Staff Report/PUDCity of Kalispell
Planning Department
17-2 d Street East, Suite 211, Kalispell, Montana 59901
Telephone: (406) 751-1850
Fax: (406) 751-1858
Website: kalispellplanning.com
REPORT TO: Kalispell Mayor mid City Council
FROM: Narda A. Wilson, Senior Planner
James H. Patrick, City Manager
SUBJECT Westwood Park Planned Unit Development - RA- I / PUD at the
Northern Terminus of Corporate Drive
MEETING DATE: August 1, 2005
BACKGROUND: This is a request for a Planned Unit Development zoning overlay on
property zoned RA-1, Low Density Residential Apartment. The PUD will be known as
Westwood Park and proposes 32 dwelling units on approximately 8.97 acres. The
development consists of a mix of two family and three family dwellings that would be
developed as townhouses for individual ownership. The proposed plan departs from
zoning in that there is open space within the subdivision and smaller lot sizes within a
building area. Setbacks have been reduced in some cases to allow a different
configuration of some of the buildings with an attempt at providing a side access so
that garages do not face the street. The lots located in the center of the development
will back up to a central open space that has been provided. Secondary emergency
access is being provided via a 20 foot wide paved driveway to the cast that would be
upgraded and extended to Cooper Lane, a City street. A bike and pedestrian path
would be developed to the north that exits onto Two Mile Drive.
Spring Creek creates the eastern boundaiT of this property where there is significant
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townhouses without having to go through the conditional use permit process which
would be required in the RA-1 zoning district for multi -family dwellings. Additionally,
the concept of open space areas between the lots with a reduction in actual lot size is
feasible under the planned unit development
The planning board held a public hearing at a meeting on June 21, 2005 and after
hcaring the staff report, testimony from the developers and concerns of the -neighbors,
they unanimously continued the project and identified several issues of concern they
wanted the developer to attempt to address. Those were as follows:
• Density
• Floodplain
• Stormwater and surface water
• Primary and secondary access issues
Westwood Park PUD
July 22, 2005
Page 2
On Monday June 27, 2005 a meeting was held at the home of Pastor Dawn Shur
whose property is along the west boundary of the subdivision. In attendance were
approximately 12 or 13 property owners from Greenbriar Subdivision, the developers,
their engineers and me. It was a very positive and productive meeting,
The neighbors were concerned about the two three unit townhouses that were on the
west side of the property. The developer amended their plans by creating one three
unit townhouse and two two unit townhouses rather than two three unit townhouses
and one single family dwelling. This resulted in a greater separation between the
buildings. Additionally, one of the dwellings was eliminated along the east portion of
the site as a result of the reconfiguration of the roadway and removing it from the 100
year floodplain.
The neighbors were also concerned about stormwater management and groundwater
levels and wanted assurances that their homes and property would not be
compromised by stormwater from the project. The engineers and developers explained
their plans for managing the stormwater and gave the neighbors the results of
gro-undwater level testing that was done. That information is included with the
amended staff report. The conclusions of the report were that some areas had clay
soils on the surface that prevented the easy absorption of surface water into the
ground. High groundwater was not prevalent in the area and the problems or
nPrr-f-ivPri -nrnh1t-.rn-, with wnter 'n hn,-ornent-, or -,twnditior water was a result of slirfne-P
water, not groundwater. A detailed, engineered storm water management plan will be
fully developed, but in essence, the stormwater would be collected in several areas
within the site and piped to one or more retention areas within the development,
In looking at access within the site, some of the neighbors initially had concerns about
the location of the road along the cast boundary of their property. However, a vote
was taken and it was generally unanimous that a nice vinyl fence and landscaping
would be the preferred alternative to backing up the rear yards of the lots, The
neighbors felt that by moving the buildings away from their property there would be
less impact to them with regard to obstructing their views, noise and density.
Secondary access to the site was relocated from the north to the east via an existing
paved driveway. The relocation of the secondary emergency access alleviates the
problems the neighbors to the north had about potential flooding of their property if
the roadway were elevated as well as concerns about resizing and replacing the
existing culvert. Additionally, the relocated access to the east appears to require less
fill in the floodplain to improve the road to secondary access, standards.
The issue of providing an access or easement to the north was strongly opposed by
both the neighbors and the developers. It was felt that there were inherent problems
with the location related to sight distance, floodplain, neighborhood integrity and non-
Westwood Park PUD
July 22, 2005
Page 2
local traffic. That easement was not placed on the revised preliminary plat and PUD
plans.
At the conclusion of our approximately two hour meeting, the neighbors felt very
satisfied that their concerns were fully addressed, The developers felt that their
project design was improved as a result of conferencing with the neighbors and the
staff felt that the planning board's concerns had been fully addressed.
The Kalispell City Planning Board considered this matter again at their regular
mecting of July 12, 2005. The developers and engineers explained their changes and
the successful meeting with the neighbors. The planning board felt their concerns and
the neighbors issues had been adequately addressed. A motion was made and passed
unanimously to forward a recommendation that the planned unit development for the
project be approved subject to conditions.
RECOMMENDATION: A motion to approve the first reading of the ordinance for the
planned unit development would be in order.
FISCAL EFFECTS:
ALTERNATIVES:
Respectfully submitted,
Narda A. Wilson
Senior Planner
Positive impacts once fully developed.
As suggested by the City Council.
Report compiled: July 22, 2005
c- Theresa White, Kalispell City Clerk
�Je's H. Pa, ck
City Manager
ORDINANCE NO. 1548
AN ORDINANCE TO AMEND SECTION 27.02.010, OFFICIAL ZONING MAP, CITY OF
KALISPELL ZONING ORDINANCE, (ORDINANCE NO. 1460), BY ADDING A PLANNED
UNIT DEVELOPMENT OVERLAY ON PROPERTY CURRENTLY ZONED CITY RA-1,
LOW DENSITY RESIDENTIAL APARTNIENT, MORE PARTICULARLY DESCRIBED AS
ASSESSOR'S TRACTS 2CK, 2CH AND 2CE LOCATED IN SECTION 12, TOWNSHIP 28
NORTH, RANGE 22 WEST, P.M.M., FLATHEAD COUNTY, MONTANA IN
ACCORDANCE WITH THE KALISPELL GROWTH POLICY 2020 AND TO PROVIDE
AN EFFECTIVE DATE.
WHEREAS, Bill Rice and Craig and Connie Denman, the owners of the property described above,
petitioned the City of Kalispell that the zoning classification attached to the above
described tract of land, currently zoned RA- 1, Low Density Residential Apartment,
be amended to include a Plamicd Unit Development overlay on approximately 9
acres of land, and
WHEREAS, the property is located at the northern terminus of Corporate W ay Detween I wo Nine
Drive and Highway 2 West, and
WHEREAS, the petition of Rice and Denman was the subject of a report compiled by the Tri-City
Planning Office, Staff Report #KPUD-05-4, in which the Tri-City Planning Office
evaluated the petition and recommended that the zoning on the property as described
above be amended to include a Planned Unit Development overlay, and
WHEREAS, the Kalispell City Planning Board held Public Hearings on the matter on June 2 1,
2005 and July 12, 2005, and recommended that a Planned Unit Development overlay
be added to the current RA- I zoning, and
WHEREAS, after considering all the evidence submitted on the proposal to overlay a Plumed Unit
Development on the RA -I zoning, the City Council finds such zoning to be
consistent with the Kalispell Growth Policy 2020 and adopts, based upon the
criterion set forth in Section 76-3-608, M.C.A., and State, Etc, v. Board of CQgn
I --ty
Commissioners, Etc. 590 P2d 602, the findings of fact of TCPO as set forth in Staff
Report No. KPUD-05-4, as amended by the Kalispell City Planning Board.
NOW THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
KALISPELL, AS FOLLOWS:
SECTION 1. Section 27.02.010, of the Official Zoning Map of the Kalispell Zoning
Ordinance, (Ordinance No. 1460) is hereby amended by designating the
property described above as RA- 1, Low Density Residential Apartment with
a Planned Unit Development overlay on approximately 9 acres.
SECTION 11. The Planned Unit Development proposed by Rice and Denman upon the teal
property described above is hereby approved, subject to the following
conditions:
Ahat the de-1-p—e— of thv site sh"11 be in utiv
submitted, the site plan, materials and other specifications as well as any additional conditions
associated with the PUD as approved by the city council. (Kalispell Subdivision Regulations,
Appendix C — Final Plat)
2. That the plans and specifications for all public infrastructure be designed and in accordance
with Kalispell's Standards for Design and Construction Standards and a letter shall be obtained
stating that they have been reviewed and approved by the Kalispell Public Works Department.
(Kalispell Subdivision Regulations, Chapter 3, Design Standards, Section 3.0 1).
A letter shall be submitted with the final plat from an engineer licensed in the state of Montana
certifying the improvements have been constructed in accordance with the approved plans and
specifications. As built drawings shall be submitted to the Kalispell Public Works Department
prior to final plat submittal for the completed infrastructure. A letter from the public works
department shall accompany the engineer's certification stating that this condition has been met
or otherwise adequately addressed (Kalispell Subdivision Regulations, Chapter 3, Design
Standards, Section 3.01)
4. An engineered stormwater management plan shall be developed which utilizes on site retention
methods and insures that adjoining properties will not be impacted by ston-nwater runoff, snow
melt or surface water.
5. Front yard setbacks for the townhouses that have garage access directly along the right of way
shall be setbaek a minifflum 420 feet to insure that all is OU11,111 thepublie
right efway insure a m—immum distance of 20 feet between the garage and the sidewalk and
would i1pply to Lots I I � 12 and 13.. This would not apply to townhouses that have some other
provision for handling access and on site par -king. (Kalispell Planning Board)
6. A minimum 20 foot rear setback shall be maintained between the buildings and the exterior
boundaries of the subdivision.
7. That covenants, conditions, and restrictions for the subdivision shall be provided that include a
provision for the private conservation and maintenance of common areas as well as compliance
with the approved planned unit development elevation drawings, treatments and other
architectural elements.
8. A note on the face of the final plat shall be provided for the pro-rata share of ownership of the
common area for taxation purposes.
9, Townhouse lots within the subdivision shall be identified by a lot number and letter such as Lot
I A, I B or I C rather than being numbered sequentially as shown on the preliminary plat.
10. That permits be obtained from the Flathead Conservation District, Montana Department of
Natural Resources and the Montana Department of Environmental Quality for work done along
the creek channel or a letter from those agencies stating that the scope of work does not require
permitting, (FCCD / DNRC)
11. That a minimum I 0-foot buffer shall be established between the western internal roadway and
Greenbriar Subdivision to provide screening and buffering between the road and these houses.
This shall be in the form of berming, fencing or landscaping or a Combination thereof These
improvements are to be coordinated with the Kalispell Public Works Department, the Parks
and Recreation Department and the homeowners in Greenbriar Subdivision to the west.
12. The following requirements shall be met per the Kalispell Fire Department: Kalispell
Subdivision Regulations, Section 3.20).
a. Water mains designed to provide minimum fire flows shall be installed per City
specifications at approved locations. Minimum fire flows shall be in accordance with
International Fire Code (2003) Appendix B.
b. Fire hydrants shall be provided per City specifications at locations approved by this
department, prior to combustible construction.
H 'n
.
Chapter 5.
d. Secondary emergency vehicle access shall he provided in accordance with ffitemational Fire
Code (2003) Chapter 5 and Kalispell Subdivision Regulations.
e. it should be noted that hazardous weed abatement shall be provided in accordance with City
of Kalispell Ordinance 10-8.
f. Street naming shall be approved by the fire department.
13. That a letter be obtained from the Kalispell Parks and Recreation Director approving a
landscape plan for the placement of trees and landscaping materials within the five foot
landscape boulevard developed between the curb and the sidewalk. (Kalispell Subdivision
Regulations, Section 3.11).
14. That the areas designated on the plat as common shall meet the requirements for parkland
dedication provided they are developed in accordance with a plan approved by the Kalispell
Parks and Recreation Director that provides recreational amenities including but not limited to
pedestrian access, irrigation, landscaping and play equipment so as to provide a recreational
component within the development and not simply left as passive open space. A letter shall be
submitted with the final plat stating that the common areas have been developed in accordance
with the approved park development plan. (Kalispell Subdivision Regulations, Section 3.19).
15. That a detailed flood study be completed determining the exact location of the floodway. No
fill, development or other disturbance of soil or vegetation shall be allowed within the
floodway. The location of the roadways and bike path / secondary emergency access shall be
relocated so that no fill, development or disturbance of vegetation occurs in the 100 year
floodplain unless otherwise absolutely required. Any work, development or fill in the 100 year
floodplain shall be kept to a minimum and shall be directly related to providing secondary
emergency access for the subdivision of the north approximately 400 feet of the bike /and
pedestrian path / emergency access road. It is anticipated that this may result in the
reconfiguration and / or loss of lots within the subdivision.
16. A floodplain development permit shall be obtained from the Kalispell Floodplain Administrator
for any limited but necessary work to be performed within the 100 year floodplain.
17. That a note be placed on the face of the final plat that waives protest to the creation of a special
improvement district for the upgrade of roads in the area to City standards which may be
impacted by this development.
18. That a letter be obtained from the Kalispell Public Works Department stating that the proposed
emergency accesses onto Cooper Lane has been reviewed and approved and any associated and
necessary improvements have been satisfactorily completed.
19, The roads within the subdivision shall be named and signed iin accordance with the policies of
the Kalispell Public Works Department and the Uniform Traffic Control Devices Manual and
be subject to review and approval of the Kalispell Fire Department. A letter shall be obtained
from the Kalispell Public Works Department stating the naming and addressing on the final plat
have been reviewed Wrid "—F—Provedd (K-Oispel"I Q,
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20. All existing and proposed casements shall be indicated on the face of the final plat. Utility
casements for City water and sewer shall be provided to allow for the logical extension of
u 'lities f ft
ti rom this subdivision to adjoining properties. Aletter orn the Kalispell Public Works
Department shall be obtained stating that the required casements are being shown on the final
plat.
21. The developer shall provide a letter from the U.S. Postal Service approving the plan for mail
service. (Kalispell Subdivision Regulations, Section 3.22).
22. Street lighting shall be located within the subdivision and shall have a full cutoff lens so that it
does not intrude unnecessarily onto adjoining properties. (Kalispell Subdivision Regulations
Section 3.09(L)).
23. All utilities shall be installed underground. (Kalispell Subdivision Regulations, Section 3.17).
24. That a minimum of two-thirds of the necessary infrastructure for this subdivision sball be
completed prior to final plat submittal.
25. All areas disturbed during development of the subdivision shall be re -vegetated with a weed-
ftee mix immediately after development.
26. That an easement ageement be obtained for the secondary emerg ac es across.the private
pLo2erty. to the east that encompasses the nature and intent of the proposed ro
27. That a development agreement be drafted by the Kalispell City Attorney between the City of
Kalispell and the developer outlining and formalizing the terms, conditions and provisions of
approval. The final plan as approved, together with the conditions and restrictions imposed,
shall constitute the Planned Unit Development (PUD) zoning for the site.
28. That preliminary plat approval for the planned unit development shall be valid for a period of
three years from the date of approval. (Kalispell Subdivision Regulations, Section 2.04).
SECTION 111. The balance of Section 27.02.010, Official Zoning Map, City of Kalispell
Zoning Ordinance not amended hereby shall remain in full force and effect.
SECTION IV. This Ordinance shall take effect from and after 30 days of its passage by
the City Council.
PASSED AND APPROVED BY THE CITY COUNCIL AND SIGNED BY THE MAYOR OF THE
CITY OF KALISPELL, MONTANA, THIS 15TH DAY OF AUGUST, 2005.
Pamela B. Kennedy
A A"
Mayor
ATTEST:
Theresa White
City Clerk
City of Kalispell
Planning Department
17 - 2"d Street East, Suite 211, Kalispell, Montana 59901
Telephone: (406) 751-1850
Fax: (406) 751-1858
Webslte-. kalispellplanning.com
July 22, 2005
James H. Patrick, City Manager
City of Kalispell
P.O. Box 1997
Kalispell, MT 59903
Re: Westwood Park Planned Unit Development
Dear Jim:
The Kalispell City Planning Board met on June 21, 200S and held a public hearing to
consider a request for a planned unit development overlay on property zoned RA- 1,
Low Density Residential Apartment, on approximately nine acres, The property is
1 o cat e d a t t 1-1 c j, i or t1h e r i i te r ii ii In -L A S- -0 If C 0 I-p- 0 Fa- -L e D Fiv C b C LW C U I I rl Wy Z VVe S L an a I w o IVI i le
Drive. A preliminary plat for 32 two and three unit townhouses has been filed
concurrently with the planned unit development.
Narda Wilson, with the Kalispell Planning Department, presented staff report KPUD-
05-4 evaluating the proposal. She noted that the development would probably be
developed in a single phase and the applicants would build the homes. Elevation
drawings and floor plans of the proposed units were included in the packet.
Di.iring the public hearing the applicants spoke in favor of the proposal and stated
they wanted to do something different that would be high quality. Marc Drew,
representing several property owners in Greenbriar Subdivision to the west ' spoke on
behalf of several property owners when he presented a power point presentation to the
board. He said they had concerns with the density, floodplain, standing water and
impacts to their neighborhood.
The board discussed the proposal and the testimony. After significant discussion of
the issues raised by the public, the planning board unanimously continued the project
and identified several issues of concern they wanted the developer to attempt to
address. Those were density, floodplain, stormwater and surface water, primary and
secondary access issues.
Westwood Park PUD
July 22, 2005
Page 2
On Monday June 27, 2005 a meeting was held at the home of Pastor Dawn Shur
whose property is along the west boundary of the subdivision. At the conclusion of the
approximately two hour meeting, the neighbors felt very satisfied that their concerns
were fully addressed. The developers felt that their project design was improved as a
result of confercricing with the neighbors and the staff felt that the planning board's
concerns had been fully addressed.
This project went back before the planning board at their regular meeting of July 12,
2005. At the beginning of the meeting the developers and their engineers explained
their progress and changes to the site layout that were made since the last meeting.
The planning board commended the developers for working with the neighborhood and
felt that their concerns had also been satisfied. A motion was made that passed
unanimously to recommend that the planned unit development proposal for Westwood
Park be approved subject to conditions.
Please schedule this matter for the August 1, 2005 regular City Council meeting. You
may contact this board or Narda Wilson at the Kalispell Planning Department if you
have any questions regarding this matter.
Sincerely
Kalispell City Planning Board
G- playlor
President
GT/NW/ma
Attachments, Exhibit A - PUD Conditions of Approval
Staff report KPUD-05-4 and application materiaJs
Minutes from the 6/21/05 planning board meeting
Minutes from the 7/12/05 planning board meeting
c w/ Att: Theresa White, Kalispell City Clerk
c w/o Att: Bill Rice, Westwood Partnership, 5733 Hwy 93 So., Whitefish. MT 59937
Craig & Connie Denman, 5733 Hwy 93 So., Whitefish, MT 59937
Jackola Engineering, P.0, Box 1134, Kalispell, MT 59903
TKP Partnership, 1509 Washington Ave., Golden, CO 80401
EXHIBIT A
WESTWOOD PARK UNIT DEVELOPMENT
KALISPELL CITY PLANNTNG BOARD
JULY 12, 2005
The Kalispell City Planning Board held a public hearing was held on this matter at the
regular meeting of the planning board of June 21, 2005 with subsequent
consideration at the July 12, 2005 regular meeting. The following conditions are
recommended for the planned unit development and were included in the
recommendation for approval of the preliminary plat.
That the development of the site shall be in substantial compliance with the
application submitted, the site plan, materials and other specifications as well as
any additional conditions associated with the PUD as approved by the city
council. (Kalispell Subdivision Regulations, Appendix C - Final Plat)
2. That the plans and specifications for all public infrastructure be designed and in
accordance with Kalispell's Standards for Design and Construction Standards
and a letter shall be obtained stating that they have been reviewed and approved
by the Kalispell Public Works Depaxtment. (Kalispell Subdivision Regulations,
Chapter 3, Design Standards, Section 3.01).
3. A letter shall be submitted with the final plat from an engineer licensed in the
state of Montana certifying the improvements have been constructed in
accordance with the approved plans and specifications. As built drawings shall
be subrnitted to the Kalispell Public Works Department prior to final plat
submittal for the completed infrastructure. A letter from the public works
department shall accompany the engineer's certification stating that this
condition has been met or otherwise adequately addressed (Kalispell Subdivision
Regulations, Chapter 3, Design Standards, Section 3.0 1)
4. An engineered stormwater management plan shall be developed which utilizes on
site retention methods and insures that adjoining properties win not be impacted
by stormwater runoff, snow melt or surface water.
5. Front yard setbacks for the townhouses that have garage access directly along the
right of way shall be setbaek a mmmnum ef 20 feet te insure tha�, e4l vehiele
paT-�ng is outside the publie right of w insure a minimum distance of 20 feet
between the garage and the sidewalk and would apply to Lots 1.1, 12 and U.
This would not apply to townhouses that have some other provision for handling
access and on site parking. (Kalispell Planning Board)
6. A minimum 20 foot rear setback shall be maintained between the buildings and
the exterior boundaries of the subdivision.
7. That covenants, conditions, and restrictions for the subdivision shall be provided
that include a provision for the private conservation and maintenance of common
areas as well as compliance with the approved planned unit development
elevation drawings, treatments and other architectural elements.
Westwood Park PUD
July 22, 2005
Page 2
8. A note on the face of the final plat shall be provided for the pro-rata share of
ownership of the common area for taxation purposes.
9. Townhouse lots within the subdivision shall be identified by a lot number and
letter such as Lot 1A, 1B or IC rather than being numbered sequentially as
shown on the preliminary plat.
10. That permits be obtained from the Flathead Conservation District, Montana
Department of Natural Resources and the Montana Department of Environmental
Quality for work done along the creek channel or a letter from those agencies
stating that the scope of work does not require permitting. (FCCD / DNRC)
11, That a minimum 10-foot buffer shall be established between the western internal
roadway and Greenbriar Subdivision to provide screening and buffering between
the road and these houses. This shall be in the form of berming. fencing or
landscaping or a combination thereof. These improvements are to be coordinated
with the Kalispell Public Works Department, the Parks and Recreation
Department and the homeowners in Greenbriar Subdivision to the west,
12, The following requirements shall be met per the Kalispell Fire Department:
Kalispell Subdivision Regulations, Section 3.20).
a. Water mains designed to provide minimum fire flows shaU be installed per City
specifications at approved locations. Minimum fire flows shall be in
accordance with International Fire Code (2003) Appendix B.
b, Fire hydrants shall be provided per City specifications at locations approved
by this department, prior to combustible construction.
c. Fire Department access shall be provided in accordance with International
Fire Code (2003) Chapter 5.
d. Secondary emergency vehicle access shall be provided in accordance with
International Fire Code (2003) Chapter 5 and Kalispell Subdivision
Regulations.
e. It should be noted that hazardous weed abatement shall be provided in
accordance with City of Kalispell Ordinance 10-8.
f. Street naming shall be approved by the fire department.
13. That a letter be obtained from the Kalispell Parks and Recreation Director
approving a landscape plan for the placement of trees and landscaping materials
within the five foot landscape boulevard developed between the curb and the
sidewalk. (Kalispell Subdivision Regulations, Section 3.11).
14. That the areas designated on the plat as common shall meet the requirements for
parkland dedication provided they are developed in accordance with a plan
approved by the Kalispell Parks and Recreation Director that provides
recreational amenities including but not limited to pedestrian access, irrigation,
landscaping and play equipment so as to provide a recreational component within
the development and not simply left as passive open space. A letter shall be
submitted -with the final plat stating that the common areas have been developed
in accordance with the a-D-Droved Toark develo-oment nlan. (Kalist)ell Subdivision
Regulations, Section 3.19).
15, That a detailed flood study be completed determining the exact location of the
floodway. No fill, development or other disturbance of soil or vegetation shall be
allowed within the floodway. The location of the roadways and bike path /
secondary emergency access shall be relocated so that no fin, development or
disturbance of vegetation occurs in the 100 year floodplain unless otherwise
absolutely required. Any work, development or fill in the 100 year floodplain shall
be kept to a minimum and shall be directly related to providing secondary
emergency access for the subdivision of the north approximately 400 feet of the
bike /and pedestrian path / emergency access road. It is anticipated that this
may result in the reconfiguration and / or loss of lots within the subdivision.
16, A floodplain development permit shall be obtained from the Kalispell Floodplain
Administrator for any limited but necessary work to be performed within the WO
year floodplain.
17. That a note be placed on the face of the final plat that waives protest to the
creation of a special improvement district for the upgrade of roads in the area to
City standards which may be impacted by this development.
18, That a letter be obtained from the Kalispell Public Works Department stating that
the proposed emergency accesses onto Cooper Lane has been reviewed and
approved and any associated and necessary improvements have been
comnleted.
19. The roads within the subdivision shall be named and signed in accordance with
the policies of the Kalispell Public Works Department and the Uniform Traffic
Control Devices Manual and be subject to review and approval of the Kalispell
Fire Department. A letter shall be obtained from the Kalispell Public Works
Department stating the naming and addressing on the final plat have been
reviewed and approved (Kalispell Subdivision Regulations, Section 3.09).
20. All existing and proposed easements shall be indicated on the face of the final plat.
Utility easements for City water and sewer shall be provided to allow for the logical
extension of utilities from this subdivision to adjoining properties. A letter from the
Kalispell Public Works Department shall be obtained stating that the required
easements are being shown on the final plat.
21. The developer shall provide a letter from the U.S. Postal Service approving the
plan for mail service. (Kalispell Subdivision Regulations, Section 3.22).
22, Street lighting shall be located within the subdivision and shall have a full cutoff
lens so that it does not intrude unnecessarily onto adjoining properties. (Kalispell
Subdivision Regulations Section 3.09(L)).
Westwood Park PUD
July 22, 2005
Page 2
23, All utilities shall be installed underground. (Kalispell Subdivision Regulations,
Section 3.17).
24. That a minimum of two-thirds of the necessary infrastructure for this subdivision
shall be completed prior to final plat submittal.
25, All areas disturbed during development of the subdivision shall be re -vegetated
with a weed -free mix immediately after development.
26, That an easement agreement be obtained for the secondM emergency access
acro s the private Property to the east that encompasses the nature and intent of
the ad
-prowsed road
27. That a development agreement be drafted by the Kalispell City Attorney between
the Citv of Kalis-oell and the develot)er outlinine and formahzing the terms.
conditions and provisions of approval. The final plan as approved, together with
the conditions and restrictions imposed, shall constitute the Planned Unit
Development (PUD) zoning for the site.
28. That preliminary plat approval for the planned unit development shall be valid for
a period of three years from the date of approval. (Kalispell Subdivision
Regulations, Section 2-04).
M
WEST WOOD PARK PUD A request for a Planned Unit Development overlay on
REQUEST property zoned RA- I on approximately 8.97 acres to allow
construction of a 33 lot residential subdivision.
WEST WOOD PARK A request for preliminary plat approvaJ of West Wood Park, a
PRELIMINARY PLAT 33 lot residential subdivision located at the northern
APPROVAL REQUEST terminus of Corporate Way between Two Mile Drive and
Highway 2 West.
STAFIF REPORTS KPUD-05- Narda Wilson, with the Tri-City Planning Office, gave a
4 AND KPP-05-11 presentation of Staff Report KPUD-05-4, a request for a
Planned Unit Development overlay on property zoned RA- 1
on approximately 8.97 acres, and KPP-05-1 1, a Preliminary
Plat approval request for West Wood Park, a 33 lot
residential subdivision.
Wilson explained the project and showed the site map. She
stated that Highway 2 is located to the south of the property,
cast is Gateway West Mall, Two Mile Drive is directly to the
north, National Flood is at the north end of Corporate Drive,
and the Kalispell Bypass corridor is to the west. She said the
property is currently zoned RA- 1, Low Density Residential
Apartment, with a minimurn lot size of 6000 square feet for
the first duplex, and 3000 square feet for each additional
unit beyond a duplex; single family residences and duplexes
are permitted uses, and multi -family uses require a
conditional use permit in the RA- 1 zone.
Wilson stated there are approximately nine acres, and there
axe 33 dwelling units proposed instead of 34; there will be
one, two- and three unit townhouse dwellings. She said by
going with a PUD, it allows flexibility in the three unit
townhouses, and a reduction in the setbacks in some
locations in the development. She said the project consists of
five three -unit townhouses, eight two -unit townhouses, and
two single family dwellings on 9 acres and explained that the
PUD allows multifamily uses without a CUP and a reduction
in setbacks in some areas down to 5 feet; the RA-1 zone
requires 20 feet in the front, 20 feet in the rear, and 10 feet
on the sides, but the PUD would allow some lots to be closer.
She said the developer is proposing some side loaded garages
which don't front the street on some lots to have smaller
setbacks, but they still must provide a 20 foot parking area
for vehicles; Lots 1, 3, and 27 would be closer to the right of
way, but they also would have side loaded garages.
Wilson explained that there is a primary internal access road
off of Corporate Drive, which is a loop road that exceeds the
length of road that can exist without secondary emergency
access. Because of that, there is a condition requiring a 20
foot wide second�Ey emergency access road at the north end
Kalispell City Planning Board
Minutes of the special meeting of June 21, 2005
Page 13 of 20
of the property, which will also serve as a bike and
pedcstxian path. She said the property is bounded by Spring
Creek to the cast, which is a significant area of the 100 year
flood plain, and there is also some flood way that has not yet
been determined. She said that portions of the secondary
emergency access road and the internal access road are in
the 100 year flood plain, but that looks more like design than
necessity; the staff is recommending that the roadway be
reconfigured to the west to get it out of the flood plain, and
relocate the emergency access to avoid the flood plain; that
would leave a small portion of the emergency access road
within the flood plain, which would have to be filled and
graded. She said there would be a diminishing of the
common area, but staff feels it is a design component, and
preservation of the 100 year flood plain is the important
thing; it could result in loss of sorne lots, but a roadway in
the flood plain is unacceptable.
She said staff also has concerns about the secondary
emergency access, because the existing culvert would need
to be reT)Iaced - the nei�fhbors are worried about floodiniz.
She said that Corporate -Drive to the south empties onto
Highway 2 West; this project will generate limited additional
traffic, but not over what is anticipated for the road. There is
City water and %ewer close to Spring Creek, and the mains
will be extended within the subdivision. Wilson stated that
some of the parkland and common area is in the flood plain,
and the common areas would be owned and maintained by
the homeowners association; there is adequate common
area, but staff would like to see some recreational amenities
and a park area developed, and not just passive common
area.
Wilson finished by stating the density would be 3.7 dwellings
per acre-, this is in a high density residential zone, and so it
is at the lower end of the density scale. She said this will be a
single phase development, with storm water retention on
site, and fire protection and police provided; there will be
some additional children in the school district. There is a
condition for a 10 foot landscape buffer along the western
boundary, not in the right of way. She also said there is an
access road along the west boundary, which creates road
frontage on two sides on some lots in Greenbrier, and this
needs to be mitigated.
Wilson said that staff recommends adoption of the staff
report and recommend to the City Council that the PUD be
granted subject to the listed conditions, minus Condition 17
because it is a duplicate, and adoption of the Preliminary
Plat subject to the listed conditions, also minus Condition
17.
Kafispcll City Planning Board
Minutes of the speci at meeting of June 2 1 � 2005
Page 14 of 20
QUESTIONS BY THE Schutt asked why a road can't be built in the flood plain.
BOARD
Wilson said the roadways have to be two feet above the base
flood elevation for access, which would mean filling the flood
plain, and this looks more like a design issue than a
necessity. She said the roads can be shifted, but we need to
preserve the flood plain, and it is not necessary to build in
the flood plain. The emergency access road would have the
same requirement.
Hinchey asked why the secondary access is not up to full
City standards.
Wilson said that all of the lots are accessed internally, and
the City does not need the full standards.
Norton asked if two entrances to mitigate the effects of traffic
could be developed.
Wilson said the flood plain could be an issue, and a 60 feet
road would be a huge expense to the developer. She said they
axe trying to create a village concept, and traffic from Two
Mile Drive will cut through the subdivision if there is an
entrance on both sides. A grid street system is a good goal,
but the pros and cons weighed more on not putting it in.
In response to a question from Hinchey, Wilson said there
will be a barrier by the emergency access.
PUBLIC HEARING The public hearing was opened to those who wished to speak
� on the issue.
APPLICANTS /AGENCIES Craig Denman, 315 Fox Hollow, stated that his initial
concept was for multi -family units, and at this point the
townhouse market is very hot. He said he shifted to a
neighborhood plan, and his concept is to get houses closer to
the street and garages off the street, to encourage more
social interaction. He said there will be a uniform landscaped
and maintained community so residents can walk through it;
the traffic is slower, the houses are closer, and there will be a
sidewalk with a nice landscaped boulevard. He said the plan
is to put a buffer in on the west with mounds and trees and
to create social interaction with walkways and pathways and
make it a community that enjoys each other.
Hinchey asked how they would accommodate the road
alignment.
Denman said he does not see a significant problem in
relocating the road, and they may be able to do it with a
hammerhead. He said there axe other ways to redesign the
road.
Kalispell City Planning Board
Minutes of ft-, special meeting of'Junc 21, 2005
Page 15 of 20
Jim Burton, 1304 3rd Avenue East, stated that the purpose
of the PUD is for flexibility. He said some of the parking
extends to the right of way, and the sidewalks will be in a
meandering fashion, so parking in the right of way won't be a
problem; residents can also park on the City streets. He said
the density is 3.7 units per acre, and they have looked at
redesigning the loop road and the secondary access; they can
work with it, but they will lose a minimum of 2-3 units.
Thor Jackola, 1120 Sunnyside Drive, stated that they are
going to engage Jay Billmayer to study the flood plain and
they would like to reserve the right to fill it if need be. He
said the site map shows the current indicated flood plain.
PUBLIC COMMENT I Opponents:
Michael Britton, 490 Two Mile Drive, stated he has lived
there for 32 years, and he wanted to draw attention to the
fact that there is a critical problem with the elevation of the
road that crosses the creek to his property, and any changes
will impact his road to his property. He said the culvert was
choked up with limbs and ice when the pictures he
submitted to the Board were taken, even though they tried to
clear it; more structures will manipulate the flood plain, and
the road elevation is critical for keeping his house out of
danger.
Mark Drew, 152 Greenbriar Drive, stated he is speaking for
several neighbors, and gave a short PowerPoint presentation.
He said they sent out a survey to all members of their
homeowners association, and they wanted their interests and
concerns known, which are summarized in his presentation.
He said their three main concerns are the density of the
project, the flood plain and water drainage in the area, and
particularly the buffer between Greenbrier and this project.
He also thanked the Board for all that they do,
Joe Hickey, 147 Greenbriar, stated he lives by the 10 foot
buffer and he wants an engineer to determine that their
basements are not going to be flooded, and he is concerned
about snowplowing and where the snow is going to be put.
He said the road elevation will be higher than his back yard
and the water will have nowhere to go but his yard. He said
there axe lots of basements with water issues as it is, and it
is not designed well for snow removal and they will have
snow drifts in the buffer.
Lucy Rude, 141 Greenbriar, stated she went to the first
meeting at the Hampton Inn, and that her concern is being
able to look at the mountains; you can't stop development,
but you should be able -to tell you are in Montana. She said
Kalispell City Planning Board
Minutes of the special meeting of June 2 1 , 2005
Page 16 of 20
the developer told her that she would still be able to see the
mountains when this is developed and that this is an awfully
big development for nine acres; it will be crowded and traffic
will be bad.
Coral File's daughter wanted to know what they are going to
do when this property floods and to develop it with that in
mind.
Deanna Schroeder, 486 Two Mile Drive, manages the five
apartment buildings on Two Mile, amd said that they have a
lawn that stays wet in the spring, and they have plumbing
problems in the spring. She asked what the setback on
Spring Creek is, and said she had traffic concerns. She
agreed that we need some elbow room and we should not be
compromised by money and development.
Pastor Dawn Shure stated her crawlspace bas already had
water in it, and if she is getting water now, the water will run
into her house if this gets developed and she finds that
distressing.
Kathy Britton, 490 Two Mile Drive, stated that all of
Greenbriax is on a significant slope, and all the water will
drain down the slope. She asked how well the retention
ponds will work in the winter with snow cover when the snow
melts and stated it looks like a problem to her. She said the
developers have been great to work with to mitigate their
concerns, and a road through to Two Mile, which has no
sidewalks or shoulders, would be disastrous and would feed
people out on a blind curve.
Joe Hickey, 147 Greenbriar Drive, stated that he would like
sidewalks and a shoulder for the emergency access road.
Marilyn Gartner, 518 Corporate Drive, stated she is taking
the 55 Alive Driving class and was asked to draw a picture of
what her worst traffic area was, and she drew the
intersection of Corporate Drive and Highway 2. She said that
something should be done about that intersection and it is a
bad place.
Markie Sable, 153 Greenbriar, stated she is concerned about
stagnant water and what health problems it could bring on.
Bill Rice, 155 East Nicholas, stated that the Master Plan
would allow a higher density with this project, and they
wanted to do something a little different; they want to get
away from all of the garages facing the street, and want some
community interaction. He said there will be 16 feet between
the back of the curb and the property line, and the water will
be handled by engineers.
Kalispell City Planning Board
Minutes of the special ineeting of Rine 21, 2W5
Page 17 of 20
Janet Elliot, 145 Greenbriar, stated that she moved from one
area becatise townhouses were being built there, and now
they are building townhouses by this house. She said she
would also lose her back yard because of the road.
No one else wished to speak and the public hearing was
closed.
MOTION Taylor moved and Schutt seconded to adopt Staff Report
KPUD-05-4 as findings of fact and recommend to the
Kalispell City Council that a Planned Unit Development
overlay on approximately 8.97 acres zoned RA- 1 be approved
subject to the listed conditions.
DISCUSSION Taylor stated that he is very concerned with the water
problem and that we have not heard any answers as to how
it can be abated. He said there is more work that has to be
done with the water, and as for the density, he is not sure we
are violating the Growth Policy. He said the design is inviting,
it is different and could work, but looks rather squeezed
wht-.n vnii Innk- r1n-,t-1v- it n1l ri(--ni-.nri-, nn tht- flnn(i -nlnin iq-,i it -
He said that the buffer zone ties into the water issue, and we
will not have enough information until the water issue is
resolved.
Hull said he is not too concerned about the water issues
because of the approvals the developers must go through,
but he does have an issue with stopping 400 feet short of
Two Mile Drive without a proper City road; at the minimum
he wants to see a 60 foot public easement even if they don't
build it, or at least 30 feet on the west side in case that is
developed. He said the unfinished road is not good policy for
the future.
Taylor stated he is also bothered by that, and wants to see
some attempt at a solution; there should be more than one
point of ingress and egress.
Schutt said a connecting road through this subdivision
would be a terrible idea, and through traffic from Two Mile
will be a detriment. He said he likes the design of the layout,
and it is not a cookie cutter design. He asked Wilson if it TAill
be hooked up to the City storm water system.
Wilson said there is no system, and storm water will need to
be handled on site. She said an engineer would submit a
plan to Public Works and they would review it. She said the
current plan would have to be modified to a certain extent
anyway because of the flood plain, but storm water can be
channeled underground or through piping; that would come
later after further analysis of the site.
Kalispell City Plaming Board
klinutes of the special meeting oflune 21, 2005
Page 18 of 20
Hinchey stated he feels a connector to Two Mile Drive is
really important, and there may be ways to mitigate the
through traffic. He said that Hull had the right idea to at
least keep the option open for a future connection, and some
comments tonight are beyond our scope to do anything
about, He said he feels the layout is very dense even at the
low end, and he would rather see a couple less units, but he
commended the developers on their design. He said he is also
concerned with the water retention.
Taylor also commended the developer and said it is an
ingenious design and will serve its purpose; it is not cookie
cutter, but we are sitting here tonight with not enough
information. He stated he would like more answers and feels
uneasy about passing this along to the City Council.
Albert stated that he also has a water issue because he lives
close to the area, and it Rill be a big concern unless there are
alternatives on how to handle the water situation.
Norton also commended the develo-oer for the cluster
development, and said he has no problem with the density; it
does meet the guidelines in the Growth Policy, which is a
living document and not every parcel is suited for that use,
He said the developers are pushing the envelope with this
design, and if they took it back and redesigned it then
brought it back, it would be a good plan. He said he also
shares the concerns with the storm water and road
interconnectedness. He said the developers should look at
the issues raised tonight and come up with a different
design.
MOTION I Norton moved and Taylor seconded to table the request.
FURTHER DISCUSSION I Schutt asked which questions we are requesting answers on.
Taylor answered the density issue, engineer the storm water
drainage, viability of a 30 foot easement from the adjoining
property with a 60 foot easement from there, and the
possibility of eliminating the westerly road approach and the
floodplalin.
Schutt stated that a road going straight through this
subdivision will be a detriment to this neighborhood, even
though we do want a grid street system.
Hull stated that there will be further development along
Corporate Drive, and he wants to see a grid system with
impediments other than speed bumps.
Norton said the bypass would eliminate a lot of through
traffic.
Kalispell City Planning Board
Minutes of the special mecting of June 21, 2005
Page 19 of 20
Taylor said we are not disapproving the project if we vote to
table, but we are sending the message that we like the
project but there is work that needs to be done before it is
forwarded on
RO X CALL
The motion to table passed 5-1 on a roll call vote with
Gabriel absent.
OLD BUSINESS
Norton stated that annual officer elections are coming up.
. .........
NEW BUSINESS
There was no new business.
ADJOURNMENT
The meeting was adjourned at approximately 11:30 p.m, The
next meeting of the Kalispell City Planning Board and Zoning
Commission will be held on Tuesday, July 12, 2005.
George Taylor
President
JudiFunk
Recording Secretary
APPROVED as submitted/ corrected: -/-/05
Kalispell City Planning Board
Minutes of the special meeting of June 21, 2005
Page 20 of 20
AMENDED
WEST WOOD PARK PUD
KALISPELL PLANNING DEPARTMENT
STAFF REPORT #KPUD-05-4A
JULY 6, 2005
An amended report to the Kalispell City Planning Board and the Kalispell City Council
regarding a request for a Planned Unit Development (PUD) overlay on property zoned RA-
1. A public hearing has been sehed�ale held before the Kalispell City Planning Board for
on June 21, 2005 beginning at 7:00 PM in the Kalispell City Council Chambers, The
planning board will forward a recommendation to the Kalispell City Council for final
action.
BACKGROUND INFORMATION: This is a request for a PUD to allow the development of
a residential subdivision in the city of Kalispell that would allow some flexibility in
setbacks, lot coverage and lot size.
A. Petitioner and Owners: Bill Rice
West Wood Partnership
5733 Hwy 93 South
Whitefish, MT 59937
(406) 863-9925
Craig and Connie Denman
5733 Hwy 93 South
Whitefish, MT 59937
(406) 863-9925
Technical Assistance: TKP Partnership
1509 Washington Ave
Golden, CO 80401
(303) 278-8840
B. Nature of the Request: This is a request for a Planned Unit Development zoning
overlay on property zoned RA-1, Low Density Residential Apartment. The PUD will
be known as West Wood Park and proposes 33 32 dwelling units on approximately
8.97 acres. The development consists of a mix of one family, two family and three
family dwellings that would be developed as townhouses for individual ownership.
The proposed plan departs from zoning in that there is open space within the
subdivision and smaller lot sizes within a building area. Setbacks have been
reduced in some cases to allow a different configuration of some of the buildings
with an attempt at providing a side access so that garages do not face the street. The
lots located in the center of the development will back up to a central open space
that has been provided. A loop roadway will serve the lots in the subdivision that is a
northern extension of an existing City street, Corporate Drive. Secondary emergency
access is being provided via a 20 foot wide paved driveivaV to the east that would
upgraded and extended to CgoRer Lane, a CiLy street. A bike and pedestrian path
would be developed to the north that exits onto Two Mile Drive. Spring Creek
creates the eastern boundary of this property where there is significant 100 year
floodplain and some floodway. The PUD allows the creation of the three unit
townhouses without having to go through the conditional use permit which would be
I
required in the RA- I zoning district for multi -family dwellings. Additionally, the
concept of open space areas between the lots with a reduction in actual lot size is
feasible under the planned unit development mechanism.
C. Location and Legal. Description of Property: The property is located at the
northern terminus of Corporate Way between Two Mile Drive and Hwy 2 West. A
request for preliminary plat approval of Westwood Park Subdivision has been filed
concurrently with the PUD request. The property can be described as Assessors
Tracts 2CK, 2CH and 2CE located in Section 12, Township 28 North, Range 22 West,
P.M.M., Flathead County, Montana.
D. Fodsting Land Use and Zoning: The site is currently occupied by a single family
dwelling which will be kept and conveyed separately and not a part of this
development. Otherwise, the property is undeveloped. The zoning for the property
is RA- 1, Low Density Residential Apartment. This zoning district has a minimum lot
size requirement of 6,000 square feet and allows single family homes and duplexes
as permitted uses. Multi -family dwellings are listed as a conditionally permitted use
in the district with an allowable density of one dwelling per 3,000 square feet. The
setbacks in the RA- I zoning district are 20 feet in the front, rear and side comer and
10 feet on the sides. With the PUD process, consideration can be given in reducing
the setbacks in order to gain better design.
E. Adjacent Land Uses and Zoning:
North: Single family residential, County R- 1 zoning
South: Multi -family, offices and retail, City B-3 and RA- 1 zoning
East: Multi -family and floodplain, RA- 1 zoning
West: Single family residential, County R- I and City R-4 zoning
F. General Land Use Character: The general land use character of this area is a
mix of high density residential to the northwest and southwest, cornmercial to the
south and west and single family to the west. It lies in a transition area between
the rural and urban areas of west Kalispell.
G. Utilities and Public Services:
Sewer:
City of Kalispell
Water-
City of Kalispell
Refuse:
City of Kalispell
Electricity:
Flathead Electric Cooperative
Telephone:
CenturyTel
Schools:
School District #5
Fire:
Kalispell Fire Department
Police:
City of Kalispell
H. Relation to Zoning Requirements: The applicants are proposing a PUD which
would
2
EVALUATION OF PROPOSED PUD OVERLAY
The statutory basis for reviewing a change in zoning is set forth by 76-2-205, M.C.A. and
the Kalispell Zoning Ordinance. Findings of fact for the zone change request are
discussed relative to the itemized criteria described by 76-2-203, M.C.A and Section
27.30.020, Kalispell Zoning Ordinance.
1. Does the requested zone coMly with the Master Plan?
The Kalispell City Master Plan map designates this property as High Density
Residential. The existing RA-1, Residenti-A Apartment, complies with the land
use designation of the growth policy. The density under this land use designation
anticipates three to 12 dwelling units per acre. As proposed the development has
a density of approximately 3-.47 3.56 dwellings per acre.
2, Is the reguested zone designed to lessen congestion in the streets?
The development is proposed to be served from the extension of an existing City
street, Corporate Drive to the south- This roadway will be extended into the
subdivision that will form. an internal loop road. Secondary access is proposed via
a 20 foot wide paved emergency access to the nar-th that wiJ4 e�� ante q4ve M
Dfive east that will exit onto CoMer Lane, a City street. Secondary access would
be limited to emergency vehicles only while Corporate Drive would function as the
primary access road. Corporate Drive connects with Highway 2 West to the
south. Corporate Drive is a fairly new City street that has been developed within
the last 10 years and is in good condition. Hwy 2 West is a federal highway that
is maintained by the state and is also in generally good condition. This
subdivision will generate limited additional traffic onto Hwy 2 and onto Corporate
Drive but additional traffic would not be in excess of levels that are anticipated or
beyond the capacity of the roadways that will serve the subdivision. The
subdivision will not create congestion in the streets or roads in the area.
3. Will the requested zone secure safety from fire, panic, and other dangers?
Adequate access and public facilities are available to the site in the case of an
emergency. There are no features related to the property which would compromise
the safety of the public provided that a detailed flood plain study is completed, all
structures are located out of the floodplain areas and all appropriate permitting is
adhered to. New construction will be required to be in compliance with the building
safety codes of the City which relate to fire and building safety. All municipal
services including police and fire protection (including hydrants), water and sewer
service is available to the area and will be extended as part of the development of
this property.
4. Will the requested zone -promote the health and general welfare?
The requested zoning classification will promote the health and general welfare by
restricting land uses to those that would be compatible with the adjoining
properties and providing a place for new housing in the community.
3
5. Will the requested zone -provide for adeguate light and air?
Setback, height, and coverage standards for development occurring on this site are
established in the Kalispell Zoning Ordinance to insure adequate light and air is
provided. The planned unit development is not proposing a deviation from the
zoning in a way that would comprise the development standards of the RA- I zoning
district which is intended to address the appropriate size, location and intensity of
development.
6. Will the requested zone prevent the overcrowding of land?
This area is designated as being within the Kalispell Potential Utility Service
Boundary in the Kalispell Growth Policy and is anticipated for high density
residential development. With public water and sewer in close proximity to the site
along with other similar development in the area, the development as proposed is
generally appropriate for this site. All public services and facilities will be available
to serve this subdivision. Currently this property is in the City and is zoned RA- 1, a
district that anticipates a relatively high density in relation to other residential
zoning districts- The density of approximately 3.7 dwellings per acres should not
result in the overcrowding of land or exceed the density anticipated in this area.
7. Will the requested zone avoid undue concentration of -people?
The anticipated density for this property was established over a decade ago with the
existing RA-1 zoning designation as well as the High Density Residential land use
designation of the growth policy and previously adopted Kalispell City -County
Master Plan. There are other similar developments in the immediate area along
with a mix of commercial. This is generally an evolving urban environment where
relatively high levels of development and use are anticipated. Because these are
anticipated, this would no result in an undue coricentration of people,
8. Will the requested zone facilitate the adequate provision of transportation, water,
se rage, schools, parks, and other public requirements?
All public services and facilities are currently available or can be provided to the
property. Development should be encouraged in areas where these services are
available. The adequate provision of all urban and public services are available to
this side.
9. Does the requested zone _give consideration to the -particular suitabilitv of the
pLoperty for particular uses?
The existing RA-1 zoning designation for this property is consistent with the
surrounding zoning and land uses in the area and gives due consideration of the
suitability of this property for the permitted uses in the district.
10, Does the requested zone give reasonable consideration to the character of the
district?
The general character of the area is a mix of multi -family, commercial, offices and
single family residential. The urban sized lots for residential development on City
4
sewer is anticipated and has taken place in close proximity to this site. The same
type and density of development can be anticipated to occur on this property that
currently exists in the area and the proposed development will be consistent with
the character of the neighborhood-
11. Will the_proposed zone conserve the value of buildings?
Values of the buildings in the area will be conserved because the RA- 1 zoning and
PUD will promote compatible uses on this property with other properties in the
area.
12. Will the requested zone encourage the most appropriate use of the land throughout
the municipality?
Urban scale residential development should be encouraged in areas were services
and facilities are available such as is being proposed on this parcel. The proposed
zoning is consistent with the future land use designations for the a-rea and
surrounding zoning in the area.
EVALUATION OF THE PLANNED UNIT DEVELOPMENT PROPOSAL:
Project Narrative: West Wood Park is a residential planned unit development proposed
on property currently in the city of Kalispell with a zoning designation of RA-1, Low
Density Residential Apartment. The property is located north of Highway 2 West at the
northern terminus of Corporate Drive. The applicants are proposing a total of 33 32
dwelling units on approximately 9 acres that would be a mix of 3 unit townhouses and 2
unit townhouses and single family dwellings. Specifically, three would be -i 4 three unit
townhouses (4-5 12 dwellings) and 8 10 two unit towrihouses (44 20 dwellings) and twe
single fafnily resideiaees. The overall density of the development is approximately 4-.-7
3.56 dwellings per acre. The units would range in size from approximately 11500 to
2 100 square feet and each would have a two car garage. The developer intends to
complete the construction of the homes rather that to sell the lots to independent
contractors.
The property is zoned RA-1, Low Density Residential Apartment, which has a minimum
lot size requirement of 6,000 square feet for the first duplex and an additional 3,000
square feet for each dwelling beyond a duplex. Multi -family dwellings are listed as a
conditionally permitted -use in the RA-1 district. The use of the PUD will not only allow
the developer to create the three unit townhouses via a PUD rather than a conditional
use permit; but will also provide some flexibility in the lot layout within the subdivision,
setbacks and lot coverage. The setbacks for the RA-1 zone are 20 feet in the front, rear
and side comer and 10 feet on the sldes� The developers are proposing a reduction in
setbacks to varying degrees throughout the subdivision; in some situations to
compensate for the configuration of lot boundaries that are contiguous to open space
area and in others to allow for more flexibility in locating garages and access to the
dwellings. Details regarding the reduction in setbacks will be discussed more
thoroughly later in this report.
It is anticipated this development would occur in a single phase that would involve the
extension of Corporate Drive to the south as well as the extension of water and sewer
9
within the site to serve the development. A secondary emergency access is proposed to
the north between the loop road and Two Mile Drive, This secondary emergency access
would be a 20 foot paved roadway that would also function as a bike and pedestrian
path for the development. Access to this roadway would be blocked using bollards or
some other means acceptable to the fire department.
There is a significant amount of the property that is designated as being within the 100
year floodplain with Ashley Creek forming the eastern boundary of this property. The
base flood elevation has been established in this axea as being 2963. Portions of the
internal roadway as well as the secondary access road have been shown to be located in
the 100 year floodplain and possibly the floodway. These are issues that win be further
addressed later in this report.
Common areas are indicated on the preliminary plat near the center of the development
and at the southeast corner of the development. The open area near the center of the
development is intended to be developed as an amenity to the lots that would back up to
it and it is planned to have pedestrian access through this common area that connects
to other parts of the development. The common area in the southeast comer of the site
is largely located in the 100 year floodplain and could be developed as a small park area
as well as being used as part of a stormwater management plan. There is additional
common area that surrounds some of the lots as well as a common area that extends to
the north to Two Mile Drive where the bike, pedestrian and emergency access road is
proposed. Ali of the common areas would be owned and maintained by the homeowners
association.
Criteria for the Creation of a Planned Unit DeveloiDment IPUDI District
Tli,m -rnIImxri-na infn-rmqfin-m nnri �-Nrnhintinn rrifFrin fip- frnrn I-' Ziar-tinn 97 ') 1 "F fl��
Kalispell Zoning Ordinance. The intent of the planned unit development provisions are
to provide a zoning district classification which allows some flexibility in the zoning
regulations and the mixing of uses which is balanced with the goal of preserving and
enhancing the integrity of the neighborhood and the environmental values of an area.
The zoning ordinance has a provision for the creation of a PUD district upon annexation
of the property into the city.
Review of Application Based Upon PUD Evaluation Criteria: The zoning regulations
provide that the planning board shall review the PUD application and plan based on the
following criteria:
1. The extent to which the plan departs from zoning and subdivision
regulations otherwise applicable to the subject property, including, but not
limited to, density, bulk and use, and the reasons why such departures are or
are not deemed to be in the public interest;
The planned unit development does not deviate from the zoning with regard to use, but
deviates from the zoning primarily with regard to setbacks. Single family, two family and
multi -family dwellings are anticipated in the RA- 1 zoning district. Multi -family dwellings
are listed as a conditionally permitted use which would typically require the granting of
a conditional use permit for the three unit townhouses. The PUD would eliminate the
need for acquiring a conditional use permit since all of the relevant information related
to location, building height and size area addressed under the PUD. Setbacks in the RA-
6
I zoning are 20 feet in the front, rear and side corner and 10 feet on the sides. As
proposed, the setbacks have been reduced in some instances, but to a certain extent
this is a result of the manner in which the lots of been configured within the
subdivision. If the setbacks are taken from the external boundaries of the property
rather the from the internal lot boundaiies, there is no apparent deviation from the 20
foot rear yard setback.
There is a deviation from the front vard setbacks froin 20 feet on some of the lots, The
20 foot front yard setback is intended to provide a parking area in front of a garage
without the vehicle extending into the right of way. As is being proposed with this
development, in most instances the deviation from the 20 foot front yard setback is not
problematic because the garages and associated parking area are accommodated
elsewhere on the property and a vehicle can be parked in front of a garage without
extending into the right of way. However, in afew instances the issue of providing an
adequate parking space in front of the garage is present. As indicated on the site plan,
the location of some of the townhouses and associated garages will need to be modified
in order to accommodate a 20 foot setback in front of the garage. Specifically the lots
that would need to be moved further from the edge of right of way are: Lots 8, 9, 10, 11,
13, 14, 15, 16, 29. Minor modifications to the siting of the units will fully address this
issue.
Side yard setbacks are 10 feet in the RA- I zoning district which ultimately results in a
minimum of 20 feet between the buildings. As proposed there is a deviation from the 10
foot side yard setbacks with some of the proposed buildings- In some instances the
deviation from the 10 foot setback requirement are a result of the manner in which the
lots have been configured which still results in a 20 foot separation between buildings.
But in a couple of the deviation from the side yard setbacks is real with a separation
between the buildings of less than 20 feet. Specifically the reduction in setbacks occurs
between proposed Lots 23 and 24 and Lots 16 and 17. There is also a deviation from the
20 foot side corner setback that are again more a matter of the manner in which the lots
have been configured with open space between the lot and edge of right of way with the
exception of Lot 33 which is proposed to be within five feet of the right of way.
All of the lots within the subdivision comply with the rninimum lot size standards for the
creation of sublot. There is not deviation from the 35 foot height limit with the buildings
proposed to be a mix of one an two story dwellings. There are no deviations from the
subdivision regulations.
2. The nature and extent of the common open space in the planned development
project, the reliability of the proposals for maintenance and conservation of the
common open space and the adequacy or inadequacy of the amount and
function of the open space in terms of the land use, densities and dwelling
types proposed in the plan;
Open space is defined in the Kalispell Zoning Ordinance as "Any part of a lot
unobstructed from the ground upward. Any area used for parking or maneuvering of
automotive vehicles or storage of equipment or refuse shall not be deemed open space."
However, on a practical basis open space is much more than simply the undeveloped
land around a building that could mean the setback areas. Common area is indicated
on the park in several locations within the subdivision. There is a common ayea at the
entrance of the subdivision that will generally function as an entrance to the subdivision
7
and for a subdivision sign. Another common area is located near the southeast comer of
the site that is located in the 100 year floodplain that has the potential for development
as a pseudo park and storm water management area. A common area is also located to
the north where the bike, pedestrian and emergency access road is located and around
the buildings. The largest common area is located between the internal block of lots that
has been proposed with a meandering sidewalk and those lots will back up against this
common area. Common areas are also located within the subdivision around some of
the lots. All of the common areas would be owned and maintained bv the homeowners
association. The developer will be responsible for developing amenities within the
common area that is also being proposed to meet the parkland dedication requirements
of the subdivision regulations. Amenities that should be developed within the primarily
common area would include the proposed sidewalk, picnic area and other appropriate
amenities so that the common areas actually provide a recreational amenity to the
subdivision. The homeowners association would be responsible for the maintenance of
the common area and open space once the subdivision is developed. Covenants,
conditions and restrictions will be required to be submitted with the final plat that
addresses the conservation and maintenance of the park and open space areas. If
properly developed and maintained it appears that the proposed park and open space
areas will provide adequate useable park and open space area for the subdivision with
easy access by the residents.
3. The manner in which said plan does or does not make adequate provision for
public services, provide adequate control over vehicular trafflic and further
the amenities of light or air, recreation and visual enjoyment;
The extension of public road, water and sewer to the site will be required to serve the
subdivision. Most of the public utilities will come from existing utilities in the immediate
area. Corporate Drive will be extended to provide a loop road within the subdivision and
secondary access to the north. Th ' e developer will be required to develop the utilities in
accordance with the Kalispell Standards for Design and Construction. Additionally, the
new roadways to be constructed within the subdivision indicated on the overall
development plan will be constructed to City standards. Access to the subdivision is
generally good with Corporate Drive being a fairly new City street which is adequate to
accommodate additional traffic generated from this subdivision.
,q
The proposed secondary emergency access to the north -A411 @Jso double as a bike a,
pedestrian tfail that �A4H ge from the neFthern peFtien of the inteFaed leep read to
Mile Prive appr-wdma 4y 6199 fe&� leag to the east will extend along the southeast
boundary of the property to an exiting paved drivewav and connect with Cooper Lane, a
Citv street. Some improvements will need to be made to the secondga access road to
bring it up to an acceptable standards.. In conjunction with the secondary emergency
access read / bike and pedestf4an path; there will need to be a crossing over the creek
and 100 year floodplain in order to build this road. In order to develop a crossing over
the creek the developer will be required to obtain a floodplain development permit from
the City of Kalispell and a 310 permit from the Flathead Conservation District.
Additionally, there are sections of the internal roadways that are located in the 100 year
floodplain and perhaps the floodway. This is could be problematic because it will require
filling the 100 year floodpiain in order raise it two feet above base flood elevation. The
necessity to fill the floodplain for these roadways appears to be a matter of design rather
than necessity and the staff would recommend the shifting of the roads and bike path to
the west to avoid the need to fill the floodplain. This may result in the reconfiguration of
W
the lots and perhaps the lots of one or more lots in the subdivision.
The design of housing types and lot sizes are a townhouses in a two and three unit
configuration _Iaiag �A41i two sing4e faR44y haaa . Specific elements of the architecture
have been submitted with the PUD application in the form of drawings and elevations.
The narrative also describes the elements as the exterior style being a slightly rustic
theme utilizing artificial stone, subtle timber details and vertical wood siding. Colors
would be natural, weathered earth tones with colored accents and metal roofs. The
housing would be a mix of single and two story dwellings and would generally be
between 1500 and 2100 square feet. The setbacks from the external property
boundaries, public rights of way and between the buildings generally meet the intent of
the zoning and would provide adequate light and air within the development.
Storm water management will be required to be handled and retained on site and a
portion of the 100 year floodplain could assist in accommodating stormwater
management issues- No detailed plan for handling drainage has been submitted with
the application and would not be required at this time, but as the project develops an
engineered drainage plan will need to be designed in accordance with City standards
and will be reviewed and approved by the Kalispell Public Works Department.
Parkland dedication is proposed to be addressed through the development of the
common areas within the subdivision that are primarily located near the center of the
site and in the southeast comer of the site as well as extending to the north with the
development of the bike and pedestrian plan /.secondary emergency access. These
common areas will need to be developed with recreational amenities and landscaping in
order to create a park like environment and to be considered to comply with the
parkland dedication requirements of the subdivision regulations. Passive open space
doesn't meet parkland dedication requirements but will need to be adequately
maintained by the homeowners association in a weed free state. It is the intent of the
developers to provide maintenance of the cornmon areas and the areas around the
dwellings in order to provide a consistent, high -quality level of maintenance for the
entire project.
4. The relationship, beneficial or adverse, of the planned development project
upon the neighborhood in which it is proposed to be established;
This neighborhood is a mix of uses with multi -family dwellings located to the south and
northeast of this site. There is a single-family subdivision to the west and commercial
development to the cast and to the south. The overall design of the PUD and future
development for this subdivision has created a mix of housing types and an integrated
park and open space component. As proposed it appears to be a well -integrated design
with the exception of the location of some of the roadways and bike path / emergency
access in the 100 year floodplain. The area to the south and this area in general have
been slow to develop over the last several years while other areas of the city have
experienced more rapid urban growth and expansion. There are several urban scale
developments in the immediate neighborhood, some of which have been in place for
rnanv years. Specifically, there is an apartment complex to the northeast on the east
side of Ashiey'Creek, Greenbriar Subdivision to the west and the senior apartments to
the south. The urban densities such as those being proposed are more in keeping with
the type of development anticipated in the area because of the close proximity of the
area to services. The density being proposed is in keeping with the neighborhood in
9
which it is located, the uses anticipated for the site and the densities allowed under the
RA-1 zoning and the growth policy for the axea. The staff is recor=ending some
screening and to buffer the residences to the west from the development being proposed
since a roadway will adjoin the back yards of the homes in the eastern portion of
Greenbriax Subdivision.
S. In the case of a plan which proposes development over a period of years, the
sufficiency of the terms and conditions proposed to protect and maintain the
integrity of the plan which finding shall be made only after consultation with
the city attorney;
The developers are anticipating that the project woTald be completed in a single phase
with the building taking place in to or more years depending on the market conditions.
Part of the requirements of PUD is that the developer would enter into an agreement
with the City of Kalispell to adequately insure that the overall integrity of the
development, the installation of required infrastructure, architectural integrity and
proposed amenities are accomplished as proposed.
6. Conformity with all applicable provisions of this chapter.
No other specific deviations from the Kalispell Zoning Ordinance can be identified based
upon the infon-nation submitted with the application other than those addressed in the
beginning of this report.
The staff recommends that the Kalispell City Planning Board and Zoning Commission
adopt staff report KPUD-05-4A as fmdings of fact and recommend to the Kalispell City
Council the PUD be approved subject to the following conditions:
1. That the development of the site shall be in substantial compliance with the
application submitted, the site plan, materials and other specifications as wen as
any additional conditions associated with the PUD as approved by the city council.
(Kalispell Subdivision Regulations, Appendix C — Final Plat)
2. That the plans and specifications for all public infrastructure be designed and in
accordance with Kalispell's Standards for Design and Construction Standards and a
letter shall be obtained stating that they have been reviewed and approved by the
Kalispell Public Works Department. (Kalispell Subdivision Regulations, Chapter 3,
Design Standards, Section 3.01).
3. A letter shall be submitted with the final plat from an engineer licensed in the state
of Montana certifying the improvements have been constructed in accordance with
the approved plans and specifications. As built drawings shall be submitted to the
Kalispell Public Works Department prior to final plat submittal for the completed
infrastructure. A letter from the public works department shall accompany the
engineer's certification stating that this condition has been met or otherwise
adequately addressed (Kalispell Subdivision Regulations, Chapter 3, Design
Standaxds, Section 3.01)
wo
4. An engineered stormwater management plan shall be developed which utilizes on
site retention methods and insures that adjoining -properties will not be impacted by
stormwater runoff, snow melt or surface water.
5. Front yard setbacks for the tovmhouses that have garage access directly along the
right of way shaU be setback a minimum of 20 feet to insure that all vehicle parking
is outside the public right of way. This would riot apply to townhouses that have
some other provision for handling access and on site parking. (Site Development
Review Committee)
6. A minimum 20 foot rear setback shaE be maintained between the buildings and the
exterior boundaries of the subdivision.
7. That covenants, conditions, a,�id restrictions for the subdivision shall be provided
that include a provision for the private conservation and maintenance of common
areas as well as compliance with the approved planned unit development elevation
drawings, treatments and other architectural elements.
S. A note on the face of the final plat shall be provided for the pro-rata share of
ownership of the common area for taxation purposes.
9. Townhouse lots within the subdivision shall be identified by a lot number and letter
such as Lot 1A, 1B or 1C rather than being numbered sequentially as shown on the
preliminary plat.
10. That permits be obtained from the Flathead Conservation District, Montana
Department of Natural Resources and the Montana Department of Environmental
Quality for work done along the creek channel or a letter from those agencies
stating that the scope of work does not require permitting. (FCCD / DNRC)
11. That a minimum 10-foot buffer shall be established between the western internal
roadway and Greenbriar Subdivision to provide screening and buffering between the
road and these houses. This shall be in the form of bern-ling, fencing or landscaping
or a combination thereof. These improvements are to be coordinated with the
Kalispell Public Works Department, the Parks and Recreation Department and the
homeowners in Greenbriar Subdivision to the west.
12. The following requirements shall be met per the Kalispell Fire Department: Kalispell
Subdivision Regulations, Section 3-20)-
a, Water mains designed to provide minimum fire flows shall be installed per City
if
spec ications at approved locations. Minimum fire flows shall be in accordance
with International Fire Code (2003) Appendix B.
b. Fire hydrants shall be provided per City specifications at locations approved by
this department, prior to combustible construction.
c, Fire Department access shall be provided in accordance with International Fire
Code (2003) Chapter 5,
d. Secondary emergency vehicle access shall be provided in accordance with
International Fire Code (2003) Chapter -3 and Kalispell Subdivision Regulations.
e� It should be noted that hazardous weed abatement shall be provided in
accordance with City of Kalispell Ordinance 10-8.
I i
f. Street naming shall be approved by the fire department.
13, That a letter be obtained from the Kalispell Parks and Recreation Director approving
a landscape plan for the placement of trees and landscaping materials within the
five foot landscape boulevard developed between the curb and the sidewalk.
(Kalispell Subdivision Regulations, Section 3.11).
14, That the areas designated on the plat as common shall meet the requirements for
parkland dedication provided they are developed in accordance with a plan
approved by the Kalispell Parks and Recreation Director that provides recreational
amenities including but not limited to pedestrian access, irrigation, landscaping
and play equipment so as to provide a recreational component within the
development and not simply left as passive open space. A letter shall be submitted
with the final plat stating that the common areas have been developed in
accordance with the approved park development plan. (Kalispell Subdivision
Regulations, Section 3.19).
15. That a detailed flood study be completed determining the exact location of the
floodway. No fill, development or other disturbance of soil or vegetation shall be
allowed within the floodway- The location of the roadways and bike path /
secondary emergency access shall be relocated so that no fill, development or
disturbance of vegetation occurs in the 100 year floodplain unless otherwise
absolutely required. Any work, development or fill in the 100 year floodplain shall
be kept to a minimum and shall be directly related to providing secondary
emergency access for the subdivision of the north approximately 400 feet of the bike
/and pedestrian path / emergency access road. It is anticipated that this may
result in the reconfiguration and / or loss of lots within the subdivision.
16. A floodplain development permit shall be obtained from the Kalispell Floodplain
Administrator for any limited but necessary work to be performed within the 100
year floodplain.
17. The roads within the subdivision shall be named and signed in accordance with the
policies of the Kalispell Public Works Department and the Uniform Traffic Control
Devices Manual and be subject to review and approval of the Kalispell Fire
Department. (Kalispell Subdivision Regulations, Section 3.09).
18. That a note be placed on the face of the final plat that waives protest to the creation
of a special improvement district for the upgrade of roads in the area to City
standards which may be impacted by this development.
19. That a letter be obtained from Flathead County Road Department stating that the
proposed accesses onto Two Mile Drive has been reviewed and approved and any
associated and necessary improvements have been satisfactorily completed.
20, The roads within the subdivision shall be named and signed in accordance with the
policies of the Kalispell Public Works Department and the Uniform Traffic Control
Devices Manual and be subject to review and approval of the Kalispell Fire
Department. A letter shall be obtained from the Kalispell Public Works Department
stating the naming and addressing on the final plat have been reviewed and
approved (Kalispell Subdivision Regulations, Section 3.09)-
12
21. All existing and proposed casements shall be indicated on the face of the final plat.
Utility easements for City water and sewer shall be provided to allow for the logical
extension of utilities from this subdivision to adjoining properties. A letter from the
Kalispell Public Works Department shall be obtained stating that the required
easements are being shown on the final plat.
22. The developer shall provide a letter from the U.S. Postal Service approving the plan
for mail service. (Kalispell Subdivision Regulations, Section 3.22).
23. Street lighting shall be located within the subdivision and shall have a full cutoff
lens so that it does not intrude unnecessarily onto adjoining properties. (Kalispell
Subdivision Regulations Section 3.09(L)).
24. All utilities shall be installed underground- (Kalispell Subdivision Regulations,
Section 3.17).
25, That a minimum of two-thirds of the necessary infrastructure for this subdivision
shall be completed prior to final plat submittal.
26. All areas disturbed during development of the subdivision shall be re -vegetated with
a weed -free mix immediately after development.
27, That a development agreement be drafted by the Kalispell City Attorney bet-ixreen the
City of Kalispell and the developer outlining and forinalizing the terms, conditions
and provisions of approval. The final plan as approved, together with the conditions
and restrictions imposed, shall constitute the Planned Unit Development (PUD)
zoning for the site.
28, That preliminary plat approval for the planned unit development shall be valid for a
period of three years from the date of approval. (Kalispell Subdivision Regulations,
Section 2.04).
NW
13
0;+-, 11-P TZ "I-,* "I'll
%�ALy V1 iNa-11opt,11
Planning Department
17 Second Street East, Suite 2 11
KalispeR. Montana 59901
Telephone: (406) 751-1850
Fax: (406) 751-1858
Website: kalispellplanning.com
MEMORANDUM
TO: Kalispell City Planning Board and Zoning Commission
FROM: Narda A. Wilson, Senior Planner
DATE. July 6, 2005
RE: Westwood Park PUD / Preliminary Plat
BACKGROUND: At their special meeting of June 21, 2005 the Kalispell City Planning
Board held a public hearing and considered substantial testimony regarding the
planned unit development and preliminary plat for Westwood Park Subdivision. The
property is located at the nor -them terminus of Corporate Drive, south of Two Mile
Drive and immediately east of Greenbriar Subdivision. It contains approximately nine
acres and is bordered on the east by Spring Creek.
The request is for preliminary plat approval of a residential subdivision with a Planned
Unit Development zoning overlay on property zoned RA- 1, Low Density Residential
Apartment, This subdivision included 33 dwelling units on appro.-8imately 8.97 acres
that would be comprised of a mix of one family, two family and three family dwellings
that would be developed as townhouses for individual ownership. A loop roadway will
serve the lots in the subdivision that is a northern extension of an existing City street,
Corporate Drive.
The planning board unanimously continued the project and identified several issues of
concern they wanted the developer to attempt to address. Those were as follows:
• Density
• Floodplain
• Stormwater and surface water
• Primary and secondary access issues
On Monday June 27, 2005 a meeting was held at the home of Pastor Dawn Shur
whose property is along the west boundary of the subdivision. In attendance were
approximately 12 or 13 property owners from Greenbriar Subdivision, the developers,
their engineers and n2e. It was a very positive and productive meeting.
The neighbors were concerned about the two three unit townhouses that were on the
west side of the property. The developer amended their plans by creating one three
unit townhouse and two two unit townhouses rather than two three unit towiihouses
Westwood Park Subdivision Memo
July 6, 2005
Page 2
and one single family dwelling. This resulted in a greater separation between the
buildings. Additionally, one of the dwellings was eliminated along the east portion of
the site as a result of the reconfiguration of the roadway and removing it from the 100
year floodplain.
The neighbors were also concerned about stormwater management and groundwater
levels and wanted assurances that their homes and property would not be
compromised by stormwater from the project. The engineers and developers explained
their plans for managing the stormwater and gave the neighbors the results of
groundwater level testing that was done. That information is included with the
amended staff report. The conclusions of the report were that some areas had clay
soils on the surface that prevented the easy absorption of surface water into the
perceived problems with water in basements or standing water was a result of surface
water, not groundwater. A detailed, engineered storra water management plan will be
fully developed, but in essence, the stormwater would be collected in several areas
within the site and piped to one or more retention areas within the development.
In looking at access within the site, some of the neighbors initially had concerns about
the location of the road along the east boundary of their property. However, a vote
was taken and it was generally unanimous that a nice vinyl fence and landscaping
would be the preferred alternative to backing up the rear yards of the lots. The
neighbors felt that by moving the buildings away from their property there -would be
less impact to them with regard to obstructing their views, noise and density.
Secondary access to the site was relocated from the north to the east via an existing
paved driveway. The relocation of the secondary emergency access alleviates the
problems the neighbors to the north had about potential flooding of their property if
the roadway were elevated as well as concerns about resizing and replacing the
existing culvert. Additionally, the relocated access to the east appears to require less
fffl in the floodplain to improve the road to secondary access standards.
The issue of providing an access or casement to the north was strongly opposed by
both the neighbors and the developers. It was felt that there were inherent problems
with the location related to sight distance, floodplain, neighborhood integrity and non -
local traffic. That easement was not placed on the revised preliminary plat and PUD
plans.
At the conclusion of our approximately two hour meeting, the neighbors felt very
satisfied that their concerns were fully addressed. The developers felt that their
project design was improved as a result of conferencing with the neighbors and the
staff felt that the planning board's concerns had been fully addressed.
Westwood Park Subdivision Memo
July 7 ,2006
Page 3
RECOMMENDATION: Two motions wouid be in order:
A motion to adopt staff report KPUD-05-04A as findings of fact and recommend
to the Kalispell City Council that the planned unit development for Westwood
Park be approved subject to conditions would be in order.
A motion to adopt staff report KPP-05-1 1A asBindings of fact and recorrunend to
the Kalispell City Council that the preliminary plat for Westwood Park
Subdivision be approved subject to conditions would be in order.
REPORTS/KPP/2005AVESTWOODMEMO.DOC
July 12, 2005
The definition of a PLANNED UNIT DEVELOPMENT (PUD) as
stated in the City of Kalispell Subdivision Regulations is
as follows: "A tract of land developed as an integrated
unit. The development is unique and is based on a plan
which allows for "flexibility of use," design, setting and
density not otherwise possible under the prevailing
regulations.
This is our response to Conditions of Approval to Staff
Report #KPUD-05-4A and #KPP-05-11A
Conditions 1, 2, 3 and 4 as stated.
Condition 5. We would like to read as follows:
"Front yard setbacks from the tow-nhouses that have garage
access directly along the ricrht of wav shall insure a
minimum distance of 20 feet between the garage and the
sidewalk and would apply to Lots 11, 12 and 13. This would
not apply to townhouses. that have some other provision for
handling access and on site parking."
Conditions 6, 7, and 8 as stated.
Condition 9. The City of Kalispell Subdivision Regulations
states in Appendix A, Section I, D. "That all lots and
blocks designated by numbers," Although the Townhouses
house two or three units they are considered individual
lots and encompass more than just the area of the building.
we feel that it would be less confusing by designating each
lot by number rather than by building and then unit. We
would like to see condition 9 as follows: "Lots within the
subdivision shall be identified by sequential numbers as
shown on the Preliminary Plat."
Conditions 10, 11, 12, 13, and 14 as stated.
(p)4oa-7ss.3208 (P*)406,755-32ie P0 Eloxi ia-4 -IS30 3" AvE E SUITE 302, KALISPELL, MT. 599 a I
Condition 15. We would like this condition to read as
follows: "That a detailed flood study be completed to
determine if a floodway exists. The location of the
roadways and secondary emergency access shall be located so
that minimal fill, development or disturbance of vegetation
(by permit) occurs in the 100 year floodplain unless
absolutely required. That a gravel pedestrian/nature
walkway be allowed along the west bank of Spring Creek as
shown on the Preliminary Plat and within the 100 year
floodplain."
Conditions 16, and 18 as stated.
Condition 17 is a repeat of Condition 20 and should be
removed.
Condition 19 should be eliminated as the emergency access
does not directly access onto Two Mile Drive.
Conditions 20, 21, 22, 23, 24, 25, 26, 27 and 28 as stated.
(R)4E3s,7s5.;32OU (F)406.755.321 8 pa sox i 1 34 -1 820 3" AVE E SuiTt 302, KALISF-ELL-,MT,59901
BILLMAYER ENGINEERING
July 1, 2005
Thor Jackola
Jackola Engineering & Architecture, PC
1830 Third Avenue East
Kalispell, MT 59901
RE: PnrL- OiOiAjv�c4nn Prpl��inarii Pl�t TiON? 1 WIA,; pdit'
-Ron
Dear Mr. Jackola,
As requested, we have reviewed the preliminary plat of Westwood Park Subdivision with respect
to potential impacts on the floodplain as a result of minor fill associated with Lots 5, 6 and 14.
The 100-year flood boundary of West Spring Creek between US Highway 2 West and 2 Mile
Drive is a backwater caused by the culvert geometry under US Highway 2. During a I 00-year
flood event backwater creates the upstream flooded zone as the result of headwater stacking at the
US 2 culvert. The upstrearn driveways and culverts are inundated because of the hydraulic
capacity of the Highway 2 crossing. Minor fills within the flood pool that defines the floodplain
boundary will have no effect on the flood elevations upstream of the fill placement. The
proposed fill on these lots is very minor in nature (less than 200 cubic yards), and will not change
the flood elevations.
Based upon this initial assessment, it is my opinion that a FEMA Letter of Map Revision
(LMOR) is very feasible and would be typically released by FEMA upon submittal of the
appropriate forms and application fees,
We remain available to assist with any questions or concerns that may come up during the
subdivision review and development process.
Sincerely,
BILLMAYER ENGNEERING
J. Jay Billmayer, P.E.
CC: Job File T26,2
2191 Third Avenue East , P.O. Box 1139 - Kalispell, Montana 59903-1139 - (406) 257-8707 - FAX (406) 257-8710
PROJECT TITLE
PROJECT NUMBER
TE
REGARDING
130 Box 1134, Kalispell., MT 59903
1202nO . V-- lAnjM% 0 - --�
deilt Dy: Hf- LaSej-Jet 01003 14007010000)- Jun-27-05 4:32PM; flage i
LOG OF EXCAVATION TH-1
Page I of 1
A *%
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PROJECT, Westwood Pa LOCATION, Asstaked
Kalispell, Montana
JOB NO,; SURFACE ELEVATION: 2959.0
BACKHOF John Deere 120 Tracked Excavator GROUNDWATER DEPTH:Z None Cbserved
USED, Z
OPERATOR D(-.nman Construction DATE STARTED: 6/22/05
LOGGED By, G Klein DATE COMPLETED: 6/2210-5
LABORATORY TEST DATA
W
0
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MATERIAL
CLASSIFICATION AND DESCRIP710N
L, Oreanic Matter
Silty CLA.Y' flrrn to stiffi, moist, low plasticit.
Wth some loan clay zones, darker organic
rnC-)ttled frN AA1 N
qu>3.0 tsf (pocket penetrometer)
4.
SK Loan CUkY, stiff, moist, moderate
plasticity, light brown (CL)
qu;�,4.5 tsf (pocket pen6trometer)
7.G
Clayey G ravel with Sand, Cobblas, and
Boulders, GLaciel Till, dense, moist,
�.ro_undiP4 �ravels. liaht brown
End of Test Hole @ TS'
abandoned due -to utility conflict
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F EXCAVATION TH-2
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PROJECT:
Westwood Park
Kalispell, Montana
LOCATION; As staked
JV5 NU.:
SURFACE ELEVATION. 2965.0
BACKHOZ
John Deere 120 Tracked
Excavator GROUNDWATER DEPTH.V 9.5 6/22?05
USED,
I
OPERATOR.
Derman Construction
DATE STARTED' 6/22/05
LOOGED BY;
G. Klein
DATE COMPLETM 6122105
LABORATORY TEST DATA
z
MAT�RIAL
40
CLASSIFICATION AND DESCRIPTION
s
TOPSOIL, Organic Matter
I
5
SILT, fimi, slightly moist, some plasticity,
light brown (ML)
2.a) 11/1 Cij%y' , ' v ' ery " stiff, , r - no ' i ' st, laminated into
2" beds tjp�cal, blocky structure, light brown
(CL)
SK
silty
SK SMD, loose to vory loose, very mc
to saturated, fine sand,. light brawn (SM)
10 sides of test hole caving
SK Clayey GRAVEL with Sand, Cobbles, and
�Soulders, very dense, saturated, rounded
rqyq!p, lighl �rown (G�C) . ............
End of Toit Hole a 12.5'
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page I of I
PROJECT,
Westwood Park
Kalispell, MonMne
LOCATION: As staked
J08 NU
SURFACE ZLEVATION: 2967,0
BAQ 'r 10 C
L;..A[Ft I L" i4v 114--rutu r�xuavamr
GROUNUWATER DEPTH-Y I �i,,3 6/22/05
USED'
T
OPERATOR-
Denman Gons&uction
DATE STARTED. 6122/05
LOGGED BY'
G. Klein
DArr= COMPLETED' 6/22/05
4C
C7 8
W �8
<
10
15
LABORATORY TEST DATA
MATERIAL
Z
CLASSIFICATJON AND DESCRIPTION W
TOPSOIL., Omanic Mallter
Lean UjkY, hard, slightly moist,
blocky, ruottled light brown (CL)
<
becoming more pf"tic with depth with
occasional. -silt seams
'Fell,
qu=�.5_ t;F,(,p-o-r,-k-e,t"p,@-netrometer)
�ecornlng softer with depth
no resistance to pocket penetrometer
11- r/
considerable seepage
SK End of Test'Hol'e'-'@ 130
SAMPLE TYPE KEY: M SCFD- SAND CO\1F_ rIELD OENSITY REMARKS Installed PVC Observation Well
ffl NDr-D- NUCLF-AH DENSOMETER-rIELD DENSITY
JIST -SHELBYTUSE
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(A SK -SACK SAIAPLE
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& PROJECT� Westwood Park LOCA71ON; As staked
Kalispell, Montana
JOB NO., SURFACE ELEVATION- 2966,0
BACKHOE John Deere 120 Tracked Excavator (' 1ROUNOWATER I)FPTH:V 12�3 6/23/06
USED; T
OPERATC)FR! Di�nrnan Constr'uctian DATE STARTED; 6123105
LOGGED BY; G Klein DATE COMPLETED: 612S/05
LABORATORY TEST DATA
MATERIAL
�IPTION
CLASkIlIFICATION AND DESCR
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10
SK
2.3R.I.
SK
T,
ii �J Sand, very stiff, sl�ghtly moist,
fine sand, light brown (ML) I
8!(ty CLAY, very stiff, slightly moist, mottled
with oxidized zones, light brown/pink
(CL-ML)
Lean CLAY, very stiff, slightly moist to
moist, light brown (CL) -
becoming soft, saturated, no resistance to,
pocKet penetrometer
S114 SAND, loose to very loose. satun
fine sand. light brown (SM)
seepage with caving sidewails,
End of Test Hole @ 15.91
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LAd NDFD- NUCLEAF I)ENSOMETER FIELD DENSITY
IFST -SHELBYTUBE
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.... .. .....
PROJECT:
JOB NO�;
Viestwood Park
Kalispell, Montana
LOCATION: As staked
SURFACE FLEVATI[ON, 2975.0
SACKHOE
J jhn Deere 120 Tracked Excavator
GROUNDWATER DEPTH,7 None Observed
USED;
OPERATOR-
Eenmen Construction
DATE STARTED: 6/23106
LOGGED 13Y'
G. Klein
DATE COMPLETED� 6/23105
Iz
12
<
0
16
SK
SK
MATERIAL
CLASSIFICATION AND DESCRIPTION
TOPSOIL, Organic Mafter
ghtly m ist,
,mmly-SIT, firm to stiff, sb o
occasiaral slit beds/nodules, fine sand, trace
cobbles, light brown (ML)
SK Loan CLNY, Soft, satuMted, light brown
SK
Clayey GRAVEL with Sand, Cobbles, and
Bouldem, Glacial Till, dense, saturated, soft
claggey binder, rounded: revels, light brown
G
G
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LAE30RATORY TEST DATA
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Z U
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22
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KAM
City of Kalispell
Planning Department
17 Second Street East, Suite 2 11
Kalispell, Montana 59901
Telephone; (406) 751-1850
Fax; (406) 751-1858
Website, kalispellplanning.com
July 6, 2005
Dear Property Owners:
You are being sent the attached agenda 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 rioted below. This is not another public hearing. Comments will be accepted
at the beginning of the meeting under Hear the Public. You may contact this office for
additional information.
The regula-r meeting of the Kahspell City Planning Board and Zoning Commission is
scheduled for Tuesday, July 12, 2005 beginning at 7:00 PM in the Kalispell City
Council Chambers, Kalispell City Hall, 312 First Avenue East, Kalispell.
1. A request for a PUD on property zoned RA- I to allow a 32 lot residential
subdivision located at the northern terminus of Corporate Way between Two
Mile Drive and Hwy 2 West concurrent with Westwood Park Subdivision.
2. A request for a preliminary plat approval of Westwood Park Subdivision. The
subdivision consists of 32 dwelling units in a two and three unit townhouse
configuration on approximately 8.97 acres located at the northern terminus of
Corporate Way between Two Mile Drive and Hwy 2 West,
Documents pertaining to these agenda items axe on file for public inspection at the
Kalispell Plarming Department, 17 Second Street East, Suite 211, Kalispell, MT 5990 1,
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 contact Narda Wilson, Senior Planner at (406) 751-1850 or e-mail at
nwilson'c-
Li�)aljspell.com for additional information.
Sincerely,
At�
Narda A. Wilson
Senior Planner
AGENDA
KALISPELL CITY PLANNING BOARD AND ZONING COMMISSION
July 12, 2005
A regular meeting of the Kalispell City Planning Board and Zoning Commission is
scheduled for Tuesday, July 12 2005 beginning at 7:00 PM in the Kalispell City
Council Chambers, Kalispell City Hall, 312 First Avenue East, Kalispell, Montana.
The Agenda for the meeting will be:
A. Call to order and roll call.
B. Election of Officers
a. Nomination of President
b. Nomination of Vice -President
C. Approval of the Minutes — June 14, 2005 and June 21, 2005
D. Hear the Public
E. Public Hearings: The Kalispell City Planning Board and Zoning Commission will hold a
public hearing on the following agenda items. Following the hearing and board
discussion, the board may make its recommendation to the Kalispell City Council for
final action:
1. A request for an initial zoning designation of R-4 upon annezation to the city of
Kalispell on 0.51 of an acre located on the northwest corner of 7th Ave West and
0 �A- T-N,4-
2. A request for an amendment to the Kalispeli Zoning Ordinance to, allow rental
storage units in basements of e.xisting buildings in the B-5 zoning district.
E. Old Business
1. A request for a PUD on property zoned RA-1 to allow a 32 lot residential
subdivision located at the northern terminus of Corporate Way between Two
Mile Drive and Hwy 2 West concurrent with Westwood Park Subdivision.
2. A request for a preliminary plat approval of Westwood Park Subdivision. The
subdivision consists of 32 dwelling units in a two and three unit townhouse
configuration on appro,-dmately 8.197 acres located at the northern terminus of
Corporate Way between Two Mile Drive and Hwy 2 West.
3. See attachment for summary of prior planning board items
F. New Business
1. Amendment to the Kalispell City Planning Board By -Laws
Q. Adjournment.
Work session to follow the regular meeting
Next regular meeting: August 9, 2005 - Tuesday, 7:00 PM
Tri-City Planning Office
17 Second St East, Suite 211
Kalispell, MT 59901
Phone: (406) 751-18M Fam (406) 7-51-185S
CITY OF KALISPELL
APPLICATION FOR PLANNED UNIT DEVELOPMENT (PUD)
PROJECT NAME
I.
?A
3.
NAME OF APPLICANT: k)v'Twoot
MAIL ADDRESS: 67Z . . ........ -
CITY/STATE/ZIP:
PHONE: S(qS -�2ZS7
NAME AND ADDRESS OF OWNER IF DIFFERENT THAN APPLICANT:
4. NAME:
5. MAIL ADDRESS: Sot
7.
CYrY/STATE/ZIP:
TECHNICAL ASS]
8. MAIL ADDRESS:
PHONE:-614
9. CITY/STATE/ZIP. CVUNU--*1kj COLO. "0 1 PHONE:
If there are others who should be notified during the review process, please list those.
?�',L'L- CZ1,�,11.idl OW t!)(,3 - 9j 2- S-
Check One:
-X Initial PUD proposal
Amendment to an e.�dsting PUD
A� Property Address: 487- Tt,-j()
B. Total Area of Property: 9 77,
. -AL 6L
C. Legal description including Section, township range: Z--L
4- Zoo-s-Za9 Lot -4C1c-,'ZCF-j2.(-W
D The present zoning of the above property is: R4— I 1 .0
E. Please provide tile EU-11owing 1n1'Qiuiut1'U-L1 In -a W1U1 6UPPUlUdir,
drawings or other format as needed:
a. An overall description of the goals and objectives for the development of
the project.
b. in cases where the development will be executed in increments, a
schedule showing the time within phase will be completed.
C. The extent to which the plan departs from zoning and subdivision
regulations including but not limited to density, setbacks and use, and
the reasons why such departures are or are not deemed to be in the
public interest;
d. The nature and extent of the common open space in the project and the
provisions for maintenance and conservation of the common open space;
and the adequacy of the amount and function of the open space in terms
of the land use, densities and dwelling types proposed in the plan;
e. The manner in which services will be provided such as water, sewer,
storm water management, schools, roads, traffic management,
pedestrian access, recreational facilities and other applicable services
and utilities.
f. The relationship, beneficial or adverse, of the planned development
project upon the neighborhood in which it is proposed to be established
9. How the plan provides reasonable consideration to the character of the
neighborhood and the peculiar suitability of the property for the
proposed use.
h. Where there are more intensive uses or incompatible uses planned within
the project or on the project boundaries, how with the impacts of those
uses be mitigated.
i. How the development plan will further the goals, policies and objectives
of the Kalispell Growth Policy.
Include site plans, drawings and schematics with supporting narratives
where needed that includes the following information:
(1). Total acreage and present zoning classifications;
(2). Zoning classification of all adjoining properties;
(3). Density in dwelling units per gross acre;
(4). Location, size height and number of stories for buildings
and uses proposed for buildings;
(5). Layout and dimensions of streets, parking areas, pedestrian
walkways and surfacing;
2
(6). Vehicle, emergency and pedestrian access, traffic
circulation and control;
(7). Location, size, height, color and materials of signs;
(8). Location and height of fencing and/or screening;
(9). Location and type of landscaping;
(10). Location and type of open space and common areas;
(11). Proposed maintenance of common areas and open space;
(12)� Property boundary locations and setback fines
(13). Special design standards, materials and / or colors;
(14). Proposed schedule of completions and phasing of the
development, if applicable;
(15), Covenants, conditions and restrictions;
(16). Any other information that may be deerned relevant and
appropriate to allow for adequate review.
If the PUD involves the division of land fbr the purpose of conveyance, a preliminary
plat shall be prepared in accordance with the requirements of the subdivision
regulations.
Please note that the approved final plan, together with the conditions and restrictions
imposed, shall constitute the zoning for the district. No building permit shall be issued
for any structure within the district unless such structure conforms to the provisions
of the approved plan.
The signing of this application signifies that the aforementioned information is true
and correct and grants approval for Tri-City Planning staff to be present on the
property -for routine monit-ortirl - --A
6 CX-L.M& %A"AJalr�
�Ap
5— — 2 — els--
(Date)
3
APPLICATION PROCESS
APPLICABLE TO ALL ZONING APPLICATIONS:
A. Pre -Application Meeting:
A discussion with the planning director or designated member of staff must
precede filing of this application. Among topics to be discussed are: Master
Plan or Growth Policy compatibility with the application, compatibility of
proposed zone change with surrounding zoning classifications, and the
application procedure.
B. Completed application form.
C. Application fee per schedule, made payable to the Tri-City Planning Office.
PUD Zoning Review Fee
Residential $700.00 + $25/acre
Commercial $800.00 + $25/acre
Mixed Use $850.00 + $25/acre
* Deduct $200 from PUD fee if application is concurrently submitted with a
preliminary plat.
D. A bona fide legal description of the subject property and a map showing the
location and boundaries of the property.
E. A list of the names and mailing addresses of all property owners within ISO feet
of the subject property as shown on the Assessor's roll. Public streets and right
of ways are not included in the 150 feet. See example below and attached notice
from County Plat Room.
Assessor No Sec-Twn-Rn Lot/Tract No Property Owner & Mailing Address
Please consult the with staff of the Tri-City Planning Office for submittal dates and
dates for the planning board meeting at which it will be heard in order that
requirements of state statutes and the zoning regulations may be fulfilled. The
application must be accepted as complete forty-five (45) days prior to the scheduled
planning board meeting.
Effective 3 / 15 / 04
4
WestWood Park will be made up of duplex townhouses, triplex townhouses, and single family
homes built by the developer and for sale with a lot. The goal is to have an interesting and
appropriate building architecture and community site layout and still be affordable to the general
public. There will be a total of 34 units with a mix of ranch and two-story plans. The units will
be approximately 1500 to 2100 s.f. finished with two -car garages. The homes may have
unfinished space inside that can be finished as the occupant's family and income grows. The
exterior style will be a slightly rustic theme utilizing artificial stone, subtle timber details, and
vertical wood siding. Colors would be natural, weathered earth tones, with possible subtle color
accents on window frames and metal roofs.
The plan does not depart in use, but departs from the existing zoning and subdivision regulations
in other areas. The primary purpose for this cluster development is to create grouped housing and
nicely landscaped and attractive larger open space areas, As shown, this results in some slightly
smaller lot sizes and potentially higher lot coverage than current minimums for RA- I zoning, but
is well within current allowable density limitations. With the town home lots, some of the lot
widths are less than the minimum 60 feet listed in the zoning regulations. Many of the lots
created maintained a 20 foot front yard setback where the garages enter from the front, In some
cases, the garages enter from the side and the front yard setbacks have been modified to 15 feet,
and even 10 feet in some areas. There is one location on the curve where the building front yard
setback on the corner will be 5, just off the entry from Corporate Drive. With the town home
lots, some of the side yard setbacks have been reduced to 0 at the party walls. If no party walls, a
minimum side yard setback of 5 feet has been maintained. A minimum rear yard setback of 10
feet has been maintained. The structures will consist of Single family, duplex, and triplex units.
Reference the preliminary plat for locations. The building height limit of 35 feet will be
maintained.
There will be a sign for the development as shown on the site plan. This will be constructed of
artificial stone and wood and will be attractively landscaped and maintained. In addition there
may be smaller signs or bollards at the entry fTom Corporate Drive on the south. These would be
constructed from similar materials to the main sign. All signage would be indirectly lit with
landscape lights.
WestWood Park will be built on 8.974 acres (390,907 sq ft) under single ownership. There will
be approximately 3.8 dwelling units per acre. The development as a whole more than meets the
parkland to lots ratio. In the RA-1 zone paTk1and requirement is equal to 11% of the land divided
into lots, in this case based on 6000 sq ft lots for smigles and duplexes, and 3000 s.f lots for the
triplex center unit for a total of 105,000 s.f. of lots, t.he parkland requirement would equal 11,5 50
sq ft. There is approximately 2.839 acres of common area in WestWood Park, or close to 32% of
the lot area. It is expected that some of the lots will ultimately be larger than the 6000 or 3000
s.f., but there is plenty of room to spare in the parkland requirement.
It is expected that site work will commence in July of 2005 with construction of homes following
as soon as possible thereafter. All site work will be completed prior to sales of the homes, Sale of
homes could start by October of 2005. The build out, depending on sales, may take a couple of
years.
CurTently the site's zoning is RA -I which allows for duplex construction. This project is being
submitted as a PUD to allow for triplex and single buildings and allow for varying setbacks based
on side entry garages. Our goal is to make the subdivision as open and park -like as possible so
along the interior the sidewalk will meander away from the curb and through the road right-of-
way. As described above, there will be more open space then required. The lot sizes comply with
RA- I as does the density. In an attempt to side load as many garages as possible, to improve the
aesthetics of the architectures, we propose the 20' requirement from the front of the garage to
extend to the meandering sidewalk. This allows us the flexibility to eliminate a large number of
street facing garage doors.
Open space will be left along the stream on the east boundary with a walking path and natural
landscaping. A parkJplayground area is located in the southwest comer. On the west side of the
loop a densely landscaped buffer will separate WestWood Park from the rear of the neighboring
homes. In the center of the subdivision is a generous open space with a meandering path, which
will allow for a park -like rear yard for many of the units which cannot take advantage of the
creek. The creek has been opened up to the street on the East side for easier access and visual
enjoyment by all residents, to allow for views out the front of some units, and to Create a visual
break (along with the landscape buffer on the West) from having houses and drives on both sides
of the street. The units are designed to allow for side or front entry garages on the end units. This
allows for a reduction in the appearance of garage doors in the neighborhood, more variety in
drive layouts, better off-street parking for many units, and narrower curb cuts and drives reducing
the overall impact of pavement.
This will be used as a bike/pedestrian path as well as providing emergency access. It is hoped that
this path can connect through the mall, across the highway, through the new apartment complex
(permission has been granted) and connect with the County Bike Path to the south. This will take
cooperation from the other property owners.
A homeowners association will be organized to oversee and enforce the CC and R's as well as to
maintain the open space area and perform other duties required. CC and R's will be created to
include covenants, conditions, and restrictions as well as design standards for the development.
Fencing covenants in WestWood Park will minimize or eliminate fencing to maximize the
appearance of, and access to, open space areas. Property lines will purposely disappear for the
benefit of openness and ease of landscaping. Homeowners will have their property cared for by
the association and all will be groomed simultaneously, Lighting will be designed to be non -
obtrusive while providing adequate light for safety. Services will be provided by the city of
Kalispell, which will include sewer, water, refuse collection, police, ambulance, and fire
protection. The site is in School District 5. There will be pedestrian access from Two Mile Drive,
The Gateway West Mall parking lot, and from Corporate Drive on the south. The lots will be
provided with public roads, sewer, water, and storm drainage that will meet the standards set forth
by the City of Kalispell Public Works department. Boulevard streets are planned with nicely
appointed pedestrian areas. A loop road has been designed making emergency access to the
majority of the development simple, and a secondary 20 foot emergency access to Two Mile
Drive has been provided for.
A hammer -head turn around has been provided on the east end of the development to service the
small cluster of homes on that end. A walk path has been added through the center common area
and tied to the emergency access road to allow easy pedestrian and bicycle access throughout the
development. Power, gas, telephone, and cable have been provided as well. Please refer to the
preliminary plat drawings for further reference.