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10/3/05 Staff Report/Preliminary Plat (NOT ACTED ON)
City of Kalispell Planning Department 17 - 2` d Street East, Suite 211 Kalispell, Montana 59901 Telephone: (406) 751-1850 Fax: (406) 751-1858 Website: kalispellplanning.com REPORT TO: Kalispell Mayor and City Council FROM: Narda A. Wilson, Senior Planner Jaynes H. Patrick, City Manager SUBJECT Preliminary Plat for Autumn Creek Subdivision MEETING DATE: October 3, 2005 BACKGROUND: This is a request for preliminary plat approval of Autumn Creek Subdivision, a 21 lot residential subdivision on approximately 8.69 acres. Of the 21 lots, 17 are proposed for single family and four are proposed for townhouses. The property is also proposed for annexation and an initial zoning designation of R-2, Suburban Residential. A conditional use permit was filed concurrently with the annexation and preliminary plat to allow the creation of the four townhouse lots. The property is located north of Hwy 2 West on the east side of Hathaway Lane. A public hearing on this proposal was held before the Kalispell Planning Board on June 14, 2005 where it was continued to allow the developer an opportunity for revision of the plan. Previously the property was proposed for an initial zoning designation of R-3 and proposed a total of 27 lots with 15 single family lots and 12 townhouse lots. The proposal was continued in order to allow the developer an opportunity to address issues related to density, parkland, access and the safety concerns at the intersection of Hwy 2 West and Hathaway Lane. This revised proposal was brought back before the planning board at their September 13, 2005 meeting to reconsider the request for preliminary plat approval. The adjoining land owners who were of record and noticed of the public hearing were also notified of the September 13, 2005 meeting approximately two weeks prior to the meeting. The planning staff reviewed the revised subdivision plans for the property and noted the developers had attempted to address the planning board and neighborhood concerns to the fullest extent possible. The staff recommended approval of the preliminary plat subject to conditions. At the public hearing on June 14, 2005 and the meeting held on September 13, 2005 there were several neighbors who expressed their opposition to the revised proposal citing concerns with density, neighborhood character and primarily the safety of the access at the intersection of Hwy 2 West and Hathaway Lane. Their primary concern Autumn Creek Subdivision Preliminary Plat September 22, 2005 Page 2 had to do with access and the traffic going, eastbound conflicting with other eastbound traffic corning from Hartt Hill. The board discussed the proposal and agreed the developers had made a sincere effort to address the issues related to the development. However, they were still concerned about the density and safety of the eastbound traffic along Hwy 2 West. A motion was made with amendments to address specific safety improvements related to the roads and to recommend approval of the preliminary plat subject to conditions. The motion failed on a vote of two in favor and two opposed with Norton and Hull voting in favor and Taylor and Hinchey voting in opposition. An Exhibit A is attached to the transmittal letter that outlines the conditions considered by the board. RECOMMENDATION: Consideration should be given to the action taken by the planning board which was a vote of two in favor and two opposed. FISCAL EFFECTS: Minor positive impacts once fully developed. ALTERNATIVES: As suggested by the city council. Respectfully submitted, Narda A. Wilson, ames H. Patrick +e\f Senior Planner City Manager Report compiled: September 22, 2005 Attachments: Transmittal letter Exhibit A Staff report #KPP-05-9A and application materials Minutes from the 6/ 14/05 planning board meeting Draft minutes from the 9/ 13/05 planning board meeting c w/ Att: Theresa White, Kalispell City Clerk Applicants RESOLUTION NO.5065 (A) A RESOLUTION CONDITIONALLY APPROVING THE PRELIMINARY PLAT OF AUTUMN CREEK SUBDIVISION, MORE PARTICULARLY DESCRIBED AS ASSESSORS TRACTS 6AAK, 6DI AND 6AB LOCATED IN SECTION 12, TOWNSHIP 28 NORTH, RANGE 22 WEST, P.M.M., FLATHEAD COUNTY, MONTANA. WHEREAS, Lee and Linda Hershberger, the owners of the certain real property described above, have 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 June 14, 2005 and action was taken on September 13, 2005 when they reviewed Amended Subdivision Report #KPP-05-9A issued by the Kalispell Planning Department, and WHEREAS, the Kalispell City Planning Board and Zoning Commission did not recommend approval of the Preliminary Plat of Autumn Creek Subdivision due to a vote of two in favor and two opposed, and WHEREAS, the City Council of the City of Kalispell at its regular Council Meeting of October 3, 2005, reviewed the Kalispell Planning Department Report #KPP-05-9A, reviewed the recommendations of the Kalispell City Planning Board and Zoning Commission, and found from the Preliminary Plat, and evidence, that the subdivision is in the public interest. NOW THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF KALISPELL, MONTANA AS FOLLOWS: SECTION I. That the Findings of Fact contained in Kalispell Planning Department Report #KPP-05-9A are hereby adopted as the Findings of Fact of the City Council, SECTION II. That the application of Lee and Linda Hershberger for approval of the Preliminary Plat of Autumn Creek Subdivision, Kalispell, Flathead County, Montana is hereby approved subject to the following conditions: That the development of the site shall be in substantial compliance with the application submitted, the site plan, materials and other specifications as well as any additional conditions associated with the preliminary plat as approved by the city council. (Kalispell Subdivision Regulations, Appendix C — Final Plat) 2, That the plans and specifications for all public infrastructure be designed and in accordance with Kalispell's Standards for Design and Construction Standards and a letter shall be obtained stating that they have been reviewed and approved by the Kalispell Public Works Department. (Kalispell Subdivision Regulations, Chapter 3, Design Standards, Section 3.01). 3. A letter shall be submitted with the final plat from an engineer licensed in the state of Montana certifying the improvements have been constructed in accordance with the approved plans and specifications. As built drawings shall be submitted to the Kalispell Public Works Department prior to final plat submittal for the completed infrastructure. A letter from the public works department shall accompany the engineer's certification stating that this condition has been met or otherwise adequately addressed (Kalispell Subdivision Regulations, Chapter 3, Design Standards, Section 3.01) 4. That an easement shall be obtained from the adjoining property owner to the northeast granting the right to cross those properties for utility extension purposes. (Kalispell Subdivision Regulations, Section 3.08 (A). 5. The following requirements shall be met per the Kalispell Fire Department: (Kalispell Subdivision Regulations, Section 3.20). a.. Water mains designed to provide minimum fire flows shall be installed per City specifications at approved locations. Minimum fire flows shall be in accordance with International Fire Code (2003) Appendix B. b. Fire hydrants shall be provided per City specifications at locations approved by this department, prior to combustible construction. c. Fire Department access shall be provided in accordance with International Fire Code (2003) Chapter 5. d. It should be noted that hazardous weed abatement shall be provided in accordance with City of Kalispell Ordinance 10-8. e. Street naming shall be approved by the fire department. 6. That a letter be obtained from the Kalispell Parks and Recreation Director approving a landscape plan for the placement of trees and landscaping materials within the five foot landscape boulevard developed between the curb and the sidewalk. (Kalispell Subdivision Regulations, Section 3.11). 7. The area designated on the plat as "park" along with the open area will meet the parkland dedication requirements provided that it be developed to create a recreational amenity within the subdivision. Those park improvements shall be addressed in accordance with a plan approved by the Kalispell Parks and Recreation Director so as to provide a recreational component within the development. A letter from the Kalispell Parks Department shall be provided at the time of final plat that outlines the improvements and confirms those improvements have been .made. (Kalispell Subdivision Regulations, Section 3.19). 8. That a detailed floodplain study be completed and accepted by FEIVIA determining the base flood elevation for the floodplain area within the subdivision. No lots that are within 100 feet of the 100 year floodplain as currently indicated on the FIRM panels shall be platted prior to the completion and acceptance of the study area. The base flood elevation as determined as accepted by FEMA shall be indicated on the final plat. 9. Lots shall not be pre -sold until such time as a floodplain study has been reviewed and approved by FEMA which determines the location of the 100 year floodplain and the base flood elevation. 10. A note shall be placed on the face of the final plat that waives protest to the creation of a special improvement district for the upgrade of .Hathaway Lane to urban standards. 11. Townhouse lots within the subdivision shall be identified by a lot number and letter A or B. 12. The Kalispell Bypass corridor shall be indicated on the final plat as a separate parcel along with a note that states "reserved for future right-of-way acquisition", or if the State has acquired the property as the "Proposed Kalispell Bypass" and not be made part of the proposed lots. 13. Tha4 a le#ef be obtained from Flathead Geunty Read DepaAffleftt StatifIg that the p------A aee sses onto Hathaway Lane have been r-eviewed and appEoved and any associated and That a letter be obtained from Flathead Coun Road Department stating that the proposed accesses onto Hathaway Lane have been reviewed and aDDroved with the following- im rovements: The developer is required to widen Hathaway Lane for approximatelyppproximately 150 feet from HighwayHighwLay 2 West to the north to a minimum of 24 feet, along with any appropriate widening of Hathaway Lane and shoulder work adiacent to the property. 14. A- - r-equifed-by the �,�OT shall be eempleted pfier- to final plat submittal anti its have be That a letter is obtained from the Montana Dg artment of Transportation reviewing the Hathaway Lane approach onto Highway 2 West and the im acts associated with this subdivision. With the anmoval from MDOT the developer is required to install a deceleration lane for westbound traffic on HighwayHighwgy 2 West. The improvements shall be com leted rior to final plat submittal and a letter from MDOT shall be submitted stating the required improvements have been satisfactorily completed. 15. The roads within the subdivision shall be named and signed in accordance with the policies of the Kalispell Public Works Department and the Uniform Traffic Control Devices Manual and be subject to review and approval of the Kalispell Fire Department. A letter shall be obtained from the Kalispell Publie Works Department stating the naming and addressing on the final plat have been reviewed and approved (Kalispell Subdivision Regulations, Section 3.09). 16, All existing and proposed easements shall be indicated on the face of the final plat. Utility easements for City water and sewer shall be provided to allow for the logical extension of utilities from this subdivision to adjoining properties. A letter from the Kalispell Public Works Department shall be obtained stating that the required easements are being shown on the final plat. 17. The developer shall provide a letter from the U.S. Postal Service approving the plan for mail service. (Kalispell Subdivision Regulations, Section 3.22). 18. Street lighting shall be located within the subdivision and shall have a full cutoff lens so that it does not intrude unnecessarily onto adjoining properties. (Kalispell. Subdivision Regulations Section 3.09(L)). 19. All utilities shall be installed underground. (Kalispell Subdivision Regulations, Section 3.17). 20. That a minimum of two-thirds of the necessary infrastructure for this subdivision shall be completed prior to final plat submittal. 21. All areas disturbed during development of the subdivision shall be re -vegetated with a weed - free mix immediately after development. 22. That preliminary plat approval for the first phase of the planned unit development shall be valid for a period of three years from the date of approval with an automatic two year extension as each phase of the subdivision plat has been completed and filed. (Kalispell Subdivision Regulations, Section 2.04). SECTION 1II. 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 3RD DAY OF OCTOBER, 2005. Pamela B. Kennedy Mayor ATTEST: Theresa White City Clerk RESOLUTION NO.5065 (B) A RESOLUTION DENYING THE PRELIMINARY PLAT OF AUTUMN CREEK SUBDIVISION, MORE PARTICULARLY DESCRIBED AS ASSESSORS TRACTS 6AAK, 6DI AND 6AB LOCATED IN SECTION 12, TOWNSHIP 28 NORTH, RANGE 22 WEST, P.M.M., FLATHEAD COUNTY, MONTANA. WHEREAS, Lee and Linda Hershberger, the owners of the certain real property described above, have 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 June 14, 2005 and action was taken on September 13, 2005 when they reviewed Amended Subdivision Report #KPP-05-9A issued by the Kalispell Planning Department, and WHEREAS, the Kalispell City Planning Board and Zoning Commission did not recommend approval of the Preliminary Plat of Autumn Creek Subdivision due to a vote of two in favor and two opposed, and WHEREAS, the City Council of the City of Kalispell at its regular Council Meeting of October 3, 2005, reviewed the Kalispell Planning Department Report #KPP-05-9A, reviewed the recommendations of the Kalispell City Planning Board and Zoning Commission, and found from the Preliminary Plat, and evidence, that the subdivision is not 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 listed below are hereby adopted as the Findings of Fact of the City Council: l . The density exceeds that which is appropriate for the neighborhood and subdivision. 2. Townhouses are inconsistent with the character of the neighborhood. 3, Elimination of the townhouse lots will reduce the overall density of the subdivision. 4. The reduction of density in the subdivision will reduce the traffic and associated safety issues. PASSED AND APPROVED BY THE CITY COUNCIL AND SIGNED BY THE MAYOR OF THE CITY OF KALISPELL, THIS 3RD DAY OF OCTOBER, 2005. Pamela B. Kennedy Mayor ATTEST: Theresa White City Clerk City of Kalispell Planning Department 17 - 2nd Street East, Suite 211, .Kalispell, Montana 59901 Telephone: (406) 751-1850 Fax: (406) 751-1858 Website: kalispellplanning.com September 22, 2005 Jaynes H. Patrick, City Manager City of Kalispell P.O. Box 1997 Kalispell, MT 59903 Re: Autumn Creek Subdivision. Preliminary Plat - Hathaway Lane and Hwy 2 West Dear Jim: The Kalispell City Planning Board met on September 13, 2005 to reconsider a request for preliminary plat approval of a 21 lot residential subdivision on approximately 8.69 acres. Of the 21 lots, 17 are proposed for single family and four are proposed for townhouses. The property is also proposed for annexation and an initial zoning designation of R-2, Suburban Residential. The property is located north of Hwy 2 Vilest on the east side of Hathaway Lane. A public hearing on this proposal was held before the planning board on June 14, 2005 when it was continued to allow the developer an opportunity for revision of plan. Previously the property was proposed for an initial zoning designation of R-3 and proposed a total of 27 lots with 15 single family lots and 12 townhouse lots. The proposal was continued in order to allow the developer an opportunity to address issues related to density, parkland, access and the safety concerns at the intersection of Hwy 2 'Nest and Hathaway Lane. This revised proposal was brought back before the planning board at their September meeting. Narda Wilson of the Kalispell Planning Department, presented staff report #KPP-05-9A (amended) and evaluated the proposal. She noted the revised subdivision plans for the property attempted to address the planning board and neighborhood concerns. The staff recommended approval of the preliminary plat subject to conditions and felt the developers had done their best to address the concerns expressed by the board. At the public hearing on June 14, 2005 and the meeting held on September 13, 2005 there were several neighbors who expressed their opposition to the revised proposal citing concerns with density, neighborhood character and primarily the safety of the access at the intersection of Hwy 2 West and Hathaway Lane. Their primary concern had to do with access and the traffic going eastbound conflicting with other eastbound traffic corning from Hartt Hill. Autumn Creep Preliminary Plat September 22, 2005 Page 2 The board discussed the proposal and agreed the developers had made a sincere effort to address the issues related to the development. However, they were still concerned about the density and safety of the eastbound traffic along Hwy 2 West. A motion was made with amendments to address specific safety improvements related to the roads and to recommend approval of the preliminary plat subject to conditions. The motion failed on a vote of two in favor and two opposed with Norton and Hull voting in favor and Taylor and Hinchey voting in opposition. An Exhibit A is attached that outlines the conditions considered by the board. Please schedule this matter for the October 3, 2005 regular Kalispell City Council meeting. You may contact this board or Narda Wilson at the Kalispell Planning Department if you have any questions regarding this matter. Sincerely, Kalispell City Planning Board George Taylor President GT/NW/ma Attachments: Exhibit A - Conditions of Approval Staff report #KPP-05-9(A) and application materials Minutes from the 6/14/05 planning board meeting Draft minutes from the 9/ 13/05 planning board meeting c w/ Att: Theresa White, Kalispell City Clerk c w/o Att: Lee & Linda Hershberger, 24212 SE 384th St, Enumclaw, WA 98022 TD &. H, 31 Three Mile Drive, Kalispell, MT 59901 EXHIBIT A AUTUMN CREEK SUBDIVISION PRELIMINARY PLAT KALISPELL CITY PLANNING BOARD SEPTEMBER 13, 2005 The Kalispell City Planning Board held a public hearing was held on this matter at the regular meeting of the planning board of June 14, 2005. The project was continued until September 13, 2005 where the planning board took action. The following conditions were considered. 1. That the development of the site shall be in substantial compliance with the application submitted, the site plan, materials and other specifications as well as any additional conditions associated with the preliminary plat as approved by the city council. (Kalispell Subdivision Regulations, Appendix C - Final Plat) 2. That the plans and specifications for all public infrastructure be designed and in accordance with Kalispell's Standards for Design and Construction Standards and a letter shall be obtained stating that they have been reviewed and approved by the Kalispell Public Works Department. (Kalispell Subdivision Regulations, Chapter 3, Design Standards, Section 3.01). 3. A letter shall be submitted with the final plat from anengineer licensed in the state of Montana certifying the improvements have been constructed in accordance with the approved plans and specifications. As built drawings shall be submitted to the Kalispell Public Works Department prior to final plat submittal for the completed infrastructure. A letter from the public works department shall accompany the engineer's certification stating that this condition has been met or otherwise adequately addressed (Kalispell Subdivision Regulations, Chapter 3, Design Standards, Section 3.01) 4. That an easement shall be obtained from the adjoining property owner to the northeast granting the right to cross those properties for utility extension purposes. (Kalispell Subdivision Regulations, Section 3.08 (A). 5. The following requirements shall be met per the Kalispell Fire Department: (Kalispell Subdivision Regulations, Section 3.20). a. Water mains designed to provide minimum fire flows shall be installed per City specifications at approved locations. Minimum fire flows shall be in accordance with International Fire Code (2003) Appendix B. b. Fire hydrants shall be provided per City specifications at locations approved by this department, prior to combustible construction. c. Fire Department access shall be provided in accordance with International Fire Code (2003) Chapter 5. d. It should be noted that hazardous weed abatement shall be provided in accordance with City of Kalispell Ordinance 10-8. e. Street naming shall be approved by the fire department. 6. That a letter be obtained from the Kalispell Parks and Recreation Director approving a landscape plan for the placement of trees and landscaping materials within the five foot landscape boulevard developed between the curb and the sidewalk. (Kalispell Subdivision Regulations, Section 3.11). Autumn Creek Preliminary Plat September 22, 2005 Page 2 7. The area designated on the plat as "park" along with the open area will meet the parkland dedication requirements provided that it be developed to create a recreational amenity within the subdivision. Those park improvements shall be addressed in accordance with a plan approved by the Kalispell Parks and Recreation Director so as to provide a recreational component within the development. A letter from the Kalispell Parks Department shall be provided at the time of final plat that outlines the improvements and confirms those improvements have been made. (Kalispell Subdivision Regulations, Section 3.19). 8. That a detailed floodplain study be completed and accepted by FEMA determining the base flood elevation for the floodplain area within the subdivision. No lots that are within 100 feet of the 100 year floodplain as currently indicated on the FIRM panels shall be platted prior to the completion and acceptance of the study area.. The base flood elevation as determined as accepted by FEMA shall be indicated on the final plat. 9. Lots shall not be pre -sold until such time as a floodplain study has been reviewed and approved by FEMA which determines the location of the 100 year floodplain and the base flood elevation. 10. A note shall be placed on the face of the final plat that waives protest to the creation of a special improvement district for the upgrade of Hathaway Lane to urban standards. 11. Townhouse lots within the subdivision shall be identified by a lot number and letter A or B. 12. The Kalispell Bypass corridor shall be indicated on the final plat as a separate parcel along with a note that states "reserved for future right-of-way acquisition", or if the State has acquired the property as the "Proposed Kalispell Bypass" and not be made part of the proposed lots. 13. That a letter- be obtained from Aathead County Read Departtaent pFepesed aeeessea onto Hathaway Lane have been r-eN4ewed and appr-eved—andd That a letter be obtained from. Flathead County Road Department stating that the proposed accesses onto Hathaway Lane have been reviewed and a roved with the follo ing improvements: The devela er is re aired to widen HathawM Lane for approximately 150 feet from Hi hwa 2 West to the north to a minimum of 24 feet along with qpy appropriate widening of Hathaway Lane and shoulder work adjacent to the property. _ - _ _ ..... - . .. slih _-Ated stating the required improvements have been satisfaetei* eempleted, That a letter is obtained from the Montana Department of Transportation reviewing the Hathaway Lane approach onto HighwayHighwgy 2 West and the impacts associated with this subdivision. With the approval from MDOT the develo er is required to install a deceleration lane for westbound traffic on HighwaV 2 West. The improvements shall be completed prior to final -plat submittal and a letter from MDOT shall be submitted stating -the required improvements have been satisfactorily_ completed. 15. The roads within the subdivision shall be named and signed in accordance with the policies of the Kalispell Public Works Department and the Uniform Traffic Control Devices Manual and be subject to review and approval of the Kalispell Fire Department. A letter shall be obtained from the Kalispell Public Works Department stating the naming and addressing on the final plat have been reviewed and approved (Kalispell Subdivision Regulations, Section 3.09). 16. All existing and proposed easements shall be indicated on the face of the final plat. Utility easements for City water and sewer shall be provided to allow for the logical extension of utilities from this subdivision to adjoining properties. A letter from the Kalispell Public Works Department shall be obtained stating that the required easements are being shown on the final plat. 17. The developer shall provide a letter from the U.S. Postal Service approving the plan for mail service. (Kalispell Subdivision Regulations, Section 3.22). 18. Street lighting shall be located within the subdivision and shall have a full cutoff lens so that it does not intrude unnecessarily onto adjoining properties. (Kalispell Subdivision Regulations Section 3.09(L)). 19. All utilities shall be installed underground. (Kalispell Subdivision Regulations, Section 3.17). 20. That a minimum of two-thirds of the necessary infrastructure for this subdivision shall be completed prior to final plat submittal. 21. All areas disturbed during development of the subdivision shall be re -vegetated with a weed -free mix immediately after development. 22. That preliminary plat approval for the first phase of the planned unit development shall be valid for a period of three years from the date of approval with an automatic two year extension as each phase of the subdivision plat has been completed and filled. (Kalispell Subdivision Regulations, Section 2.04). AUTUMN CREEK SUBDIVISION KALISPELL PLANNING DEPARTMENT STAFF REPORT KPP-05-9A (AMENDED) SEPTEMBER 7, 2005 A report to the Kalispell City Planning Board and the Kalispell City Council regarding a request for preliminary plat approval of a 21 lot residential subdivision on property proposed for current annexation and initial zoning. A public hearing on this proposal was held before the planning board for June 14, 2005 in the Kalispell City Council Chambers where it was continued to allow the developer an opportunity for revision of plan. The planning board will forward a recommendation to the city council for final action.. BACKGROUND INFORMATION: A. Petitioner and Owners: Technical Assistance: Lee & Linda Hershberger 24212 SE 384th Street Enumclaw, WA 98022 Thomas Dean & Hoskins. 31 Three Mile Drive Kalispell, MT 59901 (406) 751-5246 B. Location and Legal Description of Property: The property proposed for subdivision lies north of Hwy 2 West, on the east side of Hathaway Lane. The property can be described as Assessors Tracts 6AAK, 6D1 and 6AB located in Section 12, Township 28 North, Range 22 West, P.M.M., Flathead County, Montana. C. Nature of the Request: This is a request for preliminary plat approval of a 21 lot subdivision consisting of 17 single family lots and two two unit townhouse lots on approximately nine acres. The developer has revised their request for initial zoning from R-3, Urban Single Family Residential, to R-2, Suburban Residential. The petition to annex has been filed concurrently with the preliminary plat along with an application for a conditional use permit that would allow the creation of the two two unit townhouses lots Currently this property is in the County zoning jurisdiction and has a zoning designation of R-1, Suburban Residential, that has a one acre minimum lot size requirement and is typically in areas where water and sewer are not available. Access to this subdivision would be from Hathaway Drive which is located west of Kalispell on the north side of US Hwy 2 West. An internal road would be developed that would have two short cul-de-sacs that would serve the lots. There is a small drainage that runs through the site that appears to be connected to Ashley Creek that lies to the south of Hwy 2 West. As a result of this drainage there is a wetland area that lies near the southwest corner of the site and has been set aside as an "open area." The overall development plan has been reduced in density from 27 lots to 21 lots and the minimum lot size requirements of 7,000 square feet have been increased to 9,600 square feet. A small park area has been created next to the wetland / floodplain located on the site. It is noteworthy that there is significant area of 100 year floodplain on the site some of which is clearly a wetland area as is demonstrated by standing water, reeds, grasses and cattails and is the open area mentioned above. This portion, of the floodplain is in a non -detailed study area and the base flood elevation has not been established. No dwellings have been located in the area identified on the FIRM (flood insurance rate maps) prepared by FEMA (Federal Emergency Management Agency) as being in the 100 year floodplain, and the area is under study. The developers are aware they will have to perform a detailed flood study to determine the flood elevation for this site. There are several lots in the subdivision that are currently located in the floodplain that would not be suitable for platting or development until such a flood study is completed. It is also noteworthy that the northeast corner of this site consisting of approximately on third of an acre is in the Kalispell Bypass right-of-way corridor. The applicants have been in contact with MDOT regarding the acquisition of this property. City utilities will be taken from this northeast corner of the site from Greenbriar Subdivision and through the bypass corridor. D. Size: Total Area: 8.69 acres Single Family Lots: 3.15 acres Townhouse Lots: 2.09 acres Open Area: 1.85 acres Roads: 1.60 acres E. Existing Land Use and Zoning: The property proposed for subdivision is currently undeveloped with the exception of a pole barn and has been used for pasture in the past. Currently this property is in the County zoning jurisdiction and is zoned R-1, Suburban Residential, which has a one acre minimum lot size requirement and is typically in areas not served by public water and / or sewer. As previously mentioned, a petition for annexation to the city of Kalispell and an initial zoning designation of R-2 has been filed concurrently with the request for preliminay plat approval. The R-2 zoning district has a minitnum lot size requirement of 9600 square feet and a minimum lot width of 70 feet. F. Adjacent Land Uses and Zoning: This property is located in an area that could be considered to be on the urban fringes of Kalispell with the city limits within one quarter mile of this area. Development pressures have not been as intense in this area as they are in other fringe areas around the city. All of the zoning surrounding this site is County R-1, Suburban Residential, a district with a one acre minimum lot size requirement for newly created lots. The property is currently in the West Side Zoning District, but upon annexation would become part of the City of Kalispell with a City zoning assignment. North: Single family residential, County R--1 zoning South: Single family residential, County R-1 zoning East: Undeveloped pasture land, City RA-1 zoning Nest: Single family residential, County R-1 zoning ►A G. General Land Use Character: The general land use character of the area is suburban residential with parcels ranging in size from one half acre to over five acres. The property is on the urban fringes of Kalispell with the city limits immediately to the east of this site. The proposed Kalispell Bypass corridor is east of the property and crosses the northeast corner. H. Zoning: Currently this property is located in the County zoning jurisdiction and has a zoning designation of R-1, Suburban Residential. This property is being annexed concurrently with review of the preliminary plat and the developers are requesting an assignment of R-3, Suburban Residential. A conditional use permit has also been filed to allow the creation of the 4 townhouse units by the shifting of density within the site. The R-2 zoning district allows the creation of two unit townhouses with a conditional use permit As proposed the subdivision has approximately 2.33 dwelling units per acre. I. Utilities: This subdivision would receive full City services upon annexation and development. Water: City of Kalispell Severer: City of Kalispell Solid Waste: City of Kalispell Gas: Northwest Energy Electricity: Flathead Electric Coop (underground) Telephone: Cen.turyTel (underground) Fire: City of Kalispell Schools: West Valley School District, School District 5 Police: City of Kalispell CONly WNTS FROM THE SITE DEVELOPMENT REVIEW COMMITTEE This nutter came before the site development review committee on May 26, 2005 and June 2, 2005 and again on September 1, 2005. One of the primary issues identified was the undelineated floodplain that comprises approximately one third of the site. The floodplain was not indicated on the preliminary plat as currently indicated on the FEMA map, but rather a floodplain boundary that has been determined by the engineer, but not yet gone through FEMA approval. Additionally, there was some concern that the lots would be pre -sold prior to the determination of the 100 year floodplain.. It was suggested that a condition be placed on the plat that no lots be sold until the 100 year floodplain has been determined along with a base flood elevation. The other issue that came before the committee was acceptance of the wetland area as fulfilling the parkland dedication requirement. The parks department would like to work with the developer in determining appropriate park development that is indicated on the plat that .includes a pedestrian walking trail and some limited amenities in the approximately one quarter acre park area. 3 REVIEW AND FINDINGS OF FACT This application is reviewed as a major subdivision in accordance with statutory criteria and the Kalispell City Subdivision Regulations. A. Effects on Health and Safety: Fire: This subdivision would be in the service area of the Kalispell Fire Department once annexed to the city. The property would be considered to be at low risk of fire because the subdivision and homes within the subdivision would be constructed in accordance with the 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. Hydrants will be required to be placed in compliance with the requirements of the Uniform Fire Code and 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. Secondary access will not be required since the roadways do not exceed the maximum standards. Floodin : According to FIRM Panel 1850 there is an area of significant floodplain on the site as a result of a tributary to Ashley Creek that runs through the site and also creates a substantial wetland area. This area is in a non -detailed study area and will need to undergo a detailed study that will then be reviewed and accepted by FEMA. At that time a base flood elevation will be established. The property owner has been working on a floodplain study with the local engineering firm Thomas, Dean and Hoskins and an analysis will be submitted to FEMA for review. Prior to the filing of a final plat a detailed study of the area will need to be approved by FEMA in order to establish the base flood elevation. The Kalispell Subdivision Regulations Section 3.05, Floodplain Provisions, prohibit the creation of lots in the 100 year floodplain or the floodway. Should the results of the study reflect what has been submitted as the assumed floodplain it does not appear that lots or structures are proposed to be located in the floodplain area, but until a detailed study has been accepted by FEMA establishment of the base flood elevation is inconclusive There is currently a culvert that is located under Hathaway Drive that channels the creek and discharges at the northwest corner of this property. Any work within the 100 year floodplain that would occur after annexation such as for road building purposes would have to be obtained from the City of Kalispell Floodplain Administrator. Access: Access to the subdivision will be from Hathaway Lane, a County road in fair condition. A new internal roadway will provide access to the lots and be constructed to City standards. No secondary access would be required. There is lack of pedestrian access along Hathaway Lane which has a pavement width of between 22 and 24 feet, but no sidewalks, curbing or landscaping. It is designated as a local street in the Kalispell Growth Policy and is a two way roadway with approximately 50 feet of right -of --way. Hathaway Lane accesses onto US Hwy 2 West in a section where there is two-way traffic. There could be potential traffic conflicts with traffic entering and exiting from Hathaway onto Hwy 2. The existing approach appears to be in rather poor condition and will probably require some improvements. Those improvements would be based on an assessment by the Flathead County Road Department and the Montana Department of Transportation. Referral letters were sent to both of these agencies soliciting comments, but none were received to date. Additionally, Hathaway Lane is a County Road that does not meet urban standards and approximately 1000 feet of the roadway will be used to access this subdivision. At a minimum a waiver to protest the creation of a special improvement district for upgrading the road to City standards should be required as a plat condition. The Flathead County Road Department may want additional improvements to the roadway beyond the anticipated improvements to the intersection. Hathaway Lane currently experiences light volumes of traffic which does not significantly impact the condition of the road. One of the primary issues identified by the planning board at their June meeting was the intersection of Hathaway and Hwy 2 West and potential improvements. Since that time the staff and developer have coordinated with the Flathead County Road Department and the Montana Department of Transportation to discuss potential improvements. It was determined and agreed that a right turn lane will be added to the westbound highway and that Hathaway Lane will be widened at the intersection. Additionally some shoulder work will be done in front of the project property as appropriate and approved by the Flathead County Road Department. B. Effects on Wildlife and Wildlife Habitat: This property has some significant topography related to an Ashley Creek tributary which runs through the site and appears to provide habitat for a variety of grasses, cattails and birds. There may be some migratory birds and occasional deer may visit the site, however, this area does not appear to provide significant habitat for wildlife. The developer has attempted to limit impacts to the riparian area within the site that provides habitat to wildlife on this site by creating an open area of approximately 1.85 acres that would be owned, maintained and conserved by the homeowners within the subdivision. The riparian area would not be disturbed, filled or otherwise developed, but rather would be left in a natural state. C. Effects on the Natural Environment: Surface and groundwater: This subdivision will be served by public water and sewer thereby minimizing any potential impacts to the groundwater. An Ashley Creek tributary runs through this property and could potentially be impacted by construction and development in the area. Best management practices should be taken when working along this drainage and the developer should clearly stake and protect the wetland area. Drainage: This site has some limited topographical constraints related to the floodplain and wetland area but should not pose unusual challenges to site drainage. Curbs and gutters will be installed with the subdivision and an engineered storm drain management plan will have to be developed to address the runoff from the site. There is no storm drain system in the immediate area and storm water will have to be managed using on -site retention methods as part of an engineered stormwater management plan. The drainage plan will have to comply with the City of Kalispell's standards and State standards and will be required to be reviewed and approved by the Kalispell Public Works Department. 5 D. Effects on Local Services: Water: Water service to the subdivision would be provided by the City of Kalispell and extended from a water main that lies to the northeast of this subdivision in Greenbriar Subdivision, a City subdivision. The main would be extended from its current location through a City park, through Montana Department of Transportation property and through the bypass corridor to the subdivision. It is uncertain at this juncture when the water loop connection for the subdivision may be required since it will depend on the fire flows that can be obtained and whether they will meet the requirements of the Uniform Fire Code. Most likely the water system will be completed prior to final plat submittal. The water system for the subdivision will be reviewed and approved by the Kalispell Public Works Department and the Kalispell Fire Department as part of the development of the subdivision. There is adequate capacity within the City's water system to accommodate this development. Sewer: Sewer service will be provided by the City of Kalispell with an extension of existing sewer mains from their current location in Greenbriar Subdivision to the northeast. Again, the main would be extended through State owned property and the developers will be required to obtain an easement from the State for the utility extension. Design and construction of the mains will be reviewed and approved by the Kalispell Public Works Department. There is adequate capacity within the sewage treatment plan to accommodate this development. Roads: Traffic projections for this subdivision are estimated to be approximately 170 to 220 additional individual vehicle trips per day based on the estimate of 8 to 1.0 vehicle trips per residence per day in the area onto Hathaway Lane and US Hwy 2. The internal subdivision roads will be constructed to City standards and would include curb, gutter, sidewalks and landscape boulevards within the subdivision. Hathaway Lane is a rural roadway with a pavement width of between 22 to 24 feet with drainage swales and no pedestrian access. The impacts of this subdivision to Hathaway Lane will generally double its current use. The roadway appears to be in fair condition and may require some improvements based on the requirements of the Flathead County Road Department. A referral was sent to that department for comments but at the writing of this report none have been received. Access onto Hwy 2 West from Hathaway Lane appears to be in marginal condition and will likely require some improvements such as widening and repaving. The access from Hathaway Lane onto Hwy 2 West is at the bottom of "Hart Hill" and there is potential for delays accessing the highway during peak traffic hours such as morning and evening commuter traffic. The developer will need to contact the Montana Department of Transportation and the Flathead County Road Department regarding potential upgrades to the intersection as well as Hathaway Lane. Additionally, a note should be placed on the final plat which waives protest to the creation of a special improvement district for the upgrade of Hathaway Lane to urban standards. Overall there will be some moderate impacts to Hathaway Lane and insignificant impacts to Hwy 2 West as a result of this subdivision which already experiences large traffic volumes. As previously mentioned some improvements will be done to the westbound lane along Hwy 2 that will create a turn lane as well as some shoulder work at the X intersection of Hathaway and Hwy 2 West. The Kalispell Bypass corridor crosses the northeast corner of the subdivision and should be indicated on the final plat as being reserved for future acquisition by the State. The preliminary plat has indicated the bypass corridor with shading but it is not labeled as such. This corner of the property that is in the bypass corridor appears to contain approximately one third of an acre. The area within the future highway corridor should not be included in the lot area but rather platted as a separate parcel for future acquisition. Schools: This development is within the boundaries of the Kalispell School District #5. The school district could anticipate that an additional 10 to 12 school aged children might be generated into the district at full build out. This number is used because it takes into account pre-school aged children, home school education options and private school education option. Not all of the children who live in the subdivision will be attending public schools. This would have a potentially significant impact on the district, particularly on a cumulative level with other developments pending within the district - both urban and rural particularly with high school -aged students. Parks and Open Space: 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 area in lots is 5.24 acres generating a requirement for a minimum of 0.58 of an acre in park area. The developer would like to use the "open area' indicated on the preliminary plat as satisfying the parkland dedication requirements under the Section 3.19 subsection f "Exceptions To Park Dedication" which states "Park dedication shalt not be required where a subdivision provides for long term protection of critical wildlife habitat; cultural, historical or natural resources; agricultural interests or aesthetic values and said area equals or exceeds -the dedication requirements of Subsection A above." Although this area is a natural amenity for the subdivision, it is generally in an unbuildable and unusable area. The area indicated on the plat as an open area is approximately 1.85 acres. Comments from the Parks and Recreation Director are as follows: "Autumn Creek Subdivision does not meet the standards set for fulfilling the Park requirement for subdivisions. Open Space by itself does not adequately supply Park and Recreation opportunities to the neighborhood. 1 would recommend the developer set up an appointment to discuss this proposal with myself and my staff. We can discuss the issues and work towards an agreement with our Department and the developer." Should the developer choose to pay cash in lieu of parkland dedication rather than developing a park area, it can be generally estimated that the value of the property is approximately $25,000 per acre. The cash in lieu of parkland dedication amount would be approximately $14,500. Subsequent to the initial submittal the developer has created an approximately 0.29 acre park between proposed. Lots 15 and 16 with a pedestrian trail along the east side of the wetland area. This park is not large enough in size to warrant the City taking over maintenance of the site, but will provide a nice neighborhood amenity for the subdivision. The developer will work with the parks department 7 to further refine the needed improvements to the park so that it can function as and provide a recreational amenity for the subdivision. Police: This subdivision, would be in the jurisdiction of the City of Kalispell Police Department once annexed to the city. The department can adequately provide service to this subdivision, however the cumulative impacts of growth within the city further strains the department's ability to continue to provide the high level of service the department is committed to. Fire Protection: Fire protection services will be provided by the Kalispell Fire Department once annexed to the city, and the subdivision will be required to comply with the Uniform. Fire Code. The fire department will review and approve the secondary access to the site if required during interim phasing, the number and location of hydrants within the subdivision as well as fire flows for compliance with applicable fire codes. Although fire risk is low because of good access and fairly level terrain, the fire department is recommending that access to the subdivision and the hydrants are in place prior to final plat approval and / or use of combustible materials in construction. At the previous June 2005 planning board meeting there were some concerns expressed about the Kalispell Fire Department's ability to adequately access the subdivision. Since that time the developer has met with and discussed access with the fire department and a letter addressing the concerns have been included with this resubmittal. Solid Waste: Solid waste will be handled by a private hauler in accordance with state statues and taken to the Flathead County Landfill. There is sufficient capacity within the landfill to accommodate this additional solid waste generated from this subdivision. Medical Services: Ambulance service is available from the fire department and ALERT helicopter service. Kalispell Regional Hospital is close, less than three miles from the site. E. Effects on Agriculture and agricultural water user facilities: The site has been traditionally used for very limited agricultural purposes, primarily grazing and is more efficiently and effectively used for urban residential development. Its location and its proximity to urban services makes this property suited for urban scale development. There will be relatively little impact on agricultural uses within the Valley and no impact on agricultural water user facilities since this property will be served by a public water system. F. Relation to the Kalispell Growth Policy: This property is in the Kalispell Growth Policy's potential utility service area and is anticipated for this type of urban scale development at the time of connection to City utilities. The future land use map for the area indicates this area is anticipated to be developed as Suburban Residential. Areas designated as Suburban Residential are anticipated to be served by community water and sewer and have good access to services and public facilities. This land use designation anticipates a density of up to four dwelling units per acre. The subdivision has a density of approximately 2.33 dwelling units per acre. This subdivision is in compliance with the Kalispell 91 Growth Policy and its goals and policies. G. Compliance with Zoning: This property has been proposed to be zoned R-2 an Suburban Residential district with a minimum lot size requirement of 9,600 square feet and a minimum lot width of 70 feet. Two unit townhouses are a conditionally permitted use provided they comply with the density limitations of the subdivision. A complete report on the conditional use permit for the townhouses is fully detailed in the companion report KCU-05-6A. H. Compliance with the Kalispell Subdivision Regulations: This subdivision complies with the Kalispell Subdivision Regulations and no variances have been requested. RECO)NDWNDATION Staff recommends that the Kalispell City Planning Board adopt staff report KPP-05-9A as findings of fact and recommend to the Kalispell City Council that preliminary plat for the subdivision be approved subject to the following conditions: 1. That the development of the site shall be in substantial compliance with the application submitted, the site plan, materials and other specifications as well as any additional conditions associated with the preliminary plat as approved by the city council. (Kalispell Subdivision. Regulations, Appendix C - Final Plat) 2. That the plans and specifications for all public infrastructure be designed and in accordance with Kalispell's Standards for Design and Construction Standards and a letter shall be obtained stating that they have been reviewed and approved by the Kalispell Public Works Department. (Kalispell Subdivision. Regulations, Chapter 3, Design Standards, Section 3.01). 3. A letter shall be submitted with the final plat from anengineer licensed in the state of Montana certifying the improvements have been constructed in accordance with the approved plans and specifications. As built drawings shall be submitted to the Kalispell Public Works Department prior to final plat submittal for the completed infrastructure. A letter from the public works department shall accompany the engineer's certification stating that this condition has been met or otherwise adequately addressed (Kalispell Subdivision Regulations, Chapter 3, Design Standards, Section 3.01) 4. That an easement shall be obtained from the adjoining property owner to the northeast granting the right to cross those properties for utility extension purposes. (Kalispell Subdivision Regulations, Section 3.08 (A). 5, The following requirements shall be met per the Kalispell Fire Department: (Kalispell Subdivision Regulations, Section 3.20). a. Water mains designed to provide minimum fire flows shall be installed per City specifications at approved locations. Minimum fine flows shall be in accordance with International Fire Code (2003) Appendix B. b_ Fire hydrants shall be provided per City specifications at locations approved by this department, prior to combustible construction. 9 c. Fire Department access shall be provided in accordance with International Fire Code (2003) Chapter 5. d. It should be noted that hazardous weed abatement shall be provided in accordance with City of Kalispell Ordinance 10-8. e. Street naming shall be approved by the fire department. 6. That a letter be obtained from the Kalispell Parks and Recreation Director approving a landscape plan for the placement of trees and landscaping materials within the five foot landscape boulevard developed between the curb and the sidewalk. (Kalispell Subdivision Regulations, Section 3.11). 7. The area designated on the plat as "park" along with the open area will meet the parkland dedication requirements provided that it be developed to create a recreational amenity within the subdivision. Those park improvements shall be addressed in accordance with a plan approved by the Kalispell Parks and Recreation Director so as to provide a recreational component within the development. A letter from the Kalispell Parks Department shall be provided at the time of final plat that outlines the improvements and confirms those improvements have been made. (Kalispell Subdivision Regulations, Section 3.19). 8. That a detailed floodplain study be completed and accepted by FEMA determining the base flood elevation for the floodplain area within the subdivision. No lots that are within. 100 feet of the 100 year floodplain as currently indicated on the FIRM panels shall be platted prior to the completion and acceptance of the study area. The base flood elevation as determined as accepted by FEMA shall be indicated on the final plat. 9. Lots shall not be pre -sold until such time as a floodplain study has been reviewed and approved by FEMA which determines the location of the 100 year floodplain and the base flood elevation. 10. A note shall be placed on the face of the final plat that waives protest to the creation of a special improvement district for the upgrade of Hathaway Lane to urban standards. 11. Townhouse lots within the subdivision shall be identified by a lot number and letter AorB. 12. The Kalispell Bypass corridor shall be indicated on the final plat as a separate parcel along with a note that states "reserved for future right-of-way acquisition", or if the State has acquired the property as the "Proposed Kalispell Bypass" and not be made part of the proposed lots. 13. That a letter be obtained from Flathead County Road Department stating that the proposed accesses onto Hathaway Lane have been reviewed and approved and any associated and necessary improvements have been satisfactorily completed. 14. That a letter be obtained from the Montana Department of Transportation reviewing the Hathaway Lane approach onto Hwy 2 West and the impacts associated with this subdivision. Any improvements required by the MDOT shall be completed prior to 10 final plat submittal and a letter from MDOT shall be submitted stating the required improvements have been satisfactorily completed. 15. The roads within the subdivision shall be named and signed in accordance with the policies of the Kalispell Public Works Department and the Uniform Traffic Control Devices Manual and be subject to review and approval of the Kalispell Fire Department. A letter shall be obtained from the Kalispell Public Works Department stating the naming and addressing on the final plat have been reviewed and approved (Kalispell Subdivision Regulations, Section 3.09). 16. All eTdsting and proposed easements shall be indicated on the face of the final plat. Utility easements for City water and sewer shall be provided to allow for the logical extension of utilities from this subdivision to adjoining properties. A letter from the Kalispell Public Works Department shall be obtained stating that the required easements are being shown on the final plat. 17. The developer shall provide a letter from the U.S. Postal Service approving the plan for mail service. (Kalispell Subdivision Regulations, Section 3.22). 18. Street lighting shall be located within the subdivision and shall have a full cutoff lens so that it does not intrude unnecessarily onto adjoining properties. (Kalispell Subdivision Regulations Section 3.09 (L)) . 19. All utilities shall be installed underground. (Kalispell Subdivision Regulations, Section 3.17). 20. That a minimum of two-thirds of the necessary infrastructure for this subdivision shall be completed prior to final plat submittal. 21. All areas disturbed during development of the subdivision shall be re -vegetated with a weed -free arzxix immediately after development. 22. That preliminary plat approval for the first phase of the planned unit development shall be valid for a period of three years from the date of approval with an automatic two year extension as each phase of the subdivision plat has been completed and filed. (Kalispell Subdivision Regulations, Section 2.04). REPORTS \ KALISPELL\ PP-05-9A. D©C NW 11 City of Kalispell P.O. Box 1997 312 1st Avenue East Kalispell, MT 59901 RECEIVED r_ ` 5 P ;' J LI iPELL ts11-Y CLE' E To Mayor Pam Kennedy and Kalispell City Council Members, Re; Autumn Creek Subdivision September 15, 2005 I hope I'm not too late to share some input on the proposed Autumn Creek Subdivision on Hathaway Lane west of Kalispell. I attended the first meeting but had to work on the evening of the 2nd meeting on this matter and got to the meeting just as the discussion on this item ended. I was advised that the ruling was for annexing the property into the city but that the decision on the subdivision itself was split and was being sent to the Kalispell City Council. My name is Carol Collins and I have lived at 19 Hathaway Lane for the past 3 years. I would like to express my concern regarding Hathaway lane as the only access for a 21 lot subdivision. Hathaway Lane is a narrow dead end road, approximately 1200 feet in length. It currently serves as the only access to Highway 2 West for 10 residences and one business located at the corner of Hathaway and Hwy 2 West. The residences along the road are predominately situated on 1 acre or more. I think it's safe to say that most people of the Flathead Valley, myself included, are not happy to see a subdivision coming to their neighborhood that was previously a rural area. However, with the growth that Kalispell is experiencing, subdivisions are bound to come and be approved. The Autumn Creek Subdivsion would be no exception to that if it were not for the dangerous access to Highway 2 West. Unfortunately Hathaway Lane intersects the Highway in a very bad spot for access. It lies just at the bottom of Hart Hill. Vehicles coming down Hart Hill towards the city have not yet slowed down when they reach the bottom of the hill. Vehicles traveling west, out of town, are in the process of speeding up for the hill and the highway. This makes for a very bad situation for vehicles trying to gain access to the Highway from Hathaway Lane. Most of the vehicles leaving Hathaway Lane would be turning left to go into Kalispell. I myself have waited over 5 minutes to get out on the highway, summer is particularly bad with the increased traffic, and winter is really no better with the sometimes icy or slushy road conditions. Right now we have only 10 households using the access and I find it hard to imagine adding 21 more households trying to gain highway access from Hathaway Lane. The combination of vehicles from the west coming down the hill at high speeds and vehicles from the east gaining momentum for the highway and the hill just place Hathaway Lane in a very bad position for that many more vehicles trying to get out. Also I would like to mention that there have been accidents involving vehicles waiting to turn onto Hathaway Lane coming from the west. In these cases the vehicles waiting to turn left were rear -ended by traffic coming down the hill, at least one involved a logging truck rear ending a vehicle. There is not enough room on Highway 2 West at that point for the vehicles coming down the hill to pass on the right side to go around the vehicle waiting to turn. There was recently another rear -end accident there. Vehicles coming west out of Kalispell and turning right on Hathaway Lane also have to get way over to the right on the narrow strip that's available before they make the turn because the cars coming behind you are gearing up for the open road at a pretty fast pace. I've been in the position of making that right hand turn way faster than I'm comfortable with just to get out of the way and making the left hand turn going out spraying gravel behind me to take advantage of a short-lived break in traffic. Envision younger, less experienced, drivers having to make that call. From what I understand, MDOT, doesn't see a problem with the access. Maybe because they and their families aren't the ones trying to use the access. Maybe they looked at the road during a period when there wasn't much traffic. Maybe they don't see access for 40 more vehicles, with I don't know the average number of vehcle trips per day, as a problem. I do see it as a problem and more than that, an accident, possibly fatal, waiting to happen. It would be interesting to position a Highway Patrol car out of sight and using radar, take an average speed of vehicles traveling both ways at the point where Hathaway Lane intersects the Highway. I would be willing to bet that average would come way above the posted 45 mph. Opposed or not to subdivisions in the Flathead, I realize they are a reality. If the proposed Autumn Creek subdivision had another access, I would have to just accept it as part of growth, like it or not. But where lives are at stake versus developer dollars I would like to ask you to please look over this situation carefully. Another resident on Hathaway who is trying to sell their property also has mentioned the possibility of selling it to a developer and I'm sure there might be others on the road who would consider doing the same, but what of the access then? How many cars can funnel in and out of what is already a poor access before someone is killed? Access is already a problem with the density we have now and I think to change the zoning to allow any more than 1 house per acre would be a mistake. There is quite a bit of open land down Hathaway Lane and if it was all developed at one house per acre that would place a tremendous overload on the already poor access. thank you in advance for your time and consideration on this matter. l would hope that you make your decision based on the safety factor as if you and your family lived on Hathaway Lane. Sincerely, Carol Collins 19 Hathaway Lane Kalispell, MT. 59901 Thomas, Dean & I3oskhm, .Inc. Engineering Consultants`:; August 23, 2005 Narda Wilson Senior Planner City of Kalispell Planning Office Ford Bldg., 17-2nd St. E., Ste. 211 Kalispell, MT 59901 RE: Autumn Creek Subdivision Dear Narda: As you are aware, Autumn Creek Subdivision has been purchased by .Lee & Linda Hershberger. They are anxious to proceed with the project. The new owners have been briefed on the proceedings at the Planning Board Meeting. They have agreed to accommodate the recommendations presented. In response to the questions and recommendations raised during the June Planning Board Meeting, the zoning has been changed from R-3 to R 2. There are proposed 17 single-family lots and 2 multi -family lots. A small park area has been established with a pathway along the wetland area, MDT has been contacted regarding the acquisition of property in the northeast corner of the site and their memo in response is attached, MDT has also diet with project representatives in the field to discuss the intersection of Hathaway Lane and Highway 2. It has been agreed that a right - turn lane will be added to the westbound highway and that Hathaway Lane will be widened at the intersection. We Have met with you and Charlie Johnson, Flathead County Road Department, to discuss the improvements to Hathaway Lane. It was determined in that meeting that. widening Hathaway Lane at the intersection with Highway 2 and shoulder work in front of the project property was appropriate. We have also attached a letter from the City of Kalispell Fire Chief regarding the availability of the Department to provide emergency service to the subdivision. Finally, FEMA is nearing completion of their review and approval of the proposed floodplain. The existing and proposed floodplain areas are shown on the preliminary plat map. Per your request, we are also enclosing 10 frill -sized copies and 1 half -sized copy of the preliminary plat drawing with the modifications indicated above. Your assistance in this project is greatly appreciated. Please contact us if you have any questions. 0:11,vSarketiii2i;Proposalsi2005P€oposal erschbergerAutumnC:reek;08.23.05.wi!son.submittal.Itr.doe 31 Three Mile Drive, Suite .101 • Kalishell, MT 59901 • (406 )751-5246 • IiAX (406i 752-5230 Narda Wilson Page 2 of 2 &123105 Sincerely, THOMAS, DEAD & HOSKINS, INC. / J 7 William D. Boger, P.E. WDB:wb KOS-016-003 Encl: Above Referenced Cc: Lee & Linda. Hershberger 0:1Marketin©1Proposa1s12005 Proposals\Herschberaer Autumn Cree€r10823.05.wilson.submittai.Itr.doc KALISPELL FIRS` DEPARTMENT - 312 First Avenue East Randy Brodehi - Fire Chief Kalispell, Montana 59901 Dan Diehl _ Assistant Chief/Operations (406) 758-7760 Brent L. Christopherson — Assistant Chief/Prevention FAX: (406) 758-7952 s June 23, 2005 New Vilest Properties, LLC ATTN: Michael Javorka, President 435 4 Ave E Kalispell, MT 59901 Re: Autumn Creek Subdivision — Hathaway Lane Dear Mr. Javorka: This letter is in response to your request for additional input from the Kalispell Fire Department regarding the above -referenced project. Provided you meet the requirements of the Autumn Creek Subdivision preliminary plat review memo from this -office to Narda. Wilson dated June 2, 2005.�, Kalispell Fire Department will be capable of providing adequate fire suppression and emergency medical response to the residents of the Autumn Creek Subdivision, regardless of the current dead-end status of Hathaway Lane. Please contact me if you have any questions or if I may be of further assistance. Sincerely, Randy Brodehl Fire Chief Kalispell Fire Department cc: Narda Wilson, Tri-City PtAnning Office "Assisting our community in reducing, preventing, and mitigating emergencies" " _ Montana Department of Transportation Jim Lynch, Director �ervhx„�,you with psKrte Brian Schweftzer, Governor Missoula Disfrict Office Z 100 W Broadway PO Box 7039 Missoula, MT59807-7039 June 27, 2005 Michael 3avozka 435 Fourth Ave. East Kalispell, MT 59901 Subject: HathawM Lane_& US_ 2 Dear Mr. Javorka: This letter is to follow up with you regarding the on -site meeting I had with you. on Friday, June 24ru. This meeting was to look at the intersection. of US 2 and Hathaway Lane on the west side of Kalispell and discuss your proposals to upgrade the approach of Hathaway Lane. You were enquiring about safety upgrades for ingress and egress movements at the approach of Hathaway Lane to US 2 so as to facilitate access to your proposed subdivision located on Hathaway; Lane: Since safety is ap4ority, for the Montana Department of Transportation (MDT) we are always Willingto review proposals that may increase the safety of traffic on the highways. The discussion included the possibility to slope flatten and add a right-tum-lane. Please submit a plan to the MDT detailing your proposed improvements and MDT will review the submittal to determine if they are acceptable. Should you have any farther questions, please give me a call at (406) 523-5900. Sincerely, James M. Freyholtz, P.E. (Acting) Missoula District Traffic Engineer copies: File, StephenHerzog, P.E. Kalispell Area. Maintenance, Chief . Phone: (4051 523-5800 An Equal Opportunity Employer 7Y; j800f 333-7592 7otl-fr e; (888) 23 i-S819 web Page., www.mdt.mt.gov RE: right of way acquisition: Kalispell Bypass; 2038-60; Parcel No 44; Javorka Mike I have discussed the Bypass location with the department contract designer, Jason Gerard of 5tellings Engineers. Jason said he .would be sending me the co - ordinance for the points where the bypass enters and leaves your property. He will also send me the cross -sections for the area where you propose to cross under the road surface with your sewer line. Jason also said he would have the Right of Way corners staked for your tract sometime in the future. I hope this will confirm that our intentions are to work with you as closely as possible for this project. If you have any more questions or concerns, feel free to contact us. Dan Walls MDQT Field Right of Way Rep 406-751-2034 AUTUMN CREEK SUBDIVISION ENVIRONMENTAL ASSESSMENT INTRODUCTION The proposed Autumn Creek Subdivision is located west of Kalispell on Hathaway Lane 1,500 feet north of Highway 2. The subdivision will include 21 lots, approximately 0.2 acres each. The legal description of the subdivision is Tracts 6D1, 6AAK and 6AB, Section 12, T28N, R22W. LGEOLOGY The subject property is primarily level farmland. Due to the flat nature of the site, hazards that may cause property damage or personal injury are not present. II. SURFACE WATER A tributary to Ashley Creek is located on the- west and southwest portion of the property. The tributary enters the property through a culvert under Hathaway Lane and exits south of the property via two culverts. The tributary widens as it flows through the subject property, where an island is formed. The tributary then continues south to Ashley Creek. At ultimate flow, the tributary is expected to flow at 24-039 cfs, based on analysis using HEC-HMS modeling software developed by the Army Corp of Engineers. The HEC- HMS model is enclosed in Appendix I. An open/conservation area will be created to ensure preservation of the tributary and surrounding area. The subject property is currently delineated as zone "A" floodplain with an undetermined base flood elevation. Currently, a floodplain study is being performed and it is anticipated that subdivision lots will not be located within the 100-year floodplain. III. VEGETATION The subject property, previously farmland, is not currently being used for agricultural purposes. Trees and reeds exist on the property in the open conservation area and will be protected during construction activities. The property, excluding the open/conservation area, is primarily composed of native grasses. It will be necessary to remove vegetation for construction of road and home sites. Disturbance to areas other than road and home sites will be kept to a minimum. Areas that are disturbed will be seeded to native grasses or based on an approved plan from the Weed and Parks Department. The layout for proposed roads and lot configuration has been included in Appendix A. IV. WILDLIFE The subject property may be associated with, or include the following species; ground squirrel, whitetail deer, red squirrel, snowshoe hare, porcupine, fox, coyote, hummingbird, raven, crow, finch, chickadee, robin, bluebird, pheasant and grosbeak. 4.12.65.ENVIROAiMENTAL ASSESSMENT -1- The open/conservation is being left natural and disturbance to wildlife should be minimal. The Montana Department of Fish, Wildlife and Parks were not able to respond with a letter regarding this subdivision prior to submittal. V. AGRICULTURE AND TIMBER. PRODUCTION The property is 8.694 acres in size and was previously used as grazing and farmland. The soil on site can be classified, according to The Soil Survey: Upper Flathead Valley Area Montana, primarily as Kalispell silt loam (Ku). The open/conservation area is classified as alluvial land (Aa), which is typical of creek beds. Information from the Upper Flathead Valley Area Soil Survey has also been included in Appendix E. The property is not currently being used for farming or grazing purposes. Historical records show that 7.58 acres of the property is classified as tillable non -irrigated land/continuously cropped. Crop production was approximately 28-29 bushels of wheat per year per acre. The remaining property is classified as grazing land. General property information is enclosed in Appendix C. Activities immediately surrounding the property include minor agricultural producer, horse owners and residences. Several home structures are located to the south of the properly and Greenbrier Subdivision is located to the northeast. The proposed subdivision is expected to be compatible with the surrounding area. VI. HISTORICAL, ARCHAEOLOGICAL OR CULTURAL FEATURES There are no known historical, archaeological or cultural features onsite. The landowner is unaware of any past historical importance of the site. A letter from the Montana Historical Society has been attached. in Appendix F. VII. SEWAGE TREATMENT Autumn Creek Subdivision will be connecting to municipal sewer. Given wastewater flow of 87 gallons per day per capita and 2.5 residents per household when fully developed (Kalispell Standards for Design and Construction), an estimated 5,873 gallons per day of wastewater will be generated. Wastewater will be conveyed to a pump station by way of 8-inch gravity mains. Wastewater will connect to, and become part of, municipal sewer in the Greenbriar Subdivision. Various wells in the area indicate groundwater approximately 42 feet deep with no indication of bedrock above 1.30 feet. Well logs are enclosed in Appendix D. The developer will bear the costs for placement of the sewer system. The City of Kalispell will be responsible for operation and maintenance of the sewer system upon completion and acceptance. Connection to municipal sewer is expected, approximately, in August of 2005. Verbal permission to connect with municipal sewers has been granted by the City of Kalispell. The sewer system layout has been enclosed on a site map located in Appendix A. VIII. WATER SUPPLY Water supply will be provided to Autumn Creek Subdivision through municipal water mains. An 8-in water main will extend from Greenbriar Subdivision to Autumn Creek 4.12.05.ENVIRONIVENTAL ASSESSMENT -2- Subdivision. The developer will bear the costs of extending and connecting to municipal water. When connected, the water main will become part of the municipal water supply. The City of Kalispell will be responsible for operation and maintenance upon completion and acceptance. Verbal permission to extend municipal water mains has been granted by the City of Kalispell. Water mains have been located on a site reap enclosed in Appendix A. IX. SOLID WASTE The collection of solid wastes will fall under the City of Kalispell's jurisdiction. Individual garbage units are proposed for each lot in the subdivision. X. DRAINAGE Drainage patterns associated with the subdivision are not expected to impact adjoining properties. A storm drainage plan will be developed for the property, and post construction water will be retained onsite. Internal road surfaces and driveways will be paved. Curb, gutter and grass swales are proposed to direct and accommodate increased storm water runoff. Each lot will retain its own runoff through use of individual swales. The transportation network servicing Autumn Creek Subdivision is shown on the preliminary plat. Access to the property will come from Hathaway Lane 1,500 feet north of Highway 2. All lots will have driveway access from the internal subdivision roads. Road right of way will be 60 feet and minimum pavement widths of 28 feet will be maintained throughout the subdivision. The roads, within the subdivision, will be designed to Kalispell City Standards. All internal subdivision roads will be paved and constructed by the subdivider. Maintenance of the roads will be in the jurisdiction of the City of Kalispell. The northwest corner of the property is anticipated to be dedicated to The Montana Department of Transportation as highway right of way. This right of way is in anticipation of a future track bypass route. There will be no access, to or from the property, through this highway right of way. At full build -out, the subdivision may generate a maximum of 270 vehicle trips per day. Trip direction from the subdivision will most likely be a left turn, from the subdivision, onto Hathaway Lane towards Highway 2. Traffic is then expected to turn leil on Highway 2 and head east, into Kalispell. The County, State, and City transportation networks in the region can adequately accommodate the anticipated vehicle trips from this subdivision. Letters from The Montana Department of Transportation and The Flathead County Road Department, regarding the subdivision, have been enclosed in Appendix F. 4.12.05.ENVIRON 1ENTALASSESSMENT _3_ XII. EMERGENCY SERVICES The subdivision is petitioning for annexation into the Kalispell Fire District. Four fire hydrants are proposed for the subdivision. The road network has been designed to provide one ingress/egress's with a gentle grade and cul de sacs at the end of each road. Police protection will be provided by the Kalispell Police Department. Autumn Creek Subdivision is not expected to demand many police related services. Kalispell has a highly trained ambulance and Quick Response Unit that can respond to medical emergencies in the area. Personnel include various grades of EMT's, including a paramedic E1v1T. The ALERT helicopter of Kalispell Regional Hospital is also available for air transport of medical emergencies. This subdivision is not expected to over burden these emergency services. The subdivision is not expected to generate an undue demand for emergency services. Design features of the subdivisior4 such as fire hydrant locations, have been discussed with the Kalispell Fire Department and are intended to minimize threats to public safety. A letter from the Kalispell Fire Department has been enclosed in Appendix F. XIII. SCHOOLS The proposed subdivision is located in Kalispell School District 5 of the Flathead County School District. An estimated 1.5 students per house are expected to attend Peterson Elementary School (K-6), Flathead Junior High School and Flathead High School. A letter from Flathead County Schools, regarding the subdivision, has been included in Appendix D. Kalispell School District 5 was not able to respond with a letter regarding this subdivision prior to submittal. XIV. ECONOMIC BENEFITS The property is currently being assessed as "farmstead rural". Total taxable market value was $5,026 in 2004, and taxable value was $165.85. Taxes from the tract are divided between general county functions, which include the sheriff's office, schools, and other departments. The following is a breakdown of the amounts received by each presently: County/General $11.40 Sheriff $4.84 Kalispell Elementary 5 $24.43 Flathead High School $12.91 General Schools $16.71 State- School Aid $6.63 Smith Valley Fire $2.25 4.12.05.EW112oNMENTAL ASSESSMENT -4- The single-family lots are comparable to lots in Greenbriar Subdivision. Houses constructed on the lots will also be approximately the same in value. The project is planned as one phase. The following information was based on tax records in Greenbriar Subdivision. Estimated Values # Lots Market Taxable Phase 1 21 $1,623,657 $53,580.45 Below are the taxed amounts projected at full build out to the specific departments: County/General $3,686.90 Sheriff $1,562.89 Kalispell Elementary 5 $7,892.85 Flathead High School $4,169.13 General Schools $5,398.82 State —School Aid $2,143.19 Kalispell City Functions $14,081.97 The subject property tax notice has been enclosed in Appendix C. XV. LAND USE The property was previously used for grazing and farmland, but is currently inactive at this time. A pole barn is located on the southern portion of the property and will be removed before construction. The proposed subdivision, Kalispell zone R-3, is similar and compatible to surrounding land uses. Residential subdivisions in the area include Greenbriar Subdivision and several housing units surrounding the property. The subdivision will provide safe and convenient access to the individual lots without adversely affecting the access to any adjoining properties. There are no perceived risks to the subdivision originating from adjoining land uses. The subdivision will not create any on -site nuisances. All access roads will be paved to eliminate dust hazards. Landscaping and the retention of substantial natural areas should minimize any land use transition difficulties. XVI. PARKS AND RECREATION FACILITIES The subdivision proposes approximately 2 acres of open/conservation area. This area will allow for wildlife and scenic viewing. This subdivision's close proximity to Kalispell gives it access to all of Kalispell's recreational and park facilities. Lone Pine State Park, Ashley Creek and Foy's Lake are all located within a five to ten minute drive. 4.12.05.ENVIRONMENTAI. ASSESSMENT -5- The parkland requirement is .956 acres based on 11% dedication. Based on a per acre value of $578.1 Q, the resulting fee in lieu of parkland dedication would. be $552.86. It is proposed that, per City of Kalispell Subdivision Regulations 3.19.B.1.f., an area be set aside to protect the natural habitat existing in the riparian environment in the southwest corner of the property. XVII. UTILITIES The subdivision will be serviced by a full range of public utilities. Flathead Electric Co-- op will provide electricity, CenturyTel will provide telephone service and Northwestern energy will provide gas. Gass and electric lines currently exist along Hathaway Lane, fronting the property. Cable television is also available in the area and would be provided to the subdivision by Bresnan Communications. All utility services will be extended following approval of the preliminary plat. 4,12.05.ENVIRONMENTAL ASSESSMENT -6- Prepared By: William. D. Bog+ l�yle L. Scarr, E.I. Owner: f !: New Wes 7rotoerties, L.L.C. 4.12.05.EN'VIRONMENTAL ASSESSMENT -7- USGS Topographic Map TR 6AAK, 6DI, 6A$ Section 12, Township 28N, Range 22W '� ], r .. L.�'1 'i,'. �r w.. - .•3\F.S�CVO1fY , l � J ! t �?a � � E � ,— • � • ,� � Vat?r arL. ' + r. 3 S �F > >. � / w '�•"• •: mil• 3. �_� r Subject Property �� i : -:;,'� „�•: TJ N fl 1! EVER WAR 13 < 'q - � • �� � r,� -.._ � �, ?OR j r 1. ; � ir�^�" � - •',[ .4`�y, Subject property is located on Hathaway Lane 1,500 feet north of Highway 2. r li �;L.iSf�Cl�, .�1otvT�i�aA Montana CAMA Information (Computer Assisted Mass Appraisal System) General Information Definitions Geocode 07396512305110000 Owncode Unknown County Assessor Code 0000174851 Section Number 12 Township & Range T28NR22W Legal Description TR 6AAK IN SW4, TR 6DI & 6AB IN SW4 Property Address TWO MILE DR 59901 Addition Subdivision n/a Levy District 071310 County Levy District 05 Levy District Name KALISPELL RURAL Total Final Land Value $4,173.00 Total Final Building Value $1,760.00 2003 Full Reappraisal $5,953.00 Value 2003 Taxable Market $5,106.00 Value Deed; Book, Page, Date n(a, n/a, n/a Owner Name 1 CROWE DONALD A Owner Name 2 N/A Taxpayer Mailing Address AD%JERRI ANDERSON STILLWATER, MN 55082-1074 Site Information Definitions Geocode 07396512305110000 Neighborhood 1500 Neighborhood Trend 2, (stable) Residential Indicator other Access 1, (paved road) 0, (landlockedinone) Fronting 0, (none) Location 0, (rural land) Topography 8, (ag/timber land) Utilities 0, (none) 0, (none) 0, (none) Acreage Type Classification & Valuation Definitions Grade Irrigation Information Property Agricultural Land Classification Acres Description Water Class notation Type Assessed Type Type (Cost/Acre) Value farmstead continuously tillable non -Irrigated land - continuously 7.580 28-29 bushels wheat per. other $3,797.00 rural cropped cropped acre each year farmstead 3-5 acres for 10 month rural grazing grazing land 1.000 grazing season per 1000 other $376.00 lb steer or equiv TOTAL: 8.58 TOTAL: $4,173,00 Improvements Definitions Dwelling Type N/A Style of Dwelling N/A Year Built N/A Physical Condition N/A Grade (Workmanship & N/A Material Condition, Desirability, N/A Usefulness Story Height N/A Exterior wail Construction N/A Exterior wall Finish NIA Roof Type N/A Roof Material N/A Heating System N/A Heating System Type N/A Heating Fuel Type N/A Prefab Fireplaces/Stoves N/A Foundation N/A Basement N/A Finished Basement (sq ft) N/A Basement Quality NIA Total Rooms (EXC Hails N/A and Baths) Bedrooms N/A Family Rooms N/A Full Bathrooms N/A Half Bathrooms N/A Additional Plumbing N/A Fixtures Attic N/A Other Building Yard Tinprovements Type Quantity Year ofConstruction Measurement Grade Condition Modifications pole frame Unknown at this bldg, 4 sides 1 1980 24X60 low cost average Time open, metal pole frame bldg, 4 sides 1 1965 00996 average poor Unknown at this dosed, Time wood 1-story Unknown at this lean-to, pole 1 1980 - 8 X24 low cost average Time frame Return this portion with FIRST T_NSTALLMER"T rayment by 11/30/04. 8745 Assess:= No. 0174851 sch_ Dist. 05 Tax Bill No. 2004"266 2004 Property DeacriTsticn. Below Zeal Estata Mailirig address as of 09/20/04 Tax 43.74 Penalty ........... Interest_ ....... DONALD A CROWE AD$ JERRI ANDERSON Total ............. 4921 NEAL AVE N STILLWATER MN 55082 --- - - - _________ __ _ Return this portionithSECONDINSTAL,LME T.0 paymentby05/31/05.6745 Assessor No. 0174851 Sch. Dist. 05 Tax Bill No. 200404266 2004 property Description Selow Real Estate Mail;_ng address as of 09/20/04 Tax 43.71- Penalty ........... Interest.......... DONALD A CROWE AD. jERzR.T. AISMERSON Total ............. 4921 NEAL.AVE N STILLPTATER MN 55092 ------------------------------------------------------------------------------------- ,P R O P E R T V T A X E S D li E 4266 2004 REIp L ESTATE TAXES Adele Krantz, Flathead County Treasurer Tax Bill ## 200404266 mailing: 940 S stain St, Kalispell 14T 35902 School District 05 Location: 935 IsC Ave W, Kalispell MT Assessor Number 0174851 Phone: (406) 758-5680 Geocode 07396512305110000 Parties with Ownership Interest - AS OF 1/1/04 - SEE RRVERSE, FOR ADDIL INFORMATIOlQ >> Owner of-Record_..._.CROWE, DONALD A .Address..............AL1% !ERRI ANDS SON 4921 NEAL AVE N STILLWATERR MN 55082 Sn Tn Rn Property Description Lot Slock 12 28 22 TR 9AAK IN SW4, TR. 6DI & 6AA IN SW4 T e of Property Market Value Taxable Value Real Estate 3,805 125.56 Buildings 1.,221 40.29 Totals _-______5_ _ _ 1026 165.85 _ _ - -- - - - - - - - STJMKhRY OF TAKES' LEVIES & FEES (Itema ;Marked with * are paid in the First Installment only) COUNTY .068808 22.40 EMERGENCY/DSSASTEIR .001425 .24 S:iEREFF .029170 4.84 COMY IMALTH INS .002711 .45 NOXIOUS WEEDS .001033 .30 ROAD .018130 3.01 CO'ONTY PLANNING 00120a .2.2 BOARD OF BEALTH .005000 .83 SVB-TOTAL - Takes For County Functions... .128300 21,29 STATE - UNIVERSITY 006000 1.00 GENERAL SCHOOLS .100760 16.71 STATE - SCHOOL AID .040000 6.63 FLAT VAL: COM COLLEGM .07.1140 1.85 FLA READ HIGH SCHOOT, .077610 12.22 KAL RURAL ELEM 05 .147310 24.43 SUB -TOTAL - Taxes For Education..,....... .383020 63.53 K.ALISPELL MOSQUITO .000520 .09 SOIL & WATER CONSE:RV .002730 .29 SMITH VALLEY FIRE .013590 2.25 SVB'-TOTAL - Other Taxes And Fees......__. .015840 2.63 Total Mills Levied .527240 Total Taxes and Fees . . . . . . . . . 87.45 First installment due 11/20/04. . . . . , , , , . 43.74 Second installment due. 5/31/05. . . . . . . . . . . . . 43.71 one mill in Flathead County equals $157165. Receivt returned only upon request. Taxes not paid by 4Ue date accrue interest at 5/5 OE 1¢ per month + 2% penalty, The amount due must be verified by coneacting the `ireasurar's Office PRIOR to payment. Montana Bureau of Mines and Geology Ground -Water Information Center Site Report DREW MAXINE Location Information GWIC Id: 82871 Location (TRS): 28N 22W 12 CD County (MT): FLATHEAD DNRC Water Right: PWS Id: Block: Let: Addition: Well Construction and Performance Data Total Depth (ft): 165.00 Static Water Level (ft): 42.00 Pumping Water Level (ft): 75.00 Yield (gpm): 15.00 Test Type: BAILER Test Duration: 4.00 Drill Stem Setting (ft): Recovery Water Level (ft): Recovery Time (hrs): Well ]Votes: Hole Diameter Information No Hole Diameter Records currently in GWIC. Annular Seal Information No Seal Records currently in GWIC. Lithology Information From To Description 0.0 27.0 SAND, 27.0 64.0 GLACIAL MUD 64.0 92.0 YELLOW CLAY AND STONE 92.0 159.0 RED CLAY AND STONE 159.0 165.0 WATER SAN Q i - All diameters reported are inside diameter of the casing. Plot this site on a topographic map Source of Data: Latitude (dd): 48.1984 Longitude (dd):-114.3435 Geomethod: TRS-SEC Datum: NAD27 Altitude (feet): 2934.00 Certificate of Survey: Type of Site: WELL How Drilled: DRILL Driller's Name: HENDRICKSON Driller License: V' WC153 Completion Date (m/d/y): 5/24/1972 Special Conditions: Is Well Flawing?: Shut -In Pressure: Geology/Aquifer'. 112ALVM Well/Water Use: DOMESTIC C;al8lrt tnyormailon, From To Dia Wall iPressure Thickness Rating Joint Type 0.0 165.0 7.0 1 i JS7EEL Completion Information' - No Completion Records currently in GWIC. These data represent the contents of the GWIC databases at the Montana Bureau of Mines and Geology at the time and date of the retrieval. The information is considered unpublished and is subject to correction and review on a daily basis. The Bureau warrants the accurate transmission of the data to the original end user. Retransmission of the data to other users is discouraged and the Bureau claims no responsibility if the material is retransmitted. Note: non -reported casing, completion, and lithoiogic records may exist in paper files at GWIC. Montana Bureau of Mines and Geology Ground -Water Information Center Site Report CLOSE CECIL Location Information GWIC Id: 82873 Location (TRS): 28N 22W 12 CD County (MT): FLATHEAD DNRC Water Right: PWS Id: Block: Lot: Addition: Well Construction and Performance Data Total Depth (ft): 130.00 Static Water Level (ft): 42.00 Pumping Water Level (ft): 010.00 Yield (gpm): 15.D0 Test Type: BAILER Test Duration: 4.00 Drill Stem Setting (ft): Recovery Water Level (ft): Recovery Time (hrs): Well Notes: Hole Diameter Information No Hole Diameter Records currently in GWIC. Annular Seal Information No Seal Records currently in GWIC. Lithology Information Froth To Description 0.0 23.0 SAND 23.0 67.0 GLACIAL MUD 67.0 84.0 YELLOW CLAY AND STONE 84.0 121.0 RED CLAY AND STONE 121.0 130.0 WATER SAND I - All diameters reported are inside diameter of the casing. Plot this site on a topppgra,phic ma.p Source of Data: LOG Latitude (dd): 48,1984 Longitude (dd):-114.3435 Geomethod: TRS-SEC Datum: NAD27 Altitude (feet): 2934.00 Certificate of Survey: Type of Site: WELL How Drilled: DRILL Driller's Name: HENDRICKSON Driller License: WWC153 Completion Date (m/d/y): 5/5/1972 Special Conditions: Is Well Flowing?: Shut -In Pressure: Geology/Aquifer: 112ALVM Well/Water Use: DOMESTIC c.asin a.nrormarion- From To Dia Wail Thickness Pressure Rating Joint Type 0.0 130.0 7.0 STEEL Cmmnlptinn Infnrmatinni From To # of Dia Openings Size of Openings Description 130.0 130.Q 7.0 1 OPEN BOTTOM These data represent the contents of the GWIC databases at the Montana Bureau of Mines and Geology at the time and date of the retrieval. The information is considered unpublished and is subject to correction and review on a daily basis. The Bureau warrants the accurate transmission of the data to the original end user. Retransmission of the data to other users is discouraged and the Bureau claims no responsibility if the material is retransmitted. Note: non -reported casing, completion, and lithologic records may exist in paper files at GWIC. Montana Bureau of Mines and Geology Ground -Water Information Center Site Report LOCKREM IVE Location Information GWIC Id: 82872 Location (TRS): 28N 22W 12 CD County (MT): FLATHEAD DNRC Water Right: PWS Id: Block: Lot: Addition: Well Construction and Performance Data Total Depth (ft): 143.00 Static Water Level (ft): 42.00 Pumping Water Level (ft): 70.00 Yield (gpm): 15.00 Test Type: BAILER Test Duration: 4.00 Drill Stem Setting (ft): Recovery Water Level (ft): Recovery Time (hrs): Well Notes: Hole Diameter Information No Hole Diameter Records currently in GWIC. Annular Seal Information No Seal Records currently in GWIC. Lithology Information From To - Description 0.0 19.0 SAND 19.0 60.0 GLACIAL MUD 60.0 83.0 YELLOW CLAY AND STONE 83.0 125.0 1 RED CLAY AND STONE 125.0 143.0 WATER SAND 1 - All diameters reported are inside diameter of the casing. Plot this site on a topoaraahic map Source of Data: LOG Latitude (dd): 48.1984 Longitude (dd):-114.3435 Geomethod: TRS-SEC Datum: NAD27 Altitude (feet): 2934.00 Certificate of Survey: Type of Site: WELL How Drilled: DRILL Driller's Name: HENDRICKSON Driller License: WWC153 Completion Date (m/d/y): 5/13/1972 Special Conditions: Is Well Flowing?: Shut -In Pressure: Geology/Aquifer: 112ALVM Weil/Water Use: DOMESTIC f =.Ann Tnfnrm=finn1 From"Wall ToDia Thickness Pressure Rating Joint STEEL t om iecion inrormanon- From To IDialopeningslOpeningsi # of Size of Description 143.0 143.0 7.0 OPEN BOTTOM These data represent the contents of the GWIC databases at the Montana Bureau of Mines and Geology at the time and date of the retrieval. The information is considered unpublished and is subject to correction and review on a daily basis. The Bureau warrants the accurate. transmission of the data to the original end user. Retransmission of the data to other users is discouraged and the Bureau claims no responsibility if the material is retransmitted. Note: non -reported casing, completion, and lithologic records may exist in paper files at GWIC. fib Sf3M SURVEY SERIES 1946, NO, 4• GUIDE TO MAPPING UNITS AND CAPABIMTY UNITS —Continued De- Do - Map scribed De- on Capability scribed Idap scribed on Capability De - scribed symbol " Soil name page unit on page symbol Soil I1aIne page unit on page Kb Kalis,ppell gravelly loam, moder- ately deep over gravel, 3 to 7 M c McCaffery loamy fine sand, 0 to 3 percent slopes------------- 45 IVs-3 16 percent slopes___________ __ 40 Ws --I 15 Md McCaffery loamy fine sand, 3 to Kc Kalispell gravelly loam, moder- 7 percent slopes - - - - - - - - - - - - - 45 IVs-3 16 ately deep over gravel, 7 to 12 ?V!a McCaffery loamy fine sand, 7 to percent:slopes--------------- 40 IVs-1 15 12 percent slopes------------ 45 IVs-3 16 Kd Kalispell gravelly loam, moder- Mf McCaCery loamy fine sand, 12 to ately deep over gravel, 12 to 40 30 percent slopes------------- 45 Vles-1 17 percent slopes --------------- 40 VIe-1 16 Mg hires gravelly loam, 0 to 3 per- Ke Kalispell loam, 0 to 3 percent cent slopes ------------------ 45 llrs-1 15 slopes---------------------- 41 IIe-2 12 Mh Mires gravelly loam, 3 to 7 per- Kf Kalispell loam, 0 to 3 percent cent slopes----------- ------------------ 45 IVs--1 15 slopes, wind eroded ---------- 41 Ile-2 12 Mk Mires gravelly loam, 7 to 12 per - Kg Kalispell loam, 3 to 7 percent centalopes_-__.-_.________-__-. 45 Vle-1 16 slopes---------------------- 41 IIe--2 12 Mm Mires gravelly loam, 12 to 30 per- Kh Kalispell loam, 3 to 7 percent cent slopes ------------------ 46 VIe-1 16 slopes, wind eroded_-_.--_-__-. 41 IIe--2 12 M n Mires loam, 0 to 3 percent slopes- 46 IIIs-1 13 KIt Kalispell loam, 7 to 12 percent Mo Mires loam., 3 to 7 percent slopes_ 46 IVs-1 15 slopes______________________ 41 IlleW-1-- 13 Mo Mires loam, 7 to 12 percent Km Kalispell loam, 12 to 25 percent slopes ------------------ _--__-_ 46 IVs-1 l5 slopes ----------------------- 41 IVe-1 15 Mr Nfountainous land---.---_ _ -_ 46 Vlis--1 17 Kn Kalispell loam, moderately deep Ms lHuck and Peat______-..--__.._-- 46 Vw-1 16 over gravel, 0 to 7 percent Pa Prospect ioarn, 0 to 3 .percent slopes---------------------- 41 IIIs--1 13 slopes ---------------------- 47 IIe-2 12 Ko Kalispell loam, moderately deep Pb Prospect loan, 3 to 7 percent over gravel, 7 to 12 percent slopes ---------------- 47 Ile-2 12 slopes---------------------- 41 IrIe--1 16 Pc Prospect loam, 7 to 12 percent Kp Kalispell loam, moderately deep slopes---------------------- 47 IIIe--1 13 over sand, 0 to 3 percent Pd Prospect loam, 12 to 20 percent slopes------------------ --- 41 IIe-2 12 slopes-------------------.--- 47 IVe-1 15 Kr Kalispell loam, moderately deep Pe Prospect stony loam, 3 to 7 per - over .sand, 3 to 7 percent cent slopes------------------ 47 Vs-1 16 slopes---------------------- 41 Ile-2 12 Pf Prospect stony loam, 7 to 12 per - Ks Kalispell loam, moderately deep cent slopes------------------ 47 VIe-1 16 over sand, 7 to 12 percent Pg Prospect stony loam, 12 to 20 slopes---------------------- 41 IIIe--1 13 percent slopes_--------------- 47 VIe-1 i6 Kt Kalispell loam, moderately deep Ph Prospect stony loam, 20 to 45 over sand, 12 to 40 percent percent slopes--------------- 47 VIe-1 16 slopes----------- ------- - 42 VIe--1 16 Pk Prospect-Tuf it silt loams, 0 to 3 Ku Kalispell silt loam, heavy sub- percent slopes---- ----------- 48 Ills--4. 14 soil, 0 to 3 percent slopes- --_- 42 Ile-2 12 Prn Prospect-TufFit silt loams, 3 to 7 Kv Kalispell silt loam., moderately percent slopes -------- __.._ _ 48 Ills-1 14 deep over sand, 0 to 7 percent Pn Prospect-Tuffit silt loams, 7 to 20 slopes------------------ -- 42 IIe--2 12 percent slopes --------------- 48 Vls-2 17 Kw Kalispell -Demers silt laazns, 0 to Ra Radnor silt loam, 0 to 3 percent 3 percent slopes------------- 42 IIIs-4 14 slopes ---------------------- 48 Vw-1 16 Kx Kalispell -Demers silt loamy, 3 to Rb Radnor silty clay loam, 0to 3 12 percent slopes ------------- 42 IIIs--4 14 percent slopes--------------- 48 Vv1 16 Kza Kalispell-Tuffit silt foams, 0 to 3 Re R.iverwash-------------------- 49 VIiIs-1 17 percent slopes--------------- 42 IIIs--4 14 Sa Saline -alkali land -------------- 49 Vls-2 17 Kzb Kalispell-T'uifit silt loamy, 3 to 7 Sb Selle fine sandy loam, 0 to 3 per - percent slopes--------------- 43 IIIs-4 14 cent slopes ------------------ 49 IIIs--2 14 Kzc Kalispell-Tuffit silt loamy, 7 to 20 Sc Selle pine sandy loam, 3 to 8 per - percent slopes--------------- 43 Vle-1 16 cent slopes------------------ 49 IIIs-2 14 FCzd Kiwanis fine sandy loam, 0 to 4 Sd Somers silt loam, 0 to 3 percent percent slopes--------------- 43 IIIs-1 13 slopes ---------------------- 50 I--1 11 Kze Kiwanis loam, 0 to 3 percent Se Somers silt loam., 3 to 7 percent slopes--------------.-------- 43 11* 13 slopes ---------------------- 50 IIe-1 11 Kzf Kiwanis loam, 3 to 9 percent Sf Somers silty clay, 0 to 4 percent slopes---------------------- 43 IIIe-1 13 slopes ---------------------- 50 Ilw-1 13 Kzg Kiwanis-Birch fine sandy loams, Sg Somers silty clay loam, 0 to 3 per- 0 to 8 percent slopes --------- 43 IVs ]. 15 cent slopes------------------ 50 IIw-1 13 Kzh Kiwanis-Birch loamy, 0 to 4 per- Sh Somers silty clay loam, 3 to 8 per- . cent slopes------------------ 43 IVs-1 15 cent slopes ------------------ 50 IIw-1 13 Kzk Krause gravelly loam, 3 per- Sk ,Stryker silt loam, 0 to 3 percent cent slopes --_--__-.-- -_- _-_--- 44 IVs-4 16 slopes ---------------------- 51 Illw-1 14 Kzm Krause gravelly loam, 3 to 7 per - cent slopes 44 IVs-4 16 Sm Stryker silt loam, sanely subsoil Kzn ------------------ Krause gravelly loam, 7 to 12 0 to 3 percent slopes_-------- 51 IIIw-1 14 percent slopes--------------- 44 VIe-1 16 Sn Stryker silty clay loam, 0 to 3 Kzo Krause gravelly loam, 12 to 35 percent slopes--------------- 51 IIIw--1 14 percent slopes ---------------- 44 VIe-1 16 So Swims silt loam, 0 to o percent Ma Made land-------------------- 44-------- 16 slopes ---------------------- 52 IIw--1 13 Mb _McCaffery coarse sand, 0 to 5 Sp Swims silt loam, 3 to 7 percent percent slopes--------------- 44 IVs-3 16 slopes ---------------------- 52 IIw--1 13 UPPER FLATITEAD VALLEY AREA, MONTANA cent of the farms are classified as commercial in the 1954 census. The rest are classed as residential or part- time farms. In 1964 the use of farm power was reported as follows: Yumber• of , armtr No tractor, horses, or mules -------------------------- 231 No tractor and only S horse or mule --------------- 35 No tractor and 2 or more horses or mules----------- .94 Tractor and horses or mules ______________________ 399 Tractor and no horses or mules -------------,------- 661 Most farms have electricity, telephones, piped running water, and, automobiles and trucks. 65 Irrigation According to the 1954 census, 206 farms in Flathead County had irrigation. Most of the water used is ob- tained from streams, wells, small lakes, or pits that are dug deep enough to reach the water table. Only the more nearly level soils that will produce good yields are irrigated. One small, organized irrigation enterprise —the Ashley Irrigation Project is in operation. It has been operat- ing a number of years but is not satisfactory because the source of water, Ashley Lake, is not reliable. In some years the supply of water is limited and in other years there is no water. GUIDE TO MAPPING UNITS AND CAPABILITY UNITS De- scribed De- scribed De - Map an Capability scribed Map on Capability scribed. symbol Soil name Wage unit on page symbol Soil name page unit on page Aa Alluvial land, poorly drained_.-_- 29 Vw-1 16 Db Demers -Kalispell silt loams, 3 to Ab Alluvial land, well drained ------ 28 Vls-1 17 7 percent slopes------------- 35 VIs-2 17 Ba Banks loamy fine sand, 0 to 4 per- De Demers -Kalispell silt loams, 7 to cent slopes---- ------------- 9 VIs-1 17 25 percent slopes------------ 35 VIs-2 17 Lab Banks very fine sandy loam, 0 to ❑d Depew silty clay, 0 to 3 percent 4percent slopes ------------- 29 VIs-1 17 slopes---------------------- 36 IVs-2 15 Bc Birch fine sandy loam, 0 to 5 per- De Depew silty clay loam, 0 to 3.per- cent slopes------------------ 30 IVs-1 15 cent slopes------------------ 36 IIIs-3 14 Bd Birch gravelly loam, 0 to 3 per- Df Depew silty clay loam, 3 to 7 per- cent slopes_---_-_-__"-_------ 30 VIs-1 17 cent slopes -------------------- 36 Ills-3 14 Be Blanchard fine sand, 0 to 7 per,- Fa Flathead fine sandy loam, 0 to 3 cent slopes------------- ---- 31. IVes--1 15 pereent slopes --------------- 36 Iles-1 12 Bf Blanchard fine sand, 0 to .7 per- Fb Flathead fine sandy loam, 3 to 7 cent slopes, wind eroded ------ 31 IVes--1 15 percent slopes --------------- 36 Iles-1 12 Bg Blanchard fine sand, 7 to 12 per- Fc Flathead fine sandy loam, 7 to 20 cent slopes------------- ---- 31 Vies-1 17 percent slopes --------------- 36 IVe-1 15 Bh Blanchard fine sand, 7 to 12 per- Fd Flathead sandy loam, 0 to 7 per- cent slopes, wind eroded ------ 31 Vles-1 17 cent slopes..----------------- 37 Iles-1 12 B k Blanchard fine sand, 12 to 35 per- Fe Flathead very fine sandy loam, 0 cent slopes------------------ 31 Vles-1 17 to 3 percent slopes ----------- 37 I--1 11 Bm Blanchard fine sand, 12 to 35 per- Ff Flathead very, fine sandy loam, 3 cent slopes, wind eroded ------ 31 Vles--1 17 to 7 percent slopes ----------- 37 IIe--1 11 Bn Blanchard loamy fine sand, 0 to 3 Fg Flathead -Creston loanzs, 0 to 3 percent slopes --------------- 31 IVes-1 15 percent slopes --------------- 37 Iles-1 12 Bo Blanchard loamy fine sand, 3 to 7 Fh Flathead -Mires foams, 0 to 3 per - percent slopes --------------- 31 IVes-1 15 cent slopes -----_.._ - -- ---_ 37 IIIs-1 13 Sp Blanchard loamy fine sand, 7 to Ha Half Moon silt loam, 0 to3 per- 20 percent slopes ------------ 32 Vles-1 17 cent slopes ----------------- 38 Its-1 12 Br Blanchard loamy fine sand, 20 to Hb Half Moon silt loam, 3 to S per- 45 pereent slopes ------------ 32 Vles-1 17 cent slopes---------------=- 38 IIIe--2 13 Bs Blanchard very fine sandy loam, He Half Moon very fine sandy loam, 0 to 7 percent slopes --------- 32 Iles-1 12 0 to 3 percent slopes --------- 38 1Is-1 12 Bt Blanchard very fine sandy loam, Hd Half Moon very fine sandy loam, 7 to 12 percent slopes -------- 32 IVe-1 15 3 to 7 percent slopes --------- 38 IIIe-2 13 Bu Blanchard very fine sandy loam, He Half Moon very fine sandy•loam, 12 to 20 percent slopes ------- 32 VIe-1 16 7 to 12 percent slopes -------- 38 VIe-1 16 By Blanchard.very fine sandy loam, Hf Half Moon soils, 12 to 45 percent 20 to 45 percent slopes ------- 32 Vle-1 16 slopes______________________ 38 VIe-1 16 .. Ca Chamokane soils, 0 to 3 percent Hg Half Moon-Haskill complex, 0 to slopes -----W________________ 33 IIe-2 12 3 percent slopes ------------- 39 IIIs-2 14 Gb Chamokane soils, 3 to 7 percent Hh Half Moon-Haskill complex, 3 to slopes---------------------- 33 IIe-2 12 7 percent slopes ------------- 39 IIIs--2 14 Cc Chamokane and Banks soils, 0 to Hk Haskill fine sand, 0 to 7 percent 4 percent slopes ------------- 33 IVs-1 15 slopes---------------------- 39 IVs-3 16 Cd Corvallis silty clay loam, 0 to 3 33 IIw-1 13 H m Haskill fine sand, 7 to 12 percent Ce percent slopes--------------- Creston silt loam, 0 to 3 percent slopes ---------------------- 39 'VVIes--1 17 slopes _-____ 34 H n Haskill fine sand 12 to 45 percent I-1 11 P Cf --_----__ Creston silt loam, 3 to 7 percent slopes______________________ 39 Vles-1 17 slopes ---------------------- 34 Ile-1 11 Ho Haskill loamy fine sand, 0 to 7 Cg Creston silt loam, 7 to 12 percent percent slopes_______________ 40 IVs--3 16 percent slopes-----_ __ ____ 34 IIIe-1 13 Hp HaskilL loamy fine sand, 7 to 20 Ch Creston silt loam, 12 to 45 per- percent slopes -------------- 1 40 Vles--1 17 cent slopes-------------- -- 34 VIe•-1 16 Ka Kalispell fine sandy loam, mod - Da Demers -Kalispell silt loams, 0 to erateiy deep over sand, 0 to 7 3 percent slopes------------- 35 VIs-2 17 percent slopes --------------- 40 IIIs-1 13 UPPER FLATHEAD VALLEY AREA, MONTANA - SHEET NUMBER 21 _ Montana Department of Transportatfon Jim Lynch, Director 5erwilagyaa with pride Kail5pEI1.G;rB�3 fir:?C? Bran Schweitzer Governor 89 FlYth Avenue East ;north PO Box 731-18 Kallspafl, ilia 5✓9d?; -9308 April 27, 2005 Mr. Kyle L. Scarr 690 North Meridian, Suite 101 Kalispell, MT 59901 Subject: Autumn Creel: Subdivision MI r. Scarr_ This subdivision will not have a significant impact on the existing system. However, the increased traffic will provide incremental impacts that will reduce the productive service life of US 2 west of Kalispell. Steplzerl L. Herzog, P.E. Kalispell Area Maintenance Engineer slh:SLH copies: Area File '•'PG?e: (4,06) ?wf•-2000 ,F.rr: r'000) 335•-%0192 97 An Equal Opportunity E.^ pfoyer p� flax: ,�=Li6,'52-- �7vJEG g8: FLATHEAD COUNTY ROAD AND BRIDGE DEPARTMENTS 800 S66TH MAIN KALISPELL, MT 59901 Phone: (406) 758-5790 Fax: (406) 758-5794 April 26, 2005 ATTN: Kyle Scarr Thomas, Dean & Hoskins 690 N. Meridian, Suite 101 Kalispell, MT 59901 RE: Autumn Creek Subdivision .Dear Kyle: The Flathead County Road Dept. would like a traffic study completed at the intersection of .Hathaway Lane and Highway 2. The additional 270 trips per day are definitely going to have an impact on this intersection. In addition, the condition of Hathaway Lane is also a concern to the Flathead County Road Dept. In order for this road to handle an additional 270 trips per day, the road should be reconstructed to urban standards in order to handle traffic safely. Since y, y f'„ C�harls E. Johnson Superintendent CEJ; pdv MONTANA HISTORICAL SOCIETY 225 Norrh Roberts o. P.O. Box 201201 + Helena, MT 59620-1201 o (406) 444-2694 ¢ FAX (406) 444-2696 o www.montanahistoricalsociery.org April 21, 2005 Kyle L. Scarr 'T'D&H 690 North Meridian, Suite 101 Kalispell MT 59901 RE: AUTUMN CREEK SUBDIVISION. SHPO Project #: 200504200"a Dear Mr. Scarr: I have conducted a cultural resource file search for the above -cited project located in Section 12, T28N R22W. According to our records there have been no previously recorded historic or archaeological sites within the designated search locales. The absence cif cultural properties in the area does not mean that they do not exist but rather may reflect the absence of any previous cultural resource inventory in the area, as our records indicated none. Based on the lack of previous inventory and the ground disturbance required by this undertaking we feel that this project has the potential to impact cultural properties. We, therefore, recommend that a cultural resource inventory be conducted in order to determine whether or not sites exist and if they will be impacted. Thank you for consulting with us. If you have any further questions or comments you may contact me at (406) 444-7767 or by e-mail at dmurdoQmuzoovv. Sincerely, Damon Murdo Cultural Records Manager File: LOCAL/SUBDIVISIONS/2005 STATE HISTORIC PRESERVATION OFFICE � 1410 V Ave o. P.O. Box 201202 � Helena, MT 59620-1202 .. ll�i. Al�._7 r, � - SAX (4nA1 Q�Lk_�575 Kyle Scarr - Autumn Creek Subdivision - - — : - Page •1 From: 7. Ray Ruffatto" <frruffattc@kalispell.corn> To: <kyle.scarr@tdhkalispell.com> Date: 5/2/2005 2:53:40 PM Subject: Autumn Creek Subdivision Kyle - Thank you for the opportunity to provide input regards the Autumn Creek Subdivision, located on Hathaway Lane in Kalispell. Fire hydrants shall be located as follows: At the intersection of Hathaway Lane and the subdivision entrance At the entrance to the south cul-de-sac on the northeast corner of Lot 19 At the entrance of the east cul-de-sac on the south side of the street between Lot 10 and Lot 11 11Ve also approve your request to keep the proposed hydrant between Lots 16 and 17 in the south cul-de-sac. If you have questions or need additional information, please contact one. Thank you. FRR Yrh �Y+t�t aF ic�2irk*Ye d: tickiati�incie9t i�ie XY::kkaYink F. Ray Ruffatto, Acting deputy Fire Marshal Prevention Division Kalispell Fire Department 312 1 st Ave E / PO Box 1997 Kalispell, MT 59901 (V) 406-758-7953 (F) 406-758-7952 frruffatto@kalispeil.com CC: "'Frank Castles (E-mail)'" <fcastles@kalispel1.corn> HEC-HMS Project: Javorka Basin Model: Basin 1 Creek HMS * Summary of Results Project : Javorka Run Name : Run 1 Start of Run : O1Jan05 1200 Basin Model : Basin 1 End of Run : OlFebO5 1200 Met. Model : Rainfall Data Execution Time : 02MayO5 1100 Control Specs : Control 1 Hydrologic Discharge Time of Volume Drainage Element Peak Peak (ac Area (cfs) ft) (sq mi) Creek 24.039 02 Jan 05 0125 10.981 1.000 island Area 11.010 02 Jan 05 0430 10.911 1.000 Creek Down 11.010 02 Jan 05 0430 10.911 1.000 AUTU v1v CREEK SUBDIVISION SITE PICTURES Figure 1 Looking north from middle of property. Figure 2 Looking east from middle of property. Figure 3 Looking south from middle of property. Figure 4 Looking west from middle of property. Hathaway Lane is in front of the yellow house. Figure S Looking southwest from middle of property. Figure 6 Adjacent property to the southeast. Figure 7 Adjacent property to the south. Figure 8 Looking southwest at existing barn on the right and adjacent property, south of the subdivision, on the left. Figure 9 This pole barn is the only existing structure on the property and will be removed. Figure 10 Adjacent property to the north. Figure 11 Tributary to Ashley Creek leaving the property to the south. Figure 12 Tributary to Ashley Creek on property Figure 13 Looking west at the proposed open/conservation area located on the property. Figure 14 Looking southeast. Tributary to Ashley Creek on the right. Figure 15 Proposed open/conservation area located on property. Hathaway Lane is located just beyond tributary on the right. Figure 16 Looking; south. Open conservation area located to the right and front. Figure 17 Open/conservation area. Hathaway Lane is located by the trees on the right. Figure 18 Tributary as it passes under Hathaway lane and enters property. Figure 19 Proposed ingress/egress for subdivision. Figure 20 Looking; east at property from Hathaway Lane. Figure 21 Looping east at property from Hathaway Lane. [BROOK DRIVE 3•" I> t APPROXIMATE SCAI_L IN I:ELF 1000 0 1000 u:�Tg'1 O DE AIL L STUDY `. ®NATIONAL ELGOU INSURANCE PROGRAM FLOODWAY FLOOD BOUNDARY AND FLOODWAY MAP FL.ATHEAD COUNTY. ! !( culvert MONTANA P (UNINCORPORATED AREAS[ M ID 01 �^ _ PANEL 1805 OF 3425 IaEE MA> INOE% FOR eANee.s rypi vmNiEof R 9 a r xt � f �.� II 4e \\ NOR - =✓f �+ �, COMMUNITY NUMBER _-- _-_.�— -PANEL 300023 1905 MAP REVISED: ¢� s� "rrz§ SEPTEMBER 3O, 1992 .TsE e w Footbridge Federal Emergency I411magemenl Agency _h t 13 LIMIT DF 1 _ DETAILED STUDY >� At This is an oflicisl copy of a pordoo of the abwe referenced flood map. g was extracted 2 using F-MIT Version 1.0. This map does not reflect charges or amendments which may have been made subsequent to the dale on the tige block. Futher Information V about National Flood 3nswaars Program flootl hazard maps is available at vAvw-FemagovlmlVlsd. Rl�n nm.: suoas rnwma cde Heem ni C-- ffL-AT OF THE GCDBA z M n Lu fu L'y PFCIRTI[pq GED 6EE N cu F EZT ADD #34 R- I w cq 6CA 6C13 6EF In n Li w 2CH- fu 2CE E PARK 2cc 6D 2CCA 6DH ........... 6KC 7AD .. . ......... DJ 6AC ........ . ........... .......... . ........ 01,63, .. . ........................ --- ................ ....................... . ...... ............ 4 .. . ...... ......... ....... ..... .. ......... .......... ...... ............... ............. ............ ......... ....... I ............ ........... ...... ...... — ...... . ............ ............ ....... 6DHA ............ . ....... . ... .. .............. ............. .......... = . ... ..... ..... I-- ..... ....... T-1 ... . ... .. .. ....................... ........... ..... - - ----- ........... 6KA 6DHBC .......... 6AAL ............. 6DF GDH . . . . . . . . . . . ..... ............ 6DHBB 6AAM DFR 6DC 6AA 6AA 6L C-4 GDHBA —2 6J 6H A. D D- 6DH]3 611F 0 %0 6 A A F 6DF 6AAH 6 Wd Y COUN I O'D A R- I m 1-4 u u m 16D 4 13DB 13 u 13C 13D 5 16B . . .. ........... . .. VICINITY MAP SCAU 1 = 350' LEE & LINDA HERSBERGER PRELIMINARY PLAT - AUTUMN CREEK SUBDIVISION A 21 LOT (15 SINGLE FAMILY & 6 TOWNHOUSE LOTS FOR A TOTAL OF 27 UNITS) SUBDIVISION ON 8.694 ACRES FILED CONCURRENTLY WITH AN ANNEXATION & INITIAL ZONING AND A CONDITIONAL USE PERMIT FWT DATE 5/9/05 FTT R4 KPP-05-09 H- \Sis\sif c-\kppO5-9. dwg ............... ml 13weaa. Dt01 MID NAlww w°. u ,xm eee mMa acme ,w (Maooa, m.(400 wac are. aen LEGEND � a19�0 .9Aa* M 9 v,w• w.n e �i. rAuw cawww aac ta• .noew • • R roa C M6 r 1•pq lala wa w[ -E- wm�w.aw w.n¢°uwa m maoe � erm.o aoa a Mae «.e SUBDIVISION SUMMARY F°OPOSao LF.e tiitllilc8 1b1 iAnAr bt peaD�mm nen:4 n:.nR � �n ww+rn* sAU moos tmmimnl IMewd �a•°ID.en � aa,. v rAsu,a Im w Maw¢0 p, ��� aDs rea alnrea m 3nDRM x• wW.r Y wMy nay, 1°88e M-a M�cN N,eG.wt umaa. � • a11C1a1Flwlil PREiMNARY PLAT OF AUTUMN CREEK SUBDIVISION Autumn PORTION OF SOUTH HALF, SOUTHWEST QUARTER OF SECTION 1Z TOWNSHIP Cree�CC� 28 NORTH, RANGE 22 WEST, P.M.M., FLATHEAD COMITY, MONTANA. ��•'-�^"" EXISTING CONDITIONS & GENERAL LAYOUT AGRICULTURE / FASnTRE $ 6 o.enx,. �- -11 0.21 AC. 2 0.21 AC. 3 0.21 AC, 4 0.21 AC. 5 0.18 AC. j ,•` a; _— AGRICULTURE / PASTURE '•t1 --, x 8P044 • c 3.01' „ 30 _ , SUMMER PLACE,,.. 0.41 At z. da 12 So p ,` , i 20 19 cL 20 AC\' ha„, =i 4t ; _ xy 0.20 AC. 0.0 AC. '�... ` 7' W a s Z 11 0.25 AC. 10 0.21 Ac. 8 I s8 I ` 13 0.20 AC. \\ u 9 `18 ` Q O RESIDENTIAL 14 C 0.20 AC. 1 RESIDENTIAL 16 02 0.32 nAI l•:. _A.o\j,\ .,',`��1, , AC -AREA k N emvaoe c s�oea IMS AMRESIDENTIAL N aP�yai�,'r0�v8'}�6�a_-234.y83' . ABl i�JIDFN1'141 VICINITY MAP SHEET 1.OF 3 xxasa: [.,& s< wx9A eexm[eeaaea PRELIMINARY PLAT OF enex•� �°��w[ AUTUMN CREEK SUBDIVISION Autumn PORTION OF SOUTH HALF, SOUTHWEST QUARTER OF SECTION 12, TOWNSHIP Creek � 28 NORTH, RANGE 22 WEST, P.M.M., FLATHEAD COUNTY, MONTANA. UTILITIES, STREETS & DRAINAGE �" eceo�vzeant,[n a tt - sso uaee sueaaa r sEt� sus-•sc . �! \ EXISTING 0. FLOOOPLAIN >; r LEGEND TYPICAL ROAD SECTION � �1— rG'N.!CULTURF PA15T" _pr, i N 8T5441- 8 380,OP .'• • di6[We exmtvlY Wx w t/+ein WMm aye\ ' - V1 z ca exxemw .xr srwm, sn: � � 4 ' ---------- sxnxa xxrx [wxen Sb I e2'F • worso uxx xxxwwc y IIJ ', .� ' N SW38'49. 8 SUM' vnmrso mew wmeu ro C 1 Vl- ! j —_..------ Im ntn [woe xvx �i '.N 89 48 23'-'.8 ._tl3-3A' '1 - 1' s c w i - e wsnxo ouln[c 6 , � � � tll, � N 89.45'O8" E 190.98" uu W [e[xexss[ eu[a kEVE5E0- a [nsnm wsu FLOODPWN s v L'✓ /u EXISTING XF ,i w�c \ /.•[ N / FLOODPLNN N 89.46'08• E 284-M' . SHEET 2 OF 3 wneY: laE . um. aaalaencsa YY: !GY A!w tl09lYS MC. � msc nu own amc �o( EAY9wL YT. !!!!f vnome: (Alel T!1—!Ea! lATG AVlUR. RlEE Mgh IOTA A 9 MMS eAYar (oT6 9.13 AC. 19MNHOU56 IDT9 0- AC. OPER AREA 4.1w AC. PARR AREA 0.E8 AC. ROA64 I.EO AC. RESERVE➢ FCR M RM 9.2E AC. 'TOTAL 3.6R AC. PRELIMINARY PLAT OF AUTUMN CREEK SUBDIVISION Autumn PORTION OF SOUTH HALF, SOUTHWEST QUARTER OF SECTION 12, TOWNSHIP Creek�� 28 NORTH, RANGE 22 WEST, P.M.M., FLATHEAD COUNTY, MONTANA. LOT DIMENSIONS & AREAS Y 89.45OB' 8 500.88 z %' fUitpte rI ep � HTP%55 H SCAIE g 1 2 3 4 - 5A N 0,26 AC, 026 AC. 6 0-26 AG. 0.23 AC. B z T 5 6A ROAD R 88 1.60 AC. S n 7 d 0.32 AC. 10 Y 9 8 a 0.25 AC. 0.24 AC. 0.28 AC. c N 89.38'4S S 327.85, z a 13" B.F. fi !m w!u m I344 S.F. �ao g zlr DETAIL TOWNHOUSE SHEET 3 OF 3 AGENDA KALISPELL CITY PLANNING BOARD AND ZONING COMMISSION Septe=ber 13, 2005 A regular meeting of the Kalispell City Planning Board and Zoning Commission is scheduled for Tuesday, Septe=ber 13, 2005 beginning at 7:00 PM in the Kalispell City Council Chambers, Kalispell City Hall, 312 First Avenue East, Kalispell, Montana. The Agenda for the meeting will be: A. Call to order and roll call. S. Approval of the Minutes - August 9, 2005 C. Hear the Public - The public may comment on any matter on the agenda or not on the agenda, except the public hearing items listed immediately below. D. Public Hearings: The Kalispell City Planning Board and Zoning Commission will hold a public hearing on the following agenda items. Following the hearing and board discussion, the board may make its recommendation to the Kalispell City Council for final. action: 1. A request by Flathead Health Center, Inc. for a conditional use permit to allow the relocation of a temporary modular office building southwest of the existing Alert Building at 310 Stznnyview Lane, on the southeast corner of Claremont and Conway Drive. The property is zoned H-1, Health Care. 2. A request by Big Sky Properties on behalf of American Capitol aka ACG Kalispell. Investors, LLC, for an amendment to the Kalispell Zoning Ordinance to allow light assembly in the B-3, Community Business, zoning district. This amendment could potentially affect all properties in the Kalispell zoning jurisdiction, i.e. the Kalispell city limits, that are zoned B-3. E. Old Business 1. Continued from the June 14, 2005 meeting --- Autumn Creep Subdivision. The property is located north of Hwy 2 West, on the east side of Hathaway Lane: Annexation with an initial zoning designation of R-2, Suburban- Residential, on approximately 8.694 acres. A request for preliminary plat approval, and a conditional use permit have been filed concurrently with the annexation request. • A request for preliminary plat approval of Autumn Creek Subdivision, a 21 lot residential subdivision on approximately 8.694 acres consisting of 1.7 single family lots and 4 townhouse lots. Kalispell City Planning Board Agenda Page 2 A request for a conditional use permit to allow the creation of 2-two unit townhouse lots for a total of 4 townhouses within the proposed Autumn Creek Subdivision, a preliminary plat for a 21 lot residential subdivision. F. New Business I. Creation of the BNSF Tax Increment Finance District generally located on the north and south sides, but not including, the Kalispell Center Mall and west of Main Street. G. Adjournment. Next regular meeting: October 1.1, 2005 - Tuesday, 7:00 PM Growth Policy Work Session: To Be Arranged CERTIFICATION APPLICANT; Lee & Linda Hershberger TCPO FILE NO: KPP-05-9 / KA-05-8/ KCU-05-6 I, the undersigned certify that I did this date mail via First Class mail a copy of the attached notice to the following list of landowners adjoinin the property lines of the property that is requesting annexation, a preliminary plat and a conditional use permit. f, Date: S-T-R: 12-28-22 Lot/Tracts# Tracts 6AB, 6DI, 6AAK, Property Owner/Mail Address: Lee & Linda Hershberger Lv 18'oda TD&H 31 Three Mile Drive, Ste. 101 Kalispell, MT 59901 AND ATTACHED LIST T D & H MEULI, EDWIN RALPH & RA SUE LEE & LINDA HERSHBERGER 3 1 -3 MILE DRIVE STE 101 32 DEBRA LANE KALISPELL, MT 59901 KALISPELL, T •ISPELL, MT 59901 TOHNSON, LARRY & SUSAN 1471 US HIGHWAY 2 W KALISPELL, MT 59901 aROSS, STANLEY & DORA 7753 NW TAYLOR AVE 'CORVALLIS, OR 97330 WARTIN LIVING TRUST, DARREL R 1429 US HIGHWAY 2 W KALISPELL, MT 59901 WILLS, WILLIAM E 1479 US HIGHWAY E W KALISPELL, MT 59901 MI C ALLISTER, KATHERINE E STOTTS, MICHAEL A 30 HATHAWAY IN KALISPELL, MT 59901 CITY OF KALISPELL PO BOX 1997 KALISPELL, MT 59903 BARTLETT, LYLE 33 HATHAWAY LANE KALISPELL, MT 59901 PARSONS, LAWRENCE & VALERIE 92 HATHAWAY DR KALISPELL, MT 59901 ROSE, NANI CY ALLEN 1483 US HIGHWAY 2 W KALISPELL, MT 59901 RIERSON, RON L 3 05 N HILL RD KALISPELL, MT 59901 POPE III, DANIEL F POPE, R.00HELLE 130 GREEN BRIAR DR KALISPELL, MT 59901 PROFITT, RON & BRENDA 100 HATHAWAY LN KALISPELL, MT 59901 NOLAN, MARK & KATHERINE 8 HATHAWAY LANE KALISPELL, NIT 59901 COLLINS, CAROL A 19 HATHWAY LN KALISPELL, MT 59901 TUNGSTEN HOLDINGS INC PO BOX 1213 LIBBY, MT 59923 FEWLASS, STEVEN T 13 HATHAWAY IN KALISPELL, MT 59901 STATE OF MONTANA DOT PO BOX 201001 HELENA, MT 59520 Tri-City Planning Office 17 Second St East, Suite 211 Kalispeii, MT 59901 Phone: (406) 751-1850 Fag: (406) 751-1858 MAJOR SUBDIVISION PRELIMINARY PLAT APPLICATION KALISPELL _ X WHITEFISH COLUMBIA FALLS FEE SCHEDULE: FEE ATTACHED X Major Subdivision (6 or more lots) $750 + $40/lot Mobile Home Parks & Campgrounds (6 or more spaces) $750 + $40/space Amended Preliminary Plat $250 Subdivision Variance Commercial and Industrial Subdivision SUBDIVISION NAME.: Autumn Creek+ OWNER(S) OF RECORD: $1.00 (per variance) Add $200 to base preliminary plat fee Name New West Properties, L.L.C. Phone 406-261-5685 Mailing Address 435 4th Avenue East City Kalispell State Montana 59901 TECHNICAL/PROFESSIONAL PARTICIPANTS (Surveyor/Designer/Engineer, etc): Name & Address Thomas, Dean & Hoskins - 31 3 Mile Dr., Ste 101, Kalispell, MT 59901 Name & Address Name & Address LEGAL DESCRIPTION OF PROPERTY: Property Address Not Assigned Assessor's Tract No(s) 0000174851 Lot No(s) TR 6AAK, 6DI, 6AB I/4 Sec 5W114 Section. 1— Township 28 Range 22W GENERAL DESCRIPTION OF SUBDIVISION: Number of Lots or Rental Spaces 21 Total Acreage in Subdivision. 8.694 Total Acreage in Lots 5.324 AC1 Minimum Size of Lots or Spaces 0,18 Ac Total Acreage in Streets or Roads 1.52 Ac Maximum. Size of Lots or Spaces 0.40 AcAe Total Acreage in Parks, Open Spaces and/or Common Areas 1.85 Ac 1 PROPOSED USE(S) AND NUMBER OF ASSOCIATED LOTS/SPACES: Single Family ? Townhouse 5 Mobile Herne Park Duplex Apartment Recreational Vehicle Park Commercial Industrial Planned Unit Development Condominium Multi -Family Other APPLICABLE ZONING DESIGNATION & DISTRICT R-3 Kalispel� ESTIMATE OF MARKET VALUE BEFORE IMPROVEMENTS $5,026.00 IMPROVEMENTS TO BE PROVIDED: Roads: Gravel Paved X Curb X Gutter X Sidewalks X Alleys Other _ Water System.: Individual Multiple User Neighborhood Public X Other Sewer System: Individual Multiple User Neighborhood Public X Other _ Other Utilities: Cable TV --X-_Telephone X Electric X Gas X Other - Solid Waste: Home Pick. Up Central Storage Contract Hauler Owner Haul Mail Delivery: Central Individual X School District: Kalispell School District #5 Fire Protection: Hydrants X Tanker Recharge Fire District: City_ of Kalispell; Drainage System: On -Site PROPOSED EROSION/SEDIMENTATION CONTROL: Curb & Gutter, Grass Lawns & Conservation Area VARIANCES: ARE ANY VARIANCES REQUESTED? No (yes/no) If yes, please complete the information below: SECTION OF REGULATIONS CREATING WAR SHIP: EXPLAIN THE HAR,DSH M THAT WOULD HE CREATED WITH STRICT COMPLIANCE WITH REGULATIONS PROPOSED .ALTERNATPMS) TO STRICT COMPLIANCES WITH ABOVE REGULATIONS: 2 PLEASE ANSWER THE FOLLOWING QUESTIONS IN THE SPACES PROVIDED BELOW: Will the granting of the variance be detrimental to the public health, safety or general welfare or injurious to other adjoining properties? 2. Will the variance cause a substantial increase in public costs? 3. Will the variance affect, in any manner, the provisions of any adopted zoning regulations, Master Plan or Growth Policy? 4. Are there special circumstances related to the physical characteristics of the site (topography, shape, etc.) that create the hardship? 5. What other conditions are unique to this property that create the need for a variance? 3 APPLICATION CONTENTS: The subdivider shall submit a complete application addressing items below to the Tri- City Planning Office at least thirty five (35) days for Kalispell, and 45 days for Whitefish and Columbia Falls prior to the date of the Planning Board meeting at which it will be heard. Preliminary plat application. 2. 20 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. S. Application fee. 6. Adjoining Property Owners List (see example below and attached notice from County Plat Room): Assessor# Sec-Tvvn-Rng Lot Tract No Fro'perttii Owner ds Mailing Address I hereby certify under penalty of perjury and the laws of the State of Montana that the information submitted herein, on, ail other submitted forms, documents, plans or any other information submitted as a part of this application, to be true, complete, and accurate to the best of my knowledge. Should any information or representation submitted in connection with this application be untrue, I understand that any approval based thereon may be rescinded, and other appropriate action. taken. The signing of this application signifies approval for the Tri-City Planning staff to be present on the property for routine monitoring and inspection during the approval and development process. ,. As approved by the TCPB, Effective 03/ IS/04 M pate)