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Staff Reports/Annexation, Zoning, Preliminary PlatTri-City Planning Office 17 Second Street East — Suite 211 Kalispell, Montana 59901 Phone: (406) 758-1850 Fax: (406) 751-1858 tricity@centurytel.net ww-w.tricitypianning-mt-com REPORT TO: Kalispell Mayor and City Council FROM: Narda. A. Wilson, Senior Planner Chris A. Kukuls1d, City Manager SUBJECT Annexation and Initial R-4 Zoning - Ashley Meadows Subdivision MEETING DATE: May 19, 2003 BACKGROUND: This is a request for an initial zoning designation of R-4, Two Family Residential, upon annexation to the city for property that lies near the northeast comer of Bluestone and Denver Avenue. The property contains approximately 4.4 acres and is intended for development as Ashley Meadows Subdivision, a 13-lot residential subdivision. City water and sewer would be extended to the site and the subdivision would be developed to City standards. The R-4 zoning district is a that allows single family dwellings and duplexes as permitted uses and has a minimum lot size requirement of 6,000 square feet. The property owner has an existing single family home on a portion of the original tract of record that has not been included in the subdivision and is shown as a "remainder" parcel. The property is presently zoned County R- 1, Suburban Residential, under the Flathead County Zoning Regulations. One of the recommended conditions of approval associated with the proposed subdivision plat was that the property where the applicant's house is located be annexed into the city prior to or concurrent with the filing of any final plat associated with the subdivision. As it will currently exist, the property where the house is located will be an island within the city of Kalispell. The property owner has no objection to the annexation of the property where his house is located into the city with the filing of the final plat for the subdivision. The Kalispell City Planning Board held a public hearing regarding this matter at a special meeting of April 29, 2003. A motion was made and passed unanimously to forward a recommendation that initial zoning for this property should be R-4, Two Family Residential, upon annexation to the city. RECOMMENDATION: A motion to adopt the first reading of the ordinance for R-4 zoning upon annexation would be in order. FISCAL EFFECTS: Minor positive impacts once fully developed. ALTERNATIVES: As suggested by the city council. Providing Community Planning Assistance To: • City of Kalispell • City of Whitefish • City of Columbia Falls Ashley Meadows Subdivision Annexation and Initial Zoning May 12,2003 Page 2 Respectfully submitted, Narda A. Wb son Senior Planner Report compiled: May 12, 2003 c: Theresa White, Kalispell City Clerk Chris A. Kukulski City Manager Attachments: Transmittal letter Staff report KA-03-6 and application materials Draft minutes from 4/29/03 planning board meeting Cost of services analysis TRANSMIT\KALISPEL\2003\KA03-6MEMO RESOLUTION NO. 4787 A RESOLUTION TO PROVIDE FOR THE ALTERATION OF THE BOUNDARIES OF THE CITY OF KALISPELL BY INCLUDING THEREIN AS AN ANNEXATION CERTAIN REAL PROPERTY, AS MORE PARTICULARLY DESCRIBED ON EXHIBIT "A", LOCATED IN SECTION 19, TOWNSHIP 28 NORTH, RANGE 21 WEST, P.M.M., FLATHEAD COUNTY, MONTANA, TO BE KNOWN AS ASHLEY MEADOWS ADDITION NO. 326; TO ZONE SAID PROPERTY IN ACCORDANCE WITH THE KALISPELL INTERIM ZONING ORDINANCE, AND TO DECLARE AN EFFECTIVE DATE. WHEREAS, the City of Kalispell has received a petition from Tim Knoll, the owner of property located at the northeast corner of Bluestone and Denver Avenue, requesting that the City of Kalispell annex the territory into the City, and WHEREAS, the Tri-City Planning Office has made a report on Tim KnolI's Annexation Request, #KA-03-6, dated April 22, 2003, and WHEREAS, the Kalispell City Planning Board and Zoning Commission recommended that the territory be zoned City R-4, Two Family Residential, upon annexation into the City of Kalispell, and WHEREAS, the City of Kalispell desires to annex said property in accordance with Title 7, Chapter 2, Part 46, Montana Code Annotated. NOW THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF KALISPELL AS FOLLOWS: SECTION I. That all the real property as described on Exhibit "A" be annexed to the City of Kalispell and the boundary of the City is altered to so provide, and shall be known as Ashley Meadows Addition No. 326. SECTION IL Upon the effective date of this Resolution, the City Clerk is directed to make and certify under the seal of the City, a copy of the record of these proceedings as are entered on the minutes of the City Council and file said documents with the Flathead County Clerk and Recorder. From and after the date of filing of said documents as prepared by the City Clerk, or on the effective date hereof, whichever shall occur later, said annexed territory is part of the City of Kalispell and its citizens and property shall be subject to all debts, laws and ordinances and regulations in force in the City of Kalispell and shall be entitled to the same privileges and benefits as are other parts of the City. SECTION III. The territory annexed by this Resolution shall be zoned in accordance with the Kalispell Interim Zoning Ordinance. SECTION IV. This Resolution shall be effective immediately upon passage by the City Council. PASSED AND APPROVED BY THE CITY COUNCIL AND SIGNED BY THE MAYOR OF THE CITY OF KALISPELL, THIS 19TH DAY OF MAY, 2003. Pamela B. Kennedy Mayor emi! Theresa White City Clerk Exhibit A A tract of land, situated, lying, and being in the Northeast quarter of the Northwest quarter of Section 19, Township 28 North, Range 21 West, P.M.,M,, Flathead County, Montana, and more particularly described as follows to wit Beginning at the Southeast comer of the Northeast quarter of the Northwest quarter of Section 19, Township 28 North, Range 21 West, P.M.,M., Flathead County, Montana, which is a found iron pin: Thence along the South boundary of said NW % NW'I S881,24'03"W 334.06 feet, Thence NOO" 1 9'24W 200.85 feet to the southerly R/W of a 60 foot road and utility easement; Thence along said R/W S88121'24W 167.33 feet to the Easterly R/W of a 60 foot city road known as Denver Avenue; Thence along said R/W NOOOI 7'58"W 250.73 feet; Thence N880 09'33"E 54.99 feet; Thence N00016'17'W 221.23 feet to the approximate thread of Ashley Creek; Thence along said thread the following six courses: S40037'34"E 188.58 feet S310 19'10'E 64.96 feet: S06"57'38'E 23.72 feet; S49012'59"E 63.20 feet; S42058'23"E 160.68 feet; S33034'59"E 17.24 feet; Thence leaving said thread S00018'10"E 383.01 feet to the point of beginning and containing 4.415 acres. Together with a 60 foot road and utility easement as shown hereon: Subject to and together with all appurtenant easements of record. Tri-City Planning Office 17 Second Street East — Suite 211 Kalispell, Montana 59901 Phone: (406) 758-1850 Fag: (406) 751-1858 tricity(a)cen to rvtel. net www.tricityplanning-mt.com May 12, 2003 Chris Kukulski, City Manager City of Kalispell P.O. Box 1997 Kalispell, MT 59903 Re: Ashley Meadows Annexation and Initial Zoning of R-4, Two Family Residential Dear Chris: The Kalispell City Planning Board met on April 29, 2003, and held a public hearing to consider a request by Tim Knoll for an initial zoning designation of R-4, Two Family Residential, upon annexation to the city. The property contains approximately 4.415 acres and is located on the northeast corner of Bluestone and Denver Avenue. The applicants are proposing City R-4, a Two Family Residential zoning district. The property is currently zoned County R-1, Residential. This request for annexation and initial zoning has been filed in conjunction with a proposal for a 13 lot residential subdivision. Narda Wilson of the Tri-City Planning Office presented staff report KA-03-6, evaluating the proposed zoning. Staff recommended initial zoning of City R-4, Two Family Residential based on the surrounding zoning and the Kalispell Growth Policy. At the public hearing there were two neighbors from Stratford Subdivision to the south who spoke in opposition to the density allowed under the proposed R-4 zoning because of issues related to additional traffic, lack of parks in the area and safety concerns. After the public hearing the board discussed the proposal and the density allowed under the R-4 zoning. The board agreed that the proposed zoning was consistent with the growth policy and other development that has taken place in the area. A motion was made and passed unanimously to forward a recommendation that initial zoning for this property should be R-4, Two Family Residential, upon annexation. Please schedule this matter for the May 19, 2003 regular city council meeting. You may contact this board or Narda Wilson at the Tri-City Planning Office if you have any questions regarding this matter. Providing Community Planning Assistance To: . r s„ of r-i,,mhia Fall, . rity of 1<511icnr11 • City of Whitefish • Ashley Meadows Subdivision - Annexation and Initial Zoning May 12, 2003 Page 2 Sincerely, Kalispell City Planning Board f, Ron Van Natta President RVN/NW Attachments: Petition to annex (original) Exhibit A - legal description Staff report KA-03-6 and application materials Draft minutes 4/29/03 planning board meeting c w/ Att: Theresa White, Kalispell City Clerk c w/o Att: Tim Knoll, 880 Sunnny-side Drive, Kalispell, MT 59901 Sands Surveying, 2 Village Loop, Kalispell, MT 59901 Ashley Meadows Subdivision Cost of Services Analysis Once annexed to the City, full City services will be made available to the property owner. Any necessary infrastructure associated with this development will be required to be constructed in accordance with the City of Kalispell's Design and Construction standards and any other development policies, regulations or ordinances that may apply. Number of Dwelling Units within the Subdivision 13 Estimated Increase in Population: (based on US Census Figure of 2.2 per household) IM Cost of Services Per capita costs • Fire: $68.84 per person per year. Additional costs to the fire department • Police: $110 per resident per year. Additional costs to the police department • Administration: $39.48. Additional cost to administration • Solid Waste: Additional cost to solid waste Lineal Feet Costs: (Lineal feet 540) • Roads: $1.14 per lineal foot Additional cost in road maintenance • Water: $3.44 per lineal foot Additional cost in water line maintenance • Sewer: $5.50 per lineal foot Additional cost in sewer maintenance Storm sewer maintenance costs: Average Square foot per lot - 11,842 Number of units x square foot x 0.0029 Total Anticipated Cost of Services: 29 x 68.84 = $ 1,996 29 x 110.00 = $3,190 29 x 39.48 = $1,145 none for five years 540 x 1.14 = $616 540 x 3.44 = $1,858. 540 x 5.50 = $2,970 11,842 x 13 x 0.0029 = $446 12 221 1 Anticipated Revenue Generated Assessments based on square footage: Average square foot per lot: 11,842 • Storm sewer assessment $0.0029 per square foot Revenue from storm sewer assessments 13 x 11,842 x 0.0029 = $446 • Street maintenance assessment $0.0059 per square foot Revenue from street maintenance assessments 13 x 11,842 x 0.0059 = $908 • Urban forestry assessment $0.00135 per square foot Revenue from urban forestry assessments 13 x 11,842 x 0.00135= $208 Special Assessments: There are no special assessments. General revenue: • Assessed value per dwelling: $175,000 Total assessed value: 13 x 175,000 = $2,275,000 Total taxable: 10,325,000 x 0.03543 = $80,603 • Total additional general revenue based on 152.39 mill levy: 80,603 x .15239 = $12,283 Total Additional Annual Revenue: $13,845 NOTE: This information is based upon assumptions regarding building valuations and does not take into consideration the build -out time or changes in methods of assessment and estimated costs associated with services. This information can only be used as a general estimate of the anticipated cost of services and revenue. TRANSMITTALS J 2003/ KA03-6COSTOFSVCS 2 KALISPELL CITY PLANNING BOARD & ZONING COMMISSION MINUTES OF A SPECIAL MEETING APRIL 29, 2003 CALL TO ORDER AND ROLL A special meeting of the Kalispell City Planning Board and CALL Zoning Commission was called to order at 7:00 p.m. Board members present were: Ron Van Natta, Rick Hull, Jean Johnson, George Taylor, Timothy Norton and Sue Ellen Anderson. Jim Atkinson was absent. Narda Wilson represented the Tri-City Planning Office. There were approximately 12 people in the audience. APPROVAL OF MINUTES Johnson moved and Taylor seconded the motion to approve the minutes of the Kalispell City Planning Board and Zoning Commission regular meeting of April 8, 2003. The motion passed unanimously. ASHLEY MEADOWS INITIAL A request for an initial zoning assignment of R-4, a Two ZONING UPON Family Residential district filed concurrently with a request ANNEXATION for a 13 lot residential subdivision on approximately 4.415 acres located at the NE corner of Blue Stone and Denver Avenue. ASHLEY MEADOWS A request for preliminary plat approval of a 13 lot residential SUBDIVISION subdivision on approximately 4.415 acres located at the PRELIMINARY PLAT northeast corner of Blue Stone and Denver Avenue in southwest Kalispell. STAFF REPORT Narda Wilson, with the Tri-City Planning Office, gave a RA-03-6 AND F.PP 03-3 presentation of staff reports KA-03-6 and KPP-03-3 evaluating the appropriate zoning designation and the preliminary plat. She noted area has had a substantial amount of subdivision activity over the last several years and this is an additional small area that has good development potential- The property is located on the east side of Denver Avenue, south of Sunnyside Drive and north of Stratford Subdivision. The property contains approximately 4.4 acres and the property owner is the applicant. They are proposing to subdivide the property into 13 lots, extend a road into the subdivision and extend water and sewer to service the subdivision. The infrastructure would be built to City standards which mean curbs, gutters, sidewalks and a landscape boulevard. In order to receive City services the owners are required to annex to the City. They R-4 zoning has been proposed. This will allow duplexes and single-family dwellings as permitted uses. The minimum lot size for the district is 6,000 square feet. Kalispell City Planning Board Minutes of the special meeting of April 29, 2003 Currently the property is listed in the County jurisdiction and it is zoned R-1. In the immediate area there is City R-4 zoning to the south and to the east in South Meadows. To the west is the City R-3 and the remaining area to west is zoned R-1, a County zoning designation that requires a one acreminimum lot size for newly created lots that are generally not on public sewer. The growth policy anticipates an urban density development in this area when City utilities are available. The -urban land use density is typically anticipated to be 4 to 12 dwelling units per acre and under the R-4 zone this would be well within that allowable density. This is consistent with the land use pattern in the area, the anticipated development under the growth policy and the type of single family and duplex development that would be anticipated. The staff is recommending that the planning board adopt the staff report KA-03-6 and recommend to the Kalispell City Council that the appropriate zoning would be R-4, Two Family Residential, upon annexation to the city. With regard to the subdivision, the applicant is proposing 13 lots on approximately e 4.4 with a remainder parcel where is house is located. The lots would be between 6,700 square feet and 32,000 square feet, well above the minimum lot size for R-4. The Knolls house lies to the south of the proposed internal access road and this property is not being included in the subdivision but will be left as a remainder tract. He would like to remain on his community well and on site sewage treatment system. Those are issues that Will have to be dealt with during the approval of the water and sewer facilities to the site. The general land use area is urban density to the south and to the west and to the southeast within the South Meadows subdivision where City utilities are available. The City will provide full public services to the subdivision once annexed. A hydrant will be brought and adequate turn around will be created for the fire trucks. The fire department would like to approve the fire access and suppression system prior to any combustibles being brought onto the site. , One distinguishing feature is Ashley Creek that runs along the north boundary of the property. The floodplain map 1815 that was revised in 1992 and establishes the floodplain elevation at 2928. All of the lots where houses would be constructed are well outside the 100-year floodplain area. Another significant feature of the site is a fairly steep slope along the north boundary going down to Ashley Creek. There is an approximately 20-foot drop between the top of the hill and the edge of floodplain. There is more concerned about the development of this area on steep slopes than the Kalispell City Planning Board Minutes of the special meeting of April 29, 2003 pncy,- 7 floodplain. Therefore a recommended conditional of approval is that a 40 x 40 building pad be indicated on lots 4 and 5 that is outside of the steep slope area and within the R-4 zoning setbacks. It appears that lots 3, 4 and 5 do not comply with the minimum lot width of the R-4 zoning designation which is 50 feet. Those lots will have to slightly reconfigure to comply with the minim -am lot width requirements. Lots 9 and 10 to the south are on a cul-de-sac and are considered irregularly shaped lots. The lot width is I measured from the building set back lines that is 15 feet. They meet the 50-foot minimum lot width. - A new access road will be developed off of Denver Avenue to serve this subdivision. This road does not bring a clean alignment with the extension of Bismarck. The offset between Bismarck and the new access road to the north is 100 feet. The subdivision regulations require a minimum offset of 125 feet thereby requiring that the applicant obtain a variance to the roadway alignment requirements. The reason for the variance to those roadway alignment requirements I is because Mr. Knoll's house is right in the middle of where the roadway extension would be were it to be extended in a straight line. This variance request went to the site development review committee along with the subdivision and it was a unanimous consensus that the City supports a recommendation for a variance to avoid requiring a relocation of Knoll's house. However, a reconsideration of alignment of roadway would be warranted because it would result in a better subdivision design and probably additional lots. The staff will continue to work with Mr. Knoll regarding this issue, but essentially a reconfiguration would end up with a new location for the cul-de-sac. Lots on the north and south of the roadway thereby making fall use of the infrastructure on both sides of the road. There are some practical reasons for not relocating the house because it is a split entry and would likely result in forsaking the entire structure which is only around ten years old. An additional variance is being south regarding the lot design. The subdivision regulations require lots have no greater depth than three times the width. The lots in the area to the north exceed the length to width ratio because they back up to the flood plain and steep slope area. There is an evaluation of the variance requests based on the evaluation criteria in the staff report. The subdivision regulations address variances and the two are being asked for dealing with the road alignment and the lot design. Both of the variances are based on unique circumstances that would result in a hardship to owner versus an Kalispell City Planning Board miniiteq ofthe sneci2l meetimy of Anril 29. 2003 inconvenience. With a variance regarding the lot configuration, the special circumstance in this situation, is the topography of the property and the shape of the property. It is an oddly shaped lot with a point to the north that is unusable. Essentially the lots would comply with the three to one length to width ratio of the steep slope and floodplain were removed. The property is within school District 5 and it can be estimated that this subdivision will generate and additional five to seven students into District 5 at full build out. An additional requirement for major subdivisions is parkland dedication and open space of 11 percent or one ninth of the area in lots. The environmental assessment notes that cash in lieu of parkland is being proposed in the amount of $3,8.87 which is based, on a- valuation of $10,000 per acre and unimproved value of the area in lots. The staff is making three recommendations to the planning board: (1) a recommendation for R-4 zoning upon annexation; (2) approval of the variance requests for the road alignment and length to width variance on the lot design and (3) approval of the subdivision subject to the conditions outlined in the staff report. A minor amendment to the conditions in the staff report is to delete the reference to "Denver Court" in condition 5 to read "the road within the subdivision shall be signed in accordance with policies of the Kalispell Public Works Department and the Uniform Traffic Control Devices Manual and be subject to review and approval of the Kalispell Fire Department." Denver Court is an issue for the applicant but will be ultimately left up to the fire department and public works department. The applicant can discuss the issue of the road name with that department. PUBLIC HEARING The public hearing was opened to those who wished to speak I on the issue. APPLICANT/AGENCIES Erica Wirtala, Sands Surveying, 2 Village Loop representing the applicant addressed the board asking that if additional question come up after the public hearing they would appreciate the opportunity to answer those questions. She reiterated the point that due to the location of the house, where the Knolls reside, it would create a considerable devaluation to the home if not a total loss. The Knolls believe that because of this it will be best to leave it in place and design the subdivision around it. The property where the house is located is not part of the subdivision. Ridgeview Kalispell City Planning Board Minutes of the special meeting of April 29, 2003 D- A Court has been granted an easement across this property but is not apart of the subdivision. The variance to the design criteria for road alignment of 125 feet from center line to center line of Bismarck and Ridgeview Court will have a minimal impact because it is a dead end street with traffic coming in and out for a cul-de-sac and not a through street. The road will only be used by the families of the 13 lots which will limit the traffic flow. On the issue of the second variance request of the 3 to 1 length to width ratio, the homes on the designated lots will be building homes to the front portions of the properties and the remainder of those lots will remain in acreage. They will comply with the design standards for the City. The applicant has chosen "cash in lieu of parkland" because there is a lot north of the project that the City is attempting to purchase and Begg Park in the immediate area. Tim Knolls, 880 Sunnyview Drive, stated he started two years ago to building one house on 4.4 acres for one of his children. He went through the County and thought he could split the property into four one acre lots. But because of state laws that are in place and after visiting with Dick Amerman and Narda Wilson, he decided to look into developing a small subdivision instead. In looking at development in the area they are trying to make the area appealing to neighbors. He stated that they have lived in their home for ten years and have seen substantial growth during that period. Ron Van Natta indicated they have received two written comments from Sue Paulson and from David Smirnow in opposition to the subdivision and the board we will take time to look at those letters at the conclusion of the hearing.' PUBLIC COMMENT Luke Knoll, 880 Sunnyview Drive stated he would be building in this area so he can raise family in a nice home and area. The cul-de-sac will reduce traffic in the area and he asked the board for their support on the project. Paul Hustead, 3036 Trumble Creek Road stated that he represents H & H Custom Carpentry and that they that would be building houses in this area. He noted that he has lived in this area and feels that this development would be a good fit in with the other houses in the area. Because he lived in the Flathead Valley area, he can understand the growth issues and concerns. The houses that he will be building will be single family and one or two stories which will blend in with the other homes in this area. Sue Polson, 1827 Bluestone stated that she wrote one of the Kalispell City Planning Board Minwets of the sm-.cial mectinp, of Anril 29. 2003 letters that the board received. She is not opposed to development, but is interested in the city council addressing some of her issues. The R-1 zoning currently assigned to this property is single family and she moved to this area for the zoning. She currently lives in an area with an R-4 zoning and she does not want massive amounts townhouses, like much of Ashley Park, abutting her property. She wants the quiet family life style that is in the neighborhood now. She questioned why if zoned R-4 it does not include the Knoll home and why if it is in the City it would remain on septic and well. If there is a subdivision then everyone needs to be on City water and sewer. She knows it will add additional cost but with subdividing, the cost can be made up. She is concerned about the number of children in the subdivision. In the current area there are 22 children and the area attracts families because of the relatively cheaper cost of the housing. There is a need to address the traffic and safety concerns of children playing in the area. You can read other concerns in regard to the zoning in the letter she wrote and she will try to answer any questions. Dave Smirnow, 1819 Bluestone stated that he is a new residence from Ohio. Since he is from large cities, he has seen unplanned growth of country space. The planning in this case seems haphazard and piece meal. He would like to see a more cogent approach to development. He is not opposed to development but it needs to be done in a rational, well thought out way including green space and parks near to homes, without the risk of children being injured by cars or other moving vehicles. He would like to have these close to his home. The cost of housing in this area is reasonable for the Valley and many young families and children are moving in with. increased traffic: as a result. Without park land and play areas, there is a significant risk of injury to the children and pedestrians as well as disturbance to the character of the neighborhood. He is glad to hear that the Knolls are staying in area; because it is reassuring that the quality of the housing and nature of the lots will be in tune with the surrounding neighborhoods. However, from the density of the houses in this section town, he is concerned about what impact this mode of development will bring to the area. Because he has seen urban sprawl take over farmlands in other areas, he is worried about sprawl in these areas and does not want it to happen here. No one else wished to speak and the public hearing was closed. MOTION Johnson moved and Anderson seconded a motion to accept the requested initial zoning of R-4 upon annexation to the city of Kalispell and adopt the staff report, KA-03-6 as findings of fact. Kalispell City Planning Board Minutes of the special meeting of April 29, 2003 D- A BOARD DISCUSSION George Taylor said that this development is consistent with the growth policy that the planning board recommended and the city council adopted. Ron Van Natta noted that it is consistent with the growth policy for this area because it is designated as an area for urban residential development in the growth policy. This zoning certainly fits that criteria and is consistent with the zoning of the area. Jean Johnson commented that the subject property is totally surrounded by similar types of zoning and that the requested zoning seems to be consistent with the area. Van Natta noted that the R-4 does allow for townhouses or duplexes and that there is the potential for that type of development to occur. Norton asked if there would be a need for a variance to the zoning. Wilson responded that the zoning issue is addressed by condition 9 of the preliminary plat that the lots within the subdivision be reconfigured so that all lots meet the 50 foot lot width requirement of the R-4 zoning district. So they do have the ability to rearrange the lots just by a minor redesign thereby getting them to comply with zoning. That would not require a variance. When the subdivision comes in for final plat approval there would be a redesign on that so those lots would meet those 50 foot lot width and would also designated a 40 x 40 foot building pad is off of the steep slope to the north and as a result may end up loosing a lot. Taylor asked about the statement of moving the house would be a hardship but not an inconvenience and if that would render condition 13 a moot point. Wilson responded that condition 13 states that "consideration" be given to relocating the house which would result in a better design. if ultimately Mr. Knoll decides that he does not want to move the house, then the proposed design would stay in place. By putting in that reconsideration to relocate the house to allow for the alignment and extension of Bismarck, it would allow the redesign of the subdivision without further preliminary plat review before the planning board and council. With that condition it is recognized that the redesign is the preferred alternative. Mr. Hull asked if Mr. Knoll owns the lot to the north and it was answered that he does not, but rather has a shared well agreement with the property owners. As a follow-up to some of the questions that arose at the meeting, Wilson noted that in one of letters there was a reference to multi -family development. The R-4 zoning does not allow multi -family development as either a_permitted or Kalispell City Planning Board Miniit­ nfthP c"PciAl MPPtinu of Anr" " 'Yn(" conditionally permitted use but rat -her it anticipates single- family and duplexes as the primary uses. It would be essentially the same type and size of development that they have in Stratford Subdivision immediately to the south. Typically with the R-4 zones, you are not seeing any more 25 percent of the lots being developed in a duplex fashion. Wilson noted that leaving the Knoll property where the house sits as an island in the county could cause some confusion with emergency service personnel. It was a -unanimous recommendation from the site review committee to require that the property be annexed and this was included as one of the conditions of approval. It is recommended that the property be annexed into the city concurrent with the first phase of final plat, approval. This is from practical stndpoimt and also for, emergency purposes. Logistically this makes sense. Van Natta said that Mr.. Smirnow mentioned parks which has been a problem that we have dealt with before. There has been talk of a park north of Sunnyside, but he is not sure if anything has materialized. It is difficult with less than one, acre to develop a park in every area. Wilson noted that the City subdivision regulations have criteria that the City will not accept anything under a one acre site for parkland. A homeowner's association could develop the 0.3 acres instead of the cash in lieu of parkland, but it would be a private homeowners park that would be owned and maintained by a homeowner's association. Small parks do not generally provide adequate recreational space. Taylor asked if the applicants had any issues with the remainder portion being annexed. Wirtala responded that they were did not object to being annexed and realized it was a condition of approval. ROLL CALL I The motion passed unanimously on a roll call vote. MOTION (MAIN) Johnson moved and Anderson seconded a motion to adopt the findings in staff report KPP-03-3 as findings of fact and recommend to the Kalispell City Council that the subdivision be approved subject to the 16 conditions outlined in the staff report. MOTION (VARIANCE ON Johnson moved and Anderson seconded a motion to adopt THE LOT DESIGN) staff report KPP-03-3 . as findings of fact and grant the variance to the requirement "that no lot shall have a greater depth that 3 times its average width, unless the lot width is greater that two hundred feet." Kalispell City Planning Board Minutes of the special meeting of April 29, 2003 Pave R BOARD DISCUSSION Hull said it seemed to be a typical hardship where there is something unusual about the property that requires and allows a variance. In this case because of the steep, slope, he thinks a variance makes sense. Van Natta agreed with the above, and it is situation where we are coming up against a creek and there are some kinds of odd boundaries that have to be dealt with. He is in concurrence. ROLL CALL The motion passed unanimously on a roll call vote. MOTION (VARIANCE TO Johnson moved and Anderson seconded a motion that staff THE ROAD OFF -SET report KPK-03-3 be adopted as findings of fact and that a REQUIREMENTS) variance be granted to the requirement that "two streets meeting a third street from an opposite side shall meet at the same point or there center lines shall be offset by at least 125 feet for local roads and 300 feet for arterials." BOARD DISCUSSION Jean Johnson would normally be opposed to the variance but given the circumstances in this instant, he would be in favor of it. Norton agreed with Johnson, that under the circumstances of the house being there, he does not think that 25 feet is going to make a huge amount of difference on visibility or safety. ROLL CALL The motion passed unanimously on a roll call vote. ROLL CALL (MAIN MOTION) The motion passed unanimously on a roll call vote. AMENDED PLAT OF LOT 3, A request for a preliminary plat approval of the Amended Plat DALEY FIELD of Lot 3 of Daley Field Subdivision, a four lot commercial subdivision on approximately 7.41 located on the west side of Highway 93 across from Kelly Road. STAFF REPORT HPP-03-4 Wilson noted that this property is located on the west side of Hwy 93 directly across from Kelly Road. Rosauers lies to the north, the water resources board to the south along with Penco and Big I R and the Kalispell City Airport adjoins this property to the west. Lot 3 is part of a subdivision the City of Kalispell did when Daley Field was subdivided into three lots and sold. The ballfields were relocated to the Kalispell Youth Athletic Complex in Section 36. The property is in the Airport Urban Renewal District and this property was sold shortly after the district was created that was intended to do some improvements to the City airport. The current property owner is now coming before the board and asking for approval of a four lot commercial subdivision on the property that was previously owned by the City and part of Daley Field Kalispell City PIa ming Board PETITION TO ANNEX. AND NOTICE OF WITHDRAWAL FROM RURAL FIRE DISTRICT The undersigned hereinafter referred to as Petitioner(s) respectfully petition the City Council of the City of Kalispell for annexation of the real property described below into the City of Kalispell. The Petitioner(s) requesting City of Kalispell annexation of the property described herein and further described in Exhibit A hereby mutually agree with the City of Kalispell that immediately upon annexation of the land all City of Kalispell municipal services will be provided to the property described herein on substantially the same basis and in the same manner as such services are provided or made available to other properties within the rest of the municipality. Petitioner(s) hereby state that there is no need to prepare a Municipal Annexation Service Plan for this annexation pursuant to Section 7-2-4610, M.C.A. since the parties are in agreement as to the provision of municipal services to the property requested to be annexed. The Petitioner(s) further herein express an intent to have the property as herein described withdrawn from theme IiQ l/2L! Rural Fire District under the provisions of Section 7-33-2127, Montana Code Annotated, amend that incorporated into this Petition to Annex is the Notice requirement pursuant to said Section; and that upon proper adoption of an ordinance or resolution of annexation by the City Council of the City of Kalispell, the property shall be detracted from said district. In the event the property is not immediately annexed, the Petitioner(s) further agree(s) that this covenant shall run to, with, and be binding upon the title of the said real property, and shall be binding upon our heirs, assigns, successors in interest, purchasers, and any and all subsequent holders or owners of the above described property. This City hereby agrees to allow Petitioner(s) to connect and receive the utilities from the City of Kalispell. etitioner/Owner Petitioner/Owner Please return this petition to: Tri-City Planning Office 17 2n' St East, Suite 211 Kalispell MT 59901 NOTE: Attach Exhibit A STATE OF MONTANA ) : ss County of Flathead County On this _/ 7day of _/�Zp nc 11 —W-3, before me, the undersigned, a Notary Public for the State of Montana, personally appeared og eA-&-z known to me to be the person whose name is subscribed to the foregoing instrument and ackmowledged to me that he/she executed the same. IN WITNESS WHEREOF, I have hereunto set my hand and affixed my Notary Seal the day and year in this certificate first above written. } 3 - 1 t. Notary Public, State of Montana Residing at My Commission expires: STATE OF MONTANA ) .., ;;.. , ., ss County of Flathead County On this day of , before me, the undersigned, a Notary Public for the State of Montana, personally appeared known to me to be the person whose name is subscribed to the foregoing instrument and acknowledged to me that he/she executed the same. IN WITNESS WHEREOF, I have hereunto set my hand and affixed my Notary Seal the day and year in this certificate first above written. Notary Public, State of Montana Residing at My Commission expires: _ STATE OF MONTANA ) ss County of Flathead On this day of , before me, the undersigned, a Notary Public for The State of Montana, personally appeared and the and respectively, of the corporation that executed the foregoing instrument, and the persons who executed said instrument on behalf of said corporation, and acknowledged to me that such corporation executed the same. IN WITNESS WHEREOF, I have hereunto set my hand and affixed my Notary Seal the day and year in this certificate first above written. Notary Public, State of Montana Residing at My Commission expires ASHLEY MEADOWS SUBDIVISION / TIM KNOLL REQUEST FOR INITIAL ZONING OF R-4 UPON ANNEXATION TRI-CITY PLANNING OFFICE STAFF REPORT #KA-03-6 APRIL 22, 2003 A report to the Kalispell City Planning Board and the Kalispell City Council regarding the initial zoning of R-4 upon annexation to the city on property in southwest Kalispell. A public hearing has been scheduled before the planning board for April 29, 2003 beginning at 7:00 PM in the Kalispell City Council Chambers. The planning board will forward a recommendation to the Kalispell City Council for final action. BACKGROUND INFORMATION This report evaluates the appropriate assignment of a City zoning classification in accordance with Section 27.03.010(4) of the Kalispell Zoning Ordinance. The developer has petitioned annexation and initial zoning classification of R-4, a Two Family Residential district. The property is in the County zoning jurisdiction and is zoned County R-1, a Suburban Residential district. This property will be annexed under the provisions of Sections 7-2-4601 through 7-2-4610, M.C.A., Annexation by Petition. The request for annexation and initial zoning has been filed concurrently with a preliminary subdivision plat, Ashley Meadows. A. Petitioner and Owners: Technical Assistance: Tim Knoll 880 Sunnyside Drive Kalispell, MT 59901 (406) 755-8627 Sands Surveying, Inc. 2 Village Loop Kalispell, MT 59901 (406) 755-6481 B. Location and Legal Description of Property: The property proposed for annexation lies east of Lone Pine View Estates, south of Sunnyside Drive and north of Stratford Subdivision Phase 1. The property proposed for annexation and initial zoning can be described as a portion of Assessor's Tract 7AACAA and Assessor's Tract 7ABA located in Section 19, Township 28 North, Range 21 West, P.M.M., Flathead County, Montana. C. Existing zoning: The property is currently in the County zoning jurisdiction and is zoned R-1, Suburban Residential. The suburban residential district is intended to serve as an area where limited density would be encouraged such as in the 100-year floodplain or on steep slopes or in areas where estate type development is anticipated. D. Proposed Zoning: City R-4, Two -Family Residential, has been proposed for the property. The R-4 zoning district allows duplexes and single-family dwellings as permitted uses. The minimum lot size for the district is 6,000 square feet and a minimum lot width of 50 feet with setbacks of 15 feet in the front, ten feet in the rear and five feet on the sides. E. Size: The area proposed for annexation and zoning contains approximately 4.4 acres. F. Existing Land Use: Currently this property is being used for residential and there is a single-family residence located on the property near the southwest comer of the site. G. Adjacent Land Uses and Zoning: The immediate area is characterized by single- family homes on urban sized lots in the area to the east and single-family homes on the larger lots to the lots to the west and north. North: Large lot subdivision with single-family homes, County R- 1 zoning East: Single-family homes; City R-4 and County R- 1 zoning South: Stratford Subdivision, City R-4 zoning. West: Single family homes, City R- 1 zoning H. General Land Use Character: The area can be described as a transitional area between the urban areas of Kalispell to the east and the more rural undeveloped area of the county to the west. The immediate area is characterized by single-family homes on urban sized lots in the area with larger single-family homes on the larger lots to the lots to the west and north. An urban density residential subdivision, Lone Pine View Estates, lies immediately to the west of this property and the Stratford Subdivision, an urban density subdivision is currently under development on approximately 30 acres to the south of this property. I. Availability of Public Services and Extension of Services: Public services, including City water and sewer, can be provided to this site and will be done in accordance with the City of Kalispell's Extension of Services Plan and in accordance with Kalispell's Design and Construction Standards. EVALUATION BASED ON STATUTORY CRITERIA The statutory basis for reviewing a change in zoning is set forth by 76-2-205, M.C.A. Findings of fact for the zone change request are discussed relative to the itemized criteria described by 76-2-203, M.C.A. 1. Does the requested zone comply with the growth policy? The property is designated by the Kalispell Growth Policy future land use map as "Urban Residential" which anticipates residential development with a density of between four to 12 dwelling units per acre. Because of the provision of public water and sewer to the site, the proposed R-4 zoning designation is in compliance with the future land use designation for the area. The R-4 zoning has a minimum lot size requirement of 6,000 square feet with each lot allowing a duplex or a base density of one dwelling per 3,000 square feet. This same development pattern is reflected in the R-4 zoned subdivision to the east, South Meadows, where most of the lots are single-family and townhouse units as well as the Stratford Subdivision to the south and Sunnyside Subdivision to the west, which is currently under development. The proposed zoning is in compliance with the anticipated land use for the area with anticipates a mix of single-family and duplex dwellings in urban residential areas. 4 2. Is the requested zone designed to lessen congestion in the streets? Once the property is developed, all of the improvements and infrastructure will be constructed to city standards. Traffic in the area will increase. The requested zoning designation and subsequent development of the site will not lessen congestion in the streets in the area, but is anticipated to occur as development of the area continues. 3. Will the requested zone secure safety from fire, panic, and other dangers? Adequate access and public facilities are available to the site in the case of an emergency. There are no features related to the property which would compromise the safety of the public. New construction will be required to be in compliance with the building safety codes of the City which relate to fire and building safety. All municipal services including police and fire protection, water and sewer service is available to the area and will be extended as part of the development of this property at some point in the future. 4. Will the requested zone promote the health and general welfare? The requested zoning classification will promote the health and general welfare by restricting land uses to those that would be compatible with the adjoining properties and providing a place for new housing in the community. 5. Will the requested zone provide for adequate light and air? Setback, height, and coverage standards for development occurring on this site are established in the Kalispell Zoning Ordinance to insure adequate light and air is provided. 6. Will the requested zone prevent the overcrowding of land? As previously noted this area has been anticipated for urban residential development and now that public water and sewer are in close proximity an R-4 zoning designation is appropriate. The anticipated density falls within the proposed R-4 zoning designation. All public services and facilities will be available to serve this subdivision. An overcrowding of land would occur if infrastructure were inadequate to accommodate the development in the area. This is unlikely to occur. 7. Will the requested zone avoid undue concentration of people? Minimum lot standards and use standards as well as subdivision development standards will avoid the undue concentration of people at the time the property is developed. 3 8. Will the requested zone facilitate the adequate provision of transportation, water, sewerage, schools, -parks, and other public requirements? All public services and - facilities are currently available or can be provided to the property. Development should be encouraged in areas where these services are available. 9. Does the requested zone give consideration to the -particular suitability of the property for particular uses? The proposed R-4 zoning district is consistent with the surrounding zoning and land uses in the area and gives due consideration of the suitability of this property for the permitted uses in the district. 10. Does the _ requested zone give reasonable consideration to the character of the district? The general character of the area to the east is urban sized lots for residential development. The same type of development can be anticipated to occur on this property and will be consistent with the character of the district. 11. Will the proposed zone conserve the value of buildings? Value of the buildings in the area will be conserved because the R-4 zoning will promote compatible and like uses on this property as are found on other properties in the area. 12, Will the requested zone encourage the most appropriate use of the land throughout the municipality? Urban scale residential development should be encouraged in areas were services and facilities are available such as is being proposed on this parcel. The proposed zoning is consistent with the future land use designations for the area and surrounding zoning in the area. It is recommended that the Kalispell City Planning Board and Zoning Commission adopt Staff Report #KA-03-6 as findings of fact and recommend to the Kalispell City Council that the initial zoning for this property upon annexation be R-4, Two Family Residential. REPORTS\KA\03\KA03-6.DOC M .19 Tri-City Planning Office 17 Second St East, Suite 211 Kalispell, MT 59901 Phone: (406) 751-1850 Fax: (406) 751-1858 PETITION FOR ANNEXATION AND INITIAL ZONING CITY OF KALISPELL NAME OF APPLICANT: 1 ' T� t D MAIL ADDRESS:_ l , j 6u—n t1`�/ S ! Gee.. _ CITY/STATE/ZII':_ KGU i � e-fl � M T 59 qO % PHONE: 1P 2j" INTEREST IN PROPERTY: Owner Other Parties of Interest to be Notified: PARTIES OF INTEREST: JAG nd 5 JryV ey%-Q , In L MAIL ADDRESS: Z Yt 1 arse + i)bD CITY/STATE/ZIP: �' I oy-) MT 5,)90I PHONE: INTEREST IN PROPERTY: ho t {.a-1 S Uo ['?d ri PLEASE COMPLETE THE FOLLOWING: Address of the property: Legal Description: � e— aAuhe Lam! EW /! lg1 't- A (Lot and Block of Subdivision; Tract #) NE T2� P-2-1 W "raEcf -:I-48A (Section, Township, Range) (Attach metes `and nbounds as Exhibit A) The present zoning of the above property is: Coyn- IQ / n The proposed zoning of the above property is: G� C)� W 15 L�°T__ f l _K' y State the changed or changing conditions that make the proposed amendment necessary: rare e 15 The signing of this application signifies that the foregoing information is true and accurate based upon the best information available and further grants approval for Tri-City Planning staff to be present on the property for routine inspection during the annexation process. a r / 1-7- (Applicant) (Date) �~ APPLICATION PROCESS APPLICABLE TO ALL ANNEXATION AND INITIAL ZONING APPLICATIONS 1. Pre -Application Meeting: A discussion with the planning director or designated member of staff must precede filing of this application. Among topics to be discussed are: compliance with the master plan, compatibility of proposed zoning with surrounding zoning classifications and the application procedure. 2. Completed application form. Completed Petition to Annex form including an Exhibit A, legal description of the property. 4. Annexation and Initial Zoning Fee made payable to the Tri-City Planning Office. 5. Fee Schedule None 6. A bona fide legal description of the property from a recent survey, title report or deed which accurately describes the property to be annexed. H:\FRDO\FORMS\APPFORMS\KANNX.DOC 0� Tri-City Planning, Office 17 Second Street East - Suite 211 Kalispell, ?Montana 59901 Phone: (406) 751-18550 Fax: (406) 7:51-1858 tricitv@centurvtel.net MEMORANDUM TO: Kalispell City Staff and Other Interested Parties FROM: Narda A. Wilson, Senior Planner April 29, 3003 - Kalispell City Planning Board Regular Meeting DATE: April 9, 2003 Attached with this memo is information relating to items that will go before the planning board on the above referenced date- 1. A request by Tim Knoll for an initial zoning designation of R-4, Two Family residential upon annexation to the city of Kalispell on approximately 4.415 acres of property located at the northeast corner of Bluestone and Denver Avenue. This zoning designation anticipates single family and duplex or townhouse dwellings. The property is currently in the County zoning jurisdiction and is zoned R-1, Residential. A preliminary plat for 13 lots as described below is being filed concurrently with the annexation and zoning request. The property proposed for annexation and zoning can be described as a portion of Assessor's Tract 7AACAA and Assessor's Tract 7ABA located in Section 19, Township 28 North, Range 21 West, P.M.M., Flathead County, Montana. 2. A request by Tim Knoll for preliminary plat approval of Ashley Meadows, a 13 lot subdivision located on the northeast corner of Bluestone and Denver Avenue. This plat would create 13 lots intended for residential development on approximately 4. 15 and a remainder parcel where an existing single family home will remain. All of the lots in the subdivision would be served by public sewer and water and would be developed in accordance with City of Kalispell standards. The preliminary plat is being submitted in conjunction with the annexation of the property and designation of initial zoning of R-4, Two Family Residential, The property can be described as a portion of Assessor's Tract 7AACAA and Assessor's Tract 7ABA located in Section 19, Township 28 North, Range 21 West, P.M.M., Flathead County, Montana. A reauest by Muron Develo-oment for prelir ='ai-v plat approval of the Amended mot .3 01 Dalev Field Subdivision, a ;our lot commercial subdivision on ar,r-roxiinaLeiv 7-41- acres located on :he -vest side of Hwr 93 across :1-rom ':lae -lots -vouid be served 'Dv an Inter cul-de-sa c ac and ovpubac sewer ?7-ovidins-y 3aimunity 1-annin.4z-lssistanee7a: )f X-Jisi)efl, Referrals KPB 4/29/03 mtg April 10, 2003 Page 32 and water in accordance with City of Kalispell standards. The property can be described as Lot 3 of Daley Field 1 located in Section 20, Township 28 North, Range 21 West, P.M.M., Flathead County, Montana. 4. A request by Dorthey Getz for an initial zoning designation of B-2, General Business upon annexation to the city of Kalispell on approximately 3.2 acres of property located on the south side of Appleway Drive and approximately 700 feet west of Meridian Road. The property is currently in the County zoning jurisdiction and is zoned R- 1, Residential. The B-2 zoning designation anticipates commercial and multi -family development. No development proposal has been presented at this time. The property proposed for annexation and zoning can. be described as a portion of Assessor's Tract 15 in Section 13, Township 28 North, Range 22 West, P.M.M., Flathead County, Montana. 5. A request by Kalispell School District 5 for an initial zoning designation of P-1, Public, on approximately 8.44 acres upon annexation to the city of Kalispell. The property is currently in the County zoning jurisdiction is zoned RA- 1, Low Density Residential Apartment. The property is the Edgerton School located at 1400 Whitefish Stage and can be described Assessor's Tracts 1A in Section 31, and Assessor's Tract 5E in Section 32 of Township 29 North, Range 21 West, P.M.M., Flathead County, Montana. These items will go before the Site Development Review Committee in the Kalispell Building Department on the following dates: April 10, 2003 - Initial comments April 17, 2003 — Review Comments ents; Final Comments By: 0 April 21, 2003 so that they can be incorporated into the staff report. These matters will go before the Kalispell City Planning Board on April 29, 2003 for public hearing. Please bring your comments to the above referenced site review committee meeting(s) or submit your comments in writing or by phone, prior to April 21, 2003 so that they can be incorporated into the staff report to the planning board. You can reach me at 751-1852. If you need additional information regarding any of these items, please call me. Thank Z:) you for taking the time to review and comment on these items. Referrals I,'-PB 4/29/03 mtg April 10, 2003 Page 32 Z�' c: w/ attachments: Jim Stewart, Fire Dept. Mike Baker, Parks and Rec Chris Kukulski, City Manager PJ. Sorenson, Zoning Administrator Roger Kraus, Police Dept. Dick Amerman, City Engineer Frank Castle, Civil Engineer Jim Hansz, Director Public Works Sandy Wheeler, Community Redevelopment Susan Moyer, Community Development Director Craig Xerzman, Chief Building Inspector Charles Harball, City Attorney Steve Herzon, MDOT Charlie Johnson, Co. Rd. Superintendent Applicant / Owner H:\ ... \AGFEF\ KALISPELL\ KPB429REF2. DOC SITE DEVELOPNT IENT REVIEW COMNUTTEE SU EVIARY Thursday, April 10, 2003 Building Department Conference Room ATTENDL lG: Dick Amerman, Asst. City Engineer Craig Kerzman, Building Official Chris Kukulski, City Manager Sandy Wheeler, Comm. Dev. Mgr. Kathy Kuhlin, Recording Secretary Guests: Wayne and Hubert Turner, Developers Erica Wirtala, Sands Surveying Bill Dubeau, Jackola Engineering OLD BUSINESS: Mike Baker, Parks & Rec. Director Roger Krauss, Assistant Police Chief Jim Stewart, Fire Marshal Narda Wilson, 3CP0 Planner 61h Avenue West Apartments — 5-plex — B-2 — Bill Dubeau checked fire flows and they are adequate. The van accessible parking space has been addressed. Matt Waati will be the contact person. Utilities will be installed by Russ Olsen. Drainage will be to the road. There will be two storm sewer collections at the corners of the intersection_ Solid waste pickup will be in the alley. Landscaping should be done around the building. Building elevations and a landscaping plan will be need for the Architectural Review Committee. Sidewalks are already existing. The general contractor, Don Frownfelter, will control the roof drainage. Public Works is okay with this project. Mountain View Plaza — plans for Borders/Ross/TJ Maxx on large rear pad; Pier 1 on outparcel close to highway (first outparcel to develop) — Public Works has concerns regarding the infrastructure, retention facility isn't fenced and the fire hydrant is not accessible. There is no landscaping plan. Mike met with the consultant and contractor. Blair told P. J. the fire hydrant issue would be taken care of. The irrigation isn't complete, but the contractor is scheduled to get back in there. They could bond for the landscaping. Mike is okay with the list, but he needs the landscaping plan. The fire pad issues is still pending. Rawson Field — They have opted out of the zoning process by claiming the agency exemption. NE`sV BUSINESS: Lot 4. Ridaeview — tabled until next Thursday. Plannin6 Board Agenda Turner's Subdivision in the Northeast corner of Three Mile Drive and Stillwater Road — between the Blue Heron Subdivision and the North View Subdivision. Water and sewer are coming from Sunset Court. The bypass goes through a corner of the lot, but is not part of the subdivision. This is not two subdivision development areas. There will be one access. The landowner to the north has access to the bypass. Have 1.78 acres ofpark land . Buffer zone all around and walkway/bike path. If both sides of the subdivision can't have access to the bypass, then the second part of the subdivision may not be built. They will contact Loren Fraser regarding the bypass. There are connections between this land and to the land to the North and to Northridge also. Ask for letter from DOT approving their access through there. Pushing for annexation and zoning to be part of the City sewer. Fire flows need to be determined and comply. Public Works and the engineer need to meet about the water issue. Discussion was held. An agreement would be made between the City and the parties on the water situation. Impacts to Three Mile and Stillwater would be based on a traffic study. The park in the front is less than an acre. The other park could be private or public. The subdivision will have duplexes around the outside and the rest would be single family homes. If the density is in agreement with the growth policy, there should not be a problem with the density. Concerns about the right-of-way for further road development was discussed. Mike will look at the Alternate Transportation Plan for Stillwater. This project will phase in with about 6 to 8 phases. Ashlev Meadows Subdivision — Knoll wants to leave house out, call it a remainder, and leave it on a septic. He wants a variance to subdivisions standards that require the roads to line up. If the house was moved, there could be two additional lots added to his project. A condition of the subdivision is that this is a whole project, including the one house on one acre, and all must be annexed. We recommend approval of the variance for the offset. There will be cash in lieu of the park land. Resubdividing Daley Field — There is no frontage road. Public Works, Planning, and the City Attorney need to talk about the state collectors and arterials. Chris thinks we should take the right-of-way or make it a condition of approval but clarify who should take care of that area. Who carries the liability in this area. 4'h Avenue West — want to annex a corner and leave house as a remainder and create three lots. Extension of 4th Avenue West. The easement needs to go. There will be a duplex and two townhouses with a cul-de-sac. They could :Hove the cul-de-sac down. This was submitted for annexation and zoning. Dorothy Getz — Request for annexation and zoning of three acres on the south side of Appleway. Lee's Meridian Business Park — Property owners have cooperated to produce a proposal that would build a street from the cul-de-sac on Meridian Court across Meridian Tracts and connect to Second Street West. OTHER DISCUSSION: New office building site plans near Meridian Road. Plans were distributed. The meeting was adjourned at 12:10 p.m. cc: Chris Police Bldg Fire .)CPO Parks Comm. Dev. Public Works ^ � �-- Inter Lake, Sunday, April , mo.ov;eu NOTICE OFPUBLIC property can be descr+ HEAR|wG` bed as a portion of As- KxLISPELL CITY seaovraTrar'rAACAA �-PLANN|N8 BOARD anu Assessor's Tract AND ZONING COM- `� 7ABA located in Section -MISSION 18. Township 2allorth, The regular meeting of Range 21 West, Kalispell City Plan- P.M.M., Flathead Coun- ning Board and Zoning ty, Montana. Commission is sched- Development for pre- 29, 2003 beginning at liminary plat approval of 7:00 PM in the Kalispell the Amended Lot 3 of City Council Chambers, Daley Field Subdivision, Kalispell City Hall, 312 a..four lot commercial Ka- bdivision approxi- su.41 Thethe acres board will hold a public ed on the west side of �earing and take public Hwy 93 across from ...commen s o Kelly Road. The lots ing agenda item. The would be, served by an board will make a rec- internal cul-de-sac and ommendation to the Ka- by public sewer and wa- lispell City Council who ter in accordance with will take final action. City of Kalispell stand- 1. A request by Tim ards. The property can Knoll for an ini tial zoning be described as Lot 3 of _711­. designation of R-4, Two -Daley Field 1 located in Family residential upon Section 20, Township t the city of annexation o 28 North, Range 21 Kalispell on approxi- West, P.M.M., Flathead mately 4.415 acres of County, Montana. property located at the 4. A request by Dor- northeast corner of they Getz for an initial Bluestone and Denver zoning designation of B- Avenue. This zoning 2, General Business designation anticipates upon annexation to the Single family and duplex city of Kalispell on ap- or townhouse dwellings. proximately 3.2 acres of The property is currently property located on the in the County zoning ju south side of Appleway riscliction and is zoned Drive and approximately R-1, Residential. A pre- 700 feet west of Meridi- liminary plat for 13 lots an Road. The property as described below is is currently in the Coun- being filed concurrently ty zoning jurisdiction with the annexation and nd is zoned R-1, Resi- zoning request. The dential. The B-2 zoning property proposed for designation anticipates annexation and zoning commercial and multi - can be described as a family development. No portion of Assessor's development proposal Tract 7AACAA and As - has been presented at sessoes Tract 7ABA 10- this time. The property ' cated in Oaxdon �o � . ' r proposed Township 28 North, � and zoning can bade- Range 21 West, scribed aoaportion oi pMM.F��eaucoun- Assessor's Tract 15 in ` ty�oona. '�' Section 13.Townaxip �. A requoutbyTim 28 North. Range 22 Knoll for /mn' `wea rM.Mr/mneao approval of A"' Cou nty, ~""^,.Montana." Meodowo a 13lot sub- 5. A request |is - division located on the . pm| School District for northeast comer of oninitial zoning dasig' Bluestone and Denver nation ofP'1. Public, on Avenue. This plat would approximately 8.44 create 13 |me intended acres upon annexation for residentialdm to the city o/Kalispell. mentonapproximately The property is currently 4.15 and oremainder in the County zoning ] ,/ w fit IV 7A 8T1( bA 8T13 gT —Nowv 1 j1 INNYSI T - R_�S - J 2 $ 2 w� 3 lb MI ZG R SUB D F� a" A ; 1 F l.. I - LONE N 1 100 cA 7AAAA NTE FE ST f%OdCI�9 ■ EST 7 26125124123 �y I ■ �= ST - m 18119 20 ' 21122 L t -_ 17 16115 14113 + E BISMARK ST _ -_- — 14C 14CAA 71819110111l12 _ _ 14C c� - - 6L+ 1 1213 4 15JTI r 18 j 1 11 41 42 4 44 4 46147 48 49 50 51 52+53 54 BLUE +ON 39 o , 15 13 4 16 ¢ 171819 11 66 38 20I21 G Q 1 Am[) 37 30 29 Zg 27 G 26 25 24 23 22 67 36 144�143!142,1411140�139 145 147 1148 138�137�136 1351134 133 1 i 1491,150 151 152 153115411551156 A AUSTIN ST < 68 1 �34 j � 34 \-31132133 F` 135 69 36 37 i 38 " DARLINGTON 168 \ \ — 70 33 1 SD 1 G/`� 170 167 17 166 165 t641 163►162 16t 1 \ 32 ,KMAN" 91 200 j 173 17 175 176 177 178� 179 6 L + 0 201 20 17z ��G GARDENWAY < 0 196 30 195 204 203 88 89 90 c 91 w 9 6LA 28B m 194 �o 205 pJ 208 p 8 9 v 209 6+ „o dw 8 93 VICINITY MAP TIM KNOLL INITIAL ZONING UPON ANNEXATION TO R-4, TWO FAMILY RESIDENTIAL CITY OF KALISPELL FROM R-1, RESIDENTIAL, FLATHEAD COUNTY ZONING = 100 YEAR FLOODPLAJN PIAT DATE: 4 f 4 f 03 FILE # KA— 0 3 — 6 SCALE 1" = 3 00 ' H:\e\site\ka03_8.dwg ORDINANCE NO. 1457 AN ORDINANCE TO AMEND SECTION 27.02.010, OFFICIAL ZONING MAP, CITY OF KALISPELL INTERIM ZONING ORDINANCE, (ORDINANCE NO. 1439), BY ZONING CERTAIN REAL PROPERTY DESCRIBED AS ASHLEY MEADOWS ADDITION NO.326 AND FURTHER DESCRIBED ON EXHIBIT "A" LOCATED IN SECTION 19, TOWNSHIP 28 NORTH, RANGE 21 WEST, P.M.M., FLATHEAD COUNTY, MONTANA (PREVIOUSLY ZONED COUNTY R-1, RESIDENTIAL) TO CITY R-4 (TWO FAMILY RESIDENTIAL), IN ACCORDANCE WITH THE KALISPELL GROWTH POLICY 2020, AND TO PROVIDE AN EFFECTIVE DATE. WHEREAS, Tim Knoll, the owner of the property described on Exhibit "A", petitioned the City of Kalispell that the zoning classification attached to the above described tract of land be zoned R-4, Two Family Residential, upon annexation, and WHEREAS, the property is located on the northeast corner of Bluestone and Denver Avenue, and WHEREAS, the petition of Tim Knoll was the subject of a report compiled by the Tri-City Planning Office, #KA-03-6, dated April 22, 2003, in which the Tri-City Planning Office evaluated the petition and recommended that the property as described above be zoned R-4, Two Family Residential, as requested by the petition, and WHEREAS, the Kalispell City Planning Board and Zoning Commission adopted the TCPO report and recommended the property as described be zoned R-4, Two Family Residential, and WHEREAS, after considering all the evidence submitted on the proposal to zone the property as described R-4, Two Family Residential, the City Council finds such initial zoning to be consistent with the Kalispell Growth Policy 2020 and adopts, based upon the criterion set forth in Section 76-3-608, M.C.A., and State, Etc. v. Board of County Commissioners, Etc. 590 P2d 602, the findings of fact of TCPO as set forth in Report No. KA-03-6. NOW THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF KALISPELL AS FOLLOWS: SECTION I. Section 27.02.010, of the Official Zoning Map of the Kalispell Interim Zoning Ordinance, (Ordinance No. 1439) is hereby amended by designating the property described on Exhibit "A" as R-4, Two Family Residential, upon annexation. SECTION 11. The balance of Section 27.02.010, Official Zoning Map, City of Kalispell Interim Zoning Ordinance not amended hereby shall remain in full force and effect. SECTION 111. This Ordinance shall be effective thirty (30) days from and after the date of its final passage and approval by the Mayor. PASSED AND APPROVED BY THE CITY COUNCIL OF THE CITY OF KALISPELL AND SIGNED BY THE MAYOR THIS 2ND DAY OF JUKE, 2003. Pamela B. Kennedy Mayor EVIMIN Theresa White City Clerk Tri-City Planning Office 17 Second Street East — Suite 211 Kalispell, MOWOD2 59901 Phone: (406) 758-1850 Fax: (406) 751-1858 tricity@centurytel.net wvvw.tricitypianning-mt.com REPORT TO: Kalispell Mayor and City Council FROM: Narda A. Wilson, Senior Planner Chris A. Kukulski, City Manager SUBJECT Ashley Meadows Subdivision Preliminary Plat MEETING DATE: May 19, 2003 BACKGROUND: This is a request by Tim Knoll for preliminary plat approval of a 13- lot residential subdivision on approximately 4.4 acres located near the northeast comer of Bluestone and Denver Avenue in southwest Kalispell. A petition for annexation and an initial zoning assignment of R-4, Two Family Residential, has been filed concurrently with the preliminary plat application. The Kalispell Planning Board held a public hearing on April 29, 2003 at a special meeting and considered this proposal. Two variances are being sought in conjunction with this subdivision: one that would allow a variance to the required 125 foot roadway offset for the extension of Bismark Street and another that would allow a variance to the three to one length to width lot ratio. The applicant's house lies in the path of the roadway that would potentially be extended and would result in a loss if the house were to be attempted to be relocated. The proposed offset is approximately 1-00 feet rather than 125 feet. The other variance was based on the topography of the property and the shape of the parcel. The staff recommended approval of the variances and the preliminary plat for the subject to the conditions outlined in the staff report. At the public hearing the applicants spoke in favor of the proposal and explained that they intended to continue to live on the property and make some lots available to other family members. The said they agreed with the conditions recommended by the staff. Two property owners from Stratford Subdivision to the south opposed the subdivision stating that they were concerned about traffic, density and safety if the subdivision were to be approved. After the public hearing the board discussed the proposal, and talked about other similar development that had taken place in the area recently. They noted that this project complies with the Kalispell Growth Policy recently drafted by the planning board and adopted by the Kalispell City Council. They also agreed that there were legitimate reasons for the variances being requested. Providing Community Planning Assistance To: • City of Kalispell • City of Whitefish • City of Columbia Falls RESOLUTION NO.4788 A RESOLUTION CONDITIONALLY APPROVING THE PRELIMINARY PLAT OF ASHLEY MEADOWS SUBDIVISION, MORE PARTICULARLY DESCRIBED ON EXHIBIT "A", IN SECTION 19, TOWNSHIP 28 NORTH, RANGE 21 WEST, P.M.M., FLATHEAD COUNTY, MONTANA. WHEREAS, Tim Knoll, the owner of 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 April 29, 2003, on the proposal and reviewed Subdivision Report #KPP-03-3 issued by the Tri-City Planning Office, and WHEREAS, the Kalispell City Planning Board and Zoning Commission has recommended approval of the Preliminary Plat of Ashley Meadows Subdivision, subject to certain conditions and recommendations, and WHEREAS, the City Council of the City of Kalispell at its regular Council Meeting of May 19, 2003, reviewed the Tri-City Planning Office Report #KPP-03-3, reviewed the recommendations of the Kalispell City Planning Board and Zoning Commission, and found from the Preliminary Plat, and evidence, that the subdivision is in the public interest. NOW THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF KALISPELL, MONTANA AS FOLLOWS: SECTION I. That the Findings of Fact contained in Tri-City Planning Office Report #KPP-03-3 are hereby adopted as the Findings of Fact of the City Council. SECTION II. That the application of Tim Knoll for approval of the Preliminary Plat of Ashley Meadows Subdivision, Kalispell, Flathead County, Montana is hereby approved subject to the following conditions: Development of the subdivision shall be platted in substantial compliance with the approved preliminary plat which governs the location of lots and roadways within the subdivision. 2. That all of the necessary infrastructure for this subdivision shall be reviewed and approved by the Kalispell Public Works Department for compliance with the Kalispell Design and Construction Standards and a letter Kalispell Public Works Department approving the plans and specifications for water, sewer and drainage facilities for the subdivision shall be submitted with the final plat. 3. A letter from an engineer licensed in the State of Montana certifying that the improvements have been installed according to the required specifications shall be submitted at the time of SECTION III. Upon proper review and filing of the Final Plat of said subdivision in the office of the Flathead County Clerk and Recorder, said premises shall be a subdivision of the City of Kalispell. PASSED AND APPROVED BY THE CITY COUNCIL AND SIGNED BY THE MAYOR OF THE CITY OF KALISPELL, THIS 19TH DAY OF MAY, 2003. Pamela B. Kennedy Mayor ATTEST: Theresa White City Clerk Tri-City Planning Office 17 Second Street East - Suite 211 Kalispell, Montana 59901 May 12, 2003 Phone: (406) 751-1850 Fax: (406) 751-1858 tricity@centurytel.net Chris Kukulski, City Manager City of Kalispell P.O. Box 1997 Kalispell, MT 59903 Re: Ashley Meadows Subdivision Preliminary Plat Dear Chris: The Kalispell City Planning Board met on April 29, 2003 and held a public hearing to consider a request by Tim Knoll for preliminary plat approval of a 13-lot residential subdivision on approximately 4.4 acres located near the northeast comer of Bluestone and Denver Avenue in southwest Kalispell. A petition for annexation and an initial zoning assignment of R-4, Two Family Residential, has been filed concurrently with the preliminary plat application. Narda Wilson, of the Tri-City Planning Office, presented staff report KPP-03-3 evaluating the proposal. She noted that two variances were being sought with this subdivision; one that would allow a variance to the required roadway offset of 125 feet to 100 feet for the extension of Bismark Street and one to the three to one length to width lot ratio. Wilson explained that the applicants house lies in the path of the roadway that would potentially be extended and would result in a loss if it were to be attempted to be relocated. The other variance was based on the topography of the property and the shape of the parcel. The staff recommended approval of the variances and the preliminary plat for the subject to the conditions outlined in the staff report. At the public hearing the applicants spoke in favor of the proposal and explained that they intended to continue to Eve on the property and make some lots available to other family members. The said they agreed with the conditions recommended by the staff. Two property owners from Stratford Subdivision to the south opposed the subdivision stating that they were concerned about traffic, density and safety. After the public hearing the board discussed the proposal, and recognized other similar development that had taken place in the area recently. They also noted that this project complies with the Kalispell Growth Policy recently drafted by the planning board and adopted by the Kalispell City Council. They agreed that there were legitimate reasons for the variances being requested. Providing Community Planning Assistance To: • City of Kalispell • City of Columbia Falls • City of Whitefish • Ashley Meadows Subdivision Preliminary Plat May 12, 2003 Page 3 ATTACHMENT A ASHLEY MEADOWS SUBDIVISION PRELIMINARY PLAT CONDITIONS OF APPROVAL AS RECOMMENDED BY THE KALISPELL CITY PLANNING BOARD APRIL 29, 2003 The Kalispell City Planning Board is recommending the following conditions to the Kalispell City Council for the above referenced preliminary plat. A public hearing was held on this matter at the April 29, 2003 planning board meeting: Development of the subdivision shall be platted in substantial compliance with the approved preliminary plat which governs the location of lots and roadways within the subdivision. 2. That all of the necessary infrastructure for this subdivision shall be reviewed and approved by the Kalispell Public Works Department for compliance with the Kalispell Design and Construction Standards and a letter Kalispell Public Works Department approving the plans and specifications for water, sewer and drainage facilities for the subdivision shall be submitted with the final plat. 3. A letter from an engineer licensed in the State of Montana certifying that the improvements have been installed according to the required specifications shall be submitted at the time of final plat approval along with a letter from the Kalispell Public Works Department stating that the required improvements have been inspected and comply with the City standards. 4. Development of the landscape boulevard with location of street trees shall be placed in accordance with a plan approved by the Kalispell Parks and Recreation director. 5. The road within the subdivision shall be named "Denver- Go and signed in accordance with the policies of the Kalispell Public Works Department and the Uniform Traffic Control Devices Manual and be subject to review and approval of the Kalispell Fire Department. 6. The developer shall provide a letter from the U.S. Postal Service approving the plan for mail service. 7. That the parkland dedication requirements shall be met by paying cash -in -lieu of parkland dedication in the amount of one ninth of the area devoted to lots or 0.38 acres, based on a value of $ 10,000 per acre in the amount of $3,887. 8. Street lighting shall be located within the subdivision and shall be shielded so that it does not intrude unnecessarily onto adjoining properties. 9. That the lots within the subdivision be reconfigured so that all lots meet the minimum 50-foot lot width requirements of the R-4 zoning district. VED 1827 Bluestone Kalispell MT 59901 AP'' 2' " April 28, 2003 s a.OFFICCE� Tri-City Planning Board Kalispell City Planning Board and Zoning commission Narda A. Wilson, Senior Planner 17 2nd Street East Suite 211 Kalispell MT 59901 Re: Ashley Meadows Hearing, Tuesday, April 29, 2003 FIAT This letter identifies my strong objections to the proposed preliminary plat of Ashley Meadows. I am a homeowner on the southern boundary of the Ashley Meadows preliminary plat. There are two reasons for writing this letter. (1) I strongly object to the rezoning of the land from R1 (single residential) to R4 (multifamily unit). I used to live in the Greatview area of Ashley Park and moved out of the multifamily unit area for peace and quiet and a true "neighborhood" of families invested in their homes. a. If this area is rezoned as proposed, according to the preliminary plat provided by the Notice of Hearing on this matter, lots 9-13 could be developed as multi -family units. This means that apartment houses and duplexes would be built next to my property, creating a situation very similar to the one from which I moved just one year ago. b. According to the implementation strategy of the City Growth Policy, pages 60-61 section 13.1(g), inside the city of Kalispell, zoning should be based upon the land use designation of the growth policy map. It is my understanding that this map indicates that the zoning for this area is currently R1. I believe that the planning commission should honor their own guidelines. Nothing compels the city to change the RI property to R4 except proximity to property already classified as R4. I recognize that the area in which I live is zoned R4. However, I have objections to the high density being created in the Ashley Park and surrounding subdivisions. I moved to my house because it was sold to me as single-family housing. The entire block is single-family housing. The land next to my property should remain zoned for single-family housing. (2) I strongly urge the planning council to reconsider the design of the proposed preliminary plat for Ashley Meadows for the following reasons: a. According to section 13.2 (e)(c) of the Kalispell Growth Policy, the subdivision road designs should be based primarily on a grid street system Tri-City Planning Board Kalispell City Planning Boards and Zoning Commission Narda A. Wilson, Senior Planner 17 2nd Street East, Suite 201 Kalispell, MT 59901 RE: Ashley Meadows Subdivision and Hearing Dear Narda and Board Members, Y CEO` y U My wife and I strenuously and violently object to the proposed "Ashley Meadows" subdivision. We are homeowners on the southern border of this development (Stratford Village Lot #9) People are moving in droves into Kalispell and the Flathead Valley and will continue to do so for years. Additional well -planned and thought-out development is necessary in order to accommodate these people and preserve and improve the character of this city and valley. "Ashley Meadows" fails to meet these requirements. General Objections: Development of the City of Kalispell should be well thought-out ahead of time. This requires incorporation and development of new areas as blends of green space, neighborhood parks, and single family as well as multifamily housing units fitting into a pre-existing city plan. "Ashley Meadows" has only the housing units. It partly extends on to Ashley creek and its' 100-year-flood-plain. Lots 2-6 seriously risk damaging the southern bank of the creek and its' stream bed. Developing these lots will undoubtedly damage, degrade, and diminish the "green" space that exists about the creek and within view of our neighborhood. There is no plan for a neighborhood park. This exacerbates the existing problem in our burgeoning community. This can only worsen as the last phases of Stratford Village are completed along with the housing uniuvw be built west and north of "Lonepine View Estates." The alleged "park" in the Ashley creek flood plain along Begg Park Road is simply too far, too undeveloped, and too dangerous for young children in our community to use. The baseball fields are always locked (except for league games) and unavailable for community use. My children and our neighbors' children currently play in the street (when outside). Although the speed limit is 25MPH, vehicles routinely go by much faster even when children are easily observed playing in and next to the roadway. This potential danger will increase as the number of cars in and passing through the neighborhood streets increases. A truly local community park/playground would solve much of these problems (this will be much cheaper than a trip to the Emergency Room or a Forensic Autopsy). There is no attempt to incorporate this crowded aggregate of units into the city grid system or blend it into the community comprised of the existing homes which border it and the planned homes which will be built in the already approved subdivisions nearby. It is a cul-de-sac and accessible only from Denver Avenue. It will be impossible (as currently configured) to ever link these drivers directly to the proposed South Meadows Drive extension on its east side. ASHLEY MEADOWS SUBDIVISION TRI-CITY PLANNING OFFICE STAFF REPORT #KPP-03-3 APRIL 22, 2003 A report to the Kalispell City Planning Board and the Kalispell City Council regarding a request for preliminary plat approval of a 13-lot residential subdivision. A public hearing on this proposal has been scheduled before the planning board for April 29, 2003 in the Kalispell City Council Chambers. The planning board will forward a recommendation to the city council for final action. BACKGROUND: A request for annexation and an initial zoning designation of City R-4, Two Family Residential, has been filed concurrently with the preliminary plat application. Petitioner and Owners: Tim Knoll 880 Surmyside Drive Kalispell, MT 59901 (406) 755-8627 Technical Assistance: Sands Surveying, Inc. 2 Village Loop Kalispell, MT 59901 (406) 755-6481 1. Location and Legal Description of Property: The property proposed for annexation lies east of Lone Pine View Estates, south of Sunnyside Drive and north of Stratford Subdivision Phase 1. The property proposed for annexation and initial zoning can be described as a portion of Assessor's Tract 7AACAA and Assessor's Tract 7ABA located in Section 19, Township 28 North, Range 21 West, P.M.M., Flathead County, Montana. 2. Nature of Application: This is a request for preliminary plat approval of a 13-lot residential subdivision on approximately 4.415 acres in the southwest part of Kalispell. A request for annexation into the city and assignment of an initial zoning designation of R-4, a Two -Family Residential zone that is intended primarily for single-family and duplex homes has been filed concurrently with the application for preliminary plat approval. A remainder parcel of approximately one acre where the property owner has his home is not part of this subdivision and is not proposed for annexation to the city. This property where is house is located is zoned County R- 1, Suburban Residential which requires a minimum of a one acre lot. A new internal subdivision road will be constructed off of Denver Avenue to the east that will provide access to the newly created lots. This road will be constructed to City standards. City water and sewer are located in the Denver Avenue right of way and will be extended to the east within the new internal roadway. Because of the relatively small size of the subdivision the developer is proposing to pay cash in lieu of parkland dedication. 1 This matter came before the site development review committee and there was support for the subdivision. However, the committee agreed that the developer should be encouraged to reconsider the relocation of the house so that the roadways align thereby resulting in a better subdivision design, additional lots and no requirement for the variance. The committee also agreed that this would be a recommendation to the developer and not a requirement. Additionally the committee agreed that the developer should be required to annex the remainder parcel of property rather than keep a wholly surrounded piece of property within the city limits. Another issue that relates to the creation of the remainder tract and leaving it in the County with an R-1 designation it that it does not appear to meet the minimum lot size requirement of the R-1 zoning district of one acre. There may also be some health department issues relating to the use of an on -site sewage treatment system on a newly created parcel with a lot size of less than one acre. This application is reviewed as a major subdivision in accordance with statutory criteria and the Kalispell City Subdivision Regulations. A. Effects on Health and Safety: Eir&: This subdivision would be in the service area of the Kalispell Fire Department. The property can be considered to be a low risk of fire because the subdivision and homes within the subdivision would be constructed in accordance with the Uniform Fire Code and have access which meets City standards. All of the lots will abut a street that has been constructed to 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 the approved by the fire chief. The fire access and suppression system should be installed and approved by the fire department prior to final plat approval because of potential problems with combustible construction taking place prior to adequate fire access to the site being developed. Flooding: According to FIRM Panel # 1815 dated 9 / 30 / 92 the site has a floodplain area that lies along the northern boundary of Ashley Creek. The lots have been designed in such a way as to avoid any filling or development within the 100-year floodplain. Ashley Creek provides an amenity to this subdivision and does not pose any significant development constraints or pose any threat of flooding to the newly developed lots. Access: Access to the subdivision would be from a new internal roadway that will be developed off of Denver Avenue to the east that will provide access to all of the newly created lots. As previously mentioned the property owner's house lies directly in the line of the extension of Bismark Street and would have to be relocated in order to align the roadways. The Kalispell Subdivision Regulations, Section 3.09(K)(3) requires that roadways be offset a minimum of 125 feet from the center line for local roads. The newly developed subdivision road will be offset from centerline to centerline from Bismark Street approximately 100 feet. The roadway offset will require a variance to the subdivision regulations which will be evaluated later in this report. The new internal subdivision road would be 3 Sewer: Sewer service will be provided by the City of Kalispell with the extension of existing sewer mains from the west at the developer's expense. The sewer is currently located in the Denver Avenue right-of-way and will be extended to the east within the new right-of-way. Design and construction of the main will be reviewed and approved by the Kalispell Public Works Department and will be required to be constructed in accordance with the City of Kalispell's Design and Construction Standards. Roads: Traffic projections for this subdivision are estimated to be approximately 130 additional vehicle trips per day based on the estimate of 10 vehicle trips per residence per day in the area. The subdivision roads will be constructed to City standards and would include curb, gutter, sidewalks and landscape boulevards within the subdivision. The internal subdivision road will access onto Denver Avenue. The grid system established in the area and existing network of roads will be insignificantly impacted by this development, and the impacts would not be beyond the capacity of the roads in the area nor would they be beyond that which would be anticipated as a result of continued growth and urban expansion in the area. Once the roads have been constructed and accepted by the City of Kalispell, they will be dedicated to the City and maintained. Once constructed the roadway would be turned over to the City of Kalispell for ownership and maintenance. Schools: This development is within the boundaries of School District 5, Kalispell. The school district superintendent has consistently responded to these new subdivisions by stating that the district has no objections to the subdivision and will accommodate any new students into the district. It can be anticipated that approximately five to seven additional school age children may be generated from this subdivision at full build out. This would have an insignificant impact on the district. Parks and Open S!pae: The state and local subdivision regulations have parkland / open space requirements for major subdivisions in the amount of 11 percent or one -ninth of the area proposed for the development. The environmental assessment states that cash -in -lieu of parkland is being proposed. With 3.534 acres in lots the parkland requirement would be the unimproved value of 0.39 acres of land. The environmental assessment values the land at $10,000 per acre which seems plausible considering the location of the property and the value recently assigned to property that lies to the west in Sunnyside Subdivision and property that lies to the south in Stratford Subdivision. For the purposes of calculating parkland dedication, the fair market value is the value of the undivided, unimproved land. Based on this formula the developer would be required to pay $3,887 for cash in lieu of parkland dedication. Police: This subdivision would be in the jurisdiction of the City of Kalispell Police Department. The department can adequately provide service to this subdivision, however the cumulative impacts of growth within the city further strains the department's ability to continue to provide the high level of service the department is committed to. Fire Protection: Fire protection services will be provided by the Kalispell Fire Department, and the subdivision will need to meet the requirements of the Variance 2- Section 3.09(K)(3), Streets and Road Design Standards "Two streets meeting a third street from opposite sides shall meet at the same point, or their centerlines shall be offset at least 125 feet for local roads and 300 feet for arterials or collectors. 2. The developer is requesting a variance to this requirement to allow the offset of the new internal subdivision road with Bismark Street to be 100 feet rather than 125 feet. Evallintion of the Variance Requests The Kalispell Subdivision Regulations provide for the granting of variances subject to the adoption of findings outlined under Section 7.01 (A) and findings made that the following criteria are met, each of which is discussed below. Variance 1! Section 3.06(CT), Lots "No lot shall have a depth greater than three times its average width unless the average lot width is greater than 200 feet.". The developer is requesting a variance to this requirement for lots 1, 2, 3, 4 and 5 which exceed the three to one length to width ratio. The granting of the variance will not be detrimental to public health, safety or general welfare or injurious to other adjoining properties. A portion of the area included within these lots is part of the slope down to Ashley Creek, the floodplain area and Ashley Creek. This would not pose a detriment to the property owners or the public. 2. The conditions on which the variance is based are unique to the property on which the variance is sought and are not applicable generally to other property. The configuration of this lots is necessitated by the configuration of the parent tract and it odd shape. There are no satisfactory alternative designs that could be used to comply with the length to width ratio for this property. 3. Because of the particular physical surroundings, shape or topographical conditions of the specific property, a particular hardship would result as distinguished by a mere inconvenience if the strict letter of the regulations were enforced. There are constraints associated with the physical, topographical and shape of this property that tend to dictate a configuration of the lots so they are not evenly and lineally platted. It would be nearly impossible to redesign the subdivision to comply with this standard since a portion of the lots would be on a slope area or within the 100-yea-r floodplain. 4. The variance will not cause a substantial increase in public costs. There can be no foreseen costs that would be passed on to the public as a result of granting this variance. rA 5. The variance will not, in any manner, vary the provisions of any adopted zoning regulations or growth policy. This variance request does not vary the provisions of the zoning ordinance nor does it compromise the goals and policies of the Kalispell Growth Policy 2020. RECOMMENDATION FOR VARIANCES TO THE KALISEPLL SUBDIVISION REGULATIONS: Based on the above findings the staff would make the following recommendations: Variance 1: Section 3,06(G), Lot"; "No lot shall have a depth greater than three times its average width unless the average lot width is greater than 200 feet.". ❖ This variance be granted. Variance 2: Section 3.09(K)(3), Streets and Road Desi= StaadardB 'Two streets meeting a third street from opposite sides shall meet at the same point, or their centerlines shall be offset at least 125 feet for local roads and 300 feet for arterials or collectors. ❖ This variance be granted. Staff recommends that the Kalispell City Planning Board adopt staff report #KPP-03-36 as findings of fact and recommend to the Kalispell City Council that the preliminary plat be approved subject to the following conditions: 1. Development of the subdivision shall be platted in substantial compliance with the approved preliminary plat which governs the location of lots and roadways within the subdivision. 2. That all of the necessary infrastructure for this subdivision shall be reviewed and approved by the Kalispell Public Works Department for compliance with the Kalispell Design and Construction Standards and a letter Kalispell Public Works Department approving the plans and specifications for water, sewer and drainage facilities for the subdivision shall be submitted with the final plat. 3. A letter from an engineer licensed in the State of Montana certifying that the improvements have been installed according to the required specifications shall be submitted at the time of final plat approval along with a letter from the Kalispell Public Works Department stating that the required improvements have been inspected and comply with the City standards. 4. Development of the landscape boulevard with location of street trees shall be placed in accordance with a plan approved by the Kalispell Parks and Recreation director. 5. The road within the subdivision shall be named "Denver Court" and signed in accordance with the policies of the Kalispell Public Works Department and the Uniform Traffic Control Devices Manual and be subject to review and approval of the Kalispell Fire Department. 20 ASHLEY MEADOWS ENNMONNVIENTAL ASSESSMENT GENERAL INSTRUCTIONS This Environmental Assessment format shall be used by the applicant as a guide in compiling a thorough description of the potential impacts for the proposed subdivision. Each question pertinent to the proposal must be addressed in full (both maps and text); those questions not applicable shall be so stated. Incomplete Environmental Assessments will not be accepted. The sources of information for each section of the Assessment shall be identified. All Environmental Assessments shall contain the signature, date of signature and mailing address of the owner of the property and the person, or persons, preparing the report. GEOLOGY Locate on a copy of the preliminary plat: Any known hazards affecting the development which could result in property damage or personal injury due to: Falls, slides or slumps - soil, rock, mud, snow NONE KNOWN 2. Any rock outcropping NONE 2. Describe any proposed measures to prevent or reduce the danger of property damage or personal injury from any of these hazards. N/A II. SURFACE WATER Locate on a copy of the preliminary plat: Any natural water systems such as streams, rivers, intermittent streams, lakes or marshes (also indicate the name and sizes of each). ASHLEY CREEK RUNS THRU THE NORTHERN BOUNDARY OF THE PROPERTY. REFER TO PRELIlVIINARY PLAT FOR CENTERLINE OFT CREEK. 2. Any artificial water systems such as canals, ditches, aqueducts, reservoirs and irrigation systems (also indicate the names, sizes and present uses of each). NONE 2. Any Areas subject to flood hazard, or if available, 100-year flood plain maps (using best available information). AS PER FIRM MAP 300231815 D, ONLY THE 5. If the site is timbered, state any timber management recommendations which may have been suggested or implemented by the U. S.D.A. Division of Forestry in the area of this proposal. N/A VI. HISTORICAL, ARCHAEOLOGICAL OR CULTURAL FEATURES Locate on a copy of the preliminary plat any known or possible historic, archaeological or cultured sites which exist on or near the site. NONE KNOWN 2. Describe any known or possible sites delineated on the preliminary plat. NIA Describe any measures that will be taken to protect such sites or properties. N/A VII. SEWAGE TREATMENT This information will be submitted to the Department of Environmental Quality at a later date. 1. Where individual sewage treatment systems are proposed for each parcel: 1. Indicate the distance to the nearest public or community sewage treatment system. 2. Provide as attachments: I . Two (2) copies of the plat which show the proposed suitable location on each lot for a subsurface treatment system and a 100% replacement area for the subsurface treatment system. Show the location of neighboring wells and subsurface treatment systems and the distances to each. 2. The results of percolation tests performed in representative areas for drainfields in accordance with the most recent Department of Environmental Quality Bulletin. Each percolation test shall be keyed by a number on a copy of the plat with the information and results provided in the report. The number of preliminary percolation tests required shall be one-fourth (1/4) ofthe total number of proposed lots and these tests shall be performed in the different soil types, or evenly spaced throughout the subdivision in the absence of soil variability. A detailed soils description for the area shall be obtained from test holes at least seven (7) feet in depth. The number of test holes will depend upon the variability of the soils. The U.S. Department of Agriculture's "Soils Classification System" shall be sued in the descriptions. Information on the internal and surface drainage characteristics shall be included. Each test hole shall be keyed by a number on a copy of the plat with the information provided for in the report. was obtained. (2) Nfinimum depth to bedrock or other impervious material and how this information was obtained. 4. Indicate who will bear the costs of installation and who will own, operate and maintain the system. Also, indicate the anticipated date of completion. VIII. WATER SUPPLY — 1. Where an individual water supply system is proposed for each parcel: NIA 1. If individually drilled wells are to be used, provide evidence as to adequate quantity and quality of the water supply. 2. If any other method of individual water supply is to be used: l . Explain why the alternate form of water supply is proposed instead of drilled wells. 2. Identify the source of water supply and provide evidence that it is of sufficient quantity and quality to serve the development. 3. Attach two (2) copies of the plat showing the proposed location of each spring, well, cistern, or other water source and indicate the distance to existing or proposed sewage treatment systems. A. Where a public or community water system is proposed: (I) Estimate the number of gallons per day required by the development (including irrigation, if applicable). POTABLE DEMAND IS 350 GALLONS PER DAY PER LOT X 13 LOTS = 4,550 GPD. (2) Where an existing system is to be used: NIA 1. Identify the system and the person, firm or agency responsible for its operation and maintenance. 2. Indicate the systems capacity to handle additional use and its distance from the development. 3. Describe any proposed facilities for stream or drainage crossing (i.e., culverts, bridges). NONE NECESSARY 2. Other areas: 1. Describe how surface run-off will be drained or channeled from lots or common areas. FRONT OF LOTS TO ROAD; BACK YARDS AWAY FROM HOUSES. 2. Indicate if storm run-off will be drained or channeled from lots or common areas. STORM RUN-OFF WILL BE CHANNELED FROM LOTS AND DRAINED TO AREAS APPROVED BY THE DRAINAGE PLAN. 3. Describe any proposed sedimentation and erosion controls to be utilized both during, and after, construction. RESEEDING, VEGETATION FOR RESTORATION AS WELL AS STANDARD APPROVED CONSTRUCTION PRACTICES WILL BE OVERSEEN BY THE ENGINEER. 4. Attach a copy of the plat showing how drainage on lots, road and other areas will be handled (include sizes and dimension of ditches, culverts, etc.) A DRAINAGE PLAN WILL BE SUBMITTED TO DEQ. l . Estimate how much daily traffic the development, when fully developed, will generate on existing or proposed roads providing access to the development. 130 VEHICLE TRIPS PER DAY ARE EXPECTED AT FULL BUILDOUT. 1. Discuss the capability of existing and proposed roads to safely accommodate this increased traffic (e.g., conditions of the road, surface and right-of-way widths, current traffic flows, etc.). THE INTERNAL SUBDIVISION ROADWAY, WHICH WILL BE PAVED, ACCESSES COUNTY AND CITY ROADWAYS, WHICH CAN EASILY ACCOMMODATE THE INCREASE IN THE TRAFFIC VOLUMES. 2. Describe any increased maintenance problems and costs that will be caused by this increase in volume. THESE ROADS ARE CAPABLE OF HANDLING THIS VOLUME OF TRAFFIC, NO ADDITIONAL MAINTENANCE PROBLEMS ARE ANTICIPATED BY THEIR USE BY THIS DEVELOPMENT. 2. Indicate who will pay the cost of installing and maintaining dedicated and/or private 2. Police Protection. KA.LISPELL CITY POLICE DEPARTMENT 3. Ambulance Service. KALISPELL AMBULANCE 4. Medical Services. KALISPELL REGIONAL MEDICAL CENTER 2. Can the needs of the proposed subdivision for each of the above services be met by present personnel and facilities? YES 1. If not, what additional expense would be necessary to make these services adequate? N/A 2. At whose expense would the necessary improvements be made? N/A L4 ! • l . Describe the educational facilities which would serve the subdivision (school facilities, school personnel, bus routes and capabilities, etc.). SCHOOL DISTRICT#5 (KALISPELL) — GRADES 1-8, KALISPELL HIGH SCHOOL — GRADES 9- 12, FVCC — GRADES 13,14 2. Estimate the number of school children that will be added by the proposed subdivision, and how they will affect existing facilities. APPROXIMATELY 19.5 SCHOOL AGE CHILDREN ARE EXPECTED TO RESIDE WITHIN THIS DEVELOPMENT. XIV. ECONOMIC BENEFITS 1. Provide the present assessment classifications and range of the total assessed valuation of all land and structures. THE ESTIMATE OF THE MARKET VALUE OF THE ACERAGE BEFORE IMPROVEMENTS IS $10,000/ACRE. 2. Provide the anticipated assessment classification and range of the total assessed valuation of all structures (at 25% and 90% occupancy - also give estimated year of said occupancy). A SUBURBAN RESIDENTIAL CLASSIFICATION WILL BE VALUED FOR TAX PURPOSES AT APPROXIMATELY $150-190,000 WITH A HOME AND LOT. 25% - $617,500 AND AT 90% - $2,223,000 IN 2006. Provide anticipated revenue increases, per unit, from water, sewer and solid waste fees. WATER AND SEWER SERVICES WILL BE APPROXIMATELY $45 PER MONTH/PER HOUSEHOLD. THIS SUBDIVISION HAS THE PROPOSED DEVELOPMENT. 2. List other parks and recreation facilities or sites in the area and their approximate distance from the site. BEGG FIELD IS NEARBY. 3. If cash -in -lieu of parkland is proposed, state the purchase price per acre or current market value (values stated must be no more than 12 months old). PROPERTY WAS PURCHASED AT "PROXIMATELY 10K PER ACRE. 1. Indicate the utility companies involved in providing electrical power, natural gas, or telephone service. To what extent will these utilities be placed underground? CENTURYTEL TELEPHONE, NORTHWESTERN ENERGY AND FLATHEAD ELECTRIC CO-OP. ALL NEW UTILITIES WILL BE PLACED UNDERGROUND. 2. Has the preliminary plat been submitted to affected utilities for review? NO 3. Estimate the completion date of each utility installation. SUMAMR, 2003 Total Acreage in Streets or Roads 0.881 Maximum Size of Lots or Spaces 0.746 Total Acreage in Parks, Open Spaces and/or Common Areas N/A PROPOSED USES) AND NUMBER OF ASSOCIATED LOTS/SPACES: Single Family _XX Townhouse — Mobile Home Park Duplex Apartment _ Recreational Vehicle Park Commercial Industrial Condominium Multi -Family Planned Unit Development__ Other APPLICABLE ZONING DESIGNATION & DISTRICT Currently this is County R-1 (Lower Side). We are petitioning to change to Kalispell ESTIMATE OF MARKET VALUE BEFORE IMPROVEMENTS—$45K— IMPROVEMENTS TO BE PROVIDED: Roads: Gravel jo_Paved jM­Curb TDX Gutter _jXX_Sidewalks ------,Ueys Water System: Individual ---- Multiple User _--Neighborhood Sewer System: Individual —Multiple User —Neighborhood - XX—Pubhc Other Utilities: TV __XR Telephone --RX_.Electric JDX Gas Solid Waste: _Horne Pick Up _Central Storage JXX_Contract Hauler _Owner Haul Mail Delivery: Central XX Individual —School District: KALISPELL Fire Protection: —XX Hydrants ----Tanker Recharge Fire District: KALISPELL Drainage System: CURB INLETS, PIPE TO FLAT AREA ALONG ASHLEY CREEK, GROUND SEDIMENTATION POND FOR TREATMENT. OR DISCHAGE TO CREEK. PROPOSED EROSION/ SEDIMENTATION CONTROL: AS NEEDED. VARIANCES: ARE ANY VARIANCES REQUESTED? YES —TWO VARIANCES (yes/no) If yes, please complete the information below: SECTION /REGULATION OF REGULATIONS CREATING HARDSHIP: SECTION 3.06(G) OF CITY OF KALISPELL'S SUBDIVISION REGULATIONS DO NOT ALLOW FOR A LOT TO HAVE AN AVERAGE DEPTH GREATER THAN THREE TIMES ITS AVERAGE WIDTH UNLESS THE AVERAGE LOT WIDTH IS GREATER THAN 200 FEET. (AFFECTED LOTS 1,2 AND 3) SECTION 3.09(K)3 TWO STREETS MEETING A THIRD STREET FROM OPPOSITE SIDES SHALL MEET AT THE SAME POINT, OR THEIR CENTERLINES SHALL BE X 3. Will the variance affect, in any manner, the provisions of any adopted zoning regulations or Master Plan? Ra 4. Are there special circumstances related to the physical characteristics of the site (topography, shape, etc.) that create the hardship? The shape of the parcel dictates the layout of both the roadway and the lot design. An existing home on the adjoining parcel is also a significant contributor to the uniqueness of the lot. 5. What other conditions are unique to this property that create the need for a variance? rd APPLICATION CONTENTS: The subdivider shall submit a complete application addressing items below to the Tri- City Planning Office at least thirty (30) days prior to the date of the meeting at which it will be heard. 1. Preliminary plat application. 2. 16 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. Application fee 6. Adjoining Property Owners List (see example below): Assessor# Sec-Twn-Rn Lot/Tract No Property Owner & Mailing Address W. Tri-City Pla'!Dinutn Offl" 17 Second Street East -Suite 211 Kalispell, Montana 59901 Phone: (406) 751-1850 Fax: (406) 751-1858 tricitv@centurytel. net MEMORANDUM TO: Kalispell City Staff and Other Interested Parties FROM: Narda A. Wilson, Senior Planner RE: April 29, 3003 - Kalispell City Planning Board Regular Meeting DATE: April 9, 2003 Attached with this memo is information relating to planning board on the above referenced date. A request by Tim Knoll for an initial zoning designation of R-4, Two Family residential upon annexation to the city of Kalispell on approximately 4.415 acres of property located at the northeast corner of Bluestone and Denver Avenue. This zoning designation anticipates single family and duplex or townhouse dwellings. The property is currently in the County zoning jurisdiction and is zoned R-1, Residential. A preliminary plat for 13 lots as described below is being filed concurrently with the annexation and zoning request. The property proposed for annexation and zoning can be described as a portion of Assessor's Tract 7AACAA and Assessor's Tract 7ABA located in Section 19, Township 28 North, Range 21 Nest, P.M.M., Flathead County, Montana. A request by Tim Knoll for preliminary plat approval of Ashley Meadows, a 13 lot subdivision located on the northeast corner of Bluestone and Denver Avenue. This plat would create 13 lots intended for residential development on approximately 4. 15 and a remainder parcel where an existing single family home Will remain. All of the lots in the subdivision would be served by public sewer and water and would be developed in accordance with City of Kalispell standards. The preliminary plat is being submitted in conjunction with the annexation of the property and designation of initial zoning of R-4, Two Family Residential. The property can be described as a portion of Assessor's Tract 7AACAA and Assessor's Tract7ABA located in Section 19, Township 28 North, Range 21 West, P.M.M., Flathead County, Montana. A reauest by Muron Development for -preliminary plat approval of the Amended commercial subdivisiorl on lot comrne. Lot o' Daley Field Subdivision. a four . - I - 3 --roin a�croroximatery 7.41 acres I located an :he `vestSide of H-w-r 9_2 across - b1'ic se-we-r —ai -ui--de-sac and 3v �311 ov an te 7he 1 _s wouid be ser,,,ed 1. 0 items that will go before the -.>-ov;Liin2 '-jmmunity _?!annine AssisEance To: 7 sil --jiumoill I ite- Referrals KFB 4/29/03 mtg April 10, 2003 Page 32 c: w/ attachments: Jim Stewart, Fire Dept. Mike Baker, Parks and Rec Chris Kukulski, City Manager PJ. Sorenson, Zoning Administrator Roger Kraus, Police Dept. Dick Amerman, City Engineer Frank Castle, Civil Engineer Jim Hansz, Director Public Works Sandy Wheeler, Community Redevelopment Susan Moyer, Community Development Director Craig Kerzman, Chief Building Inspector Charles Harball, City Attorney Steve Herzon, MDOT Charlie Johnson, Co. Rd. Superintendent Applicant / Owner H: \ ... \AGREF\ KALISPELL\ KPB429REF2.DOC Planning Board Agenda Turner's Subdivision in the Northeast corner of Three Mile Drive and Stillwater Road — between the Blue Heron Subdivision and the North View Subdivision. Water and sewer are coming from Sunset Court. The bypass _aoes through a corner of the lot, but is not part of the subdivision. This is not two subdivision development areas. There will be one access. The landowner to the north has access to the bypass. Have 1.78 acres of park land . Buffer zone all around and walkway/bike path. If both sides of the subdivision can't have access to the bypass, then the second part of the subdivision may not be built. They will contact Loren Fraser regarding the bypass. There are connections between this land and to the land to the North and to Northridge also. Ask for letter from DOT approving their access through there. Pushing for annexation and zoning to be part of the City sewer. Fire flows need to be determined and comply. Public Works and the engineer need to meet about the water issue. Discussion was held. An agreement would be made between the City and the parties on the water situation. Impacts to Three Mile and Stillwater would be based on a traffic study. The park in the front is less than an acre. The other park could be private or public. The subdivision will have duplexes around the outside and the rest would be single family homes. If the density is in agreement with the growth policy, there should not be a problem with the density. Concerns about the right-of-way for further road development was discussed. Mike will look at the Alternate Transportation Plan for Stillwater. This project will phase in with about 6 to 8 phases. Asblev Meadows Subdivision — Knoll wants to leave house out, call it a remainder, and leave it on a septic. He wants a variance to subdivisions standards that require the roads to line up. If the house was moved, there could be two additional lots added to his project. A condition of the subdivision is that this is a whole project, including the one house on one acre, and all must be annexed. We recommend approval of the variance for the offset. There will be cash in lieu of the park land. Resubdividing Daley Field — There is no frontage road. Public Works, Planning, and the City Attorney need to talk about the state collectors and arterials. Chris thinks we should take the right-of-way or make it a condition of approval but clarify who should take care of that area. Who carries the liability in this area. 0' avenue West — want to annex a corner and leave house as a remainder and create three lots. Extension of 4`h Avenue West. The easement needs to go. There will be a duplex and two townhouses with a cul-de-sac. They could move the cul-de-sac down. This was submitted for annexation and zoninsa. IV 0 1 t5A 8TK 8T off! qt INNYSI ion 't -Al' i r"i < R 12 2 3 8 MI R SUBD A # 117 LONEI 10� SANTE FE ST 7AAWAA — FIOCtfj . i EST I 7 26f 25124 23 ST 181119*20 21 22 L 17 16 15 14,13 + E BISMARK ST 14C 14CAA 71819 10111 12 14C g 6L+ 1 12 3 4 b 77 707 11 41 4214 44 4 491 50 51 52 5 c-z T 1 B -UE (UNt 15 w 66 39 131 16 17 18191 38 20121 r, < w AmD 37 1 11431142 1411401139 138 137136 1351134 13311, 30 29 277 151 4 36 28 23122 145 147 152 153f 154 155115611! AUSTIN ST 6 146 — 4 34 DARLINGTON ct 31 32 33 135136 137 1 38 69 68 70 33 1 16 170 167 1661165 164 16311621 161 32 "w'"p 0 CO-W 200 17 173 17 175 17611 1* 179 6L + 10 va "IV 201 qiF 17 1" 20 qo GARDENWAY 196 1-- 0 204 20 88 30 E 195 89 go 91 w 9, 6LA G 194 205 208 8 28111 92 < 6+ --- 209 - 8 93 VICINITY MAP TIM KNOLL PRELIMINARY PLAT ASHLEY MEADOWS A 13 LOT RESIDENTIAL SUBDIVISION ON 4.413 ACRES IN CONJUNCTION WITH INITIAL ZONING UPON ANNEXATION [F—M 100 YEAR FLOODPL41N PIA? DATE: 4/4/03 FILE# KPP-03-3 SCALE 1" = 3 0 0 ' lt\&\site\kpp03-3.dw9