Staff Report/Amended Preliminary Plat Lots 74-78City of Kalispell
Planning Department
17 - 2"d Street :Fast, Suite 211, Kalispell, Montana 59901
Telephone: (406) 751-1850
Fax: (406) 751 -1858
Website: kalispellplanning.corn
REPORT TO: Kalispell Mayor and City Council
FROM: Sean Conrad, Senior Planner
James H. Patrick, City Manager
SUBJECT: Preliminary Plat request for Amended lots 74-78 of Stratford
Village Phase 3
MEETING DATE: July 27, 2006
BACKGROUND: The Kalispell City Planning Board met on July 1, 2006 and held a
public hearing to consider a request from the Hilzac Corporation to resubdivide five
existing lots within Stratford Village Phase 3 in order to create 10 sublots. The
proposed sublots would range in size from 3,813 square feet to 3,834 square feet. The
five existing lots are zoned R-4, Two Family Residential, and are located along
Stratford Drive with the following addresses; 39, 43, 47, 51 and 55 Stratford Drive.
The five properties proposed to be further subdivided lie along the east side of
Stratford at the intersection of Stratford Drive and Teal Drive. The five lots proposed
to be further subdivided can be legally described as lots 74, 75, 76, 77 and 78 of
Stratford Village Phase 3 located in portions of the NW Y4 and SW Y4 of Section 19,
Township 28 North, Range 21 West.
Sean Conrad of the Kalispell Planning Department, presented staff report #KPP-06-6
and recommended the Planning Board consider recommending approval of the
preliminary plat subject to 6 conditions.
At the public hearing Jun Burton. from Jackola Engineering spoke in favor of the
subdivision and expressed his concern regarding condition 2 which refers to the
amount of parkland dedication. Mr. Burton felt that because the applicant already
paid the parkland fees on lots 74, 75, 76, 77 and 78, which the applicant is now
proposing to resubdivide, that the applicant should be credited for the parkland paid.
After the public hearing the board discussed Mr. Burton's concern regarding the
parkland fees and recommended amending the condition to read as follows: "The
parkland dedication requirements shall be met with the payment of cash in lieu of
parkland of 0.1 S of an acre with credit to the applicant for payments already made on
the original 5 lots. The payment shall be based on the unimproved fair market value
of the area devoted to lots." This amendment passed unanimously.
The motion to recommend approval of the preliminary plat to the Kalispell City
Council subject to the 6 conditions as amended passed unanimously.
RECOMMENDATION: A motion to approve the preliminary plat with the 6
conditions as amended by the Planning Board would be in order.
FISCAL EFFECTS: Positive impacts once fully developed.
ALTERNATIVES: As suggested by the City Council.
Respectfully s itted,
Sean. Conrad
Senior Planner
Report compiled: July 27, 2006
sV Jaynes H. Patrick
City Manager
Attachments: Transmittal letter
Exhibit A (conditions)
Staff report #KPP-06-6 and application materials
Minutes 7 / 11 / 06 planning board meeting
c: Theresa White, Kalispell City Clerk
RESOLUTION NO.5131
A RESOLUTION APPROVING CERTAIN REVISIONS TO THE PRELIMINARY PLAT
OF STRATFORD VILLAGE PHASE 3, MORE PARTICULARLY DESCRIBED AS LOTS
74, 75, 76, 77 AND 78 OF STRATFORD VILLAGE PHASE 3 LOCATED IN PORTIONS OF
THE NORTHWEST 1/4 AND SOUTHWEST 1/4 OF SECTION 19, TOWNSHIP 28 NORTH,
RANGE 21 WEST, P.M.M., FLATHEAD COUNTY, MONTANA.
WHEREAS, the City Council of the City of Kalispell passed Resolution 4586 on October 18,
2000, approving the preliminary plat for Stratford Village Subdivision, subject to
certain conditions, and
WHEREAS, the Developer now desires to make certain revisions to the preliminary plat of
Stratford Village Phase 3, namely, by subdividing five existing lots to create ten
sublots, and
WHEREAS, these revisions are considered to be major revisions to the preliminary plat and
therefore necessitated the project going before the Kalispell City Planning Board for
a second time, and
WHEREAS, the Kalispell City Planning Board and Zoning Commission held a public hearing on
July 11, 2006, on the proposal and reviewed Subdivision Report #KPP-06-6 issued
by the Kalispell Planning Office, and
WHEREAS, the Kalispell City Planning Board and Zoning Commission has recommended
approval of the amendment of the Preliminary Plat of Stratford Village Phase 3,
subject to certain amended conditions and recommendations, and
WHEREAS, the City Council of the City of Kalispell at its regular Council Meeting of August 7,
2006, reviewed the Kalispell Planning Office Report #KPP-06-6, reviewed the
recommendations of the Kalispell City Planning Board and Zoning Commission, and
found from the evidence, that the amendment to the Preliminary Plat is in the public
interest.
NOW THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF
KALISPELL, MONTANA AS FOLLOWS:
SECTION I. That the Findings of Fact contained in Kalispell Planning Office Report
#KPP-06-6 are hereby adopted as the Findings of Fact of the City Council.
SECTION II. That the application of Hilzac Corporation for amendment of the Preliminary
Plat of Stratford Village Subdivision, Phase 3, Kalispell, Flathead County,
Montana is hereby approved subject to the following amended conditions:
L Development of the subdivision shall be platted in substantial compliance with the approved
preliminary plat. (Kalispell. Subdivision Regulations, Appendix C — Final Plat)
2. The parkland dedication requirements shall be met with the payment of cash in lieu of
parkland of 0.15 of an acre with credit to the applicant for payments already made on the
original 5 lots. The payment shall be based on the unimproved fair market value of the area
devoted to lots. (Kalispell Subdivision Regulations, Section 3.19).
3. All utilities shall be installed underground. (Kalispell Subdivision Regulations, Section
3.1.7).
4. The sublots created in this subdivision shall be included in the homeowners association for
the maintenance of common areas based upon a pro-rata share of costs. (Findings of Fact,
Section D)
5. All areas disturbed during development of the subdivision shall be re -vegetated with a weed -
free mix immediately after development.
6. That preliminary approval shall be valid for a period of three years from the date of approval.
(Kalispell Subdivision Regulations, Section 2.04)
SECTION 111. 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 AUGUST, 2006.
ATTEST:
Theresa White
City Clerk
Pamela B. Kennedy
Mayor
City of Kalispell
Planning Department
17 - 2nd Street East, Suite 211, Kalispell, Montana 59901
Telephone: (406) 751-1850
Fax: (406) 751-1858
Website: kalispellplanning.com
July 27, 2006
James H. Patrick, City Manager
City of Kalispell
P.O. Box 1997
Kalispell, MT 59903
Re: Preliminary Plat request for Amended lots 74-78 of Stratford Village Phase 3
Dear Jim:
The Kalispell City Planning Board met on July 11, 2006 and held a public hearing to
consider a request from the Hilzac Corporation to resubdivide five existing lots within
Stratford Village Phase 3 in order to create 10 sublots. The proposed sublots would
range in size from 3,813 square feet to 3,834 square feet. The five existing lots are
zoned R-4, Two Family Residential, and are located along Stratford Drive with the
following addresses; 39, 43, 47, 51 and 55 Stratford Drive.
The five properties proposed to be further subdivided lie along the east side of
Stratford at the intersection of Stratford Drive and Teal Drive. The five lots proposed
to be further subdivided can be legally described as lots 74, 75, 76, 77 and 78 of
Stratford Village Phase 3 located in portions of the NW 1/4 and SW 1/4 of Section 19,
Township 28 North, Range 21 West.
Sean Conrad of the Kalispell Planning Department, presented staff report #KPP-06-6
and recommended the Planning Board consider recommending approval of the
preliminary plat subject to 6 conditions.
At the public hearing Jim Burton from Jackola Engineering spoke in favor of the
subdivision and expressed his concern regarding condition 2 which refers to the
amount of parkland dedication. Mr. Burton felt that because the applicant already
paid the parkland fees on lots 74, 75, 76, 77 and 78, which the applicant is now
proposing to resubdivide, that the applicant should be credited for the: parkland paid.
After the public hearing the board discussed Mr. Burtons concern regarding the
parkland fees and recommended amending the condition to read as follows: "The
parkland dedication requirements shall be met with the payment of cash in lieu of
parkland of 0.15 of an acre with credit to the applicant for payments already made on
the original 5 lots. The payment shall be based on the unimproved fair market value
of the area devoted to lots." This amendment passed unanimously.
The motion to recommend approval of the preliminary plat to the Kalispell City
Council subject to the 6 conditions as amended passed unanimously.
Please schedule this matter for the August 7, 2006 regular Kalispell City Council
meeting. You may contact this board or Sean Conrad at the Kalispell Planning
Department if you have any questions regarding this matter.
Sincerely,
Kalispell City Planning Board
Timothy Norton
President
Attachments: Exhibit A
Staff report #KPP-06-6 and application materials
Minutes 7 / 11 / 06 planning board meeting
c w/ Att: Theresa White, Kalispell City Clerk
c w/o Att: Hilzac Corporation, P.O. Box 8226, Kalispell, MT 59903
Jackola Engineering, P.O. Box 1134, Kalispell, MT 59903
EXHIBIT A
AMENDED SUBDIVISION OF LOTS 74, 75, 76, 77 AND 78 OF
STRATFORD VILLAGE SUBDIVISION PHASE 3
PLAT CONDITIONS OF APPROVAL
AS RECOMMENDED BY THE KALISPELL CITY PLANNING BOARD
JULY 11, 2006
The Kalispell City Planning Board recommends 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. (Kalispell Subdivision Regulations, Appendix C -
Final Plat)
2. The parkland dedication requirements shall be met with the payment of cash in
lieu of parkland of 0.15 of an acre with credit to the applicant for payments
already made on the original 5 lots. The payment shall be based on the
unimproved fair market value of the area devoted to lots. (Kalispell Subdivision
Regulations, Section 3.19).
3. All utilities shall be installed underground. (Kalispell Subdivision Regulations,
Section 3.17) .
4. The sublots created in this subdivision shall be included in the homeowners
association for the maintenance of common areas based upon a pro-rata share of
costs. (Findings of Fact, Section D)
5. All areas disturbed during development of the subdivision shall be re --vegetated
with a weed -free mix immediately after development.
6. That preliminary approval shall be valid for a period of three years from the date
of approval. (Kalispell Subdivision Regulations, Section 2.04)
AMENDED SUBDIVISION OF LOTS 74, 75, 76, 77 AND 78 OF
STRATFORD VILLAGE 3UBDIVlSION PHASE 3
KALLSPELL PLANNING DEPARTMENT
STAFF REPORT #KPP-06-6
JUNE 19, 2006
A report to the Kalispell City Planning Board and the Kalispell City Council regarding a
request for preliminary plat approval to create 10 sublots within a platted subdivision. A
public hearing on this proposal has been scheduled before the planning board for July
11, 2006 in the Kalispell City Council Chambers. The planning board will forward a
recommendation to the city council for final action.
BACKGROUND
A. Applicants J Owners :
Technical Assistance:
Hilzac Corporation
P.O. Box 8226
Kalispell, MT 59904
Jackola Engineering
P.O. Box 1134
Kalispell, MT 59903
(406) 755-3208
B. Nature of Application: This is request from the Hilzac Corporation to
resubdivide five existing lots within Stratford Village Phase 3 in order to create
10 sublots. The proposed sublots would range in size from 3,813 square feet
to 3,834 square feet. The five existing lots are zoned R-4, Two Family
Residential, and are located along Stratford Drive with the following addresses;
39, 43, 47, 51 and 55 Stratford Drive.
C. Location: The five properties proposed to be further subdivided lie along the
east side of Stratford at the intersection of Stratford Drive and Teal Drive. The
five lots proposed to be further subdivided can be legally described as lots 74,
75, 76, 77 and 78 of Stratford Village Phase 3 located in portions of the NW 1/�
and SW 1/4 of Section 19, Township 28 North, Range 21 West.
D. Size:
Total Area:
38,245 square feet
Total Area in Lots:
38,245 square feet
Minimum Lot Size:
3,813 square feet
Maximum Lot Size:
3,834 square feet
E. Existing Land Use: The five existing lots are in various stages of home
construction. Lots 74 and 75 have duplex homes on them that are at or near
completion. Lots 76, 77 and 78 currently have homes under construction.
F. Adjacent Land Uses and Zoning: The area is characterized by single --family
and duplex residential development. The properties proposed to be further
subdivided are surrounded by existing residential subdivisions.
North:
Stratford Village Phase 3; City R-4 zoning
East:
Glacier Village Condos; City R-4 zoning.
South:
Stratford Village Phase 3; City R-4 zoning
West:
Stratford Village Phase 3; City R-4 zoning
G. Zoning: The properties were zoned R-4, Two Family Residential, by the city several
years ago with the preliminary plat for the Stratford Village subdivision. The R-4
district has a minimum lot size requirement of 6,000 square feet for a parent
tract and allows the creation of sublots with a minimum lot size requirement of
2,000 square feet for each sublot. 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 "two unit
townhouse" configuration.
H. Utilities: The following utilities would be available to the proposed sublots:
Water:
City of Kalispell
Sewer:
City of Kalispell
Solid Waste:
Private Hauler or City of Kalispell
Gas:
NorthWestern Energy Company
Electricity:
Flathead Electric Coop (underground)
Telephone:
CenturyTel (underground)
Fire:
City of Kalispell
Schools:
School District #5, Kalispell
Police:
City of Kalispell
REVIEW AND FINDINGS OF FACT
This application is reviewed as a major subdivision in accordance with statutory
criteria and the Kalispell Subdivision Regulations.
A. Effects on Health and Safety:
Fire: This subdivision is in the service area of the Kalispell Fire Department.
Homes in the subdivision will be constructed in accordance with the Uniform
Fire Code and inspected by the Kalispell Building Department. All of the lots
will abut a city street. There are no topographical features associated with the
property which would put it at risk. There are existing hydrants in place along
Stratford Drive which are in compliance with the requirements of the Uniform
Fire Code.
Flooding: According to FIRM Panel #1805D dated 9/30/92 the site is located
entirely in Zone C which is not a flood prone area and no special permits are
required for development.
Access: Access • to the proposed sublots will be from the Stratford Drive.
Stratford Drive runs north to south and connects Bluestone Drive on the
northern end and Teal Drive on the south. Stratford Drive is constructed to
N
city standards including a 28 foot wide driving surface, curbs, gutters,
boulevard and sidewalks.
B. Effects on Wildlife and Wildlife Habitat: This area is highly urbanized with
little or no remaining wildlife habitat. There may be some migratory birds and
an occasional deer may visit the site, however, this area does not provide
significant habitat for wildlife due to the developed nature of the area.
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. Ashley Creek lies to the north but no potential
impacts to the creek would be expected from this development because of its
distance from the creek.
Drain : This site is relatively level and does not pose any unusual challenges
to site drainage. Curbs and gutters have been installed and a storm drain
management plan, which included a storm water retention area along the
western boundary of the Stratford Village subdivision, is in place to address the
runoff from the site as part of the approvals for the entire subdivision.
Therefore, no stormwater drainage plan is needed for the proposed subdivision.
D. Effects on Local Services:
Water and Sewer: Water and sewer service will be provided by the City of
Kalispell. Currently a water and sewer main lie to the west of the proposed
subdivision within the right of way of Stratford Drive. The proposal calls for
separate water and sewer service lines to be installed to each of the sublots.
Roads: The existing R-4 zoning permits duplex units to be constructed on lots
74-78. Therefore, traffic impacts were already taken into account as part of the
review for the entire Stratford Village subdivision. In addition, the roadways
providing immediate access to the proposed sublots have been constructed to
city standards and are capable of handling the traffic generated by the
proposed subdivision.
When Stratford Village was approved, the approved subdivision design allowed
for private alleys serving many of the single family residences in Phases I and
II. In addition to private alleys, the developer elected to install street lights that
were not in accordance with Flathead Electrical Co-op's design standards. This
required a homeowners association to be established to maintain the private
alleys and the street lights within the subdivision. As a recommended
condition of approval, the proposed sublots would be required to join the
homeowners association to maintain the street lights and the common open
space along the western edge of the subdivision which is used for stormwater
retention.
3
Schools: The creation of the 10 sublots will not have an impact on surrounding
schools.
Parks and open Space: The State and local subdivision regulations have
parkland dedication requirements or cash in lieu of parkland dedication in the
amount of 0.03 acres per dwelling unit when residential densities in a
proposed subdivision exceed 11,880 square feet per dwelling unit. The
proposed subdivision exceeds the 11,880 square feet per dwelling unit and
therefore falls under this parkland dedication requirement. The five existing
lots (lots 74-78) have met the parkland dedication with a cash in lieu payment
made by the developer as part of Phase 3. With the addition of 5 lots, a
parkland dedication or cash in lieu fee in the amount of 0.15 of an acre would
be required. The Kalispell Parks and Recreation Department is recommending
the city accept a cash in lieu payment since a parkland dedication would be too
small to function as a park.
Police: This subdivision is in the jurisdiction of the City of Kalispell Police
Department. The department responded by stating that they can adequately
provide service to this subdivision.
Fire Protection: Fire protection would be provided by the Kalispell Fire
Department. The fire risk is low because of good access and existing hydrants
along the road serving the subdivision.
Solid Waste: Solid waste will be handled by either a private hauler or the city
since it has been over five years since this property was annexed. Solid waste
will be 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. Medical Center is close by and
less than three miles from the site.
E. Effects on Agriculture and Agricultural Water User Facilities: The site is in
an urbanized area of the city. There will be relatively no 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 Kalispell Growth Policy: The Kalispell Growth Policy Map
designates this area as Urban Residential development, which anticipates a mix of
primarily single family and duplex dwellings with a density of three to 12 dwelling
units per acre. The density for the proposed subdivision is in compliance with the
anticipated density for this area.
G. Compliance with Zoning: The R-4 district requires the
sublots be a minimum of 6,000 square feet and a minima
feet. All of the proposed sublots in the subdivision. comply
requirements of the R-4 district.
parent tract for
m lot width of 50
with the zoning
0
H. Compliance with the Kalispell Subdivision Regulations. This subdivision
complies with the State and local subdivision regulations and no variances
have been requested.
RECOMMENDATION
Staff recommends that the Kalispell Planning Board adopt staff report #KPP-06-6 as
findings of fact and recommend to the Kalispell City Council that the preliminary plat of
the Amended Plat of Lots 74, 75, 76, 77, & 78, Stratford Village, Phase 3 be approved
subject to the following conditions:
1. Development of the subdivision shall be platted in substantial compliance with the
approved preliminary plat. (Kalispell Subdivision Regulations, Appendix C -
Final Plat)
2. The parkland dedication requirements shall be met with the payment of cash in
lieu of parkland of 0. 15 of an acre. The payment shall be based on the
unimproved fair market value of the area devoted to lots. (Kalispell Subdivision
Regulations, Section 3.19).
3. All utilities shall be installed underground. (Kalispell Subdivision Regulations,
Section 3.17).
4. The sublots created in this subdivision shall be included in the homeowners
association for the maintenance of common areas based upon a pro-rata share of
costs. (Findings of Fact, Section D)
5. All areas disturbed during development of the subdivision shall be re -vegetated
with a weed -free mix immediately after development.
6. That preliminary approval shall be valid for a period of three years from, the date of
approval. (Kalispell Subdivision Regulations, Section 2.04)
M
City of Kalispell
Planning Department
17 - 2'd Street East, Suite 211, Kalispell, Montana 59901
Telephone: (406) 751-1850
Fax: (406) 751-1858
MAJOR SUBDIVISION PRELIMINARY PLAT APPLICATION
FEE SCHEDULE: FEE ATTACHED1,750.00
Major Subdivision (6 or more lots)
$750 + $100/lot
Mobile Home Parks 8& Campgrounds (6 or more spaces)
$750 + $100/ space
Amended Preliminary Plat
Amendment to Conditions Only
$350 base fee
Re -configured Proposed Lots
Base fee + $40 / lot
Add Additional Lots or Sublots
Base fee + $100/lot
Subdivision Variance
$100 (per variance)
Commercial and Industrial Subdivision
Add $200 to base
preliminary plat fee
SUBDIVISION NAME: AMENDED PLAT OF LOTS 74 75 7fi 77 & 78 STRATFORD
VILLAGE, PHASE 3
OWNER(S) OF RECORD:
Name Hilzac Co oration Phone 752-6878
Mailing Address P.O. Box 8226
City Kalispell State Montana Zip 59903-1226
TECHNICAL/PROFESSIONAL PARTICIPANTS (Surveyor/Designer/Engineer, etc):
Name & Address_Jackola Engineering P.O. Box 1134 Kalispell, MT. 59903
Name & Address
Name & Address
LEGAL DESCRIPTION OF PROPERTY:
Property Address 39 43 47 51 & 55 Stratford Drive
Assessor's Tract No(s) 008389 008391 008392 008393 008394
Lot No(s) 74 75 76 77 & 78
1/4 Sec NW 1/4,SW I/4 Section 19 Township 28N Range 21W
GENERAL DESCRIPTION OF SUBDIVISION:
Number of Lots or Rental Spaces 10 Total Acreage in Subdivision 0.878 Acres
Total Acreage in Lots 0.878 Acres Minimum Size of Lots or Spaces 3,813 s.f.
Total Acreage in Streets or Roads 0.0 __ Maximum Size of Lots or Spaces 3,834 s.f.
Total Acreage in Parks, Open. Spaces and/or Common. Areas Previously met
PROPOSED USE(S) AND NUMBER OF ASSOCIATED LOTS/SPACES:
Single Family Townhouse 10 Mobile Home Park
Duplex Apartment Recreational Vehicle Park
Commercial Industrial Planned Unit Development
Condominium Multi -Family Other
APPLICABLE ZONING DESIGNATION & DISTRICT __ City of Kalispell R-4
ESTIMATE OF MARKET VALUE BEFORE IMPROVEMENTS_ $200,000
IMPROVEMENTS TO BE PROVIDED:
Roads: Gravel Paved X Curb X Gutter X Sidewalks X Alleys Other
Water System: Individual Multiple User Neighborhood Public X Other
Sewer System: Individual Multiple User Neighborhood Public �X Other
Other Utilities: Cable TV X Telephone X- Electric X Gas X Other
Solid Waste: Home Pick Up --A—Central Storage Contract Hauler Owner Haul
Mail Delivery: Central X Individual School District: K-5 Kalispell_
Fire Protection: Hydrants XTanker Recharge Fire District: City of Kalispell.
Drainage System: Onsite retention - See Phase 1 and Phase 2 of Stratford Village
PROPOSED EROSION/SEDIMENTATION CONTROL:
VARIANCES: ARE ANY VARIANCES REQUESTED? No (yes/no) If yes,
please complete the information below:
SECTION OF REGULATIONS CREATING HARDSHIP:
EXPLAIN THE HARDSHIP THAT WOULD BE CREATED WITH STRICT COMPLIANCE
WITH REGULATIONS
PROPOSED ALTERNATIVES) TO STRICT COMPLIANCES WITH ABOVE
REGULATIONS:
............. .
2
PLEASE ANSWER THE FOLLOWING QUESTIONS IN THE SPACES PROVIDED BELOW:
1. Will the granting of the variance be detrimental to the public health, safety or
general welfare or injurious to other adjoining properties?
2. Will the variance cause a substantial increase in public costs?
3. Will the variance affect, in any manner, the provisions of any adopted zoning
regulations, Master Plan or Growth Policy?
4. Are there special circumstances related to the physical characteristics of the site
(topography, shape, etc.) that create the hardship?
5. What other conditions are unique to this property that create the need for a variance?
3
APPLICATION CONTENTS:
The subdivider shall submit a complete application addressing items below to the
Kalispell Planning Department at least thirty five (35) days prior to the date of the
Planning Board meeting at which it will be heard.
1. Preliminary plat application.
2. 10 copies of the preliminary plat.
3. One reproducible set of .supplemental information. (See Appendix A of
Subdivision Regulations for the city where the subdivision is proposed.)
4. One reduced copy of the preliminary plat not to exceed 11" x 17" in size.
5. Application fee.
6. Adjoining Property Owners List (see example below and attached notice from
County Plat Room) :
Assessor# Sec-Twn-Rng Lot Tract No Property Owner & Mailing 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 knowledge. Should any information or representation
submitted in connection with this application be untrue, I understand that any approval
based thereon may be rescinded, and other appropriate action taken. The signing of this
application signifies approval for the Kalispell Planning staff to be present on the property
for routine monitoring and in.spe-con during the approval and development process.
(Applicant)
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VICINITY MAP SCALE 1" 200'
HILZA.0 CORPORATION - PRELIMINARY PLAT
AMD PLAT OF LOTS 74-78 STRATFORD VILLAGE, PH 3
A 10 LOT TOWNHOUSE RESIDENTIAL SUBDIVISION ON .8
OF AN ACRE IN THE R-4 (TWO FAMILY RESIDENTIAL)
DISTRICT
PWT DAM 5/28/06
FILE # KP P -- 0 0- 0 0 H:\gis\site\kpp06_08.dwg
City of Kalispell
Planning Department
17 - 2" `' Street East, Suite 211, Kalispell, Montana 59901
s- a
TO: Kalispell City Staff
Other Interested Parties
Telephone: (406) 751-1850
Fax: (406) 751-1858
Website: kalispellplanning.com
FROM:: Sean Conrad, Senior Planner
RE: June 15th Site Review Committee meeting
DATE: June 7, 2006
The proposed preliminary plat requests are scheduled to go before the Kalispell City Planning
Board on July 1 lf.
A request from Beargrass Holdings, LLP, to create six lots ranging in size from 2,163
square feet to 2,521 square feet and one common area lot of 30,200 square feet. The
property is zoned B-2, General Commercial, and is located on the east side of 3rd
Avenue East, approximately 350 feet south of the intersection of 3rd Avenue East and
14th Street East. The properties proposed to be subdivided are described as Lot A of
the amended plat of lots 1, 2, 3 and 4 of Block 1, Ryker Addition to Kalispell and lots 5,
6 and 7 and the abandoned alley of Block 1, Ryker Addition to Kalispell. The property
is located in the SW 1/4 of Section 17, Township 28 North, Range 21 West.
2. A request from the Hilzac Corporation to resubdivide five existing lots within Stratford
Village Phase 3 in order to create 10 sublots. The proposed sublots would range in size
from 3,813 square feet to 3,834 square feet. The five existing lots are zoned R-4, Two
Family Residential, and are located along Stratford Drive with the following addresses;
39, 43, 47, 51 and 55 Stratford Drive. The five lots proposed to be further subdivided
can be legally described as lots 74, 75, 76, 77 and 78 of Stratford Village Phase 3
located in portions of the NW 1/4 and SW 1/4 of Section 19, Township 28 North, Range 21
West.
If you need additional information regarding the above proposals please call me. Any
comments on the above projects should be in to the Planning Department by June 30th. The
Site Review Committee meeting is held at 10:00 a.m. on Thursdays at the Building Department
located at 248 — 3rd Avenue, East in Kalispell. Thank you for taking the time to review and
comment.
c: w/attachments: Brent Christopherson, Fire Dept.
Mike Baker, Parks and Rec
James Patrick, City Manager
P.J. Sorensen, Zoning Administrator
Roger Krauss, Police Dept.
Frank Castles, City Engineer
Jim Hansz, Public Works Director
Mark Crowley, Construction Manager
Sandy Wheeler, Community Redevelopment
Susan Moyer, Community Development Director
Craig Kerzman, Chief Building Inspector
Charles Harball, City Attorney
MDOT, Local
School District #5
c: w/o attachments: Applicants
City of Kalispell
Planning Department
17 - 2"4 Street East, Suite 211, Kalispell, Montana 59901
Telephone: (406) 751-1850
Fax: (406) 751-1858
Website: kalispellplanning.com
You are being sent this notice because you are a property owner within 150 feet of the
proposed project noted below and will 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.
NOTICE OF PUBLIC HEARING
KALISPELL CITY PLANNING BOARD AND ZONING COMMISSION
July 11, 2006
The regular meeting of the Kalispell City Planning Board and Zoning Commission is scheduled
for Tuesday, July 11, 2006 beginning at 7:00 PM in the Kalispell City Council Chambers,
Kalispell City Hall, 312 First Avenue East, Kalispell. The planning 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 from Beargrass Holdings, LLP, to create six lots ranging in size from 2,163
square feet to 2,521 square feet and one common area lot of 30,200 square feet. The
property is zoned B-2, General Commercial, and is located on the east side of 3rd
Avenue East, approximately 350 feet south of the intersection of 3rd Avenue East and
14th Street East. The properties proposed to be subdivided are described as Lot A of
the amended plat of lots 1, 2, 3 and 4 of Block 1, Ryker Addition to Kalispell and lots 5,
6 and 7 and the abandoned alley of Block 1, Ryker Addition to Kalispell. The property
is located in the SW 1/4 of Section 17, Township 28 North, Range 21 West.
2. A request from the Hilzac Corporation to resubdivide five existing lots within Stratford
Village Phase 3 in order to create 10 sublots. The proposed sublots would range in size
from 3,813 square feet to 3,834 square feet. The five existing lots are zoned R-4, Two
Family Residential, and are located along Stratford Drive with the following addresses;
39, 43, 47, 51 and 55 Stratford Drive. The five lots proposed to be further subdivided
can be legally described as lots 74, 75, 76, 77 and 78 of Stratford Village .Phase 3
located in portions of the NW 1/4 and SW 1/4 of Section 19, Township 28 North, Range 21
West.
Documents pertaining to the agenda items are on file for public inspection at the Kalispell
Planning Department, 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 Kalispell Planning
Department at the above address, prior to the date of the hearing, or you may call us at (406)
751-1850, or e-mail us at planningi4kalispell..corn_ for additional information.
CERTIFICATION
APPLICANT: Amd Plat of Lots 74-78 of Stratford Village, Phase 3
FILE NO: KPP-06-06
I, the undersigned certify that I did this date mail via CERTIFIED Mail a
copy of the attached notice to the following list of landowners adioinin the
property lines of the property that is requesting an amended preliminary
Plat.
F
Date: I j 0
S-T-R: 19-28-21
Lot/Tracts# 74-78 Stratford Village, Phase 3
Property Owner/Mail Address:
Hilzac Corporation
P.O. Box 8226
Kalispell, MT 59904-1226
Jackola Engineering
P.O. Box 1.134
Kalispell, MT 59903-1134
AND ATTACHED LIST
Hilzac Corporation Jackola Engineering Edward Smith
P.O. Box 8226 P.Q. Box 1134 P.Q. Box 5066
Kalispell, MT 59904--1226 Kalispell, MT 59903-1134 Kalispell, MT 59903
Randle & Deirdre White Georgean Talbot Banks Daniel & Robin Munzing
8300 Dark Horse Road P.Q. Box 1 338 Blanchard Hollow
Missoula, MT 59808 Corvallis, MT 59828 Whitefish, MT 59937
Barbara Kish Montana Land Co., LLC Apex 1, LLC
245 Arbour Drive East 229 Jesmary Lane, #A 10 E Roanoke Street, #8
Kalispell, MT 59901 Santa Barbara, CA 93105 Seattle, WA 98102
Lori Gray Stephanie Funke Lisa J. Wade
1955 Greatview 1957 Greatview P.O. Box 312
Kalispell, MT 59901 Kalispell, MT 59901 Kila, MT 59920
Mary Ryckman John H. Root, 111 Somers Land Company
1942 Greatview Carolyn B. Root 1995 3rd Avenue E
Kalispell, MT 59901 1944 Greatview Kalispell, MT 59901
Kalispell, MT 59901
Philip Franchini David & Denise Reed Jake & Shannon Winters
5305 Calatrana Drive 2011 Teal Drive 2101 Merganser Drive
Woodland Hills, CA 91364 Kalispell, MT 59901 Kalispell, MT 59901
Peter & Denise Pelchen Eric & Eryn Edelen Mark Meznarich
2015 Teal Drive 1963 Teal Drive 1975 Teal Drive
Kalispell, MT 59901 Kalispell, MT 59901 Kalispell, MT 59901
David & Jill Gibson Lawrence & Debie Nicholas Aaron & Christina Boysen
1979 Teal Drive 36 Stratford Drive 32 Stratford Drive
Kalispell, MT 59901 Kalispell, MT 59901 Kalispell, MT 59901
William & Carrie Smith Timothy & Mary Tepas Greg Trunkle
28 Stratford Drive 24 Stratford Drive 22 Salem Street
Kalispell, MT 59901 Kalispell, MT 59901 Kalispell, MT 59901
Juanita Burley Donetta & Devin Antonovich David & Cary Hofstad
Darryl Scull 100 Garland Street P.O. Box 8226
26 Salem Street Kalispell, MT 59901 Kalispell, MT 59904-2226
Kalispell, MT 59901
Steven & Rebecca Nesdore
1990 Teal Drive
Kalispell, MT 59901
Thomas & Brooke Preston
1978 Teal Drive
Kalispell, MT 59901
City Clerk
City of Kalispell
P.Q. Box 1997
Kalispell, MT 59903-1997
Homero Oyarce
3385 Brower Avenue
Mountain View, CA 94040
Jeff Harris
Flathead County Planning
1035 First Avenue West
Kalispell, MT 59901
Richard & Wendy Johnston Timothy R. Kraft
1986 Teal Drive 1982 Teal Drive
Kalispell, MT 59901 Kalispell, MT 59901
Gregory Dalerio Linda Guest
1970 Teal Drive 525 Valley View Drive
Kalispell, MT 59901 Kalispell, MT 59901
Burlington Northern Santa. Fe Linda Cooper
2500 Lou Menk Drive 1959 Teal Drive
Fort Worth, TX 76131 Kalispell, MT 59901
Ron Terry Construction, Inc.
7 Meridian Court
Kalispell, MT 59901
Don Hines
Flathead County Planning Board
P.O. Box 2721
Kalispell, MT 59901
No. 1 o707
NOTICE OF PUBLIC
HEr,RING
KALISPELL CITY
PLANNING BOARD
AND ZONING
COMMISSION
,luiv 11, 2006
DocurnerAwp,prhainm ;
to the
Barr 2.
Ptattrrfras EepatrrienC;'
1nd-. Sty
Suft 211',.:.Ifcaitspeii .Iki
. The regular meeting of
the. Kalispell City Plan-
ning Board and Zoning
Commission is sched-
uied for Tuesday, July
11, 2006 beginning at
T:tlO pM in the Kalispell
City Council Chambers,
Kalispell City Hall, 312
First Avenue Eastr Ka-
lispeil. The planning
board will hold a public
hearing and take public
comments on the follow-
ing agenda items. The
.Board will make a rec-
ommendation to the Ka-
lispell City Council who
virfll take final action.
1. A request from
:.Beargrass Holdings,
:LLP, to create six lots
ranging in size from
`2;163 square feet to
2,521 square feet and
one common area lot of
30.,200 square feet. The
"property is zoned B-2,
General Commercial,
and is located on the
east side of 3rd Avenue
East, approximately 350
feet south .of the inter-
section of 3rd Avenue
East and 14th Street
East. The properties
oposed to be subdl=
vided are described as
Lot A of the amended
plat of lots 1, 2, 3 and 4
of Block 1, Ryker Addi-
tion to Kalispeil and lots
5, 6 and 7 and the
abandoned alley of
Block 1, Ryker Addition
to Kalispell. The proper-
ty is located in the SW
1/4 of Section 17, Town-
ship 26 North, Range 21
West.
2. A request from the
Hiizac Corporation to re -
subdivide five existing
lots within Stratford Vil-
lage Phase 3 in order to
create 10 sublots. The
proposed sublots would
range in size from 3,813
square feet to 3,834
souare Beet. The five ex-
isting lca are zoned R-
4, Two Family Residen-
tiai, and are located
along Stratford Drive
with the following ad
dresses; 39, 43, 47, 51
and 55 Stratford Drive.
The five lots proposed
to be further subdivided
can be legally described
as lots 74, 75, 76, 77
and 78 of Stratford Vil-
lage Phase 3 located in
portions of the NW 114
and 9W 114 of Section
ownsniD 28 North,
Range 211 Was*.
STATE OF MONTANA
FLATHEAD COUNTY
AFFIDAVIT OF PUBLICATION
CHRIS SCHULDHEISS BEING DULY
SWORN, DEPOSES AND SAYS: THAT SHE IS THE
LEGAL CLERK OF THE DAILY INTER LAKE A
DAILY NEWSPAPER OF GENERAL CIRCULATION,
PRINTED AND PUBLISHED IN THE CITY OF
KALISPELL, IN THE COUNTY OF FLATHEAD,
STATE OF MONTANA, AND THAT NO. 10707
LEGAL ADVERTISMENT WAS
PRINTED AND PUBLISHED IN THE REGULAR AND
ENTIRE ISSUE OF SAID PAPER, AND IN EACH AND
EVERY COPY THEREOF ON THE DATES OF
JUNE 25, 2006
AND THE RATE CHARGED FOR THE ABOVE
PRINTING DOES NOT EXCEED THE MINIMUM
GOING RATE CHARGED TO ANY OTHER
ADVERTISER FOR THE SAME PUBLICATION,
SET IN THE SAME SIZE TYPE AND PUBLISHED
Fr THE SAME NUMBER OF INSERTIONS.
"ctutrcut"
Subscribed and sworn to . • -
Before me this JUNE 26, 2006
Notary Public for the State of Montana
Residing in Kalispell
My Commission expires 9/11/09