Staff Report/PUD AmendmentCity of Kalispell
Planning Department
17 - 2uA Sh-ed East, Suite 211, Kalispell, Montana 59901
Telephone: (406) 751-1850
Fax: (406) 751-1858
Website: kalispellplanning.com
REPORT TO: Honorable Mayor and City Council
FROM: Tom Jentz, Planning Director
James H. Patrick, City Manager
SUBJECT: Westwood Park PUD and Subdivision
MEETING DATE: March 5, 26, 2007
BACKGROUND: Westwood Park is a Planned Unit Development ("PUD")
located on the north end of Corporate Drive just south of Two Mile Drive. The
project received preliminary plat and PUD approval on August 1, 2005 with 28
conditions of approval attached. As part of this subdivision, the developers
proposed a secondary access route to the north extending out to Two Mile
Drive using an existing driveway, culvert over West Spring Creek and Cooper
Lane, a private drive.
Condition # 12 (d) requires a secondary emergency access. Several conditions
then addressed how that condition was to be met. Condition #18 of the
subdivision required that the secondary access route be built to city standards
for emergency access and intended the design to be approved by Public Works.
Condition 15 required a floodplain permit for the work in the floodplain.
Condition # 26 required that the necessary easements be in place for the
emergency access road. Ultimately the flood issues required that the secondary
access road be elevated 2 feet due to flood hazards. The width of the easement
and the amount of fill required to meet this standard would ultimately diminish
the actual width of the travel surface. As the cost of the project increased and
the usability of the secondary access route diminished, the applicants revisited
the access issues with city staff.
Upon further review, the Fire Department believes that a modified turnaround
at the beginning of the secondary access route in lieu of extending the entire
secondary access would provide a better situation for emergency response.
Additionally, eliminating the fill needed to elevate the culvert or develop a
bridge across West Spring Creek would greatly diminish the impact on the
floodplain resulting from this project. Staff is therefore supportive of the
proposal.
RECOMMENDATION: The Council should approve the amendments to the
original Resolution 5057 approving the Preliminary plat for Westwood Park
which remove reference to an emergency secondary access and replace such
references with "emergency turn around".
ALTERNATIVES: As suggested by the Council.
Respectfully submitted,
d-
Tom Jentz �es . atn
Planning Director City Manager
Report compiled February 27, 2007
Cc: Theresa White, City Clerk
ORDINANCE NO. 1603
AN ORDINANCE AUTHORIZING AND ADOPTING AN AMENDMENT TO THE WESTWOOD
PARK PLANNED UNIT DEVELOPMENT AGREEMENT.
BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF KALISPELL, AS FOLLOWS:
SECTION 1. That the Westwood Park Planned Unit Development, approved on August 1, 2005,
shall be, upon execution by the landowner, amended as provided for in said
agreement under Section 5, Amendment or Modification of Agreement as follows:
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.
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 or as otherwise gpproved b
the Kalispell Fire Department.
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.
16. 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 / seeendafy emer-geney aeeess and
emergency turn around 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 flll in the 100 year floodplain shall be kept to a minimum and shall
be directly related to providing seeendar-y emer-geney aeeess an emergglicy turn around for
the subdivision. of the aeAh appr-eximately 400 feet ef the bike 4ad pedestrian path,
emer-geney aeeess read. It is anticipated that this may result in the reconfiguration and / or
loss of lots within the subdivision.
18. That a letter be obtained from the Kalispell Public Works Department stating that the proposed
efnefgeneyaeeessesE)ntoC;oopefba emergency turn around has been reviewed and approved
and any associated and necessary improvements have been satisfactorily completed.
SECTION 11. 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 19TH DAY OF MARCH, 2007.
Pamela B. Kennedy
Mayor
ATTEST:
Theresa White
City Clerk
Exhibit I
Suggested changes to resolution 5057
Conditions of approval
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.
c. Fire Department access shall be provided in accordance with International
Fire Code (2003) Chapter 5.
d. Seeendar-y emer-geney vehic4e aeeess shag be pr-Ewided in aeeeFdanee %4th
latema-fienal F4r-e Gode (2003) Ghapter- 5 and Kalispell Subdivi
RegWagens.
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.
16. 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 I
seeendafy emer-geney aeeess I and emergency turn around 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 seeendary emer-geney aecess- an emergency turn around for the
subdivision. of the neFth appr-oximately 4 00 feet of the bike /and pedestrian path
/ emer-geney aeeess read. It is anticipated that this may result in the
reconfiguration and / or loss of lots within the subdivision.
18. That a letter be obtained from the Kalispell Public Works Department stating
that the proposed emer-geney aeeesses ente Cooper- Lacne emergency turn around
has been reviewed and approved and any associated and necessary
improvements have been satisfactorily completed.
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