Staff Report/Preliminary PlatTri-City Planning Office
17 Second Street East — Suite 211
Kalispell, Montana 59901
Phone: (406) 758-1850
Fax: (406) 751-1858
tricity@centurytel. net
www.tricityplanning-mt.com
REPORT TO: Kalispell Mayor and City Council
FROM: Narda A. Wilson, Senior Planner
Chris A. Kukulski, City Manager
SUBJECT Empire Estates Subdivision Preliminary Plat - Northeast Corner
of Three Mile Drive and Stillwater Road
MEETING DATE: July 7, 2003
BACKGROUND: This is a request by Wayne Turner for preliminary plat approval of
Empire Estates Subdivision, a 347-lot residential subdivision on approximately 67
acres located at the northeast corner of Three Mile Drive and Stillwater Road. A
request for annexation and initial zoning of R-4, Two Family Residential has been filed
concurrently with the request. The developer is proposing 87 duplex townhouse lots
that would be sold as sublots creating 174 sublots. There are 173 single-family
residential lots proposed on the interior of the site. A 1.75-acre central park is
proposed that would be taken over by the City and developed with the cash in lieu of
parkland dedication that is required. The subdivision would be developed in several
phases over a period of time depending on the market conditions. The property is
currently zoned County R-2, Residential, and has traditionally be used for agricultural
purposes in the past. City utilities are approximately one -quarter of a mile from this
proposed subdivision with the development of Northview Heights Subdivision and
would be extended from their current location to serve this site.
The Kalispell City Planning Board held a public hearing regarding this matter at their
meeting on June 10, 2003. There were several property owners from the immediate
neighborhood who spoke in opposition to the proposed subdivision stating concerns
about the density and the impacts to the roadways in the area.
The applicants spoke in favor of the proposal and one member of the public stating
these types of lots are in demand in the local market and provide an important
element in the housing inventory. The developer asked that consideration be given to
the proposed bike and pedestrian trail and that it be included in the parkland
dedication requirement, thereby reducing the required cash in lieu of parkland fee.
There was no other testimony from the public.
After hearing from the Montana Department of Transportation, the staff recommended
amending the conditions relating to access approvals on Three Mile Drive and
Stillwater Road by replacing two of the conditions with a requirement that a systems
impact analysis be performed through the Helena in accordance with the MDOT's
systems impact process identifying issues in the State, County and City's
jurisdictions.
Providing Community Planning Assistance To:
• City of Kalispell • City of Whitefish • City of Columbia Falls •
Empire Estates Subdivision Preliminary Plat
June 18, 2003
Page 2
The planning board discussed the issues related to density and traffic including the
proposed access across the Kalispell Bypass corridor. A motion was made and passed
on a unanimous vote to forward a recommendation that the Kalispell City Council
approve the preliminary plat subject to the recommended conditions.
RECOMMENDATION: A motion to adopt the resolution approving the preliminary
plat subject to conditions would be in order.
FISCAL EFFECTS: Minor positive impacts once fully developed.
ALTERNATIVES: As suggested by the city council.
Respectfully submitted,
Narda A. Wilson Chris A. Kukulski
Senior Planner City Manager
Report compiled: June 18, 2003
c: Theresa White, Kalispell City Clerk
Attachments: Transmittal letter
Staff report #KPP-03-6 and application materials
Draft minutes from 6/ 10/03 planning board meeting
TRANSMIT\KALISPEL\2003 \KPP03-6.MEMO
RESOLUTION NO. 4806
A RESOLUTION CONDITIONALLY APPROVING THE PRELIMINARY PLAT OF
EMPIRE ESTATES SUBDIVISION, MORE PARTICULARLY DESCRIBED ON EXHIBIT
"A", IN SECTION 1, TOWNSHIP 28 NORTH, RANGE 22 WEST, P.M.M., FLATHEAD
COUNTY,MONTANA.
WHEREAS, Wayne E. Turner, the owner of certain real property described above, has petitioned
for approval of the Subdivision Plat of said property, and
WHEREAS, the Kalispell City Planning Board and Zoning Commission held a public hearing on
June 10, 2003, on the proposal and reviewed Subdivision Report #KPP-03-6 issued
by the Tri-City Planning Office, and
WHEREAS, the Kalispell City Planning Board and Zoning Commission has recommended
approval of the Preliminary Plat of Empire Estates Subdivision, subject to certain
conditions and recommendations, and
WHEREAS, the City Council of the City of Kalispell at its regular Council Meeting of July 7,
2003, reviewed the Tri-City Planning Office Report #KPP-03-6, 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
KALISPELL, • AS FOLLOWS:
SECTION I. That the Findings of Fact contained in Tri-City Planning Office Report
#KPP-03-6 are hereby adopted as the Findings of Fact of the City Council.
SECTION 11. That the application of Wayne E. Turner for approval of the Preliminary Plat
of Empire Estates Subdivision, Kalispell, Flathead County, Montana is
hereby approved subject to the following conditions:
I Development of the subdivision shall be platted in substantial compliance with the approved
preliminary plat which governs the location of lots and roadways within the subdivision.
2. That the roadways serving the subdivision shall be constructed in accordance with the adopted
Design and Construction Standards for the City of Kalispell for local streets.
3. That a letter be obtained from the Kalispell Public Works Department approving the plans and
specifications for water, sewer and drainage facilities for the subdivision.
4. A letter from an engineer licensed in the State of Montana certifying that the improvements
have been installed according to the required specifications shall be submitted at the time of
final plat approval along with a letter from the Kalispell Public Works Department stating that
the required improvements have been inspected and comply with the City standards.
5. Development of the landscape boulevard with location of street trees shall be placed in
accordance with a plan approved by the Kalispell Parks and Recreation director.
6. A storm water drainage plan which has been designed by an engineer licensed in the State of
Montana shall be prepared which complies with the City's Design and Construction Standards
and shall be reviewed and approved by the Kalispell Public Works Department.
9. That a traffic analysis be performed that assesses the impacts to all of the transportation
systems in the immediate area under multiple jurisdictions with a single study done under the
Montana Department of Transportation's systems impact process through the Helena
headquarters office. This would be a comprehensive review including but not necessarily
limited to system capacity, signal warrants and access issues for Three Mile Drive, Stillwater
Road, the Bypass along with a review of impacts on Meridian Road and other local routes.
10. That the developer obtain a letter from the Flathead County Road Department approving the
new intersections with Stillwater Road and the new internal subdivision roads and shall include
a post construction inspection that certifies any necessary improvements have been made.
11. That a minimum 20-foot buffer strip shall be established between Three Mile Drive and
Stillwater Drive and the subdivision that would include a bike and pedestrian trail and buffering
in the form of a landscape berm or other acceptable landscaping. These improvements are to be
coordinated with the Kalispell Public Works Department, Parks and Recreation Department
and Flathead County.
12. The road 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.
13. The developer shall provide a letter from the U.S. Postal Service approving the plan for mail
service.
14. That the parkland dedication requirements shall be one -ninth or 11 percent of the area in lots or
4.516 acres. The 1.748 park area as indicated on the plat will meet that requirement in part.
The remaining 2.768 acres shall be addressed through cash in lieu of parkland in the amount of
$15,000 per acre or $41,520 which shall be used for development of the park area coordinated
through the Kalispell Parks and Recreation Department.
15. A maintenance agreement for the park and common areas shall be included with the final plat.
16. Street lighting shall be located within the subdivision and shall be shielded so that it does not
intrude unnecessarily onto adjoining properties.
17. That the lots within the subdivision be reconfigured so that all lots meet the minimum 50-foot
lot width requirements of the R-4 zoning district and the minimum lot size requirements of
6,000 square feet exclusive of any easements.
18. That a minimum of two-thirds of the necessary infrastructure for each phase of the subdivision
shall be completed prior to final plat submittal. With the filing of the final plat for each phase,
an additional three-year extension shall be automatically granted for subsequent phases.
19. All areas disturbed during development of the subdivision shall be re -vegetated with a weed -
free mix immediately after development.
20. That preliminary approval shall be valid for a period of three years from the date of approval.
SECTION III. Upon proper review and filing of the Final Plat of said subdivision in the
office of the Flathead County Clerk and Recorder, said premises shall be a
subdivision of the City of Kalispell.
PASSED AND APPROVED BY THE CITY COUNCIL AND SIGNED BY THE MAYOR OF THE
CITY OF KALISPELL, THIS 7TH DAY OF JULY, 2003.
Pamela B. Kennedy
Mayor
FRIMI&W
Theresa White
City Clerk
EXHIBIT "A"
DESCRIPTION:
A TRACT OF LAND, SITUATED, LYING, AND BEING IN THE WEST HALF OF THE
SOUTHWEST QUARTER OF SECTION 1, TOWNSHIP 28 NORTH, RANGE 22 WEST,
P.M., M., FLATHEAD COUNTY, MONTANA, AND MORE PARTICULARLY DESCRIBED A5
FOLLOWS TO WIT:
BEGINNING at the northwest corner of the West Half of the Southwest Quarter of
Section 1, Township 28 North, Range 22 West, P.M., M., Flathead County,
Montana, which 15 a found aluminum cap; Thence along the north boundary of said
W 1 /25W 114, 589° 1824" E 4G5.55 feet to the westerly R/W of the proposed
Kalispell By-pass, which point lies on the chord of a spiral curve ; Thence along said
spiral chord 501 °59'24"E 298.2G feet to the S.C. of a 1427. 1 G foot radius curve,
concave northeasterly, having a central angle of 15°OG' l 0"; Thence along an arc
length of 37G. 19 feet to the C.S. of a spiral curve; Thence along the spiral chord of
said spiral curve 527°0730"E 3G I .G4 feet to the S.T. thereof; Thence
529043'28"E 498.82 feet to the T.S. of a spiral curve; Thence along the chord
bearing of said spiral curve 527° 15' 14"E 32G.79 feet to the S.C. of a I I G4.70
foot radius curve, concave southwesterly, having a central angle of 15°59'OG";
Thence along an arc length of 324.94 feet to the C.S. of a spiral curve; Thence
along the spiral chord of said spiral curve 500°58'45" 32G.7G feet to the S.T.
thereof, which point lies on the south boundary of said W 1 /25W 1 /4 and the centerline
of a county road known as Three Mile Drive; Thence along said south boundary and
said centerline 589°35'50"W 1245.02 feet to a found aluminum cap and the west
boundary of said W I /25W 1 /4 and the centerline of a county road known as Stillwater
Road; Thence along said west boundary and said centerline N00°4G'33"E 2G50. 17
feet to the place of beginning and containing 54.755 ACRES; Subject to and
together with two county roads as shown hereon; Subject to and together with all
appurtenant easements of record.
AND, including the following tract of land;
Commencing at the northwest corner of the West Half of the Southwest Quarter of
Section I , Township 28 North, Range 22 West, P.M., M., Flathead County, which is
a found aluminum cap; Thence along the north boundary of said W I /25W 1 /4
589915'24" a distance of 727.55 feet to THE TRUE POINT OF BEGINNING OF THE
TRACT OF LAND HEREIN DESCRIBED: Thence along said north boundary
589018'24" E 553.55 feet to a found pin and the east boundary of said W I /25W 1 /4;
Thence along said east boundary 500°45'42"W 1447.27 feet to the easterly R/W of
the proposed Kalispell By -Pass, which point lies on the chord bearing of a spiral
curve; Thence along said spiral chord N27°07'30"W 92.57 feet to the S.T. thereof;
Thence N29°43'28"W 495.52 feet to the T.S. of a spiral curve; Thence along the
chord bearing of said spiral curve N27° 1 5' 14"W 32G.79 feet to the S.C. of a
I I G4.70 foot curve, concave northeasterly, having a central angle of 15°OG' I 0";
Thence along an arc length of 307.01 feet to the C.S. of a spiral curve; Thence
along the chord bearing of said spiral curve NO 1051'40"W 2G3.04 feet to the point
of beginning and containing 12.307 ACRES; Subject to and together with all
appurtenant easements of record.
Tri-City Planning Office
17 Second Street East - Suite 211
Kalispell, Montana 59901
Phone: (406) 751-1850
Fax: (406) 751-1858
triciggcenturytel.net
www.tricitypianning-mt.com
June 18, 2003
Chris Kukulski, City Manager
City of Kalispell
P.O. Box 1997
Kalispell, MT 59903
Re: Empire Estates Subdivision Preliminary Plat Approval (Annexation 8. Zoning)
347 Lots on 67 acres - Three Mile Drive and Stillwater Road
Dear Chris:
The Kalispell City Planning Board met on June 10, 2003, and held a public hearing to
consider a request by Wayne Turner for preliminary plat approval of a 347-lot residential
subdivision on approximately 67 acres located at the northeast corner of Three Mile Drive
and Stillwater Road. A request for annexation and initial zoning of R-4, Two Family
Residential has been filed concurrently with the request.
Narda Wilson, of the Tri-City Planning Office, presented staff report KPP-03-6 evaluating
the proposal. Wilson noted that the developer is proposing 87 duplex townhouse lots
that would be sold as sublots creating 174 sublots; there are 173 single family residential
lots proposed on the interior of the site, and a 1.75 acre central park is proposed that
would be taken over by the City and developed with the cash in lieu of parkland
dedication that is required. Wilson said the Kalispell Bypass bisects the northeast corner
of the property and contains approximately 13 acres of the 80-acre site and that it is
labeled as "not part of and is a remainder parcel, with the other 67 acres devoted to the
subdivision. Wilson said the subdivision would be developed in several phases over a
period of time depending on the market conditions. Wilson said the property is currently
zoned County R-2, Residential, and has traditionally be used for agricultural purposes in
the past. Wilson said city utilities are approximately one -quarter of a mile from this
proposed subdivision with the development of Northview Heights Subdivision and would
be extended from their current location to serve this site.
At the public hearing the applicants and one member of the public spoke in favor of the
proposal stating these types of lots are in demand in the local market and provide an
important element in the housing inventory.
After the public hearing from The Montana Department of Transportation, staff
recommended amending the conditions relating to access approvals on Three Mile Drive
and Stillwater Road by replacing two of the conditions with a requirement that a systems
analysis impact be performed.
After the public hearing the board discussed the proposal and the issues that were
raised.
Providing Community Planning Assistance To:
• City of Kalispell • City of Columbia Falls • City of Whitefish •
Empire Estates Subdivision Preliminary Plat
June 18, 2003
Page 2 of 2
A motion was made to adopt Staff Report #KPP-03-6 as findings of fact and recommend
that the Kalispell City Council approve the preliminary plat subject to the conditions as
amended which passed on a unanimous vote. You may contact this board or Narda
Wilson at the Tri-City Planning Office if you have any questions regarding this matter.
Sincerely,
Kalispell City Planning Board
GT/sm
Attachments: Exhibit A - Recommended conditions of approval
Staff report #KPP-03-6 and application materials
Draft minutes 6/10/03 planning board meeting
c w/ Att: Theresa White, Kalispell City Clerk
c w/o Att: Wayne Turner, 3300 Hwy 2 West, Kalispell MT 59901
Sands Surveying, 2 Village Loop, Kalispell, MT 59901
WMW Engineering, 50 West Second Street, Whitefish MT 59937
EXHIBIT A
TRI-CITY PLANNING OFFICE STAFF REPORT #KPP-03-6
EMPIRE ESTATES SUBDIVISION PRELIMINARY PLAT
CONDITIONS OF APPROVAL AS RECOMMENDED BY THE
KALISPELL CITY PLANNING BOARD
JUNE 10, 2003
The Kalispell City Planning Board is recommending the following conditions to the
Kalispell City Council for the above referenced preliminary plat. A public hearing was
held on this matter at the June 10, 2003.
Development of the subdivision shall be platted in substantial compliance with
the approved preliminary plat which governs the location of lots and roadways
within the subdivision.
2. That the roadways serving the subdivision shall be constructed in accordance
with the adopted Design and Construction Standards for the City of Kalispell for
local streets.
3. That a letter be obtained from the Kalispell Public Works Department approving
the plans and specifications for water, sewer and drainage facilities for the
subdivision.
4. A letter from an engineer licensed in the State of Montana certifying that the
improvements have been installed according to the required specifications shall
be submitted at the time of final plat approval along with a letter from the
Kalispell Public Works Department stating that the required improvements have
been inspected and comply with the City standards.
5. Development of the landscape boulevard with location of street trees shall be
placed in accordance with a plan approved by the Kalispell Parks and Recreation
director.
6. A storm water drainage plan which has been designed by an engineer licensed in
the State of Montana shall be prepared which complies with the City's Design and
Construction Standards and shall be reviewed and approved by the Kalispell
Public Works Department.
9. That a traffic analysis be performed that assesses the impacts to all of the
transportation systems in the immediate area under multiple jurisdictions with a
single study done under the Montana Department of Transportation's systems
impact process through the Helena headquarters office. This would be a
comprehensive review including but not necessarily limited to system capacity,
signal warrants and access issues for 3 Mile Drive, Stillwater Road, the Bypass
along with a review of impacts on Meridian Road and other local routes.
10. That the developer obtain a letter from the Flathead County Road Department
approving the new intersections with Stillwater Road and the new internal
subdivision roads and shall include a post construction inspection that certifies
any necessary improvements have been made.
11. That a minimum 20-foot buffer strip shall be established between Three Mile
Drive and Stillwater Drive and the subdivision that would include a bike and
pedestrian trail and buffering in the form of a landscape berm or other acceptable
landscaping. These improvements are to be coordinated with the Kalispell Public
Works Department, Parks and Recreation Department and Flathead County.
12. The road 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.
13. The developer shall provide a letter from the U.S. Postal Service approving the
plan for mail service.
14. That the parkland dedication requirements shall be one -ninth or 11 percent of
the area in lots or 4.516 acres. The 1.748 park area as indicated on the plat will
meet that requirement in part. The remaining 2.768 acres shall be addressed
through cash in lieu of parkland in the amount of $15,000 per acre or $41,520
which shall be used for development of the park area coordinated through the
Kalispell Parks and Recreation Department.
15. A maintenance agreement for the park and common areas shall be included with
the final plat.
16. Street lighting shall be located within the subdivision and shall be shielded so
that it does not intrude unnecessarily onto adjoining properties.
17. That the lots within the subdivision be reconfigured so that all lots meet the
minimum 50-foot lot width requirements of the R-4 zoning district and the
minimum lot size requirements of 6,000 square feet exclusive of any easements.
18. That a minimum of two-thirds of the necessary infrastructure for each phase of
the subdivision shall be completed prior to final plat submittal. With the filing of
the final plat for each phase, an additional three-year extension shall be
automatically granted for subsequent phases.
19. All areas disturbed during development of the subdivision shall be re -vegetated
with a weed -free mix immediately after development.
20. That preliminary approval shall be valid for a period of three years from the date
of approval.
BOARD DISCUSSION
Norton asked Wilson about sidewalks. Wilson answered that
everything will be built to city standards which includes
sidewalks, 28 foot wide roads, curbs, gutters and lighting.
Atkinson asked if there was enough right of way to upgrade
Three Mile Drive. Wilson answered that it should be. With
regard to the Kalispell Bypass she thought it was a three
lane design. The State is responsible for mitigation of noise
and impacts and that a pedestrian access is believed to be
part of the Bypass design.
Hinchey asked about the minor zoning problems on the plat.
Wilson said that they will be corrected by Condition 16 and
that it was probably just an oversight and that it just a
minor shifting of property boundaries.
Norton asked about the Bypass being included in the zoning.
Wilson answered that it was.
ROLL CALL
The motion passed unanimously on a roll call vote.
MOTION
Johnson moved and Anderson seconded to adopt staff report
#KPP-03-6 as findings of fact and approve the Empire
Estates Subdivision Preliminary Plat subject to the 18
conditions.
MOTION (AMENDMENT)
Atkinson moved and Johnson seconded to delete Conditions
7 and 8 and add a new Condition 18.
BOARD DISCUSSION
Atkinson asked if they would be setting a precedent if they
agreed to count the bike and pedestrian path as parkland.
Wilson answered that the bike path is considered a health
and safety issue under access and that the subdivision
regulations require a park area in and of itself. She stated
that if we take a safety feature and allow it to serve as
parkland dedication it would be setting a precedent. She
stated it should be brought to council's attention if it has
merit.
Atkinson was hesitant about setting a precedent by using
buffer zones as parkland with a bike trial and recommended
that the board not consider the request.
Wilson mentioned that the Glacier Meadows buffer area was
not considered part of parkland, nor was Blue Heron, nor
West View.
Taylor asked about Three Mile Drive being a State
responsibility, and asked if the State decided to widen the
road, would the buffer being parkland further complicate the
issue? Wilson answered the buffer is not a part of right of
Kalispell City Planning Board
Minutes of the meeting of June 10, 2003
Page 7 of 23
way and it is part of the subdivision. She stated the
improvements would be done within the right of way and
impacts and mitigation would be identified. The traffic
analysis would identify improvements and the jurisdiction
would decide how to fix it, whether it will be signaling, turn
lanes, etc. Staff does not really know what they will do or
what the improvements should be. We need a quantifiable,
comprehensive analysis done and reviewed by DOT, the
County and the City.
Johnson asked Wilson who owned the land where the bike
path will be. Wilson answered it would be a part of the
subdivision and that a maintenance agreement for common
areas will be included on the final plat. The City will take
over the center park, but the others don't serve a recreational
function. She stated that the subdivision entrance is not
really a park; it is a nice amenity, but you wouldn't put your
kids out there to play. She stated that the other remnant is
too small to provide a functional recreational element.
Johnson stated that the park that the city would take over
would then become tax exempt. He asked Wirtala if she had
an amendment pertaining to her calculations.
Wirtala stated that other buffer strips have not been included
in parkland requirement because bike paths were not
required in other developments and that they were just
landscape buffers, which are not parkland. She stated that
Condition 10 could stand as is and they would like a
reduction in parkland requirements if they were to do that.
Norton commented that he agrees with Atkinson that the
bike and pedestrian trail is a cost of the development, and
agrees that it would set a precedent if we were to use the
bike path for parkland. He stated that the maintenance
agreement for the bike path would be up to the homeowners
and asked Wilson about cash in lieu of parkland at $15,000
per acre, and wondered where that number came from.
Wilson stated that was in the environmental assessment and
is the fair market value for a willing buyer and a willing
seller. She stated that the value is taken from undeveloped,
unimproved fair market value area of lots.
Norton wanted to know what the developer was thinking for
cost of the lots. The developer answered $35,00 for a single
family lot, $60,000 for a full duplex lot.
Norton also stated that he concurs with Greg Stevens, in that
the area does need affordable housing, and that it is very
limited and he analyzes it on a daily basis. He stated that
this is a transition area and that no one likes this high of a
Kalispell City Planning Board
Minutes of the meeting of June 10, 2003
Page 8 of 23
density development, but there is a need for it. This
development fits the growth policy and is in line with what
we are doing. He stated that the some of the traffic will be
handled when Meridian is reconstructed next year, and that
the infrastructure will arrive later when money and need
arises.
ROLL CALL (AMENDMENT)
The amended motion passed unanimously on a roll call vote.
ROLL CALL (MAIN MOTION)
The main motion as amended passed unanimously on a roll
call vote.
SCOTT INITIAL ZONING
A request by Jerry and LaVerne Scott for an initial zoning
UPON ANNEXATION
designation of B-2, General Business, on approximately one
acre located west of Meridian Road between Meridian Court
and Second Street West upon annexation to the City of
Kalispell.
Johnson excused himself from the next three items on the
agenda as his firm is providing technical assistance to the
applicants.
STAFF REPORT
Narda Wilson, with the Tri-City Planning Office, gave a
KA-03-5
presentation of staff report KA-03-5, a request for initial
zoning upon annexation of approximately one acre located
west of Meridian Road between Meridian Court and Second
Street West.
Wilson said that the applicants are proposing annexation of
an approximately one acre site into the city, and requesting
an initial zoning of B-2, General Business. Currently the
property is in the County jurisdiction and is zoned R-1, a
Residential designation with a one acre minimum lot size
requirement. She noted that they have filed a minor
subdivision plat with the zoning request and that the
applicants are planning to join with the Kirk property to the
south to create the extension of Meridian Court. Wilson
stated that the initial zoning is the only thing coming before
the Board tonight and the minor preliminary plat request will
go to the City Council. A copy of the proposed plat was
included with the staff report.
Wilson stated that the applicants are asking for annexation
of one acre, and that their house lies to the east along
Meridian, which is the parcel to the east. She stated that
they are two separate lots and the house lies out in the
County and is not proposed for annexation.
Wilson noted that the immediate area is a mix of uses, with
Lee's Meridian Business Park to the north, which was
annexed two years ago. There is a four way stop at Center
and Meridian Road. She said that the plat anticipates the
extension of Meridian Court, and that an easement on
Kalispell City Planning Board
Minutes of the meeting of June 10, 2003
Page 9 of 23
Date: June 5, 2003
From: Gary Rose
School District #5
2333 First Avenue East
Kalispell, Mt. 59901
Subject: Proposed Empire Estate Preliminary Plat
According to my information, this development would be in our elementary district.
Normally, elementary students from this area would attend Edgerton. However,
Edgerton has full classrooms at several grade levels; therefore we may have to assign
new students to other elementary schools in our district.
Students in grades 7 through 12 would attend Linderman, Kalispell Junior High and
Flathead High School.
Eligibility for transportation depends on the distance from the residence to the school
attended. If the residence were three or more miles from the school, the student would
qualify for free transportation.
EMPIRE ESTATES SUBDIVISION PRELIMINARY PLAT
TRI-CITY PLANNING OFFICE
STAFF REPORT F.PP-03-6
JUNE 3, 2003
A report to the Kalispell City Planning Board and the Kalispell City Council regarding
a request for preliminary plat approval of a 347-lot residential subdivision on property
proposed for an initial zoning designation of R-4, Two Family Residential. A public
hearing on this proposal has been scheduled before the planning board for June 10,
2003 in the Kalispell City Council Chambers. The planning board will forward a
recommendation to the city council for final action.
'RACKGROUND! A petition to annex and request for initial zoning of R-4, a Two
Fan -lily Residential zoning designation, has been filed concurrently with this
preliminary plat. The property contains approximately 67.1 acres and is located on
the northeast comer of Three Mile Drive and Stillwater Road.
A. Petitioner and Owners:
Technical Assistance:
Wayne E. Turner
3300 Hwy 2 West
Kalispell, MT 59901
(406) 257-1682
Sands Surveying, Inc.
2 Village Loop
Kalispell, MT 59901
(406) 755-6581
WMW Engineering
50 West Second St.
Whitefish, MT 59937
B. Nature of Application: This is a request for preliminary plat approval of a 347-lot
residential subdivision on approximately 67.1 acres in the northwest part of
Kalispell. This property is being proposed for annexation into the city of Kalispell
concurrently with the preliminary plat and given a zoning designation of R-4, a
Two Family Residential zone that is intended primarily for single-family homes
and duplex dwellings. Within the subdivision there are 173 lots designated for
single-family development and 87 lots that are designated for duplex
townhouses. This creates 174 duplex townhouse lots. In other words, 87 lots
that would be designated for duplex townhouse development and would allow
each unit and the associated "half lot" to be conveyed separately. Most of the
proposed townhouse lots are located around the perimeter of the site and up
against the bypass corridor with the single-family lots located in the interior of
the subdivision. Three park areas are indicated on the plat, two of which
function more as an open space area and subdivision entrance and one that is
large enough to function recreationally.
This is actually an 80 acre parcel of land, but the proposed Kalispell Bypass
bisects the property at the northeast corner of the site and consumes
approximately 13 acres of the site. The Bypass corridor is noted as "not a part" of
the subdivision and is not included in the annexation or as part of the
0
subdivision. The subdivision indicates 54 lots on the east side of the Bypass
corridor that are connected via a roadway through the corridor which could be
problematic.
The subdivision would be developed in several phases over a period of time up to
several years depending on the market conditions. A phasing plan was not
submitted with the preliminary plat application, nor does the applicant have the
phasing plan fully developed. Phasing will also depend on the location and timing
of the utilities that are available in the area. Utilities are being extended from
Sunset Court south to Three Mile Drive in association with the subdivision directly
to the east of this property, Northview Heights.
Three primary accesses to the subdivision will be developed with one new roadway
onto Three Mile Drive and two new roadways onto Stillwater Drive. Secondary fire
access may be required during the phasing and construction process in
accordance with the Kalispell Fire Department needs.
C. Location and Legal Description of Property: The property proposed for
subdivision lies at the northeast comer of Three Mile Drive and Stillwater Road or
approximately three quarters of a mile west of North Meridian Road. The
property can be described as Assessor's Tract 3 located in Section 1, Township
28 North, Range 22 West, P.M.M., Flathead County, Montana.
D. Size:
Total Area:
Total Lot Area in Lots:
Area in Roads:
Park Area:
Minimum Lot Size:
Maximum Lot Size:
67.094 acres
41.053 acres
21.567 acres
2.814 acres
3,600 square feet (sublot)
8,634 square feet
E. Existing Land Use: There is a single family home on this property close to Three
Mile Drive near the center of the property and some outbuildings. The remaining
portion of the property is currently in agricultural use and is otherwise
undeveloped.
F. Adjacent Land Uses and Zoning: The area can be described as being located on
the fringes of urban development. Having suburban residential development to
the east and agricultural uses to the north, south and west characterize it.
North: Agricultural and large lot rural residential development County
SAG- 10 zoning
South: Rural residential, County R-2 zoning
East: Single-family residential, City R-3 and County R-2 zoning
West: Rural and single-family residential, City R-2, County SAG-5
G. General Land Use Character: The general land use character of the area is
generally rural in character with some suburban and urban residential
development to the east where City utilities are available and agricultural uses to
the north.
K
H. Zoning: This property is being annexed concurrently with review of the
preliminary plat and the developers are requesting an assignment of R-4, a Two
Family Residential zoning district that is intended primarily for single-family
homes and duplex dwellings. This district has a minimum lot size requirement of
6,000 square feet and allows the creation of sublots with a minimum lot size
requirement of 2,000 square feet for the sublots. The minimum lot size
requirement for the parent tract is 6,000 square feet in the case of sublots. A
minimum lot width in the R-4 zone is 50 feet and the setbacks are 15 feet in the
front, 10 feet in the rear and five feet on the sides. In the case of the sublots
there is a zero side yard setback and essentially two single-family homes are built
side by side in a "duplex" configuration.
I. Utilities: This subdivision would receive full City services.
Water:
Private water district or City water
Sewer:
City of Kalispell
Solid Waste:
City of Kalispell
Gas:
Montana Power Company
Electricity:
Flathead Electric Co-op (underground)
Telephone:
CenturyTel (underground)
Fire:
City of Kalispell
Police:
City of Kalispell
Schools:
Kalispell School District #5
This matter came before the site development review committee on several occasions.
The first meeting involved a pre -review meeting with the site review committee
members, the developer and the city manager. At those meetings, there were some
concerns about the additional impacts of traffic onto Three Mile Drive and the future
increased use to Stillwater Road. The committee agreed that these were issues that
have been applicable to all subdivisions in the area and that the State would someday
have to upgrade Three Mile Drive. A bike and pedestrian path around the perimeter
of the site is warranted because of the size of the subdivision and future development
in the area. Maintenance of the bike and pedestrian path was discussed and the City
does not have a mechanism in place for maintenance. Until there is such a
mechanism it would have to be the homeowners association's responsibility. The
public works department and fire department will work with the developer regarding
the roadway widths and necessary improvements at the time the roadway and utilities
are designed and will need to comply with City standards. The developer is proposing
a private water system which may or may not be feasible. It will have to comply with
City standards and meet fire flow requirements. There was discussion regarding the
designated park areas and the need to include some recreational amenities in the
park such as play equipment and irrigation. Park areas that do not function as a
recreational amenity such as the entrance to the subdivision and the unusable
remnant could not be taken over by the City for maintenance. The City will not take
parks of less than one acre in size.
9
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:
Eire: This subdivision would be in the service area of the Kalispell Fire
Department. The property can 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. The property does not have steep slopes or woody fuels. Hydrants
will be required to be placed in compliance with the requirements of the
Uniform Fire Code and the approved by the fire chief. The fire access and
suppression system should be installed and approved by the fire department
prior to final plat approval because of potential problems with combustible
construction taking place prior to adequate fire access to the site being
developed. There was some concern by the fire department and public works
department that the waterline may need to be looped in order to gain adequate
water pressure to meet the needed fire flows for the hydrants.
Flooding: According to FIRM Panel #1805D dated 9/30/92 this property is
located entirely in zone C, an area that is not prone to flooding. There are no
indications that this site is prone to high ground water, intermittent streams or
creeks or stormwater runoff which has the potential to create problems with
flooding.
Access: Access to the subdivision is proposed for three new accesses — one
from Three Mile Drive and two from Stillwater Drive. It is likely that the
accesses onto Stillwater Road will serve as the primary accesses since there is
a stop sign at the intersection of Stillwater Road and Three Mile Drive which
would make entering and exiting the subdivision easier than the Three Mile
Drive access. During the initial phasing of the subdivision, an emergency
access road may be required to be developed to the west that can be used in
the case of an emergency as part of compliance with the Uniform Fire Code.
Roads that are part of the fire access and suppression system within the
subdivision should be completed prior to final plat submittal so that the fire
department can have access to the homes under construction within the
subdivision.
There is lack of pedestrian access along Stillwater Road and Three Mile Drive
that should be addressed with this subdivision. A 20-foot buffer area along the
perimeter of the site along Stillwater Road and Three Mile Drive is indicated on
the plat. During initial discussions with the developer and throughout the
review process, a bike and pedestrian path has been discussed. Although the
bike and pedestrian path has not been indicated on the preliminary plat, it has
been referenced in the environmental assessment under the parks and
recreation facilities. The bike and pedestrian path is considered to be an
access and safety issue rather than a recreational amenity within the
subdivision. Staff would recommend that a pedestrian access along these
roadways be coordinated with the public works department, parks and
In
recreation department and Flathead County. It should incorporate a bike and
pedestrian trail and buffering in the form of a landscape berm and or other
form of landscaping acceptable to all parties. Maintenance of the bike and
pedestrian trail will be the responsibility of the homeowners association as part
of their maintenance of common areas.
B. Effects on Wildlife and Wildlife Habitat: This property is generally level with
a gentle slope and was used for agricultural purposes. There may be some
migratory birds and occasional deer may visit the site, however, this area does
not provide significant habitat for wildlife.
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. No
surface water is in close enough proximity to the site to create concerns with
regard to this development.
Drainage: This site is relatively level and does not pose any unusual
challenges to site drainage. Curbs and gutters will be installed and a storm
drain management plan will have to be developed to address the runoff from
the site. There is no City storm drain system in the immediate area and storm
water will have to be managed using on -site retention methods as part of the
stormwater management plan. The designated "park" areas that are not
proposed for transfer to the City could be utilized in whole or in part in
accommodating on -site stormwater management. The drainage plan will have
to comply with the City of Kalispell's standards and State standards and will be
required to be designed by a professional engineer.
D. Effects on Local Services:
Water: Water service is proposed to the subdivision via a private well located at
the northwest comer of the property. The developer would like to establish a
water district for the subdivision that is owned and operated as a private
system. There is no policy or ordinance that prohibits the development of a
private water system provided it is constructed to City specifications and can
meet the required fire flows of the Uniform Fire Code. The feasibility of
developing a private water system with the existing water resources on the site
and the required engineering has not been fully explored. If it is not feasible to
develop a private water system either because of a lack of adequate flows or
unreasonable expense, the developer would extend City water to serve the
subdivision. City water is in close proximity to this site with the development
of Northview Heights subdivision to the east.-
Once the infrastructure for the subdivision to the east is completed, a water
main would be within several hundred feet of this site along Three Mile Drive.
The water main could be extended from that current location within the public
right-of-way to the site and should not require any easements through private
property. The water main would be extended through the subdivision serving
each of the phases as they develop and eventually be extended further to the
west along Three Mile Drive and connected. It is uncertain at this juncture
when the water loop connection for the subdivision may be required since it
k,
will depend on the fire flows that can be obtained and whether they will meet
the requirements of the Uniform Fire Code. 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 and its phases. There is adequate capacity within the City's
water system to accommodate this development.
Sayer: Sewer service will be provided by the City of Kalispell with an extension
of existing sewer mains from their existing location to the east with the
development of Northview Heights subdivision. That sewer main will be within
Three Mile Drive right-of-way. No easements for the sewer would need to be
acquired from private property owners. 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 3,470 additional vehicle trips per day based on the estimate of
10 vehicle trips per residence per day in the area at full build out. The
subdivision roads will be constructed to City standards and would include
curb, gutter, sidewalks and landscape boulevards within the subdivision. The
internal subdivision roads will access onto Stillwater Road as well as Three
Mile Drive. At a minimum a fire approved access and turnaround will need to
be provided throughout the development of the subdivision. Once the roads
have been constructed and accepted by the City of Kalispell, they will be
dedicated to the City and maintained.
There will be impacts to Three Mile Drive as a result of this subdivision and
Stillwater Road to the east. Three Mile Drive is a paved, two lane State
secondary roadway that is in fair condition. In 1997 the daily average vehicle
trips east of Stillwater Road was 3,064. There could be a significant increase in
traffic on Three Mile Drive at full build out of the subdivision. At some point,
consideration will need to be given to the upgrading and widening of Three Mile
Drive as development continues to occur in the area. Three Mile Drive is a
100-foot right-of-way for the full length of this subdivision which would be
adequate for developing additional future capacity in the roadway. No
additional right-of-way needs to be reserved for future development. Typically
the upgrading of secondary State roadways is the responsibility of the State
with regard to design, funding and construction. Stillwater Road is a County
road that has a 60-foot right of way. It is designated as a collector in the
Kalispell Transportation plan which only requires a 60-foot right-of-way and no
additional right-of-way would needed to be reserved for future upgrades.
Stillwater Road will continue to be increasingly important as a through
connection as development in this area continues, particularly if a new high
school is built to the north of this property on the State school section
property.
Some discussion of the proposed Kalispell Bypass is warranted. There is
approximately 13 acres through the middle of this property that is not a part of
this subdivision and has been identified by the Montana Department of
Transportation as the proposed bypass route. This project is not on the
0
Montana Department of Transportation's list of projects within the next five or
even seven years. However, MDOT has been involved in early acquisition of
right-of-way over the last several years. Recently the State was able to acquire
an important segment of the bypass corridor south of Hwy 2 West when the
Burlington Northern / Santa Fe railroad tracks were acquired between Ball
Crossing and Hwy 2. This important acquisition of right-of-way will place the
State into a more aggressive acquisition phase from "passive" acquisition to
"active" acquisition of right-of-way. Earnest efforts by local representatives
have been made to lobby the US Congress for additional funding to bring this
project forward.
A roadway crossing through the Kalispell Bypass corridor is indicated on the
preliminary plat that connects the northeast comer of the subdivision to the
remaining portion of the subdivision to the southwest. The bypass is a limited
access highway and the State has been strongly opposed to any additional
accesses other than those identified in their design. The closest access onto or
off of the bypass is along Three Mile Drive. It is doubtful that the State would
grant an access through the proposed bypass corridor. However, the only
recommendation that the staff can make at this time regarding the proposed
design of the subdivision would be that the MDOT will have to approve the
proposed roadway right-of-way indicated through the bypass corridor. If the
roadway connection through the bypass corridor is not granted, the 54 lots
indicated at the northeast comer of the subdivision would become an unusable
remnant until such time as a connection could be made with the property to
the north.
Two roadway connections in the area located in the northeast corner of the
subdivision to the property to the north are indicated on the plat. Eventually
these roads would provide access from the north to this area. Several
scenarios regarding this "leftover" piece of property could play out. MDOT may
have to purchase this area from the developer if access to it cannot be granted.
Or the property owner to the north could purchase it from the developer for
future development. Or the current property owner may wish to retain
ownership of the property for future development once the property to the
north has been developed. The property to the north has excellent
development potential because of the size of the parcel, access to City utilities
to the east and existing City streets that can be extended to the west to serve
the area.
Schools: This development is within the boundaries of the Kalispell School
District #5. The school district could anticipate that an additional 175 school
aged children might be generated into the district at full built 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 development pending within the district - both
urban and rural particularly with high school -aged students.
7
The school district has signed an option on 60 acres to the north of this site in
the area of the State school section land. The new high school location is
approximately one mile from this property, but will require voter approval of a
bond for construction.
Parks and 04)en S12ace: 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. There is
approximately 41.053 acres in lots which would require 4.516 acres in
parkland or a cash equivalent or a combination of both. There are three park
areas indicated on the plat only one of which provides a recreational function.
At the subdivision entrance a 0.421 acre "park" area is indicated on the plat
which cannot function as a recreational amenity within the subdivision
because of its size and location but functions more as a subdivision entrance
and landscape area. East of the bypass corridor and to the south an
approximately 0.645 acre area is also designated as a "park" but is essentially
an unusable remnant of property. There is also a bona fide park area near the
northern portion of the subdivision containing 1.748 acres that can be
developed into a well-equipped, recreational amenity within the subdivision.
The environmental assessment states that the developer would like to satisfy
the parkland dedication, in part, by dedicating this 1.748 park to the City of
Kalispell. The City would be amenable to accepting this park and coordinating
its development with the developer. The 4.516 acres of parkland required
under the state and local subdivision regulations is satisfied in part with this
dedication. The remaining 2.768 acres will be met with cash in lieu of
parkland dedication. The valuation stated for the property is $15,000 per acre
which calculates to a cash in lieu of parkland value of $41,520 which can be
used to develop the park area. This development should be coordinated
through the Kalispell Parks and Recreation Department to identify such things
as irrigation, landscaping, play equipment and other park amenities.
As a final note a maintenance agreement needs to be in place for the
maintenance of the common areas within the subdivision that would include
the subdivision entrance park, the remnant park and the bike and pedestrian
trails. The maintenance agreement can be incorporated into subdivision
covenants, if covenants are proposed, or it can be a stand-alone agreement that
is filed with the final plat. Each of the homeowners would pay a pro rata share
of the maintenance costs associated with these areas.
Police: This subdivision would be in the jurisdiction of the City of Kalispell
Police Department. The department has stated they can 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 and additional staff may be necessary.
Fire Protection: Fire protection services will be provided by the Kalispell Fire
Department, and the subdivision will need to meet the requirements of the
Uniform Fire Code. The fire department will review and approve the number
and location of hydrants within the subdivision as well as fire flows and access.
LV
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.
Solid Waste: Solid waste will be handled by a private hauler 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 two
miles from the site.
E. Effects on Agriculture and agricultural water user facilities: The site has
been traditionally used for agricultural purposes and is currently in
agricultural production. However, because of its location and proximity to
urban services it makes this property prime for the type of residential
development being proposed. This property can be more efficiently and
effectively used for urban residential development than for agricultural
purposes and the conversion of farmland for higher density residential
development preserves farmland in areas further out in the county by
concentrating populations close to the urban center. 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
Urban Residential. Areas designated as Urban 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 three to 12
dwelling unit per acre. The requested R-4 zoning designation is in compliance
with the Urban Residential uses anticipated for this property. Furthermore,
the overall density of the subdivision can be calculated to be at a density of
approximately 5.17 dwelling units per acre. This subdivision would be in
compliance with the Kalispell Growth Policy and further the goals and policies
in many regards.
G. Compliance with Zoning: This property has been proposed to be zoned R-4, a
Two Family Residential district that is intended for single-family and duplex
dwellings. The property is being annexed concurrent with review of the
preliminary plat. This district has a minimum lot size requirement of 6,000
square feet and allows the creation of sublots with a minimum lot size
requirement of 2,000 square feet for the sublots. The minimum lot size
requirement for the parent tract is 6,000 square feet in the case of sublots. A
minimum lot width in the R-4 zone is 50 feet and the setbacks are 15 feet in the
front, 10 feet in the rear and five feet on the sides. In the case of the sublots
there is a zero side yard setback and essentially two single-family homes are
built side by side in a "duplex" configuration. Some of the lots within the
Vol
subdivision do not comply with the minimum lot width requirements of 50.
These lots widths will need to be revised to that they are in compliance. This
will result in a shifting of property boundary and may or may not result in the
reduction of the number of lots within the subdivision
H. Compliance with the Kalispell Subdivision Regulations: This subdivision
complies with the Kalispell Subdivision Regulations and no variances have been
requested.
Staff recommends that the Kalispell City Planning Board adopt Staff Report KPP-03-6
as findings of fact and recommend to the Kalispell City Council that the preliminary
plat be approved subject to the following conditions:
1. Development of the subdivision shall be platted in substantial compliance with
the approved preliminary plat which governs the location of lots and roadways
within the subdivision.
2. That the roadways serving the subdivision shall be constructed in accordance
with the adopted Design and Construction Standards for the City of Kalispell for
local streets.
3. That a letter be obtained from the Kalispell Public Works Department approving
the plans and specifications for water, sewer and drainage facilities for the
subdivision.
4. A letter from an engineer licensed in the State of Montana certifying that the
improvements have been installed according to the required specifications shall
be submitted at the time of final plat approval along with a letter from the
Kalispell Public Works Department stating that the required improvements have
been inspected and comply with the City standards.
5. Development of the landscape boulevard with location of street trees shall be
placed in accordance with a plan approved by the Kalispell Parks and Recreation
director.
6. A storm water drainage plan which has been designed by an engineer licensed in
the State of Montana shall be prepared which complies with the City's Design
and Construction Standards and shall be reviewed and approved by the Kalispell
Public Works Department.
7. That the developer obtain a letter from the Montana Department of
Transportation approving the intersection of the new internal roadway and Three
Mile Drive and certifying that any necessary improvements have been made.
8. That the developer obtain a letter from the Montana Department of
Transportation approving the proposed roadway crossing through the Kalispell
Bypass and certify that any necessary improvements have been made.
In
9. That the developer obtain a letter from the Flathead County Road Department
approving the new intersections with Stillwater Road and the new internal
subdivision roads and shall include a post construction inspection that certifies
any necessary improvements have been made.
10. That a minimum 20-foot buffer strip shall be established between Three Mile
Drive and Stillwater Drive and the subdivision that would include a bike and
pedestrian trail and buffering in the form of a landscape berm or other acceptable
landscaping. These improvements are to be coordinated with the Kalispell Public
Works Department, Parks and Recreation Department and Flathead County.
11. The road 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.
12. The developer shall provide a letter from the U.S. Postal Service approving the
plan for mail service.
13. That the parkland dedication requirements shall be one -ninth or 11 percent of
the area in lots or 4.516 acres. The 1.748 park area as indicated on the plat will
meet that requirement in part. The remaining 2.768 acres shall be addressed
through cash in lieu of parkland in the amount of $15,000 per acre or $41,520
which shall be used for development of the park area coordinated through the
Kalispell Parks and Recreation Department.
14. A maintenance agreement for the park and common areas shall be included with
the final plat.
15. Street lighting shall be located within the subdivision and shall be shielded so
that it does not intrude unnecessarily onto adjoining properties.
16. That the lots within the subdivision be reconfigured so that all lots meet the
minimum 50-foot lot width requirements of the R-4 zoning district and the
minimum lot size requirements of 6,000 square feet exclusive of any easements.
17. That a minimum of two-thirds of the necessary infrastructure for each phase of
the subdivision shall be completed prior to final plat submittal. With the filing of
the final plat for each phase, an addition three-year extension shall be
automatically granted for subsequent phases.
18. All areas disturbed during development of the subdivision shall be re -vegetated
with a weed -free mix immediately after development.
19. That preliminary approval shall be valid for a period of three years from the date
of approval.
NW
11
This application shall be submitted, along with all - required by the applicable
Subdivision Regulations and the Montana Subdivision and Platting Act, and the
appropriate fee to:
Tri-City Planning Office, 17 Second St East, Suite 211
Kalispell, Montana 59901 Phone: (406)751-1850 Fa= (406)751-1858
F*4 Dw--Iwf # 411114 4 Dn
V1%
Major Subdivision (6 or more lots) RECEIVE'D $650 + $30/lot
Condominiums (6 or more units) &A $600 + $20/unit
Mobile Home Parks & Campgrounds (6 or more%ce4 2003' $600 + $20/space
Amended Preliminary Plat TM -CRY PLANNING OFFIC?'O'
Subdivision Variance $ 100 (per variance)
Commercial and Industrial Subdivision Add $200 to base
preliminary plat fee
SUBDIVISION NAME: EMPIRE ESTATES
t4Z4 KOONID14,10zaall
Name—WAYNE E. TURNER Phone 257-1682
Mailing Address 3300 HIGHWAY 2 VIEST
City KALISPELL State MT Zip59901
TECHNICAL/PROFESSIONAL PARTICIPANTS (Surveyor/Designer/Engineer, etc):
Name 8& Address -SANDS SURVEYING, INC 2 VILLAGE LOOP, KALISPELL,
MT 59901
Name &. Address-VVXW ENGINEERING 50 WEST 2ND STREET, WHITEFISH,
MT 59937
FIFUT"I ORD) F**7414V'TWJkW ST-Ulu
City/ County_qCURIZENTLY COUNTY BUT A PETITION TO ANNEX AND RE-
ZONE IS INCLUDED WITHIN THIS APPLICATION PACXAGE._
Street Address
Assessor's Tract No(s) TRACT 3 — Lot No(s',
1/4 Sec E Y2 SW 114 Section 1 Township -.gg-Range
W-61 *-IW4 0 i ' tC t A; Lf V -: f 0) �11 ��' �-' a - ViTf 4 (0) 1 � "I'll Ait!141%4k
Number of Lots or Rental Spaces 347 Total Acreage in Subdivision 67.094
Total Acreage in Lots 41.053 Minimum Size of Lots or Spaces 3600
Total Acreage in Streets or Roads 21.567 Maximum Size of Lots or Spaces 8634
Total Acreage in Parks, Open Spaces and/or Common Areas 2.814
Duplex
AIL & -IN## JILOVA_14_'� ilill!''W-1�;�;j"I'T# III
0=�
IM4
Mobile Home Park
Recreational Vehicle Park
Planned Unit Development
Other
APPLICABLE ZONING DESIGNATION & DISTRICT COUNTY 2-1 TO BE AMENDED
TO CITY OF KALISPELL R-4.
ESTIMATE OF MARKET VALUE 13EFORE IMPROVEMENTS__�tl,5
IMPROVEMENTS TO BE PROVIDED:
Roads: Gravel -XX—Paved _XX Curb _XX—Gutter _XX—Sidewalks
-----Alleys —Other
Water System: Individual —Multiole User Neighborhood UPubla
Sewer System: Individual Multiple User —Neighborhood _XX_Pubhc
Other Utilities: _XX—Cable TV —XX—Telepho-ne —XX—Electric _XX—Gas
Solid Waste: Home Pick Up —Central Storage _XX Contract Hauler Owner
Haul
Mall Delivery: —XX—Central Individual School District: KALISPELL
Fire Protection: _XX_Hydrants Tanker Recharge Fire District: KALISPELL
Drainage System:
ENGINEER'S REPORT
VARIANCES: ARE ANY VARIANCES REQUESTED? - NO (yes/no) If
yes, please complete the information below:
PA
MW �'W'440YAIV
COMPLIANCE OF REGULATIONS:
REGULATIO
r.-LEASE ANSWER THE FOLLOWING QUESTIONS IN THE SPACES PROVIDE57
111ELOW:
1. Will the granting of the variance be detrimental to the public health, safety or
general welfare or injurious to other adjoining properties?
2. Will the variance cause a substantial increase in public costs?
3. Will the variance affect, in any manner, the -provisions of any adopted zoning
regulations or Master Plan?
4. Are there special circumstances related to the physical characteristics of the
site (topography, shape, etc-) that create the hardship?
I
5. What other conditions are unique to this property that create the need for a
variance?
APPLICATION CONTENTS. -
The subdivider shall submit a complete application addressing items below to the Tri-
City planning Office at least thirty (30) days prior to the date of the meeting at which
it will be heard.
2. 16 copies of the preliminary plat
3. One reproducible set of supplemental information. (See Appendix A of
Subdivision Regulations for the city where the subdivision is proposed.
4. One reduced copy of the preliminary plat not to exceed I l' x 17" in size.
5. Application fee
6. Adjoining Property Owners List (see example below):
Assessorf See-Twu- Lot/Tract No property Ovvner & MRALng Address
I hereby certify under penalty of perjury and the laws of the State of Montana that the
information submitted herein, on all other submitted forms, documents, plans or any
other information submitted as a part of this application, to be true, complete, and
accurate to the best of my kriowledge. 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.
4
EMPIRE ESTATES
TLAOAWFILW-sklumm�-*' N
GENERAL INSTRUCTTONS
This Environmental Assessment format shall be used by the applicant as a guide in compiling a
thorough description of the potential impacts for the proposed subdivision. Each question pertinent
to the proposal must be addressed in full (both maps and text); those questions not applicable shall be
so stated. Incomplete Environmental Assessments will not be accepted.
The sources of information for each section of the Assessment shall be identified. All Environmental
Assessments shall contain the signature, date of signature and mailing address of the owner of the
property and the person, or persons, preparing the report.
From the USGS and Soil Conservation Service, Soil Survey for the Upper Flathead Valley
Area, September 1960
Locate on a copy of the preliminary plat:
Any known hazards affecting the development which could result in property
damage or personal injury due to:
I. Falls, slides or slumps - soil, rock, mud, snow NONE KNOWN
2. Any rock outcropping NONE
2. Describe any proposed measures to prevent or reduce the danger of property damage
or personal injury from any of these hazards. N/A
Locate on a copy of the preliminary plat:
1. Any natural water systems such as streams, rivers, intermittent streams, lakes or
marshes (also indicate the name and sizes of each). NONE
2. Any artificial water systems such as canals, ditches, aqueducts, reservoirs and
irrigation systems (also indicate the names, sizes and present uses of each). AN
IRRIGATION WELL IS LOCATED AT THE NORTHERN END OF THE
1.3 Do 31&wl D1 13 Q 211
3. Any Areas subject to flood hazard, or if available, 100-year flood plain maps (using
best available information). FRIMPANEL NUMBERS 300023 1805 D
(EFFECTIVE SEPTEMBER 30,1992) INDICATES THAT NONE OF THE
SUBJECT PARCEL IS WITHIN THE 100 YEAR FLOODPLAIN. (ALL
ZONE Q.
1. Locate on a copy of the preliminary plat the major vegetation types within the
subdivision (e.g., marsh, grassland, shrub and forest). THE PROPERTY IS OPEN
FIELDS. THIS LAND HAS BEEN IN AGRICULTURAL PRODUCTION
FOR MANY YEARS.
2. Describe the amount of vegetation that is to be removed, or cleaned, from the site,
and state the reasons for such removal. VEGETATION REMOVAL WILL BE
WITHIN THE ROAD RIGHT OF WAY AND BUILDING SITES.
ATTEMPTS WILL BE MADE TO RETAIN THE TREES AT THE
FARMHOUSE LOCATION.
ON 0 *4 Ilk
mA sm
I
1. What major species of fish and wildlife, if any, use the area to be affected by the
proposed subdivision? THIS PARCEL HAS HAD DEER AND BIRDS LIVING
ON OR NEAR IT FOR MANY YEARS. HOWVERI DUE TO THE
DEVELOPMENT OF SURROUNDING AREAS, I.E., MEADOWLANDS
SUBDIVISION, AND ITS PROXIMITY TO THE CITY OF KALISPELL,
THIS IS NOT CONSIDERED TO BE CRITICAL HABITAT. POPULATIONS
ARE EXPECTED TO REMAIN THE SAME.
2. Locate on a copy of the preliminary plat any known important wildlife areas, such as
big game winter range, waterfowl nesting areas, habitat for rare and endangered
species and wetlands. NONE OF THE PROJECT SITE HAS BEEN
IDENTIFIED AS ACTIVE HABITAT FOR RARE OR ENDANGERED
ki 4
Describe any proposed measures to protect wildlife habitat or to minimize habitat
degradation. NONE PROPOSED.
1. State the acreage, type and agricultural classifications of soils on the site. THE SOIL
SURVEY OF THE UPPER FLATHEAD VALLEY AREA, MONTANA,
SEPTEMBER 1960, INDICATES THAT 95% OF THE SOILS ON THIS
PARCEL ARE DESIGNATED AS Yy, YEOMAN STONEY LOAM, 12-35%
SLOPES. A SMALL AMOUNT AT THE SOUTHERN END OF THE
PROPERTY IS NOTED AS Yx, YEOMAN STONY LOAM, 7-12% SLOPES.
2. State the history of production of this site by crop type and yield. THIS
PROPERTY HAS BEEN IN ALFALFA PRODUCTION FOR MANY YEARS
WITH AN ESTIMATED 5 TONS/ACRE PER YEAR COMING OFF THE
FTELDS-
3. State the historical and current agricultural uses which occur adjacent to the site.
ADJACENT LAND TO THE NORTH, SOUTH, EAST AND WEST IS
LARGE LOT RURAL RESIDENTIAL
4. Explain any steps which will be taken to avoid or limit development conflicts with
adjacent agricultural uses. NONE
5. if the site is timbered, state any timber management recommendations which may
have been suggested or implemented by the U. S.D. A. Division oforestry in the area
of this proposal. THERE IS NOT A SIGNIFICANT AMOUNT OF TIMBER
ON THIS PARCEL.
Locate on a copy of the preliminary plat any known or possible historic,
archaeological or cultured sites which exist on or near the site. NONE KNOWN
2. Describe any known or possible sites delineated on the preliminary plat. N/A
3. Describe any measures that will be taken to protect such sites or properties. N/A
Where individual sewage treatment systems are proposed for each parcel:
RESIDENTIAL HOMES WILL CONNECT TO THE KALISPELL
SEWER SYSTEM.
1. indicate the distance to the nearest public or community sewage treatment
system. THERE IS A SEWER MAIN WITHIN % OF A MILE FROM
THE PROPOSED DEVELOPMENT.
2. Provide as attachments:
1. Two (2) copies of the plat which show the proposed suitable location
on each lot for a subsurface treatment system and a 100% replacement
area for the subsurface treatment system. Show the location of
neighboring wells and subsurface treatment systems and the distances
to each. The results of percolation tests performed in representative
areas for drainfields in accordance with the most recent Department of
Environmental Quality Bulletin. Each percolation test shall be keyed
by a number on a copy of the plat with the information and results
provided in the report. The number of preliminary percolation tests
required shall be one-fourth (1/4) ofthe total number of proposed lots
and these tests shall be performed in the different soil types, or evenly
spaced throughout the subdivision in the absence of soil variability.
N/A
2. A detailed soils description for the area shall be obtained from test
holes at least seven (7) feet in depth. The number of test holes will
depend upon the variability of the soils. The U.S. Department of
Agriculture=s ASoils Classification System—= shall be used in the
descriptions. Information on the internal and surface drainage
characteristics shall be included. Each test hole shall be keyed by a
number on a copy of the plat with the information provided for in the
report. N/A
3. A description of the following physical conditions:
(1) Depth to groundwater at time of year when water table is
,nearest the surface and how this information was obtained.
(2) Minimum depth to bedrock or other impervious material, and
how this information was obtained.
2. For a proposed public or community sewage treatment system:
Estimate the average number of gallons of sewage generated per
day by the subdivision when fiffly developed. A TYPICAL
HOUSEHOLD GENERATES 200 GALLONS OFF SEWAGE
PER DAY. 200 X 347 HOMES IS 69,400 GALLNS PER
DAY.
2. Where an existing system is to be used:
1. Identify the system and the person, firm or agency responsible
for its operation and maintenance. KALISPELL PUBLIC
WORKS.
2. Indicate the systems' capacity to handle additional use and its
tistance from the development. IN PRELLMEINARY
K
3. Provide evidence that permission to connect has been granted.
3. Where a new system is proposed: N/A
I Attach a copy of the plat showing the location of all collection
fines and the location and identification of the basic
components of the treatment system.
2. if subsurface treatment of the effluent is proposed, give the
results of the preliminary analysis and percolation tests in the
area of the treatment site.
3. Provide a description of the following physical conditions:
(1) Depth to groundwater at time of year when water
table is nearest the surface and how this information
was obtained.
(2) Minimum depth to bedrock or other impervious
material and how this information was obtained.
4. indicate who will bear the costs of installation and who will
own, operate and maintain the system. Also, indicate the
anticipated date of completion.
Where an individual water supply system is proposed for each parcel: N/A
1. If individually drilled wells are to be used, provide evidence as to adequate
quantity and quality of the water supply.
If any other method of individual water supply is to be used:
p .1sej instead of
F. Identify the source of water supply and provide evidence that it is of
sufficient quantity and quality to serve the development. A LARGE
WELL LOCATED TO THE NORTH END OF THE
PROPERTY HAS SUFFICIEENT GPM TO SERVE THE
ENTIRE SUBDIVISION.
3. Attach two (2) copies of the plat showing the proposed location of
each spring, well, cistern, or other water source and indicate the
distance to existing or proposed sewage treatment systems. SEE
ATTACHED PRELIMINARY PLAT.
I . Where a public or community water system is proposed:
(1) Estimate the number of gallons per day required by the
development (including irrigation, if applicable). A
TYPICAL ESTIMATE FOR WATER USAGE
WOULD BE 200 GALLONS PER DAY PER
HOME FOR A TOTAL OF 6,400.
(2) Where an existing system is to be used:
1. Identify the system and the person, firm or
agency responsible for its operation and
maintenance.
2. Indicate the systems' capacity to handle
additional use and its distance from the
development.
3. Provide evidence that permission to connect
has been granted.
(3) Where a new system is to be used:
I. Provide evidence that the water supply is
adequate in quantity, quality and dependability.
2. Indicate who will bear the costs of installation,
when it will be completed and who will own,
operate and maintain the system. THE
DEVELOPER WILL INSTALL,
OPERATE AND MAINTAIN THE
SYSTEM.
3. Attach a copy of the plat showing the
proposed location of the water source and all
distribution lines. SEE ATTACHED.
M
I 160
SOLID WASTE
1. Describe the proposed method of collection and disposing of solid waste from the
development. CONTRACT HAUL TO COUNTY LANDFILL
2. If central collection areas are proposed within the subdivision, show their location on
a copy of the preliminary plat. N/A
3. If use of an existing collection system or disposal facility is proposed, indicate the
name and location of the facility. FLATHEAD COUNTY LANDFUAJVALLEY
RECYCLING
DRAINAGE
I Streets and Roads: PLEASE REFER TO THE ATTACHED ENGINEEWS
DRAWING
1. Describe any proposed measures for disposing of storm run-off from streets
and roads. WATER WILL BE DIVERTED INTO STORMWATER
DETENTION DITCHES.
2. indicate the type of road surface proposed. ROADS WILL BE
CONSTRUCTED TO CITY OF KALISPELL'S PAVED ROAD
STANDARDS.
3. Describe any proposed facilities for stream or drainage crossing (i.e., culverts,
bridges). N/A
4. Describe how surface run-off will be drained or channeled from lots or
common areas. SEE ATTACHED DRAWING.
5. Indicate if storm runoff will enter surface waters and describe any proposed
treatment measures. STORM WATERS WILL NOT ENTER SURFACE
WATERS.
2. Other areas:
indicate if storm run-off will be drained or channeled from lots or common
areas. SEE ATTACHED DRAWING
2. Describe any proposed sedimentation and erosion controls to be utilized both
during, and after, construction. BMP'S WILL BE UTILIZED AS
NECESSARY. AS THE LAND IS FAIRLY LEVEL, EROSION AND
SEDIMENTATION IS NOT ANTICIPATED TO BE A PROBLEM.
3. Attach a copy of the plat showing how drainage on lots, road and other areas
will be handled (include sizes and dimension of ditches, culverts, etc.) SEE
ATTACHED DRAWING.
Estimate how much daily traffic the development, when fully developed, will generate
on existing or proposed roads providing access to the development.
APPROXIMATELY 3,470 VEHICLE TRIPS PER DAY COULD BE
EXPECTED AT FULL BUILI)OUT- THIS IS UTH.JZING- THE STANDARD
ESTIMATE OF 10 VEHICLE TRIPS PER DAY PER HOUSEHOLD.
1. Discuss the capability of existing and proposed roads to safely accommodate
this increased traffic (e.g., conditions of the road, surface and right-of-way
widths, current traffic flows, etc.). TRAFFIC WILL EXIT VIA
STILLWATER ROAD, A COUNTY ROADWAY, OUT TO EITHER
WEST RESERVE OR THREE MI LE. TRAFFIC MAY ALSO EXIT
DIRECTLY OUT ONTO THREE MIELE DRIVE TO GO INTO
KALISPELL. THREE MILE IS A PAVED COUNTY ROADWAY IN
GOOD CONDITION. STILLWATER ROAD IS A COUNTY GRAVEL
ROAD, ALSO IN GOOD CONDITION.
2. Describe any increased maintenance problems and costs that will be caused by
this increase in volume. NONE ANTICIPATED.
2. Indicate who will pay the cost of installing and maintaining dedicated and/or private
roadway. THE ROADWAYS WITHIN THE SUBDIVISION WILL BE BUILT
TO CITY STANDARDS BY THE DEVELOPER. THEY WIELL THEN BE
TURNED OVER TO THE CITY FOR MAINTNEANCE.
3. Describe the soil characteristics, on site, as they relate to road and building
construction and measures to be taken to control erosion of ditches, banks and cuts as
a result of proposed construction. THE SOILS ON THIS PARCEL ARE
STONEY LOAM AND ARE SUITABLE TO SUSTAIN ROADWAY
CONSTRUCTION.
4. Explain why access was not provided by means of a road within the subdivision if
access to any of the individual lots is directly from City, County, State or Federal
roads or highways. N/A
5. Is year-round access by conventional automobile over legal rights -of -way available to
the subdivision and to all lots and common facilities within the subdivision? YES
6. Identify the owners of any private property over which access to the subdivision will
be provided. N/A
1. Describe the emergency services available to the residents of the proposed subdivision
including the number of personnel and number of vehicles and/or type of facilities for
I . Fire Protection:
Is the proposed subdivision in an urban or rural fire district? If not,
will one be formed or extended? FIRE PROTECTION WILL BE
PROVIDED BY THE CITY OF KALISPELL AFTER
ANNEXATION.
2. In absence of a fire district, what fire protection procedures are
planned? N/A
3. Indicate the type, size and location of any proposed recharge facilities
HYDRANTS WILL BE INSTALLED AS PER STATE AND
LOCAL STANDARDS.
4. If fire hydrants are proposed, indicate water pressure capabilities and
the locations of hydrants. SEE ATTACJED ENGINEEWS
DRAWING FOR HYDRANT LOCATIONS. FIRE HYDRANTS
WILL MEET STATE AND LOCAL FIRE FLOW
STANDARDS.
2. Police Protection. KALISPELL CITY POLICE
9. Ambulance Service. AMBULANCE SERVICE WOULD BE PROVIDED
By KALISpELLIS FIRE AND AMBULANCE WITH EMERGENCY
ASSIST FROM THE ALERT HELICOPTEPL
4. Medical Services. MEDICAL SERVICES ARE AVAILABLE IN
KALISPELL AT THE KALISPELL REGIONAL HOSPITAL.
2. Can the needs of the proposed subdivision for each of the above services be met by
present personnel and facilities? YES
1. If not, what additional expense would be necessary to make these services
adequate? N/A
2. At whose expense would the necessary improvements be made? N/A
Lt11 . i
Describe the educational facilities which would serve the subdivision (school facilities,
school personnel, bus routes and capabilities, etc.). STUDENTS FROM THIS
DEVELOPMENT WILL ATTEND KALISPELL PUBLIC SCHOOLS
(ELEMENTARY THROUGH HIGH SCHOOL).
2. Estimate the number of school children that will be added by the proposed
subdivision, and how they will affect existing facilities. ASSUMING 1.5
SCHOOLCHIi.DERN WILL BE GENERATED FROM THE 347 LOTS,
APPROXIMATELY 520 STUDENTS MAY ATTEND KALISPELL PUBLIC
SCHOOLS.
1. Provide the present assessment classifications and range of the total assessed
valuation of all land and structures. THE MAJORITY OF THE LAND IS
VACANT AND IS ASSESSED AS AGRICULTURAL. THERE IS AN OLDER
HOME ON THE PARCEL, ASSESSED AS RESIDENTIAL.
2. Provide the anticipated assessment classification and range of the total assessed
valuation of all structures (at 25% and 90% occupancy - also give estimated year of
said occupancy). AS SOON AS THE FINAL PLAT IS FILED, THE LOTS
WILL BE ASSESSED FOR TAXES AT A RESIDENTIAL RATE. 1T IS
ANTICIPATED THAT THE HOMES WILL HAVE A STARTING VALUE
OF $150K. AT 25% BUILD -OUT (87 HOMES) THE TOTAL ASSESSED
VALUE MAY BE $13,0509000. AT 90% BUILD -OUT (312 HOMES), THE
TOTAL ASSESSED VAULE MAY BE $46,800,000. TOTAL BUILD -OUT
MAY OCCUR AS SOON AS TEN YEARS, OR AS THE MARKET PERMITS.
3. Provide anticipated revenue increases, per •solid
SERVICESfees. A TYPICAL ESTIMATE FOR SEWER (, BE
$35/mONTH. THIS IS APPROXIMATELY $420 PER YEAR X 347 HOMES,
GENERATING $145,740 A YEAR TOTAL . THIS DEVELOPMENT.
AS SOLID WASTE AND WATER SERVICES WOULD BE VIA PRIVATE
Describe the e)dsting historical use ofthe site. THE AGRICULTURAL PORTION
HAS BEEN FARMED FOR MANY YEARS. THE HOME HAS BEEN
OCCUPIED BY THE SAME FAMILY SINCE THE 19401S.
2. Describe any comprehensive plan recommendations and other land use regulations
and adjacent to the site. Is zoning proposed? If located near an incorporated city
town, is annexation proposed? THE ZONING DESIGNATION FOR
LAND IS CURRENTTY R-1, (ONE ACRE LOTS). WE ARE PETTITONIN
THE CITY TO CHANGE THE ZONING (UPON ANNEXATION) TO
(6,000 SQ.FT LOTS). THE NEW KALISPELL GROWTH POLICY
DESIGNATED THIS PARCEL AS SUBURBAN RESIDENTIAL.
3. Describe the present uses of lands adjacent to or near the proposed development.
Describe how the subdivision will affect access to any adjoining land and/or what
measures are proposed to provide access. THE LANDS ADJACENT TO THE
PROPOSED SUBDIVISION ARE RURAL RESIDENTIAL-
4. Describe any health or safety hazards on or near the subdivision (mining activity, high
voltage lines, gas lines, agricultural and farm activities, etc.) Any such conditions
should be accurately described and their origin and location identified. NONE
KNOWN.
5. Describe any on -site uses creating a nuisance (unpleasant odor, unusual noises, dust,
smoke, etc.) Any such conditions should be accurately described and their origin and
location identified. THE KALISPELL BY-PASS HAS BEEN DESIGNED SO
THAT IT TRAVERSES THIS PARCEL, NORTH TO SOUTH. TRAFFIC
AND ITS ASSOCIATED EFFECTS WILL BE PRESENT IF THE BY-PASS
EVER COME TO FRUITION.
1. Describe park and recreation facilities to be provided within the proposed subdivision
and other recreational facilities which will serve the subdivision. THE
DEVELOPER IS DEDICATING A 1.748 ACRE PARK WITHIN THE
SUBDIVISION. ADDITIONALLY, LAND ALONG STILLWATER ROAD
AND THREE MILLE DRIVE HAS BEEN RESERVED TO CONSTRUCT A
BICYCLE/PEDESTRIAN WALKWAY.
2. List other parks and recreation facilities or sites in the area and their approximate
distance from the site. LAWRENCE PARK IS WITHIN 3 MILES, AND THE
COUNTY SOCCER/SOFTBALL CENTER IS APPROXMIATLEY FOUR
MILES.
3. If cash -in -lieu of parkland is proposed, state the purchase price per acre or current
market value (values stated must be no more than 12 months old).
APPROXIMATELY 15,000/ACRE
Indicate the utility companies involved in providing electrical power, natural gas, or
telephone service. To what extent will these utilities be placed underground? Has the
preliminary plat been submitted to affected utilities for review? CENTURY
TELEPHONE, NORTHWEST ENERGY AND FLATHEAD ELECTRIC.
THIS HAS NOT BEEN SUBMITTED To THE UTILITY COMPANIES FOR
THEIR REVIEW AT THIS TIME.
2. Estimate the completion date of each utility installation. SPRING 2004 FOR THE
UTILITIES WITHIN PHASE 1.
This document has been prepared by:
A2' r ca Wirtala
ate
ands Surveying, Inc.
Village Loop
Kalispell, MT 59901
Tri-Ciq Planning Office
17 Second Street East -Suite 211
Kalispell, Montana 59901
Phone: (406) 751-1850
Fax: (406) 751-1858
tricity@ceutul7tel.net
You are being sent this notice because you are a property owner within 150 feet of the
proposed project noted below and Wit be most directly affected by its development You have
an opportunity to present your comments and concerns at the meeting noted below. You may
contact this office for additional information.
NioTicE oF PuBLIC HEARING
XX Tmn VIT M1Q COMMISSION
The regular meeting of the Kalispell City Planning Board and Zoning, Commission is
scheduled for Tuesday, June,, 10, 2003 beginning at 7:00 PM in t& Kalispell City
Council Chambers, Kalispell City Hall, 312 First Avenue East, Kalispell. The pl " 1 9
board will hold a public hearing and take public comments on the following agenda
items. The board will make a recommendation to the Kalispell City Council who. will
take final action.
A request by Wayne Turner for an initial zoning designation of R-4, Two Famil
residential upon, annexation to the city of Kalispell on approx�dimatelly 67
located at the, northeast comer of Three Mile Drive and Stillvirater Road.
cr
zoning designation anticipates singlo
oe family and duploo
ex•r twnhouse dwellin
The property *is currently in the Cunty zning jurisdiction and is zoned
R! f] il
Residential. A preliminary plat for 347 lots as described below is, being M, I f,
concurrently with the ann ation and zoning request. The.property proposed f,
annexation and. zoning can be described as Assessor's Tract 3 located in Sectio1v
1, Township 28 North, Range 22 West, P.M.M., Flathead County, Montana -
OF;. A request by Wayne Turner for preliminary plat approval of Empire Estates, a. 347
lot single family and duplex townhouse subdivision located on the northeasT
comer of Three Mile Drive and StMwater'Road. This plat would create lots
intended for duplex townhouse development on the perimeter of the site and
single family lots on the interior of the site. The subdivision would be developed
in accordance with City of Kalispell's design and construction standards. 'Ihe
preliminary plat is being submitted in conjunction with the annexation of the
property and designation of initial zoning of R-4, Two Family Residential. The
property can be described as Assessor's Tract 3 located in Section 1, Township 28
North, Range 21 West, P.M.M., Flathead County, Montana.
3. A request by Jerry and LaVeme Scott for an initial zoning designation of B-2,
General Business, upon annexation to the city of Kalispell on approximately one
acre of property located west of Meridian Road between Meridian Court and
Second Street West. The property is currently in the County zoning jurisdiction
and is zoned R- 1, Residential. The B-2 zoning designation anticipates commercial
development. No development proposal has been presented at this time but a
minor subdivision has been filed in conjunction -with the annexation request to
create two commercial lots on the east and west sides of the extension of Meridian
Providing Community Planning Assistance To:
City of Columbia Falls - City of Xal'spell - City of Whitefish
Court. The property proposed for annexation and zoning can be described as Lot
10 and 1 IB of Hollister's Meridian Tracts and Lot 13 of Block I Meridian Addition
in Section 13, Township 28 North, Range 22 West, P.M.M., Flathead County,
Montana.
4. A request by G.R. Kirk Co. for an initial zoning designation of B-2, Generals
Business upon annexation to the city of Kalispell on approximately 3.6 acres.
property located west of Meridian Road between Meridian Court and Sec
Street West. The property is currently in the County zoning jurisdiction and,,
zoned R-1, Residential. The B-2 zoning designation anticipates commercial
multi -family development. No development proposal has been presented at
time but a 6 lot commercial subdivision has been filed in conjunction wditth
applicatiodescribed mamediately below. The property proposed 1.
annexation and zoning can be described as Lots I IA, 12A and the west portion o
Lots 13, 14 and 15 of Hollister's Meridian Tracts and Lot 13 of Block I M i i
Addition in Section 13, Township 28 North, Range 22' West, P.M.M., Flathe
County, Montana.
5. A request by G.R. Kirk Co. for preliminary plat approval of Kirk Subdivision, a six,
lot commercial subdivision located west of Meridian Road between Meridian Court
and Second Street West. This plat would extend Meridian Court to connect with
Second Street West creating a new through roadway with parcels on the east and
west sides of the road. The property contains approximately 3.6 acres. All
subdivision lots would be served by public sewer and water, a new City street and
would be developed in accordance with City of Kalispell standards. The
preliminary plat is being submitted in conjunction with the annexation of the
property and designation of initial zoning of B-2, General Business. The property
can be described as Lots 1 IA, 12A and the west portion of Lots 13, 14 and IS of
Hollister's Meridian Tracts and Lot 13 of Block I Meridian Addition in Section 13,
Township 28, North, Range 22 West, P.M.M., Flathead County, Montana.
6. A request by Ron and Merna Terry for a conditional use permit to allowthe
construction of two triplexes on property zoned RA-1, Low Density Residential
Apartment, located on the west side of Fifth Avenue East, north of 18th Street
approximately 600 feet. The single family home located at 1605 Fifth Ave -East
would be removed and the triplexes constructed in its place. The property can be
described as approximately the east half of Assessor's Tract 5-5 located in Section
17, Township 28 North, Range 21 West, P.M.M., Flathead County, Montana.-
7. A request by William C. Rice for a change in zoning designation from RA- 1, Low
Density Residential Apartment, to B-2, General Business, on approximately one
half acre of property located on the west side of Fifth Avenue East, north of 18th
Street East approximately 600 feet. The purpose of the change in zoning is to
accommodate the construction of farage units to be located on this
property and the property adjoining it to the north- The mini -storage facilities are
subject to a conditional -use permit and will be considered in conjunction with
this request for a change in zoning. The property proposed for the zone change
can be described as the approximately west half of Assessor's Tract 5-5 located in
Section 17, Township 28 North, Range 21 West, P.M.M., Flathead County,
Montana.
A request by William. C. Rice for a conditional use permit to allow the construction
of a mini -storage facility on property located on approximately one and a half
acres of property located on the west side of Fifth Avenue East, north of 18th
Street East approximately 600 feet. Approximately one acre of the property is
currently zoned B-2, General Business, which list mini -storage facilities as a
conditionally permitted use. In conjunction with this request is a proposal to
change the zoning on approximately one half acre on the south end of this
property from RA- 1, Low Density Residential Apartment, -to B-2, General
Business, for the purpose of accommodating a portion of the mini -storage units.
'Ihe property proposed for the mini -storage facilities can be described as the
Assessor's Tract 5-2 and the approximate west half of Assessor's Tract 5-S located
in Section 17, Township 28 North, Range 21 West, P.M.M., Flathead County,
Montana
Documents pertaining to these agenda items are on file for public inspection at the
Tri-City Planning Office, 17 Second Street East, Suite 211, Kalispell, MT 59901, and
are available for public review during regular office hours.
Interested persons are encouraged to attend the hearing and make their views and
concerns known to the Board. Written comments may be submitted to the Tri-City
Planning Office at the above address, prior to the date of the hearing, or contact Narda
Wilson, Senior Planner, at (406) 751-1850 for additional information.
Thomas R. Jentz
Planning Director
Hy tnt �%, S " "'tMay 25, 2003
i
a
The Daily Inter Lake, Sunday, May 25, 2003 — E3
as described below is
)eing filed concurrently
with the annexation and
zoning request. The
property proposed for
annexation and zoning
can be described as As-
sessor's Tract 3 located
in Section 1, Township
28 North, Range 22
West, P.M.M., Flathead
County; Montana.
2. A request by Wayne
Turner for preliminary
plat approval of Empire
Estates, a 347 lot single
family and duplex town-
house subdivision locat-
ed on the northeast cor-
ner of Three Mile Drive
and Stillwater Road.
This plat would create
lots intended for duplex
townhouse development
on the perimeter of the
site and single family
lots on the interior of the
site. The subdivision
would be developed in
accordance with City of
Kalispell's design and
construction standards.
The preliminary plat is
being submitted in con-
junction with the annex-
ation of the property and
designation of initial
zoning of R-4, Two
Family Residential. The
property can be descri-
bed as Assessor's Tract
3 located in Section 1,
Township 28 North,
Range 21 West,
P.M.M., Flathead Coun-
y, Montana.
3. A request by Jerry
and LaVerne Scott for
an initial zoning desig-
nation of B-2, General
Business, upon annexa-
tion to the city of Kalis-
pell on approximately
one acre of property lo-
cated west of Meridian
Road between Meridian
Court and Second
Street West. The prop-
erty is currently in the
County zoning jurisdic-
Lion and is zoned R-1,
Residential. The B-2
zoning designation an-
ticipates commercial de-
velopment. No develop-
Ment proposal has been
presented at this time
but a minor subdivision
has been filed in con-
junction with the annex-
ation request to create
two commercial lots on
the east and west sides
of the extension of Meri-
dian Court. The proper-
ty proposed for annexa-
tion and zoning can be
described as Lot 10 and
11 B of Hollister's Meridi-
an Tracts and Lot 13 of
Block 1 Meridian Addi-
tion in Section 13,
Township 28 North,
Range 22 West,
P.M.M., Flathead Coun-
ty, Montana.
4. A request by G.R.
Kirk Co. for an initial
zoning designation of B-
2, General Business
upon annexation to the
city of Kalispell on ap-
proximately 3.6 acres of
property located west of
Meridian Road between
Meridian Court and Sec-
ond Street West. The
property is currently in
the County zoning juris-
diction and is zoned R-
1, Residential. The B-2
zoning designation an-
ticipates commercial
and multi -family devel-
opment. No develop-
ment proposal has been
presented at this time
but a 6 lot commercial
subdivision has been
filed in conjunction with
this application as de-
scribed immediately be-
low. The property pro-
posed for annexation
and zoning can be de-
scribed as Lots 11A,
12A, and the west por-
tion of Lots 13, 14 and
15 of Hollister's Meridi-
an Tracts and Lot 13 of
Block 1 Meridian Addi-
tion in Section 13,
Township 28 North,
Range 22 West,
P.M.M., Flathead Coun-
ty, Montana.
5. A request by G.R.
Kirk Co. for preliminary
plat approval of Kirk
Subdivision, a six lot
commercial subdivision
located west of Meridian
Road between Meridian
Court and Second
Street West. This plat
would extend Meridian
Court to connect with
Second Street West
creating a new through
roadway with parcels on
the east and west sides
of the road. The proper-
ty contains approxi-
mately 3.6 acres. All
subdivision lots would
be served by public
sewer and water, a new
City street and would be
developed in accord-
ance with City of Kalis-
pell standards. The pre-
liminary plat is being
submitted in conjunction
with the annexation of
the property and desig-
nation of initial zoning of
B-2, General Business.
The property can be de-
scribed as Lots 11A,
12A, and the west por-
tion of Lots 13, 14 and
15 of Hollister's Meridi-
an Tracts and Lot 13 of
Block 1 Meridian Addi-
tion in Section 13,
Township 28 North,
Range 22 West,
P.M.M., Flathead Coun-
ty, Montana.
6. A request by Ron
and Merna Terry for a
conditional use permit to
allow the construction of
two triplexes on proper-
ty zoned RA-1, Low
Density Residential
Apartment, located on
the west side of Fifth Al
Avenue East, north of
18th Street approxi-
mately 600 feet. The 1
single family home to -N
cated at 1605 Fifth Ave '-
East would be removed :
and the triplexes con-
structed in its place
The property can be de
scribed as approximate
ly the east half of As-
sessor's Tract 5-5 locat-
ed in Section 17, Town-
ship 28 North, Range 21
West, P.M.M., Flathead ,�
County, Montana.
7. A request by Wil ,,Al
liam C. Rice for a
change in zoning desig
nation from RA-1, Lowe
Density Residential
Apartment, to B-2 Gen-
eral Business, on ap-
proximately one half
acre of property located V
on the west side of Fifth
Avenue East, north of,
18th Street East approx
imately 600 feet. The.
purpose of the change:
in zoning is to accom
modate the construction
of mini -storage units to
be located on this prop j
erty and the property 1
adjoining it to the north :f
The mini -storage faciliAl
-
ties are subject to a �l
conditional use permit
and will be considered
in conjunction with this
request for a change in
zoning. The property r
proposed for the zonei
change can be descri-
bed as the approximate-
ly west half of Asses-
sor's Tract 5-5 located
in Section 17, Township_,
28 North, Range 21
West, P.M.M., Flathead
County, Montana.
8. A request by Wil-
liam C. Rice for a condi-
tional use permit to al-
low the construction of a
mini -storage facility on
property located on ap-
proximately one and>'
one-half acres of prop-
erty located on the west
side of Fifth Avenue'
East, north of 18th'
Street East approxi-
mately 600 feet. Ap-
proximately one acre o"
the property is currently"
zoned B-2, General'>
Business, which list'
mini -storage facilities asr'
a conditionally permitted`%'
use. In conjunction with
this request is a propos-
al to change the zoning,
on approximately one
half acre on the south
end of this property from
RA-1, Low Density Res-
idential Apartment, to B-
2, General Business, for
the purpose of accom-
modating a portion of
the mini -storage units.
The property proposed''
for the mini -storage fa-
cilities can be described;
AD CIO ji DEPT
t'O BOX7130
14.CALISPELL,'►tl
STEVENS-WULF, SHARON
AD C/O FIB TRUST DEPT
PO BOX 7130
KALISPELL, MT 59904
LARSON Q-TIP TRUST, JEAN ELIZABETH
LARSON REVOC LIV TRUST, HOLLISTER
AD CIO FIB TRUST DEPT
PO BOX 7130
KALISPELL, MT 59904
CHURCH OF CHRIST
241 STILLWATER RD
KALISPELL, MT 59901
DARWIN HAMILTON
228 FOX HILL DR
KALISPELL, MT 59901
STEPHEN C & KAREN J DUNFEE
178 CHEVIOT LOOP
KALISPELL, MT 59901
KARL E & JOYCE A ERICKSON
170 CHEVIOT LOOP
KALISPELL, MT 59901
r_
KA-o -
MARK L HENSLEY
PO BOX 48
KALISPELL, MT 59903-0048
MARK L & MICHELLE HENSLEY
690 MERIDIAN RD # 210
KALISPELL, MT 59901
THREE411 i'
KALISPELL,..i
CHARLES & MICKEY LAPP
3230 COLUMBIA FALLS STAGE RD
COLUMBIA FALLS, MT 59912
KATHLEEN NICOLITZ
7930 U S HIGHWAY 93 S
KALISPELL, MT 59901
JEFFREY S & JEANNINE M LUND
126 STILLWATER LN
LAKESIDE, MT 59922
DANNY & KIM A BLY
PO BOX 5372
KALISPELL, MT 59901
K.C. DORS & AGNES M DORS
908 AVENUE B WEST
GREAT FALLS, MT 59404
'i BOX 21 1001
HELENA, MT 59620
L POWELL & GERTRUDE E CLINTON
PO BOX 7063
KALISPELL, MT 59903
WILLIAM L & CINDY M RIEBE
386 THREE MILE DR
KALISPELL, MT 59901
ALLEN W RIEBE
VIRGINIA L RIEBE
394 THREE MILE DR
KALISPELL, MT 59901
MICHAEL W & KATHERINE FRASER
300 THREE MILE DR
KALISPELL, MT 59901
AR.DITH L WEATHERFORD
(SOLBERG)
4045 238' PL SE
ISSAQUAH, WA 98029
HELEN KAEDING CHARIT REM TRUST #2
O LOREN & DENISE K SALLEE AD% LCMS FOUNDATION ESTER Y INGRAM
162 CHEVIOT LOOP ATTN: WAYNE SELL 252 THREE MILE DR
KALISPELL, MT 59901 133 S KIRKWOOD KALISPELL, MT 59901
ST LOUIS, MO 63122-7295
GREG & CHERYL ELLINGSON
250 STILLWATER RD
KALISPELL, MT 59901
NORTHVIEW HEIGHT LLC LYNN E & DEANNE J TRIPP WAYNE TURNER
MARK L & MICHELLE HENSLEY RD 3300 HIGHWAY 2 W
KALISPELL, MT
690 MERIDIAN RD #210 210 STILLWATER,MT5999901 KALISPELL, MT 59901
KALISPELL, MT 59901
SANDS SURVEYING, INC
2 VILLAGE LOOP
KALISPELL, MT 59901
WMW ENGINEERING
50 W 2ND ST
WHITEFISH, MT 59937
CYNTHIA MARVIN
CATHERINE R BAIER
CLINTON P GROSSWILER
290 W VALLEY DR
KALISPELL, MT 59901
Tri-City Planning Office
17 Second Street East - Suite 211
Kalispell, Montana 59901
Phone: (406) 751-1850
Fax: (406) 751-1858
tricity*centurytel.net
May 29, 2003
Re: Empire Estate Preliminary Plat, Annexation and Zoning
Greetings
Our office has received a request by Wayne Turner for preliminary plat approval of
Empire Estates, a 347 lot single family and duplex townhouse subdivision located on
the northeast comer of Three Mile Drive and Stillwater Road. This plat would create
lots intended for duplex townhouse development on the perimeter of the site and
single family lots on the interior of the site. The subdivision would be developed in
accordance with City of Kalispell's design and construction standards. The
preliminary plat is being submitted in conjunction with the annexation of the property
and designation of initial zoning of R-4, Two Family Residential. The property can be
described as Assessor's Tract 3 located in Section 1, Township 28 North, Range 21
West, P.M.M., Flathead County, Montana.
This matter has been scheduled before the Kalispell City Planning Board on June 10,
2003 for public hearing. You may submit your comments in writing or by phone, prior
to that date so that they may be presented to the planning board. If you have any
questions, you can reach me at 751-1852.
Sincerely,
Narda Wilson
Senior Planner
NW
Attachments: Application
Vicinity Map
Preliminary plat
Charlie Johnson, Flathead County Road - #48
Kalispell School District
Donna Maddux, Superintendent of Schools - # 102
Montana Department of Transportation (local and Helena)
Providing Community Planning Assistance To:
City of Columbia Falls ® City of Kalispell * City of Whitefish •
I M a M W X X 0 a I IN 503-9-011711 lkly guy I
Randy Brodehl - Fire Chief
Jim Stewart - Assistant Chief/Fire Marshal
FROM: JIM STEWART, FIRE MARSHAL
SUBJECT: INITIAL ZONING — WAYNE TURNER
312 First Avenue East
Kalispell, Montana 59901
(406) 758-7760
FAX: (406) 758-7952
We have reviewed the information submitted on the above -referenced project and have
the following comments.
1. 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 Uniform Fire Code (1997) Appendix 111-A. Single-family homes in excess of
3600 square feet shall be provided with a minimum fire flow of 1500 gpm or
more, dependent on square footage and type construction.
2. Fire hydrants shall be provided per City specifications at locations approved by
this department, prior to combustible construction.
3. Street designs shall provide for a minimum clear width of 20'for emergency
vehicle access. No Parking signage shall be provided as necessary to maintain
width.
4. Approved emergency vehicle turnarounds shall be provided at dead-end access
roads that exceed 150' in length. This requirement will also need to be
addressed during project phasing.
5. Secondary emergency vehicle access shall be provided as required by this
department. This requirement will also need to be addressed during project
phasing.
6. Street names shall be approved by this department.
Please contact me if you have any questions. I can be reached at 758-7763.
"Assisting our community in reducing, preventing, and mitigating emergencies. "
Thursday, May 22, 2003
Building Department Conference Room
ATTENDING:
Jeff Clawson, Plans Examiner Craig Kerzman, Building Official
Roger Krauss, Assistant Police Chief Jim Stewart, Fire Marshal
Sandy Wheeler, Comm. Dev. Mgr. Narda Wilson, 3CPO Planner
P. J. Sorensen, Zoning Administrator, Chair Kathy Kuhlin, Recording Secretary
NEW BUSINESS:
Planning Board Agenda Items (for June I Oh Meeting) - All items will be on the
agenda for next week -
---Empire Estates — 80 acre parcel but bypass goes through it, so the subdivision
only contains 67 acres located at the northeast comer of Three Mile Drive and
Stillwater Road. Buffering around the property includes a 20-foot landscape
buffer with a ten foot wide pedestrian walkway. Maintenance will be the
responsibility of the homeowners. A preliminary plat for 347 lots with duplex
townhouse lots, single family units, and a City park are requested along with a
zoning designation of R-4 upon annexation. Details are in the environmental
assessment.
Adioining B-2 Subdivision/Meridian Court
---Jerry and LaVerne Scott — one acre of property located west of Meridian
Road between Meridian Court and Second Street West. A minor subdivision to
create two commercial lots on the east and west sides of the extension of Meridian
Court has been filed, requesting B-2 zoning upon annexation. A condition for plat
approval will be to annex the house also, as they are on City services.
--- G. R. Kirk Co. — Approximately 3.6 acres of property located west of Meridian
Road between Meridian Court and Second Street West. A six -lot commercial
subdivision has been filed, requesting B-2 zoning upon annexation.
5'6 Ave E Apartments/Rezone/Mini-storage
---Ron and Merna Terry — Property located on the west side of Fifth Avenue East,
north of 18'h Street approximately 600 feet. They will take the house down and put in
six units (two triplexes). This requires a CUP for multi -family. It was noted that
parking space # 12 is in the right-of-way and will need to be moved, perhaps over by
space #1 and made into a handicapped space. They need to confirm the availability
of on -street parking. They will be doing a boundary line adjustment.
---Wm. C. Rice — Approximately one half acre of property located on the west side
of Fifth Avenue East, north of 18'h Street East approximately 600 feet, requesting
change in zoning to B-2 to construct mini -storage units. Also have applied for a CUP
for mini -storage. Narda will clarify the easement to the property. This project will
need some fire hydrants put in.
None.
MOTIMIKIT174"01
cc: Chris
Police
Bldg
Fire
3CPO
Parks
Comm. Dev. Public Works
FCAOA NMOT
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—
BY: SYANDS SURVEYING INC.
KALISPELL,MONTANA 59901
PN:(406)755-6481
)OBN 129139 (PRE-PLAT.DWO)
FM WAYNETURNER
DATE: APRIL 8,2003
PRELIMINARY PLAT OF
EMPIRE ESTATES
IN THE W1/2 OF THE SW 1/4 OF SECTION 1, T.28N., R.22W., P.M., M.
FLATHEAD COUNTY, MONTANA
GRAPHIC SCAM
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I I Wll2sw il9, SB9�i B'29'e 465.551<etiw the+ �3M R!w ei the Pa o>ed G
! � 1 rtaliaPell Bypaaa, .n,mn pent bea a, me chatl el a � n ae.e : i ace q za
1 ; aPM1al <nord 50 i °59'29'e 299.261eet w bm 5 c. a I42J. I ° Icot radw> <wM..
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-AA `I `t\r1'ry - B8 �' 2 1 j aft, g TOTAL AREA: 67,094 ACRES
,\ \ \ ,6s, nvE ,,P- \ ' o' ei 1 ti 347 LOTS: 41.053 AC.
R IA 1 7 � t"f17a an 7 e PARK AREA: 2.814 AC.
_ N J 1 L>t•-4•� � � -a ,1- ir8 `'-a, ?V 7e \` °I I 1 LANDSCAPE AREA: 1.660 AC.
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........... .......
18
............. ...........
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lummm SUBDIVISION 314
.... ......
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UD a aim
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. . . . . . . . . . . . . . . . . . . . . . . . . ................... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ....
.......... 1-1-11 ......
........... ...........
ac
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...... .....
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
50
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........................... .................... . . . . . . . . . . . . . . . . . . .
---.......... .
--,
4
is
VICINITY MAP
WAYNE
TURNER
MAJOR
PRELIMINARY
PLAT FOR "EMPIRE
ESTATES
A
67.094 ACRE,
347 LOT RESIDENTIAL
SUBDIVISION
CONCURRENT
WITH INITIAL ZONING UPON ANNEXATION
OF R-4, TWO FAMILY RESIDENTIAL,
CITY OF KALISPELL
FILEi
KPP-03-6
SCLE 1 800'
A
MW DM: 5/M/03
ffi\4is\site\kppW-6.d"