRIP DISTRIBUTION The traffic distribution and assignment for the proposed subdivisions was based upon the existing ADT volumes along the adjacent roadways and the peak -hour turning volumes. Traffic is expected to distribute onto the surrounding road network as shown on Figure 2. It should be noted that most of the traffic (90%) from the Southside Estates I Subdivision will likely use the new approach onto Airport Road along with the traffic from Southside Estates II Subdivision Traffic. Figure 3 - Trip Distribution 60% Merganser Drive m 0 Southside I I L Estates II CL Subdivision Q 40% Abelin Traffic Services 6 December, 2016 Southside Estates II Traffic Impact Study Kalispell, Montana G. TRAFFIC IMPACTS OUTSIDE OF THE DEVELOPMENT Using the trip generation and trip distribution numbers, ATS determined the future Level of Service for the area intersections. The anticipated intersection LOS with the Southside Estates Subdivision is shown in Table 3. These calculations are included in Appendix A of this report. The traffic projections also include the anticipated traffic from Southside I and the new South Elementary School. Table 3 indicates that the construction of the Southside Estates II Subdivision will not cause any roadway capacity problems along Airport Road. All area intersections will have sufficient capacity to handle the projected traffic volumes from the Southside Estates II Subdivision. ATS also reviewed the left- and right -turn lane warrants for Airport Road at Merganser Drive and the new approach based on the recommended practices from the MDT Road Design Manual. This analysis showed that the current traffic volumes are below the recommended threshold for the installation of left -turn or right -turn deceleration lanes for a 45 MPH roadway at these intersections and should remain that way for the near future. The turn -lane warrant calculations are included in Appendix C of this report. The speed limit reductions recommended with the new South Elementary School traffic study would be beneficial to all of the developments in this area. The developers should also ensure that any crosswalks developed for the South Elementary school can be easily accessed by residents of the Southside Estates development. Table 3 -Future Level of Service Summary AM Peak Hour PM Peak Hour Intersection Delay (Sec.) LOS Delay (Sec.) LOS Airport Road & Merganser Drive* 12.0 B 10.8 B Airport Road & New 13.0/10.3 B/B 12.1/10.7 B/B Approach at School * Westbound/Eastbound Side Street LOS and Delay The biggest challenge facing this section of Airport Road will be with the eventual need to widen the road to improve capacity. In the future it is highly likely that traffic volumes along Airport Road will increase to the point where a center left -turn lane will be needed throughout this section. When this occurs, the existing access configurations will cause some difficulties in creating left -turn bays for all of the different approaches and driveways. As a general rule, approaches should be spaced at least 300 feet apart to allow for the future creation of left -turn bays on arterial roadways. Many of the approaches along this section of road are less than 300 feet apart and many are offset from each other. Lining up the approach to the Southside Estates with the northern approach for the South Elementary School was a good step for improving the access configuration in this area. The approach to Merganser Drive is only 200 feet north of the Abelin Traffic Services 7 December, 2016 Southside Estates II Traffic Impact Study Kalispell, Montana school approach and will likely cause lane configuration issues if a left -turn lane were created in this area in the future. The City may want to explore options for reconnecting Merganser Drive south to the Southside Estates approach, although this connection would require ROW acquisition through an existing residential area. Additionally, the City may want to consider making the middle approach to the new South Elementary School an exit only approach. This approach is just 200 feet from the proposed southern approach to the school and is not ideally configured for entering vehicles. If this approach were changed to exit only it would allow for more turn bay options on Airport Road and would likely improve vehicle circulation patters and prevent congestion within the school road network. H. IMPACT SUMMARY & RECOMMENDATIONS As proposed, the Southside Estates II Subdivision would not create any additional roadway capacity problems in this area. All intersections on the surrounding road system will continue to operate at LOS B or better with the additional traffic from the proposed development. No roadway improvements or intersection modifications are necessary at this time. Abelin Traffic Services 8 December, 2016 APPENDIX A Traffic Model 5 2 _ a ± s o a u _ V) ƒ /-§ 0 0 0 m- o t 75 CL C 4 41 It 4 r t % m e % e o$ o� m � m q &o $ m a § / \ # = 2 s 0 § = a a m 0 0 \ _ I $ m V) @ 5 2 _ a ± 0 o a u _ V) 0 { o\ 0 0 0» 0 0 t � CL e C 4 r I*J1 t # e m e o\ o 2 § m E u m q CL o k a 3 ~ S g \ # a) = 2 e \ d § a a j / § 0 \ \ f '° \ (D E \ / \ # V)/ Co M O r-I O J 00 r-I O N O O t U 01 i E _ � C o v > E +, (0 L 01 L O W W 0 = 7 U m a) 01 O (n 7 G } V) H a Z * r► 007-- M I f) M rI Z * to 00 I, 00 N 00 M l0 r-I m N «1iL► Zy.) M m 00 r-I t U f6 O L Q Q a v 72 O V) N N «1iL► Zy.) r-I 00 N N N t U f6 O L Q Q a v 72 O V) O N N 4L 1f 00 O �* 4L 1f t CL e / a _ / � $q 5 2 _ a 0 5 V) a) o� 3ƒ \ r4 m R S$ @§ a 3 0 5 § .� cok _ » Ln a) \ = \ \ j \ u Ep / $ & < > / _ § d \ 7 \ ±\/ 2 Ln _ a-2 5 2 _ a / a 0 5 } _ / � p \ V) \ o » \ # t CL e o $r14 m m % _ » � � � o � § cok m a ) \ e \ � e \ u Ep 0 $ & < f s > ] 2 — Q ¢ ƒ \ / ° -le\ } u @ \ 0 \ V e < " = # 2 APPENDIX B LOS Calculations HCS7 General Information Two -Way Stop -Control Report Site Information Analyst RLA Intersection Merganser & Airport Road Agency/Co. ATS Jurisdiction City of Kalispell Date Performed 12/4/2017 East/West Street Merganser Drive Analysis Year 2018 North/South Street Airport Road Time Analyzed AM Peak With School Intersection Orientation North -South Project Description Southside Estates II Lanes Peak Hour Factor Analysis Time Period (hrs) 0.90 0.25 Major Street: North -South Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L T R U L T R U L T R Priority 10 11 12 7 8 9 1U 1 2 3 4U 4 5 6 Number of Lanes 0 1 0 0 0 0 0 0 1 0 0 0 1 0 Configuration LR LT TR Volume, V (veh/h) 38 62 38 193 187 8 Percent Heavy Vehicles (%) 3 3 3 Proportion Time Blocked Percent Grade (%) 0 Right Turn Channelized No No No No Median Type/Storage Undivided Critical and Follow-up Headways Base Critical Headway (sec) Critical Headway (sec) Base Follow -Up Headway (sec) Follow -Up Headway (sec) Delay, Queue Length, and Level of Service Flow Rate, v (veh/h) 111 42 Capacity, c (veh/h) 665 1345 v/c Ratio 0.17 0.03 95% Queue Length, Q95 (veh) 0.6 0.1 Control Delay (s/veh) 11.5 7.8 Level of Service, LOS B A Approach Delay (s/veh) 11.5 1.5 Approach LOS B Copyright © 2017 University of Florida. All Rights Reserved. HCS7M TWSC Version 7.2 Generated: 12/11/2017 9:55:02 AM MergAMxtw HCS7 General Information Two -Way Stop -Control Report Site Information Analyst RLA Intersection Merganser & Airport Road Agency/Co. ATS Jurisdiction City of Kalispell Date Performed 12/4/2017 East/West Street Merganser Drive Analysis Year 2018 North/South Street Airport Road Time Analyzed PM Peak With School Intersection Orientation North -South Project Description Southside Estates II Lanes Peak Hour Factor Analysis Time Period (hrs) 0.90 0.25 Major Street: North -South Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L T R U L T R U L T R Priority 10 11 12 7 8 9 1U 1 2 3 4U 4 5 6 Number of Lanes 0 1 0 0 0 0 0 0 1 0 0 0 1 0 Configuration LR LT TR Volume, V (veh/h) 12 34 34 179 158 34 Percent Heavy Vehicles (%) 3 3 3 Proportion Time Blocked Percent Grade (%) 0 Right Turn Channelized No No No No Median Type/Storage Undivided Critical and Follow-up Headways Base Critical Headway (sec) Critical Headway (sec) Base Follow -Up Headway (sec) Follow -Up Headway (sec) Delay, Queue Length, and Level of Service Flow Rate, v (veh/h) 51 38 Capacity, c (veh/h) 735 1349 v/c Ratio 0.07 0.03 95% Queue Length, Q95 (veh) 0.2 0.1 Control Delay (s/veh) 10.3 7.7 Level of Service, LOS B A Approach Delay (s/veh) 10.3 1.4 Approach LOS B Copyright © 2017 University of Florida. All Rights Reserved. HCS7M TWSC Version 7.2 Generated: 12/11/2017 9:57:29 AM MergPM.xtw HCS7 Two -Way Stop -Control Report General Information Site Information Analyst RLA Intersection Southside & Airport Road -A Agency/Co. ATS Jurisdiction City of Kalispell Date Performed 12/4/2017 East/West Street Southside II/School Analysis Year 2018 North/South Street Airport Road Time Analyzed AM Peak With School Peak Hour Factor 0.90 Intersection Orientation North -South Analysis Time Period (hrs) 0.25 Project Description Southside Estates II Lanes ■■■■■■■IN Major Street: North -South Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L T R U L T R U L T R Priority 10 11 12 7 8 9 1U 1 2 3 4U 4 5 6 Number of Lanes 0 0 0 0 1 0 0 0 1 0 0 0 1 0 Configuration LR TR LT Volume, V (veh/h) 2 23 208 4 28 221 Percent Heavy Vehicles (%) 3 3 3 Proportion Time Blocked Percent Grade (%) 0 Right Turn Channelized No No No No Median Type/Storage Undivided Critical and Follow-up Headways Base Critical Headway (sec) Critical Headway (sec) Base Follow -Up Headway (sec) Follow -Up Headway (sec) Delay, Queue Length, and Level of Service Flow Rate, v (veh/h) 28 31 Capacity, c (veh/h) 768 1325 v/c Ratio 0.04 0.02 95% Queue Length, Q95 (veh) 0.1 0.1 Control Delay (s/veh) 9.9 7.8 Level of Service, LOS H A A Approach Delay (s/veh) 9.9 1.1 Approach LOS A Copyright © 2017 University of Florida. All Rights Reserved. HCS7M TWSC Version 7.2 Generated: 12/11/2017 9:58:21 AM SouthAMxtw HCS7 Two -Way Stop -Control Report General Information Site Information Analyst RLA Intersection Southside & Airport Road -A Agency/Co. ATS Jurisdiction City of Kalispell Date Performed 12/4/2017 East/West Street Southside II/School Analysis Year 2018 North/South Street Airport Road Time Analyzed PM Peak With School Peak Hour Factor 0.90 Intersection Orientation North -South Analysis Time Period (hrs) 0.25 Project Description Southside Estates II Lanes ■■■■■■■IN Major Street: North -South Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L T R U L T R U L T R Priority 10 11 12 7 8 9 1U 1 2 3 4U 4 5 6 Number of Lanes 0 0 0 0 1 0 0 0 1 0 0 0 1 0 Configuration LR TR LT Volume, V (veh/h) 2 9 204 2 9 183 Percent Heavy Vehicles (%) 3 3 3 Proportion Time Blocked Percent Grade (%) 0 Right Turn Channelized No No No No Median Type/Storage Undivided Critical and Follow-up Headways Base Critical Headway (sec) Critical Headway (sec) Base Follow -Up Headway (sec) Follow -Up Headway (sec) Delay, Queue Length, and Level of Service Flow Rate, v (veh/h) 12 10 Capacity, c (veh/h) 753 1332 v/c Ratio 0.02 0.01 95% Queue Length, Q95 (veh) 0.0 0.0 Control Delay (s/veh) 9.9 7.7 Level of Service, LOS H A A Approach Delay (s/veh) 9.9 0.4 Approach LOS A Copyright © 2017 University of Florida. All Rights Reserved. HCS7M TWSC Version 7.2 Generated: 12/11/2017 9:58:51 AM SouthPMxtw HCS7 General Information Two -Way Stop -Control Report Site Information Analyst RLA Intersection Merganser & Airport Road Agency/Co. ATS Jurisdiction City of Kalispell Date Performed 12/4/2017 East/West Street Merganser Drive Analysis Year 2018 North/South Street Airport Road Time Analyzed AM Peak With Southside II Intersection Orientation North -South Project Description Southside Estates II Lanes Peak Hour Factor Analysis Time Period (hrs) 0.90 0.25 Major Street: North -South Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L T R U L T R U L T R Priority 10 11 12 7 8 9 1U 1 2 3 4U 4 5 6 Number of Lanes 0 1 0 0 0 0 0 0 1 0 0 0 1 0 Configuration LR LT TR Volume, V (veh/h) 42 63 38 220 196 10 Percent Heavy Vehicles (%) 3 3 3 Proportion Time Blocked Percent Grade (%) 0 Right Turn Channelized No No No No Median Type/Storage Undivided Critical and Follow-up Headways Base Critical Headway (sec) Critical Headway (sec) Base Follow -Up Headway (sec) Follow -Up Headway (sec) Delay, Queue Length, and Level of Service Flow Rate, v (veh/h) 117 42 Capacity, c (veh/h) 634 1332 v/c Ratio 0.18 0.03 95% Queue Length, Q95 (veh) 0.7 0.1 Control Delay (s/veh) 12.0 7.8 Level of Service, LOS B A Approach Delay (s/veh) 12.0 1.4 Approach LOS B Copyright © 2017 University of Florida. All Rights Reserved. HCS7M TWSC Version 7.2 Generated: 12/11/2017 9:59:21 AM MergAMxtw HCS7 General Information Two -Way Stop -Control Report Site Information Analyst RLA Intersection Merganser & Airport Road Agency/Co. ATS Jurisdiction City of Kalispell Date Performed 12/4/2017 East/West Street Merganser Drive Analysis Year 2018 North/South Street Airport Road Time Analyzed PM Peak With Southside II Intersection Orientation North -South Project Description Southside Estates II Lanes Peak Hour Factor Analysis Time Period (hrs) 0.90 0.25 Major Street: North -South Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L T R U L T R U L T R Priority 10 11 12 7 8 9 1U 1 2 3 4U 4 5 6 Number of Lanes 0 1 0 0 0 0 0 0 1 0 0 0 1 0 Configuration LR LT TR Volume, V (veh/h) 15 35 35 197 187 39 Percent Heavy Vehicles (%) 3 3 3 Proportion Time Blocked Percent Grade (%) 0 Right Turn Channelized No No No No Median Type/Storage Undivided Critical and Follow-up Headways Base Critical Headway (sec) Critical Headway (sec) Base Follow -Up Headway (sec) Follow -Up Headway (sec) Delay, Queue Length, and Level of Service Flow Rate, v (veh/h) 56 39 Capacity, c (veh/h) 677 1307 v/c Ratio 0.08 0.03 95% Queue Length, Q95 (veh) 0.3 0.1 Control Delay (s/veh) 10.8 7.8 Level of Service, LOS B A Approach Delay (s/veh) 10.8 1.4 Approach LOS B Copyright © 2017 University of Florida. All Rights Reserved. HCS7M TWSC Version 7.2 Generated: 12/11/2017 9:59:48 AM MergPM.xtw HCS7 General Information Two -Way Stop -Control Report Site Information Analyst RLA Intersection Southside & Airport Road -A Agency/Co. ATS Jurisdiction City of Kalispell Date Performed 12/4/2017 East/West Street Southside II/School Analysis Year 2018 North/South Street Airport Road Time Analyzed AM Peak With Southside II Peak Hour Factor 0.90 Intersection Orientation North -South Project Description Southside Estates II Lanes Analysis Time Period (hrs) Major Street: North -South 0.25 Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L T R U L T R U L T R Priority 10 11 12 7 8 9 1U 1 2 3 4U 4 5 6 Number of Lanes 0 1 0 0 1 0 0 0 1 0 0 0 1 0 Configuration LTR LTR LTR LTR Volume, V (veh/h) 27 2 21 2 2 23 7 208 4 28 222 9 Percent Heavy Vehicles (%) 3 3 3 3 3 3 3 3 Proportion Time Blocked Percent Grade (%) 0 0 Right Turn Channelized No No No No Median Type/Storage Undivided Critical and Follow-up Headways Base Critical Headway (sec) Critical Headway (sec) Base Follow -Up Headway (sec) Follow -Up Headway (sec) Delay, Queue Length, and Level of Service Flow Rate, v (veh/h) 55 30 8 31 Capacity, c (veh/h) 504 712 1301 1325 v/c Ratio 0.11 0.04 0.01 0.02 95% Queue Length, Q95 (veh) 0.4 0.1 0.0 0.1 Control Delay (s/veh) 13.0 10.3 7.8 7.8 Level of Service, LOS B B A A Approach Delay (s/veh) 13.0 10.3 0.3 1.0 Approach LOS B B Copyright © 2017 University of Florida. All Rights Reserved. HCS7M TWSC Version 7.2 Generated: 12/11/2017 10:00:46 AM SouthAMxtw HCS7 General Information Two -Way Stop -Control Report Site Information Analyst RLA Intersection Southside & Airport Road -A Agency/Co. ATS Jurisdiction City of Kalispell Date Performed 12/4/2017 East/West Street Southside II/School Analysis Year 2018 North/South Street Airport Road Time Analyzed PM Peak With Southside II Peak Hour Factor 0.90 Intersection Orientation North -South Project Description Southside Estates II Lanes Analysis Time Period (hrs) Major Street: North -South 0.25 Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L T R U L T R U L T R Priority 10 11 12 7 8 9 1U 1 2 3 4U 4 5 6 Number of Lanes 0 1 0 0 1 0 0 0 1 0 0 0 1 0 Configuration LTR LTR LTR LTR Volume, V (veh/h) 18 2 14 2 2 9 23 205 2 9 184 29 Percent Heavy Vehicles (%) 3 3 3 3 3 3 3 3 Proportion Time Blocked Percent Grade (%) 0 0 Right Turn Channelized No No No No Median Type/Storage Undivided Critical and Follow-up Headways Base Critical Headway (sec) Critical Headway (sec) Base Follow -Up Headway (sec) Follow -Up Headway (sec) Delay, Queue Length, and Level of Service Flow Rate, v (veh/h) 38 14 26 10 Capacity, c (veh/h) 548 649 1324 1331 v/c Ratio 0.07 0.02 0.02 0.01 95% Queue Length, Q95 (veh) 0.2 0.1 0.1 0.0 Control Delay (s/veh) 12.1 10.7 7.8 7.7 Level of Service, LOS B B A A Approach Delay (s/veh) 12.1 10.7 0.9 0.4 Approach LOS B B Copyright © 2017 University of Florida. All Rights Reserved. HCS7M TWSC Version 7.2 Generated: 12/11/2017 10:01:11 AM SouthPMxtw APPENDIX C Turn -Lane Warrants �I m LL 1 a� W a t 3 CA i ca 10 co L 0 CL L all 13.3(8) INTERSECTION AT -GRADE December 2004 z co = Er � F F W 9 L' J LL 0 in 7 Z = F y i aLLI w W i7L C H N L z 0 w W f cn ._~-. L L L. a ` i w L w j r�r n rF ' J i 0 i Lr •w z w i O �W 1 = LL J i D '. zLU LLI C) ' x i U4 N .w mi t L - W _ - J )4� z F ! 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O C: _0 _0 co 0 co CO u wE Lu 0- LL 0 Ln EJ 0 m 'D 0 u 7L LL 0 E LU x 2: El 20: -1 0 m u 0 >1 0 LL LZ -i -i LL 0- C� u u ED 0- < u U) 0- w N U) n U) U) W 70 U) /O VJ N Y L N J � � ■ ■ ■ a C a C � 9 >N 2 C p N N N N E O W LL N N L L N N LL LL ------------ - -- - - - - - - - - - III HSVHfl flVLLIH T 'cnl lima F&J'arlmucal nva.L M 1 LLJ RI�13 IHJ [Mll� 11113[Allcll c"JuIll- ll�R.L 3 3 IN, F.LflQplcl- �,. Fla LU LU v 13 3 a H J mll� 11113[Allcll CIIIHIN ll�R.L F. L I cl- ,.. �— — it el II i II a II I II r--7 FI II Ej II pl II " 7'7 —A III I l imaF J'arlmu a nva� �n LU RII.»VHJ I1 ll.�1i1J[A!c CIIIHI llR.Lv I I -- I--==,-�r I 41- --- ; I -- I I 4t' l lima ninna-u J nVa.L £iland W VAJ2 3�O �SJVM IV ��H� l.Sr/ ./ 1 Southside Estates Phase 2 Variance Request Narrative Southside Estates Phase 2 is requesting a variance from the following subdivision regulation: "28.3.12 BLOCKS: A. Blocks shall be designed to assure traffic safety and ease of traffic control and circulation, to accommodate the special needs of the use contemplated and to take advantage of the limitations and opportunities of the topography. 2. Block lengths shall be not less than 250 feet or more than 600 feet." Our request is based upon the following: There is currently no provision for a north -south road provided along the north boundary. Merganser has a block length of approximately 1,600 feet along it's south side between Airport Road and Pintail Court. As such no connectivity to the existing neighborhood would be possible. Along the south boundary of Southside Estates Phase 2, there are currently 5 single family lots with 6 single family homes and various accessory buildings. The lots vary in size with the largest lot being around 1.6 Ac, followed by a 0.7 Ac lot and three 0.2 Ac parcels. All of these lots are currently under the auspices of Flathead County. These lots have access to Airport Road via a private road easement. South of these lots is a larger 6.8 Ac parcel which spans from Southside Estates Phase 1, on the west side, across to Airport Road, on the East. It does not seem likely that any of these parcels will be seeking annexation into the City in the near future. There is approximately 20 Ac of land, in two odd shaped parcels, to the South of this that could at some point in the future be developed however, in order to create the desired north -south connectivity, the developer would have to "cross" two parcels of private property. We believe that it is readily apparent that placing the requested ROW North of either of the three 0.2 Ac lots would be akin to condemning those lots. The lots are too small to accommodate a ROW and still contain single family residences. The East lot is too close to Airport Road and would not effectively provide a north -south access. This leaves the 1.6 Ac parcel to the west. We have been in contact with the property owner and the value placed on this property is substantially higher than the price indicated by a Comparative Market Analysis. Based on the above statements we would submit as follows: 1. The granting of this variance will not be detrimental to the public health, safety or general welfare or injurious to other adjoining properties; 2. The conditions on which the request for this variance is based are unique to the property on which the variance is sought and are not applicable generally to other property; 3. Because of the particular physical surroundings, shape, or topographical conditions of the specific property involved, an undue hardship to the owner would result, as distinguished by a mere inconvenience, if the strict letter of these Regulations is enforced; 4. This variance will not cause a substantial increase in public costs; and 5. This variance will not, in any manner, vary the provisions of any adopted zoning regulations, or Growth Policy. We therefore request that, given the particular physical surroundings and shape of the specific property along with the practicality that there does not appear to be a logical location for such a north -south connection, the Planning Board agree to the requested variance. The provision of a right of way heading south from the proposed east -west road would become an undue hardship. It is also possible that the neighboring parcels would consider the imposition of this ROW as a condemnation of their property and seek compensation from either the subdivider or the City. Alternatively the requirement for the ROW would create a situation where the land value is not commensurate with it's use. VNVINOW 'll3dSIIV)I Z 3SVHd S31ViS3 3GISHinos V) O W O z J 'y Q z D 0 m ! III I I 4 I I II III I II !t it I II I II I