Staff Report/Final PlatTri-City Planning Office
17 Second Street East - Suite 211
Kalispell, Montanan 59901
Phone: (406) 751-1850
Fart: (406) 751.1858
tricity(-centurvtel. net
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REPORT TO: Kalispell Mayor and City Council
FROM: Narda A. Wilson, Senior Planner
Chris A. Kukulski, City Manager
SUBJECT Final Plat for Glacier Commons (Glacier Meadows Subdivision)
MEETING DATE: December 15, 2003
BACKGROUND: This is a request for final plat approval submitted by Schwarz
Engineering on behalf of their client RIO Arizona Holdings, LLC for approval of an 82-
lot single-family residential subdivision on approximately 38.4 acres on the northwest
corner of Granrud Lane and Whitefish Stage Road in northeast Kalispell. Although
initially approved in two phases, the infrastructure for the entire subdivision has
nearly been completed and will be final platted in a single phase. The primary
remaining item to be completed is the reconstruction of Granrud Lane to City of
Kalispell local street standards for which a subdivision improvements agreement (SIA)
has been submitted along with the necessary collateral. Cash in lieu of parkland
dedication in the amount of $30, 250 has been submitted with the final plat approval.
Preliminary plat approval for this subdivision was granted by the Kalispell City
Council on June 17, 2002 subject to 16 conditions. All of the conditions have been
met or otherwise adequately address through the SIA submitted with the final plat
application. The SIA covers remaining work on manholes, sidewalks, seeding and the
upgrade of Granrud Lane and is in the amount of $154,155. This is 125 percent of
the cost of the remaining improvements. Most of these estimated costs are associated
with the upgrade of Granrud Lane. A certificate of deposit will be filed with the City of
Kalispell naming the City of Kalispell as a beneficiary of the funds. The improvements
are anticipated to be completed by August of 2004 with the certificate of deposit
expiring in 2004.
RECOMMENDATION: A motion to accept the subdivision improvements agreement
and approve the final plat for Glacier Commons would be in order.
FISCAL EFFECTS: Potential minor positive impacts once developed.
ALTERNATIVES: As suggested by the city council.
Providing Community Planning Assistance To:
• City of Columbia Fails • City of Kalispell • City of Whitefish
Final Plat for Glacier Commons Subdivision
December 10, 2003
Page 2
Respectfully submitted,
?k
Narda A. Wilson
Senior Planner
Report compiled: December 10, 2003
Chris A. Kukulski�
City Manager
Attachments: Letter of transmittal
Final plat application and supporting documents
SUBDIVISION IMPROVEMENT AGREEMENT
THIS AGREEMENT, made and entered into this 14th day of November 2003, by and between
the CITY COUNCIL, City of Kalispell, Party of the First Part and hereinafter referred to as the CITY,
and
RIO Arizona Holdings, LLC a Corporation, located at 7590 East Gray Road, Suite 105, Scottsdale,
Arizona 85260, Party of the Second Part and hereinafter referred to as DEVELOPER.
WITNESSETH:
THAT WHEREAS, the Developer is the owner and developer of a new subdivision known as
Glacier Commons, located at SW %4, NW 1/4, Section 31, T 29N, R 21 W, Flathead County, Montana
and,
WHEREAS, the City has conditioned its approval of the final plat of Glacier Commons
upon the conditions as set forth in the Preliminary Plat of the Subdivision being completed and all
improvements as cited in "Exhibit A" have not been completed at this time, and the Developer wishes to
bond for the completion of those improvements set forth in "Exhibit A'; and
WHEREAS, the City's Subdivision Regulations require that a subdivider shall provide a
financial security of 125% of the estimated total cost of construction of said improvements as evidenced
by an estimate prepared by a licensed public engineer included herewith as "Exhibit B"; and
WHEREAS, the estimated total cost of construction of said improvements is the sum of
$123,324.00.
NOW, THEREFORE, in consideration of the approval of the final plat of said Subdivision by
the City, the Developer hereby agrees as follows:
1. The Developer shall deposit as collateral with the City a Certificate of Deposit, in the amount
of $154,155.00. Said Certificate of Deposit has an expiration date of at least sixty (60) days following
the date set for completion of the improvements, certifying the following:
Flathead County Subdivision Regulations Pagel of 9
a. That the creditor guarantees funds in the sum of $154,155.00, 125% of the estimated cost
of completing the required improvements in Glacier Commons.
b. That if the Developer fails to complete the specified improvements within the required
period, the creditor will pay to the City immediately, and without further action, such funds as
are necessary to finance the completion of those improvements up to the limit of credit stated in
the letter.
2. That said required improvements shall be fully completed by August 30, 2004,
3. That upon completion of the required improvements, the Developer shall cause to be filed
with the City a statement certifying that:
a. All required improvements are complete;
b. That the improvements are in compliance with the minimum standards specified by the
City for their construction and that the Developer warrants said improvements against any and all
defects for a period of one (1) year from the date of acceptance of the completion of those
improvements by the City;
c. That the Developer ]mows of no defects in those improvements;
d. That these improvements are free and clear of any encumbrances or liens;
e. That a schedule of actual construction costs has been filed with the City; and,
f All applicable fees and surcharges have been paid.
4. The Developer shall cause to be filed with the City copies of final plans, profiles, grades and
specifications of said improvements, with the certification of the registered professional engineer
responsible for their preparation that all required improvements have been installed in conformance with
said specifications.
Fiathwd County Subdowsion Regulations Page 2 ofS
IT IS ALSO AGREED BY AND BETWEEN THE PARTIES HERETO AS FOLLOWS,
TO -WIT:
That the Developer shall provide for inspection of all required improvements by a registered
professional engineer before the Developer shall be released from the Subdivision Improvement
Agreement.
That if the City determines that any improvements are not constructed in compliance with the
specifications, it shall furnish the Developer with a list of specific deficiencies and may withhold
collateral sufficient to insure such compliance. If the City determines that the Developer will not
construct any or all of the improvements in accordance with the specifications, or within the required
time limits, it may withdraw the collateral and employ such funds as may be necessary to construct the
improvement or improvements in accordance with the specifications. The unused portions of the
collateral shall be returned to the Developer or the crediting institution, as is appropriate.
IN WITNESS WHEREOF, the Parties have hereunto set their hands and seals the day and year
herein before written.
RIO Arizona, Holdings, LLC
by�'�f+t
F"letheod County Subdivision Regulations Page 3 of 5
STATE OF MONTANA
COUNTY OF Flathead
Onthis 14th dayof November , 200 before me, a Notary Public for the
State of Montana, personally appeared Norm Shaw ,
known tome to be the memberlmanager of RIO Arizona Holdings, ?.T.0 ,
whose name is subscribed to the foregoing instrument and acknowledged to me that he/she executed the
same.
IN WITNESS WHEREOF, I have hereunto set my hand and affixed my Notarial Seal this day
and year first above written.
Notary Public for the State of Montana
Residing at Kalispell
My Commission Expires November 10 2007
MAYOR, CITY OF KALISPELL
0
Mayor
ATTEST:
in
Finance Director
Flathead Counry Subdivision Regulaliam Page 4 of 5
_ R1
U10-
Conditions of approval as fixed to the preliminary plat by the City Council, Kalispell, Montana.
1110=21H
This agreement specifically includes the following improvements, their projected construction
completion date and estimated construction costs.
CHECK
APPROPRIATE
IMPROVEMENTS BOX
CONSTRUCTION
COMPLETION
DATE
ESTIMATED
CONSTRUCTION
COSTS
Sidewalks 5/30/04 $ 18,130.00
Manhole Paving Risers 5/30/04 $ 490.00
Seeding 5130104 $ 680.00
Gram ud Lane Upgrade 8/30/04 $104,024.00
SUBTOTAL $123,324.00
FEES
TOTAL COST $123,324.00
TOTAL COLLATERAL (TOTAL COST x 125%) $154,155.00
Flathead County Subdivulty; Regulations l.I- �'03 Page 5 of 5
BANK[= ONE®
Diana Lopez
Service Consultant
December 2, 2003
Schwarz Engineering
100 Financial Drive Ste. 120
Kalispell, MT 59901
Bob Stauffer:
Commercial Client Services
Azl-11i5
201 N Central Ave. 2150 Floor
Phoenix, AZ 85004
Phone: 602-221-1281
Fax: 602-221-1682
I am enclosing the Certificate of Deposit for the CD set up for Norm Shaw or City of
Kalispell. Bank One no longer uses the old card CD Certificates. The new Certificates of
Deposit are computer generated. This is a legal form, and contains all the information needed
regarding the CO.
Please do not hesitate to call me if you have any questions, or should need anything
else.
President
Certificate of Deposit Receipt
ACCOUNT TITLE
RIO ARIZONA HOLDINGS OR
CITY OF KALISPELL
ADDRESS 7590 E GRAY RD SUITE 105
SCOTTSDALE, AZ 85260
TAXPAYER ID NUMBER 86-0921401
ACCOUNT PURPOSE Business
T7?E OF OWNERSHIP Corporation
ISSUED BY Bank One, NA ( 601 )
476 - Industry Specialists Phoenix
137
DIANA M LOPEZ
(602)221-1281
12tO2/2003
BANKS ONE®
Member FDIC
ACCOUNT NUMBER
010-000-0715217
DEPOSIT AMOUNT
$154,500.00
TERM
364 Days
ISSUE DATE
12/02/2003
MATURITY DATE
11/30/2004
TYPE OF MATURITY
Automatically Renewable
INTEREST RATE
0.80%
ANNUAL PERCENTAGE YIELD'
'0.80%
INTEREST COMPOUNDING
Daily
PAYMENT FREQUENCY
At maturity
INTEREST PAYMENT METHOD
Capitalize
TIME DEPOSITS ARE NONNEGOTIABLE AND NONTRANSFERABLE
This nonnegotiable receipt is provided solely for the convenience of the customer. The deposit referred to hereon is set forth in the
records of the Bank and is subject to the oaks and regulations of the Hank applicable to this account. AN deposit Bems accepted are
subject to rules and regulations pertaining to deposit transactions.
Penalty for Early Withdrawal
Tri-City Planning Office
17 Second Street East - Suite 211
Kalispell, Montana 59901
Phone: (406) 751-1850
Fax: (406) 7S1-1$58
tricity(okenturvtel.net
www. tricitwiannin¢-mt.
December 10, 2003
Chris Kukulski, City Manager
City of Kalispell
P.O. Drawer 1997
Kalispell, MT 59901
Re: Final Plat for Glacier Commons (formerly Glacier Meadows Subdivision
Dear Chris:
This is a request for final plat approval submitted by Schwarz Engineering on behalf
of their client RIO Arizona Holdings, LLC for approval of an 82-lot single-family
residential subdivision on approximately 38.4 acres on the northwest corner of
Granrud Lane and Whitefish Stage Road in northeast Kalispell. Although initially
approved in two phases, the infrastructure for the entire subdivision has nearly been
completed and will be final platted in a single phase. The primary remaining item to
be completed is the reconstruction of Granrud Lane to City of Kalispell local street
standards for which a subdivision improvements agreement (SIA) has been submitted
along with the necessary collateral. Cash in lieu of parkland dedication in the
amount of $30, 250 has been submitted with the final plat approval.
Preliminary plat approval for this subdivision was granted by the Kalispell City
Council on June 17, 2002 subject to 16 conditions. All of the conditions have been
met or otherwise adequately address through the SIA submitted with the final plat
application. The SIA covers remaining work on manholes, sidewalks, seeding and the
upgrade of Granrud Lane and is in the amount of $154,155. This is 125 percent of
the cost of the remaining improvements. Most of these estimated costs are associated
with the upgrade of Granrud Lane. A certificate of deposit will be filed with the City of
Kalispell naming the City of Kalispell as a beneficiary of the funds. The improvements
are anticipated to be completed by August of 2004 with the certificate of deposit
expiring in 2004.
Below is a list of the conditions of approval and a brief summary of how each of the
conditions of preliminary plat approval has been met.
COMPLIANCE WITH CONDITIONS OF APPROVAL:
Condition No. 1. Development of the subdivision shall be platted in substantial
compliance with the approved preliminary plat which governs the number and
location of lots within the subdivision, common areas and roadways.
Providing Community Planning Assistance To:
• City of Columbia Fails • City of Kalispell • City of Whitefish
Final Plat for Glacier Commons
December 10, 2003
Page 2
• This condition has been met. The overall configuration of the subdivision and
layout of the lots and roads are in substantial compliance with the approved plat.
Condition No. 2. That the roadways serving the subdivision shall be constructed in
accordance with the adopted Design and Construction Standards for the City of
Kalispell for local roads. A letter from an engineer licensed in the State of Montana
certifying that the improvements have been installed according to the required
specifications shall be submitted at the time of final plat approval along with a letter
from the Kalispell Public Works Department stating that the required improvements
have been inspected and comply with the City standards.
• This condition has been met or otherwise adequately addressed. A letter from
Schwarz Engineering dated 11/20/03 certifying the necessary improvements have
been submitted with the final plat for the interior roads of the subdivision. A letter
from the Kalispell Public Works Department dated 12/2/03 approving the existing
and completed improvements except those outlined in the SlA has been submitted
with the final plat.
Condition No. 3. That a Certificate of Subdivision Approval be obtained from the
Department of Environmental Quality and written approval by the Kalispell Public
Works Department approving the water and sewage facilities for the subdivision.
• This condition has been met. A Certificate of Subdivision Approval EQ#03-1785
dated 2/26/03 has been submitted with the final plat application. Additionally,
letters from the Kalispell Public Works Dept and the Evergreen Water Ss Sewer
District accepting the completed water and sewer improvements have been
submitted with the final plat application.
Condition No. 4. A storm water management plan which has been designed by an
engineer licensed in the State of Montana shall be prepared which complies with the
City's Design and Construction Standards and shall be reviewed and approved by the
Kalispell Public Works Department.
• This condition has been met. A letter from the Kalispell Public Works dated April
11, 2003 approving the plans and specifications for the projects includes a storm
water management plan and has been submitted with the final plat application.
Condition No. S. That the developer shall obtain written approval for the proposed
approaches onto Whitefish Stage Road and Granrud Lane by the Montana
Department of Transportation, Flathead County Road Department and Kalispell
Public Works Department and any conditions or improvements associated with the
approvals be completed prior to final plat submittal.
• This condition has been met or otherwise adequately addressed. An approach
permit from the Flathead County Road Department AE-1703 dated 8/19/02 and
post inspection approval dated 12/3/03 for the subdivision approach onto
Whitefish Stage Road has been submitted with the final plat application. The
Final Plat for Glacier Commons
December 10, 2003
Page 3
Granrud Lane approach will be completed with the reconstruction of Granrud
Lane.
Condition No. 6. That Granrud Lane shall be upgraded to City standards in
accordance with the City of Kalispell's Design and Construction Standards for urban
streets within 24 months of the approval of final plat of Phase Two.
• This condition has been adequately addressed. A subdivision improvements
agreement for the upgrade of Granrud Lane to City of Kalispell Local Street
Standards has been submitted with the final plat application. Collateral in the
amount of 125 percent of the estimated improvements has been submitted with
the SIA and expires November of 2004. It is anticipated that these improvements
will be completed by August of 2004.
Condition No. 7. 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 approved by the Kalispell Fire
Department prior to final plat submittal.
• This condition has been met. A letter from the Kalispell Fire Marshal and Kalispell
Public Works Department dated 10/30/03 has been submitted with the final plat
application.
Condition No. 8. The developer shall provide a plan for mail service approved by
the U.S. Postal Service.
This condition has been me. A letter from the USPS dated 11/7/03 and approving
a designated mailbox area near the entrance of the subdivision has been
submitted with the final plat application.
Condition No. 9. Street lighting shall be located within the subdivision and shall be
shielded so that it does not intrude unnecessarily onto adjoining properties.
This condition has been met. The street lights have been installed in accordance
with the approved plans and specifications as verified by the engineers
certification and on -site inspection.
Condition No. 10. In consultation with the Kalispell Parks and Recreation Director,
the parkland dedication requirements shall be met with a combination of land,
improvements and, if necessary, cash in lieu of parkland. A portion of the open space
/ buffer area noted on the plat in conjunction with the relocation of the existing
pedestrian path along Whitefish Stage Road within that buffer area shall be equal to
11 percent of the 27.5 acres in lots or 3.03 acres based on a valuation of $10,000 per
acre. The total value of the land, improvements and cash in lieu of parkland
dedication should equal $30,250.
Final Plat for Glacier Commons
December 10, 2003
Page 4
This condition has been met. The butler area between Whitefish Stage Road and
the subdivision does not qualify as meeting parkland requirements because it does
not provide a recreational component or conserve important natural habitat. Cash
in lieu of parkland dedication in the amount of $30,250 has been submitted with
the final plat application.
Condition No. 11. All utilities shall be installed underground.
• This condition has been met. A letter from the engineer certifying that the utilities
have been placed according to the approved plans and specifications has been
submitted with the final plat and verified by an on -site inspection.
Condition No. 12. That the fire access and suppression system comply with the
Uniform Fire Code and a letter from the Kalispell Fire Department approving the
access and number and placement of fire hydrants within the subdivision shall be
submitted with the final plat. The fire access and suppression system shall be
installed and approved by the fire department prior to final plat approval.
This condition has been met. A letter from the Kalispell Fire Department dated
3/ 14/03 has been submitted with the final plat application.
Condition No. 13. That a minimum of two-thirds of the necessary infrastructure for
this subdivision shall be completed prior to final plat submittal.
This condition has been met. Nearly all of the required infrastructure has been
completed related to the subdivision except the upgrade to Granrud Lane which
has been addressed as a separate item and covered through a subdivision
improvements agreement.
Condition No. 14. That a homeowners association be established for the
maintenance of the common area based upon a pro-rata share of costs.
This condition has been met. A copy of the restrictive covenants for the
subdivision has been submitted with the final plat application and includes a
provision for the collective maintenance of the common area.
Condition No. 15. All areas disturbed during development of the subdivision shall be
re -vegetated with a weed -free mix immediately after development.
• This condition has been adequately addressed. Some of the seeding of the
subdivision will be addressed during the spring and have been covered in the
subdivision improvements agreement.
Condition No. 16. That preliminary approval shall be valid for a period of three years
from the date of approval.
Final Plat for Glacier Commons
December 10, 2003
Page 5
This condition has been met. The final plat was filed within the three year
preliminary plat approval period.
COMPLIANCE WITH APPROVED PRELIMINARY PLAT
The fmal plat is in substantial compliance with the preliminary plat which was
submitted and approved.
COMPLIANCE WITH THE SUBDIVISION REGULATIONS:
This subdivision plat has been found to be in substantial compliance with the State
and City Subdivision Regulations.
COMPLIANCE WITH THE ZONING REGULATIONS
This subdivision complies with the Kalispell Zoning Ordinance and the RA-1, Low
Density Residential Apartment, zoning designation which was assigned to this
property upon annexation to the city
RECOMMENDATION:
All of the conditions of preliminary plat approval have been adequately addressed.
The staff recommends that the Kalispell City Council approve the final plat for this
subdivision. Please note that the subdivision improvements agreement should be
accepted along with the final plat approval. Please schedule this matter for the
December 15, 2003 city council agenda if possible. You may call me at 751-1852 if I
can be of assistance to you regarding this matter.
Sincerely,
Narda A. Wilson, AICP
Senior Planner
NW
Attachments: 1 opaque mylar of final plat
1 reproducible mylar of final plat
1 blueline of final plat
Letter from Schwarz Engineering dated 12/ 1/03
Final plat application dated 12/ 1/03
Certification letter from Schwarz Eng. Dated 11/20/03
Letter from Kalispell Public Works dated 12/2/03
Letter from Kalispell Public Works dated 4/ 11/03
Ltr from Evergreen Water & Sewer Dist dated 3/31/03
Ltr from Evergreen Water & Sewer Dist dated 12/2/03
Final Plat for Glacier Commons
December 10, 2003
Page 6
Certificate of Subdivision Approval MDEQ EQ#03-1785 dated
2/26/03
Letter from Kalispell Fire Dept dated 3/ 14/03
Letter from KPW and KFM dated 10/30/03
Letter from LISPS dated 11/7/03
Approach permit from FCRD dated 12/3/03
Title report from Citizens Title dated 10/23/03
Subdivision Improvements Agreement 11/ 14/033
Bank One certificate of deposit receipt expiring 11/30/04
Treasurer's certification dated 11/ 17/03
Copy of final plat
Check for cash in lieu of parkland $30,250
c: Schwarz Eng., 100 Financial Dr., Suite 120, Kalispell, 59901
RIO Arizona Holdings, 7590 East Gray Rd., Suite 105, Scottsdale, AZ 85260
Theresa White, Kalispell City Clerk
REPORTS\KALISPELL=KFP\U3-1 LDOC
ARCHITECTURE
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December 1, 2003
Z
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Ms, Narda Wilson
Tri-City Planning Office
17 Second Street East
Kalispell, MT 59901
Re: Final Plat for Glacier Commons Subdivision
Dear Narda:
RIO Arizona Holdings, LLC, developers of Glacier Commons Subdivision wish to file for
Final Plat Approval of this time. improvements have been completed as described in
the following item -by -item breakdown of the sixteen (16) conditions listed in the
Preliminary Plat Approval dated June 17, 2002. A final plat application with filing fee
and Subdivision Improvement Agreement addressing the conditions, which are not
complete are also enclosed.
1. The site has been developed in substantial conformance with the approved
Preliminary Plat.
2. The roadways have been constructed in accordance with the City of Kalispell
adopted Standards for Design and Construction. A letter from the Kalispell Public
Works Department dated December 1, 2003 approving the project as constructed is
enclosed.
3. A Certificate of Subdivision Approval from the Montana DEQ dated February 26,
2003 and a written approval from the Kalispell Public Works Department dated April
11, 2003 for the water, sewer and storm drainage facilities is enclosed.
4. A storm water plan, which complies with the City's Design and Construction
Standards was reviewed and approved by the Kalispell Public Works Department. A
copy of the approval letter dated April 11, 2003 is enclosed.
5. Copies of the approach permits for Whitefish Stage Road and Granrud Lane
are enclosed. All conditions have been met.
6. Gronrud Lane will be upgraded to City standards within 24 months of approval of
the final plat. Completion of this item was not a condition of final plat approval,
however, the developer has provided security for this item.
7. The roads within the subdivision have been named and signed in accordance with
the Kalispell Public Works Dept. with approval from the Kalispell Fire Department. A
copy of the approval letter dated October 30, 2003 is enclosed.
SCHWARZ ARCHITECTURE AND ENGINEERING, INC. I
100 Financial Dr., Suite 120 - Kalispell, MT 59901 - Tel: 406.755.1333 - Fax: 406.755.1310 - w .schwarzae.corn _�
Narda Wilson, Tri-City Planning Office 1211I2003
Final Plat Jor Glacier Commons Subdivision Page 2 of
8. A central mail delivery site approved by the U.S. Postal Service has been installed
within the subdivision. A copy of the approval letter dated November 7, 2003 is
enclosed.
9. Street lighting has been installed within the subdivision. The street lighting installed
does not intrude onto adjoining properties.
10, Cash in lieu of parkland in the amount of $30,250.00 is enclosed.
11. All utilities have been installed underground.
12. A letter from the Kalispell Fire Department dated March 14, 2003 approving the fire
access and suppression system for this development is enclosed.
13, The infrastructure for this subdivision is 98% complete. The remaining portion of the
sidewalks will be completed as soon as weather allows. This item is included in the
Subdivision Improvement Agreement.
14. A homeowners association for the maintenance of the common area has been
established. A copy of the covenants is enclosed.
15. Re -seeding of the areas disturbed during construction with a weed -free mix will be
completed in the spring. This item is included in the Subdivision Improvement
Agreement.
The Subdivision Improvement Agreement lists the items which have not been
completed, projected construction costs and completion dates. Also enclosed is a Title
Report and two (2) signed Mylar copies of the Final Plat of Glacier Commons.
Please call me if you have any questions.
Sincerely,
Enclosures as Listed
Cc: RIO Arizona Holdings, Inc.
Project File # 1022-99
C:\Schwoa Engineeling, Inc\"oot HYu\SM1aw. Num\Shaw Development\Rio aE Moldings, LLC\lnspecRon\N�de Wilson, Decemh 1, 23WAoc
Tri-City Planning Office
17 Second St Fast, Suite 211
Kalispell, MT 59901
Phone: 1406) 751-1850 Fax: (406) 751-1858
FINAL PLAT APPLICATION
Project Name: Glacier Commons Subdivision
Contact Person: Owner & Mailing Address:
Name:Schwar7 Architecture x Engineering, Inc_ RTQ A ;znna Holdings, LLC
AddresIG0 Financial Drive, Suite 120 7590 East Gray Road, Ste 105
—Kalispell, MT 59901
Phone No.: 406.755.1333
Scottsdale, AZ 85260
Date of Preliminary Plat Approval: June 17, 2002
Type of Subdivision: Residential __Industrial _Commercial `PUD _Other
No, of Lots Proposed 82 Parkland (acres)
Land in Project (ac.) 38,40 Cash -in -Lieu $ 30, 250
Exempt
FILLING FEE ATTACHED $ 2 R 9 00
Minor Subdivision with approved preliminary plat $300 + $30/lot
Major Subdivision with approved preliminary plat $500 + $30/lot
Subdivisions with Waiver of Preliminary Plat $500 + $30/lot
Subdivision Improvements Agreement $ 50
Not
Attached Applicable WST CHECK ONE)
Health Department Certification (Original)
Title Report (Original, not more than 90 days old)
T Tax Certification (Property taxes must be paid)l)
X_ - Consent(s) to Plat (Originals and notarized)
X Subdivision improvements Agreement (Attach collateral)
X Parkland Cash -in -Lieu (Check attached)
X Maintenance Agreement
_X Mats: 1 opaque OR 2 Myiars
1 Mylar copy 1 signed blueline
4 bluelines 4 bluelines, unsigned
The plat must be signed by all owners of record, the surveyor and the examining land surveyor.
Attach a letter, which lists each condition of preliminary plat approval, and individually state how
each condition has specifically been met In cases where documentation is required, such as an
engineer's certification, State Department of Health certification, etc., original letters shall be
submitted. Blanket statements stating, for example, "all improvements are in place" are not
acceptable.
A complete final plat application must be submitted no less than 60 days prior to expiration date of
the preliminary plat.
When all application materials are submitted to the Tri-City Planning Office, and the staff finds the
application is complete, the staff will submit a report to the governing body. The governing body
must act within 30 days of receipt of the revised preliminary plat application and staff report.
Incomplete submittals will not be accepted and will not be forwarded to the governing body for
approval. Changes to the approved preliminary plat may necessitate reconsideration by the
Planning Board.
I certify that all information submitted is true, accurate and complete. I understand that
incomplete information will not be accepted and that false information will delay the application
and may invalidate any approval, The signing of this application signifies approval for Tri-City
Planning staff to be present on the property for routine monitoring and inspection during the
approval and development process.
"NOTE: Please be advised that the County Clerk & Recorder requests that all subdivision
final plat applications be accompanied with a digital copy,
u�
/Ow4ne(s) Signature Date ?—
**A digital copy of the final plat in a Drawing Interchange File (DXF) format or an AutoCAD file
format, consisting of the following layers:
1. Exterior boundary of subdivision
2. Lot or park boundaries
3. Easements
4. Roads or rights -of -way
S. A tie to either an existing subdivision corner or a corner of the public land survey system
As approved by the TCPB, Effective 5/1/03
ARCHITECTURE
November 20, 2003
Frank Castles, P.E.
City of Kalispell
P.O. Box 1997
Kalispell, MT 59901
Re: Glacier Commons Subdivision
Dear Frank:
we hereby certify that we have inspected the improvements to Glacier Commons
Subdivision, and to the best of our knowledge and belief, have found them to be in
substantial conformance with the approved plans and specifications. The sidewalks are not
yet completed but have been bonded for and will be completed as covered in the
Subdivision Improvement Agreement.
Enclosed for your use are two sets of "As -Built" drawings.
The developer is required to have a letter from the Kalispell Public Works Department stating
the improvements have been installed according to the City standards before they can file
the final plat for this development.
We understand that the sanitary sewer mains must be televised before the approval letter
can be issued. The contractor has informed me that all the sewer lines have been cleaned
out and are ready for the cameras.
Your prompt attention to this matter would be greatly appreciated.
Sincerely,
SCHWARZ ARCHITECTURE & ENGINEERING, Inc.
aNTA�t:4
John P. Schwarz, P.E. J0
End.: "As -Built Drawings (2) :. 1125SF
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SCHWARZARCHITECTURE ANi7 ENGINEERIN6.INC.
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City of Kalispell Public Works Department
Post Office Box 1997, Kalispell, Montana 59903-1997 -Telephone (406)758-7720, Fax (406)758-7831
December 2, 2003
John P. Schwarz, P.E.
Schwarz Architecture and Engineering, Inc.
100 Financial Drive, Suite 120
Kalispell, Montana 59901
Re: Glacier Commons Subdivision
Dear Mr. Schwarz:
The City of Kalispell Public Works Department hereby approves the existing, completed improvements
except those listed in the Subdivision Improvement Agreement, Exhibit A, for the referenced subdivision.
Approval by the City of Kalispell for the City owned and maintained improvements is granted based on
the following:
1. Your letter(s) dated November 20, 2003, certifying that the improvements within the referenced
subdivision have been inspected and installed in accordance with the City of Kalispell standards
and the approved plans and specifications.
2. Our video records of the sanitary sewer system.
3. Receipt of a Subdivision Improvement Agreement which contains the total estimated construction
costs plus 25 percent covering the estimated costs for the remaining sidewalks, manhole paving
risers, seeding, and Granrud Lane upgrade to the City of Kalispell Local Street Standard in
accordance with the Standards for Design and Construction. KalispdtMontana. April. 199fi. The
Subdivision Improvement Agreement shall be certified by you to being an accurate accounting of
anticipated costs for the remaining improvements,
The one year warranty period for the City owned and maintained existing, completed improvements will
commence on December 2, 2003, The one year warranty period for the remaining construction will
commence upon acceptance by the City of the completed constructed improvements in accordance with
approved plans and specifications.
If you have any questions, please do not hesitate to contact this office.
Sincerely,�)
Frank Castles, P.E.
Assistant City Engineer
Cc: Narda Wilson, Senior Planner
Tri-City Planning Office
r� City of Kalispell Public Works Department
Post O ice Sox 1997, Kalispell. Montana 59903-1997 -Telephone (406)758-7720, Fax (A06)758-7831
April 11, 2003
Schwarz Architecture & Engineering
100 Financial Drive, Suite # 120
Kalispell, Montana 59901
Attention: Robert W. Stauffer
RE: Glacier Meadows Subdivision
Kalispell, Montana
Subject Letters Dated March 28, 2003 and April 9, 2003
Dear Mr. Stauffer,
In accordance with the prior submittals amended and updated by the subject letters, the
Public Works Department approves the plans and specifications for the referenced project
with the following exceptions:
Grandrud Lane Improvements shall not commence until the road detail you
attached to the subject letter dated April 9, 2003, is approved by the City Council. If
approval is denied, an alternate design must be submitted and approved prior to
construction.
2. Landscaping along Grandrud Lane shall be coordinated with the City Parks and
Recreation Department.
The native sand bedding material outlined in the subject letter dated March 28, 2003, is
approved for use on the referenced project.
If you have any questions, please do not hesitate to contact this office.
sin
da1�
Frank Castles
Civil Engineer
atier & Sewer -Dist,
130 Nicholson Orive • Kalispell, MT 5.9901
Phone: (406) 257-52S1 Fax: (406) 756-1566
March 31, 2003
Schwarz Architecture & Engineering, Inc.
100 Financial Dr., Suite 120
Kalispell, MT 59901
Attention: Robert Stauffer
11�eie
At their regular meeting on March 12, the Board of Directors of Flathead County Water
& Sewer District 91 -- Evergreen approved the plans for the water main extensions for
Glacier Meadows contingent on the installation of a tee and a valve on the southwest
corner of the extension in the main adjacent to the Granrud development. Also they
require that in the event the development is done in phases all of the required
connections to existing mains be done initially. Since you told me this project would not
be phased this shouldn't be a problem.
I will prepare an extension agreement to be signed by the owner.
Please contact me if you require additional information.
Sincerely,
)
Roberta Struck
District Manager
4%SCaI.VTb
Aril U 4 . ,,,,
d
water & Seder DiSWet,
1 So Nicholson Drhm • Kalispell, MT 59901
Phone: (406) 257-5961 Fax: (4061 756-1503
December 2, 2003
Schwan, ,Architecture & Engineering, Inc.
100 Financial Dr., Suite 120
Kalispell, MT 59901
Attention: Robert Stauffer
Dear Bob:
I received your letter dated November 25, 2003 certifying that the water system in
Glacier Commons was installed in conformance with the plans and specifications
approved by the District. The District accepts your certification and aclmowledges that
we believe the installation is in conformance with the approved plans and specifications.
The two year warranty period commenced on the date of your letter of certification.
Sincerely,
Roberta StMCV
District Manager
Utt. 0 ; ZUU,I
STATE OF MONTANA
DEPARTMENT OF ENVIRONMENTAL QUALITY
CERTIFICATE OF SUBDIVISION PLAT APPROVAL
(Section 76-4-101 through 76-47131,. MCA 1995)
TO: County Clerk and Recorder E.Q. #03-1785
Flathead County 03-16J
Kalispeff, Montana
THIS IS TO CERTIFY THAT the plans and supplemental information relating to the subdivision
known as Glacier Meadows Subdivision:
A tract of land located in the NE1/4 of Section 31, Township 29 North, Range 21 West,
P.M.M., Flathead County, Montana
consisting of eighty-two (82) lots which have been reviewed by personnel of the Permitting and
Compliance Division, and,
THAT the documents and data required by ARM Title 17 Chapter 36 have been submitted and found
to be in compliance therewith, and,
THAT the approval of the plat is made with the understanding that the following conditions shall be
met:
THAT the lot size as indicated on the plat to be filed with the county clerk and recorder will not be
further altered without approval, and,
THAT each lot shall be used for one (1) single family dwelling, and,
THAT the public water supply shall be provided through extensions and service connections to the
Evergreen Public Water System, and shall be constructed in accordance with the approved plans and
specifications dated 2113/03 and received by the Department on 2125103, prepared by John P Schwarz
PE #11258PE, of Schwarz Engineering of Kalispell, and,
THAT the public sewer systems shall be provided through extensions and service connections to the City
of Kalispell's Public Sewer System, and shall be constructed in accordance with the approved plans and
specifications dated 2/13103 and received by the Department on 2/25/03, prepared by John P Schwarz
PE #11258PE, of Schwarz Engineering of Kalispell, and,
THAT the extension of the water system will consist of approximately 5,000 lineal feet of 8-inch C-
900 PVC Water Main; approximately 1,600 lineal feet of 12-inch C-900 PVC Water Main; 13 Fire
Hydrants, and appurtenances; and, will be constructed in accordance with Department Circular DEQ-
1 and the approved plans and specifications dated 2/13103 and received by the Department on
2125103, prepared by John P Schwarz PE #11258PE, of Schwarz Engineering of Kalispell, and,
THAT the extension of the sewer system will consist of approximately 5,500 lineal feet of 10-inch
SDR 35 PVC Sewer Main; 20 manholes and appurtenances, and shall be constructed in accordance
with Department Circular DEQ-2 and the approved plans and specifications dated 2/13103 and
received by the Department on 2/25/03, prepared by John P Schwarz PE #11258PE, of Schwarz
Engineering of Kalispell, and,
Page 2 of 2
Glacier Meadows Subdivision
Flathead County
E.Q. #03-1785
THAT construction of the water supply system will be completed within three years of the date of this
approval. If more than three years pass before beginning construction, it shall be necessary to
resubmit the plans and specifications. This expiration period does not extend any compliance
schedule requirements pursuant to enforcement action against a public watertsewage system, and,
THAT within 90 days after construction is completed upon a public water system, wastewater system,
or storm drainage system, or upon an extension of or addition to such a system, the professional
engineer shall certify to the Department that the construction, alteration or extension was completed
in accordance with the plans and specifications approved by the Department, and,
THAT project certification shall be accompanied by a complete set of "as -built' drawings bearing the
signature and seal of the professional engineer, and,
THAT water supply and sewage treatment systems will be located as shown on the approved plans,
and,
THAT the plans and specifications for any proposed sewage treatment systems will be reviewed and
approved by the county health department and will comply with local regulations and ARM, Title 17,
Chapter 36, Sub -Chapters 3 and 9, and,
THAT all sanitary facilities must be located as shown on the attached lot layout. and,
THAT the developer a d r owner of record hall provid each urch r of r with a f
the plat approved location of water supply and sewage treatment system as shown on the attached
lot layout, and a copy of this document, and.
THAT instruments of transfer for this property shall contain reference to these conditions, and,
THAT departure from any criteria set forth in the approved plans and specifications and Tole 17,
Chapter 36, Sub -Chapters 1, 3, and 6 ARM when erecting a structure and appurtenant facilities in
said subdivision without Department approval, is grounds for injunction by the Department of
Environmental Quality.
YOU ARE REQUESTED to record this certificate by attaching it to the plat filed in your office as
required by law.
DATED this 26th day of February, 2003.
0
Owner's Name:Shaw Development
Jan P. Sensibaugh
- -) Director
Water Protection Bureau
Permitting and Compliance Division
Department of Environmental Quality
I
,
-Kalispell• Dept.
31213t Ave East - P.Q. Box 1997 Telephone 406-758-7763
Kalispell, MT 59903 -1997 Fax 406-758-7952
March 14, 2003
Schwarz Engineering, Inc
100 Financial Drive
Suite 120
Kalispell, MT 59901
Attn: Bob Stauffer
Re: Glacier Meadow
Dear Mr. Stauffer,
In response to your request for information related to the above -referenced project, we have
the following:
Fire hydrant locations have been approved by this department, in conjunction with the plan
review conducted by the City of Kabspeff Public Works Department.
Fire -flow for this project is required to meet Uniform Fire Code, 1997 Edition. A minimum
fire -flow of 1000 gallons per minute, with a residual pressure of 20 psi, is required.
It should be noted that this is a standard requirement for all developments with one and two
family dwellings, up to 3600 square feet in size_ Structures other than one and two family
dwellings (i.e. commercial buildings) and those greater than 3600 square feet will require
1500 gallons per minute as a minimum. The size of the building and type construction will
determine the actual fire -flaw requirement.
It is our understanding that all construction in this area is limited to one and two family
dwellings, less than 3600 square feet in size.
I hope this information is helpful. Please contact me if you need additional assistance.
Sincerely
Jim Stewart
Assistant Fire Chief/Fire Marshal
Kalispell Fire Department
;4sni5hHg The Community in ReAs any, Prevwting, and MiN#dnne finergeMieS'
City of Kalispell
Post Office Box 1997 - Kalispell. Montana 59903.1997 - Telephone [406)758-7700 Fax(406)758.7758
October 30, 2003
Mr. Bob Stauffer
Schwarz Architecture & Engineering
100 Financial Dr.
Kalispell, W 59901
Re: Glacier Commons Subdivision
Dear Bob,
The City of Kalispell Fire and Public Works Departments have reviewed and approved the street
names for the Glacier Commons Subdivision. Street name signs shall be furnished and installed
by the developer on standard street sign posts at each intersection.
Sincerely,
Jim Stewart, Kalispell Fire Marshall
Fred Zavkny, e Public Works
(w 3
rUUNITED ST/]TES
POST4L SERVICE
350 N MERIDIAN RD
KALISPELL, MT 59901-9998
November 7, 2003
Mr. Robert Stauffer
Schwarz Architecture & Engineering
100 Financial Drive, Suite 120
Kalispell, MT 59901
Dear Mr. Stauffer:
This is to inform you that delivery has been authorized for Glacier Commons
Subdivision at the Cluster Box Unit on White Bark. See the enclosed plat for the
authorized location. If you have any questions, you may contact me at 755-6450.
Sincerely,
Pennie Ulvila
Carrier Supervisor
PU:maa
Enclosure
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SUBDIVISIONARCHITECTt1RE 3E
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IDJANNiCWlOP1�51n I1N�. MIISµiFEL65159N,
ISSUE FOR: SUBM11TAi
FZAnEAD COUNTY APPROACH PERM Permit No. �-1 r7 Q_-�_
APPROACH PEMIT (2 Approacbe$)
Ilnsert Nature of Permit)
1. Name of Applicant or Business: Shaw Development Phone No 480.596.5104
2. Mailing Address: 7590 East Gray Road, Ste. 105, Scottsdale, AZ 85260
(include City, State and Zip Code)
3. Property Address of approach. None assigned at this time
4. Area Zoning Regulations: Yes * No —, If yes, Attach Regulations and Classifi-
cations. FRDO Representative Signature and Date:
5. UGAL: Section SE; NE4 31 Tbraiship 29N Range 21W
6. For hcw long a period is the permit desired: Perpetuity
7. Rays: Applying fpr two approaches _ one onto Whitefish Stage Road
Two on o Granru Lane
8. PerTmittee may required, as outlined in Policy Booklet, to obtain bonding in both
names: (Flathead County Road Department "or" applicant), for assurance of construction
repairs, also to pay necessary recording fees, if required.
Application Fee: Check No. Receipt No.
Bane of Surety Company:
Type of Surety: No. Amt. S
9. IDcation must be flagged with address posted for pre -construction inspection.
10. Res ed. All right-of-way disturbed by the utilization of this approach must be
reseeded according to the specifications of the Flathead County Weed Dept. Contact -
Weed Department for area information and specifications.
11. AMLCM 6ME96M BO=: Please see the attached 'sheets for requirements.
12. Road Department is to be notified upon completion of work for scheduling of inspection.
(INSMUCIIGNS aMERNING USE OF THIS F WM1
Applicant will complete this form and transmit it to the Flathead County Raid Dept.
ais application is for all approaches on or thru County right-of-way. When
applicant has signed both sides of application and application is approved, a copy
will be made available to applicant. (see reverse side).
PER41= i,' ROAD DEFT. BOARD OF cavissIONERS
Apple J utho d Representative Chairman Date
Date Commissioner Date
Applicant Ti�j'
Date .(prove ost Inspect Date Commissioner Date
",to the following terms and conditions, the permit applied for upon the reverse side, hereof, is hereby granted:
,41. This pertit shall be in full force and in effect from the date hereof until revoked as herein provided.
38YOC1TI01. This permit may be revoked by the County upon giving 10 days notice to Peraittee by ordinary mail, directed
to the address shown in the application hereto attacked, but the Cowaty reserves tie right to revoke this permit without
giving said notice in the event Peraittee breaks any of the conditions or terms set forth berein.
CONNENCBNRNT OF WORN. No work shall be commenced until Peraittee notifies the County authorised representatives, as
listed on the front of this application, as to the proposed commencement of work,
CIARfGBS I➢ HIM?. If the County changes highway, necessitating changes in structure or installations under this
permit, Peraittee shall sake necessary changes without expense to County.
TREICNING of FAYBNBIT ILTBRITIONS. Rsooval of pavement oust be preceded by sawing the existing pavement around the
arealsl to be reaoved. Replacement base and subbase saterials oust be compacted to a minimum of 95% relative density.
Replacement of pavement most be accomplished within five 151 days of pavement removal.
COOITT 8110 RA➢SLBSS FROM CLANS. Is accepting this permit, the Peraittee, itslhis successors or assigns, agree to
protect the County aid save it harmless from all claims, actions, or damage of any kind and description which may accrue
to, of be suffered by, any person, or persons, corporations, or property by reason of the performance of way such work,
character of materials used, or sister of installations, maiatenamce and operation, or by the !*proper occupancy of said
highway right-of-way; and in case of any suit or action brought against the County and arising out of, or by reason of, any
of the above causes, the Peraittee, itsibis successors or assigns, will, upon notice to it/hia of the commencement of such
action, defend tie same at its/his sole cost and expense and satisfy any 44gment which say be rendered against the County
in any slit or action.
PROTECTION Of TRAFFIC. Iasofar is the interests of the County and the traveling public are aoncersed, all work
performed under this permit shall be done under the supervisioa of the County Road Department and its authorised
representatives, and be/they shall indicate the traffic control devices, the lighting thereof at night, placing of flagmen
aid watclsem, the acceptable simmer in ohich traffic is to be handled, and shall specify to Peraittee how road surface is
to be replaced If it is disturbed during operations, but said supervision shall in so way operate to relieve or discharge
Peraittee free say of the obligations assumed by acceptance of this permit and especially those set forth wider Section f
hereof.
NIGIWAY PRIME. If the work done under this permit interferes In any way with the drainage of the Coiaty highway
affected; Peraittee shall, at itsIbis own expense, make such' provisiots as the County may direct to take care of said
drainage.
➢UB8I611 AND DNBRIS. Upon completion of work contemplated wader this permit,- all rubbish and debris shall be immediately
removed aid roadway and roadslde left it a neat and presentable condition satisfactory to the County.
0. 1011 TO 11 IUBNFISBD IT COUNTY. Ill work contemplated under this permit shall be done under the supervision of and to
the satisfaction of the authorised representative of the County, and.the County hereby reserves the right to order the
change of location or removal of any structure of installation authorised by this permit at say time, said changes or
removal to be made it the sole expense of the Peraittee.
1. COUNTY'S RIGBY PUT TO BB IIMFBRED WITH, III such changes, reconstructing, aid relocatico shall he dome by Peraittee
im such a master is will cause the least interference with any of the County's work, and the County skill in no way be
liable for any damage to the Persittee by reason of any suck work by the County, its agents, contractors, or
representatives, or by the exercise of any rights by the County upon the highways by the installation or structures placed
under this persit.
2. ➢SMOwIL OF INBTALLATIDIB OF STRICTURES. Unless valved by the County, upon termination of this permit, the Persittee
shall remove the installation or structures contemplated by this permit and restore the premises to the condition existing
at tie time of entering upon the same under this permit, reasonable and ordinary wear and tear and damage by the elements,
or by circumstancea over which the Peraittee has no control, excepted.
3. NIIITBNANCE AT EXPENSE OF RNRBITTBS. Fermittee shall maintain, at its/his sole expense the installation! aid structures
for which this permit is granted, in a condition satisfactory to the County.
i. COUNTY MY LIABLE FOR DINAGR TO INSTILLATIONS. In accepting this permit the Persittee agrees that any damage or injury
done to said installations or structures by a contractor working the County or by any County employee engaged
in construction, alteration, repair, oaiatenance, or improvement of the County right -of -ray shall be at tie sole expense
of the Peraittee.
S. COUITT TO BB REIMBURSED FOR REPAIRING ROADWAY. Upon being billed therefor, Peraittee agrees to promptly reimburse the
County for any expense iacurred in repairing surface of roadway due to settlement at installation, or for say other damage
to roadway as a result of the work performed Nader this permit.
Dated tkis _ day of Au&,qsT 2`0 � 2--.
The undersigned, the 'PBRNITTEE' mentioned in the foregoing instrument, hereby accepts this permit, together with all of
bA erns aid conditions set forth therein.
^P (Peraittee) (Peraitteel
APPROACH PERMIT REQUIREMENTS
THE ATTACHED PERMIT IS GRANTED IF THE FOLLOWING CONDITIONS ARE
MET:
{ l.) All brush, trees, fences, etc are to be removed from the county road right-of-way
J on each side of the approach for a distance of at least the entire length of the
property and a setback to the outside edge of the right-of-way. This will facilitate
improved roadway maintenance, safety and sight distance.
2. A corrugated metal culvert having a minimum diameter of (12, 15, 18) inches be
installed beneath the approach such that the culvert bottom (invert) be even with
and at the same grade as the ditch bottom. (The culvert will provide adequate
drainage should water accumulate in the ditch.)
G3. The approach must have a 20-foot long landing graded 3 percent away from the
county road. (See the attached sheet for details.) (This will reduce the amount of
gravel loss and the possibility of drainage from the approach on to the county
road.)
All approaches onto a county road shall meet the road at a 90-degree angle.
All approaches onto a paved road shall be paved a minimum of 3 inches
compacted by 24 feet wide and from the paved road the outside edge of the right-
of-way. For additional construction specifications and requirements see
"Approach Permit Attachment" (Appendix B).
All areas within the county right-of-way disturbed during construction must be
reseeded within 14 days. A four inch layer of topsoil must be spread over all
disturbed areas of the right-of-way prior to reseeding. (See the attached sheet for
details.) (Reseeding will reduce the potential for growth of noxious weeds
adjacent to the county road as well as the adjacent property.)
`\ 7. contact the Road Department to schedule a post construction inspection.
c P?�Z O A C H 3 f; T r m- A C H M- . T.
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APPROAC? iiIVT7m
SaZ A.PPROAC3 PELMIT
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TY?ICAL EECrWi
USED 6=1 SLOPE FOR FILLS OF 5 FETT OR LESS
FOR DRAINAGE
'SSE PIPE AS c?ECI-IsD rN AOPROACH PERMIT
:_.'1^: [?}.L_ .= A70=� 1 ��r• __ .....____ �Q�. �:�!.�SJ T'��.Y Cyr. it.li i_u}
b?0:. A,-H-- 'Q E_ C ticTa%`C.=7 TD _ _? LlCc.b C ? 7Z?rCL- _.
SEEDING AOX FOR WHITEFISH AREA, FLA TREAD COUNT y
Seeding wiU be dr111ed following the slope contours
itnmediately after final grading using the below nl(- The
seeding wir and rates to be used areas follows:
SPECIES
Regar brume
Bard fescue
Intermediate wheatgrass
Alsike clav-er
Annual ryegrass
Kentucky bluegrass
La dal- alfalfa
Timothy
Napier orchardgrass
total pounds
rs PL.S ACRE
3.5
3.D
25
25
2.5
20
2.0
1.5
1-0
per acre 20.5
The irs PLS%ACRE means pounds per a cre of pure, live seed
thatis certified to be weed free. The rates shown should be
doubled if seeds are broadcast, and scari{yingis'regaired
after seeding to cover seeds with topsoil to Prevent loss by
wind, water and wildlife.
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Plat Roan
Flathead County, Monrana
8o0 S. Mairt St.
I:alispell, MT 59901
(406) 758-5510 �� 0'�
This Form is For Subdivisions & Cnnrinminiums Only
BY:
FOR. Ii�C Ay/,Zo;.-J/� n.ATI lul
lacI-C� C'OtOrvrn�nsSZr.t_')
DESCP:�I t2 t v, '?,1. PURPOSE
YEARS ASSESSOR #
1999 T'RU QQC2-_ 6 1 7/ 7,31
ZD D & TO DATE
I herehy certify that there are no outstanding takes on the property
assignrrl the, assessor numbers listed ahnve., ror the years inciicntr l f •r"
each assessor number.
I_ � ._ __NOV 1_7'2093
Deprrt}- Treasurer
(seal)
, mlip=
tin
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TABLE OF CONTENTS
Section A
INTRODUCTION.................................................................
3
A.1
Vision of Glacier Commons.... ..... ................................ ......
3
A.2
Objective of Design Guidelines ...........................................
3
A.3
Glacier Commons Homeowners Association ......................
3
AA
Design Review Board..........................................................
4
Section B
SITE DEVELOPMENT GUIDELINES .................................
6
B.1
The Building Envelope........................................................
6
B.2
Grading and Siting...............................................................
7
B.3
Landscape and Irrigation....................................................
7
B.4
Fences.................................................................................
10
B.5
Drainage..............................................................................
10
B.6
Swimming PoolslSpas.........................................................
10
B.7
Pets and Trash Containers ..................................................
10
B.8
Exterior Lighting...................................................................
10
B.9
Entrance Driveways.............................................................
12
B.10
Address Identification...........................................................
12
Section C
BUILDING DESIGN GUIDELINES ......................................
13
C.1
Design Character.................................................................
13
C.2
Building Sizes......................................................................
13
C.3
Building Heights...................................................................
14
CA
Exterior Design....................................................................
14
C.5
Colors..................................................................................
15
C.6
Materials - Exterior Surfaces ...............................................
15
C.7
Building Projections.............................................................
15
C.8
Antennae/Satellite Dishes ....................................................
15
C.9
Service Yard........................................................................
16
C.10
Guest Houses, Guest Suites & Accessory Buildings...........
16
C.11
Storage Tanks......................................................................
16
C.12
Trailer & Boat Storage.........................................................
16
Section D REVIEW AND APPROVAL PROCESS ............................... 17
DA Design Review Process........................................................ 17
D.2 Conceptual Development Plan Review ................................ 17
D.3 Final Design.................................................................. 17
DA Design Approval................................................................... 18
D.5 Completion........................................................................... 18
Appendix ..A!. DECLARATION............................................................ —... 19
2
Section A
INTRODUCTION
A.1 VISION OF GLACIER COMMONS
Framed by the spectacular mountains of the Flathead National Forest, Glacier
Commons is located in Kalispell, Montana. The architectural, site development and
design review guidelines as set forth shall set a level of quality that reflects the
traditional style of Kalispell. By establishing specific covenants, conditions and
restrictions, Glacier Commons will be a subdivision of which all its occupants can be
proud.
A.2 OBJECTIVE OF DESIGN GUIDELINES
It is the purpose of the Design Guidelines to enhance the environment of Glacier
Commons. Appropriate design can create a residence compatible with its neighbors
while providing the owner with a comfortable, livable home to enjoy for marry years.
Design review is not intended to enforce unreasonable controls nor dictate a specific
design solution; rather it is intended to achieve an architectural character appropriate to
a quality subdivision. The Design Review Board will objectively consider any worthy
variance from the literal translation of these guidelines. However, the Board will
maintain a consistent application of the intent of the guidelines on an equitable and
uniform basis.
The purpose of the Design Review Board is to evaluate the design of a proposed
structure by itself and also within its environmental and neighborhood settings.
Design Guidelines are standards which, when followed, contribute to the highest quality
of design. The quality of design is to be measured by the sense of fit within each
building site and the community. Buildings are to relate to the land, step with the
existing grades, harmonize with the character of the surrounding landscape and
perhaps reflect the traditional architectural style of Kalispell. Applied with reasonable
artistic license, this theme with attention to detail in design and construction will create
atmosphere and protect the integrity and value of each investment. Each Owner is
responsible for complying with and meeting the spirit and intent of the criteria of the
Design Guidelines, Conditions, Covenants, and Restrictions. This includes, in
particular, your lot's Building Envelope, the site/building design elements and the
construction procedures.
A.3 GLACIER COMMONS HOMEOWNERS ASSOCIATION
The Declarant shall create an organization consisting of all lot owners to be called the
GLACIER COMMONS Home Owners Association (GCHOA). The GLACIER
COMMONS Homeowners' Association shall be formed at a time to be designated by
the Declarant, but no later than when SEVENTY-FIVE PERCENT (75%) of the lots
3
have occupied structures, and shall consist of the owners of each lot of the GLACIER
COMMONS. The owner or owners of each lot shall be entitled to a single vote in the
Association. The By -Laws or Articles of Incorporation may provide for the joining of the
Association by lot owners. The GCHOA shall be responsible for the care and
maintenance of the common properties and each homeowner's use of the common
properties will be governed by such rules as adopted by the Association. For the
purposes of maintaining and caring for these common properties, the Board of Directors
may make reasonable annual assessments to the lot owners of lots and such
assessment may be collected in a suit subject to the provisions stated below for
enforcement of covenants and may become a lien upon the land by a filing by the Board
of Directors of a lien which shall describe the lot, state the amount of the assessment
that has not been paid, and when it was assessed. A lot owner whose lot is subject to
such a lien must pay the assessment, costs for preparation of the lien and the lien
release, and all recording costs before the lien is released. This lien may also be
foreclosed in the manner of foreclosure for mortgages with the prevailing party entitled
to attorney fees. Common properties as used herein shall include designated parkland.
Lot owners are encouraged to remain active members of this Association. Each lot
owner is a member of the Association by virtue of his acquisition of the lot.
A.4 DESIGN REVIEW BOARD
The Design Review Board (DRB) shall consist of the Declarant, a technical
representative, and a lot owner within GLACIER COMMONS. The Declarant shall serve
as the president of the Board, and the lot owner shall serve as an at -large member of
the Board. All three members shall have equal voice and voting on any action by the
Board. The technical advisor shall only be consulted when requested by the president.
The Declarant may serve as a member of the DRB until 75% of the lots have occupied
structures. At any time prior, the Declarant may withdraw from the DRB by written
request to the Homeowners Association. If this occurs, or after 75% of the lots have
occupied structures, the president of the Homeowners Association shall appoint a lot
owner within GLACIER COMMONS to serve as the president of the DRB. Successors
to the DRB shall serve 2-year terms and shall be replaced by appointment by the
president of the Homeowners Association. The technical representative shall be a
representative of David Meredith Architecture until 75% of the lots have occupied
structures. The representative may withdraw from membership by written request to the
president of the DRB at any time. If the representative of David Meredith Architecture
withdraws from the DRB, or the president of the DRB chooses to replace the technical
representative, the president shall appoint a technical representative. The technical
representative shall be an engineer or architect licensed to practice in the state of
Montana. The technical representative is not required to own property in GLACIER
COMMONS. The technical representative shall be compensated at normal billing rates
for all activities performed while serving as a member of the DRB.
The lot owners, GCHOA, and DRB shall defend, indemnify and hold the members of the
DRB their employees, and agents harmless from and against any and all claims,
S
demands, causes of action, losses, damages, and settlements, which may be asserted
against the members of the DRB arising from or attributable to or caused directly or
indirectly by the lot owners, GCHOA, and DRB members, lot owners, GCHOA, and
DRB officials, employees or agents; or any negligent or intentional act, omission or
misrepresentation by the lot owners, GCHOA, and DRB members, lot owners, GCHOA,
and DRB officials, employees or agents. If it is necessary for purposes of resisting,
adjusting, compromising, settling, or defending any claim, demand, cause of action, loss
damage, or liability, or of enforcing this provision, for members of the DRB to incur or to
pay any expense or cost, including attorney fees or court costs, the lot owners, GCHOA,
and DRB agrees to and shall reimburse members of the DRB members within a
reasonable time. Lot owners, GCHOA, and DRB agrees to and shall give members of
the DRB notice of any claim, demand, cause of action, loss damage or liability within ten
(9 D) calendar days.
The Design Review Board has been established to ensure that development in
GLACIER COMMONS conforms to the Design Guidelines. The DRB's objective is to
encourage good stewardship of the land and sensitive architectural expression that
reflects high quality and attention to detail. The DRB is responsible for reviewing and
approving all development within GLACIER COMMONS, from concept to completion.
This includes, but is not limited to:
■ All new building & site development.
■ Any proposed revisions to previously approved plans, prior to or during
construction.
• Any renovation, expansion or refinishing of the exterior of a new structure.
■ Any proposed revisions to Building Envelopes.
The DRB process has been designed to encourage dialogue with owners and their
design team early in the evolution of their plans. The process is intended to be
constructive, not adversarial or unnecessarily restrictive. As owner, you shall ensure
your development team complies with the following general requirements and Design
Review Process to assure GLACIER COMMONS of your commitment to respecting the
community within which you are building.
Design, by a qualified architect or residential designer, with engineering input (geo-
technical, structural, mechanical, civil...) and landscape architecture as required. Use
of residential designer shall be subject to approval by the DRB.
5
Section B
SITE DEVELOPMENT GUIDELINES
It is the intent of these guidelines to reinforce the Zoning Ordinance of the City of
Kalispell. Each project must incorporate Kalispell's standards into its design.
B.1 THE BUILDING ENVELOPE
The Building Envelope is the portion of each lot within which all improvements must be
built and confined therein except for driveway locations approved by the Committee. A
Building Envelope has been identified for each lot based on the setbacks as noted on
the Building Envelope Plan below.
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Building Envelope Plan
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B.2 GRADING AND SITING
Residences should be designed to fit the existing topography of the property without
excessive manipulation of the site by cut or fill. Changes in the natural grade by cutting
or filling for structures, walks and driveways must be kept to a minimum to preserve the
existing landform.
General siting and grading principles are as follows:
1. The finish grade around the residence and any site walls should remain as
close as possible to the original natural grade.
2. Grading may be done outside the allowable site coverage area for
driveway access and site drainage.
3. Screen walls, wails not supporting a building structure or retaining earth,
may not exceed six (6) feet in height measured from finish grade along the
exterior side of the enclosure.
B.3 LANDSCAPE AND IRRIGATION
A landscaping plan for each building envelope shall be submitted to the DRB for
approval. Landscaping of the entire lot shall be complete within 180 days of the
certificate of occupancy.
It is the intent of Glacier Commons Design Guidelines to integrate, compliment and
blend in the landscape of each individual building envelope with the landscape of the
community. The community landscape maintains a proportional relationship of grass
and turf areas to shrub areas of at least 5:1. Each property owner's landscaping shall
maintain a proportional relationship of grass and turf areas to shrub areas of at least
5:1. Essentially, this means that, at a minimum, approximately 1/6 of the landscape is
allocated to shrub areas.
The success of the grass and turf areas relies on the appropriate selection and mixes of
turf for the desired purpose and use. Normally, a mix of rye grass, bluegrass and
fescues provides for a well-rounded turf blend. This is a seasonally hardy blend of a
pleasing color of green and resistant to the common pests and diseases. In all
situations, it is recommended that each property owner consult with a qualified
landscape architect or nursery for their speck needs. Each property owner should
consider their unique soil conditions, sun exposure and other constraints that will
influence the success of their lawn areas.
In the event that soil must be imported or exported from the property, the property
owner will be responsible for this cost. Import soils scheduled for use as landscape
topsoil may be subject to an agricultural soil analysis at the discretion of the DRB.
The following building envelope landscape design criteria are provided to enhance the
definition of each home site. The primary goal is to protect and maximize individual
7
property values through the implementation of a generous landscape design. These
criteria must be followed to successfully receive the approvals required by the DRB.
Drainage of individual properties must work with the existing topography and be
directed toward the natural open space or drainage Swale systems, developed in
conjunction with the roadways.
The Front Yard/Streetscape Zone is the area nearest to the neighborhood street and is
normally at the front of the property. On corner lots this zone also extends down the
side of the property parallel to the street. The landscape requirements for the front yard
are:
■ Minimum two (2) Neighborhood Shade Trees (2" minimum, caliper) per lot.
• Minimum one (1) Ornamental Accent Tree per lot.
■ Turf area to planting bed ratio shall be a maximum of 5:1.
The Side/Rear Yard includes the transitional side yard area and "backyard" area
adjacent to another lot or the street. The landscape requirements are:
■ Minimum of two (2) Shade Trees (2" minimum, caliper) per lot.
■ Minimum of one (1) Ornamental Accent Tree per lot.
■ Turf area to planting bed ratio shall be a maximum of 5:1.
The following is a list of acceptable trees.
Neighborhood Shade / Street Trees
Emerald Queen Maple
Northwood Red Maple
Royal Red Maple
Green Mountain Sugar Maple
Ohio Buckeye
Common Hackberry
Autumn Purple white Ash
Patmore Green Ash
Summit Green Ash
Imperial Honeylocust
Redmond Linden American Linden
Glenleven Littleleaf Linden
Greenspire Littleleaf Linden
The following is a list of acceptable shrubs.
Deciduous Shrubs
Apple Serviceberry
Saskaton Serviceberry
Glossy Brack Chokecherry
Ruby Carousel Barberry
Sparkle Japanese Barberry
Globe Caragana
Ornamental Accent Trees
Concolor Fir
Amur Maple Mufti -stem & Single -stem
Paper Birch Single -stem
Toba Hawthorn
Russian Olive
Dolgo Crabapple
Spring Snow Crabapple
Colorado Blue Spruce
Quaking Aspen Single -stem
Norway Spruce
Austrian Pine
Scotch Pine
Amur Chokecherry Single -stem
European Birdcherry
Canada Red Chokecherry Single -stem
Princess Diana Serviceberry
Regent Serviceberry
Japanese Red Leaf Barberry
Burgundy Carousel Barberry
Siberian Peashrub
European Variegated Dogwood
Allegheny SerAceberry
Sandblow Serviceberry
Crimson Pygmy Barberry
Rose Glow Japanese Barberry
Pygmy caragana
Mottled Dogwood
Bailey Red Twigged Dogwood
Isantl Dogwood
Pagoda Dogwood
Meadowlark Forsythia
Hydrangea PeeGee
Clavey's Dwarf Honeysuckle
Dart's Gold Ninebark
Gold Drop Bush Cinquefoil
Jackman Bush Cinquefoil
Primrose Beauty Bush Cinquefoil
Western Sand Cherry
Nanking Cherry
Canada Red Chokecherry
Three Leafed Sumac
Alpine Currant
Austrian Copper Shrub Rose
Cuthbert Grant Shrub Rose
Hansa Shrub Rose
Henry Kelsey Rose
Magnifies Shrub Rose
White Meidland Shrub Rose
Nearly Wild Shrub Rose
Sir Thomas Lipton Shrub Rose
Woodsp Rowse
Buffakiberry
Anthony Waterer Spires
Froebel Spires
Goidmound Spires
Snowmound Spires
Chinese Lilac
Donald Wyman Lilac
Dwarf European Cranberry bush
Common Snowball Viburnum
Red Prince Weigela
Coniferous (Evergreen) Shrubs
Gold Coast Juniper
Sea Green Juniper
Youngstown Andorra Juniper
Prince of Wales Juniper
Broadmoor Juniper
Pepin Savin Juniper
Cclogreen Juniper
Skyrocket Juniper
Dwarf Albert Spruce
Dense Spreading Yew
Pygmy Globe Arborvitae
Techny Globe Arborvitae
Colorado Red Osier Dogwood
Hedge Peking Cotoneaster
Gray Dogwood
Northem Sun Forsythia
Cheyenne Privet (for hedges)
Golden Mockorange
Abbott -wood Bush Cinquefoil
Goldfinger Bush Cinquefoil
Katherine Dykes Bush Cinquefoil
Tangerine Bush Cinquefoil
Purple Leaf Sand Cherry
Double Flowering Plum
Smooth Sumac
Staghom Sumac
Dwarf Alpine Currant
Bonics Shrub Rose
FJ Grootendorst Shrub Rose
Harrison Yellow Shrub Rose
JP Connell
Martin Frobisher Shrub Rose
Monlen Centennial Shrub Rose
Prairie Joy Shrub Rose
Theresa Bugnet Shrub Rose
Ural False Spires
Japanese White Spires
Dwarf Red Flowering Spires
Gumball Spires
Little Princess Spires
Bridalwreath Spires
Dwarf Korean Lilac
Summer Glow Tamarisk
Mohican Wayfaring Tree Virburnum
Alfredo Compact Americana Cranberry
Pfitaer Juniper
Repanda Juniper
Hughes Juniper
Wiltoni Blue Rug Juniper
Buffalo Juniper
Scandia Juniper
Wichita Blue Juniper
Oregon Grape
Mugo Pine
Nigra Yew
Little Giant Arborvitae
Woodward Globe Arborvitae
Yellow Twigged Dogwood
Cranberry Coloneaster
Dwarf Winged Euonymus
Annabelle Hydrangea
Arnold's Red Honeysuckle
Minnesota Snowflake
Coronation Triumph Bush Clinquekd
Goldstar Bush Cinquefoil
McKay's White Bush Cinquefoil
Yellow Gem Potentilla
Dwarf Russian Almond
Common Chokecherry
Cutleaf Smooth Sumac
Cutleaf Staghom Sumac
Adelaide HoWless Rose
Champlain Shrub Rose
Golden Wings Shrub Rose
Henry Hudson
Jens Munk Rose
Scarlet Meidland Shrub Rose
Morden Fireglow Shrub Rose
Persian Yellow Shrub Rose
William Baffin Rose
Dwarf Blue Arctic Willow
Dwarf Garland Spires
Crisp Leaf Spires
Grefsheim Spires
Norman Spires
Indian current Coralberry
Miss Kim Lilac
Nannyberry Viburnum
Compact European Cranberry Bush
Bailey Compact American Cranberry
Gold Tip Pfitzer Juniper
Blue Chip Juniper
lose Blue Juniper
Arcadia Juniper
Calgary Carpet Juniper
Tamarix Juniper
Blue Star Juniper
Birds Nest Spruce
Shrubby Swiss Mountain pine
Emerald Arborvitae
Pyramidal Arborvitae
Areas that feature introduced landscaping such as grass, trees, shrubs and/or ground
cover should utilize an irrigation system for watering during dry months. In order to
conserve water an irrigation system provides a more efficient use of water than hand
sprinklers.
9
Landscape areas that require irrigation should conform to the following:
• Buried PVC sprinkler system or the utilization of drip irrigation systems;
• Sprinklers and nozzles selected to provide water to the landscape that are
compatible with their respective soils, slopes, exposure, orientation and plant
types;
• Utilization of an automatic control system; and
■ No overthrowing of irrigation water onto public roadways, sidewalks, neighboring
homes, or traits is permitted.
The developer has installed two inch PVC irrigation sleeves to allow irrigation to the
boulevards.
BA FENCES
The developer shall install a 6' high white vinyl fence along the rear property line of
each interior lot. The lot owner shall notify the DRB as to the installation schedule. The
fencing of the side property lines by the lot owner is encouraged. The side yard fence
material shall be white vinyl. The side yard fence can be a maximum of six feet in
height and extend from the rear property corner to within 5 feet of the face of the
residence or garage. A fence a maximum 3 feet in height can continue to the front
property corner. Consideration as to the storagelparking of trailers and boats is
essential.
Where construction and development will obstruct natural drainage patterns, surface
run-off should be carefully redirected to existing storm drains.
B.6 SWIMMING POOLS/SPAS
Owners can construct swimming pools or spas within the property's building envelope.
B.7 PETS AND TRASH CONTAINERS
Dog runs and animal pens must be enclosed. To protect birds and wildlife, dogs and
cats must be accompanied and on a leash at all times when outside the lot.
All outdoor trash containers must be of approved covered containers, and must be
stored within the building envelope except for pick-up.
B.8 EXTERIOR LIGHTING
Site lighting is defined as lighting mounted on the building, around trees or on site walls
for the purpose of providing security, decorative accent or functional lighting to outdoor
spaces. Building mounted lighting is defined as lighting built into or attached to
WC
buildings on walls, ceilings, eaves, soffits or fascias. Street lighting is provided and
should be considered in your exterior lighting plan.
The following guidelines for residential site lighting have been established.
t. Site lighting must be directed downward onto vegetation or prominent site
features, and may not be used to light walls or building elements. Up
lighting more than 45 degrees above the horizontal is prohibited and
lighting aimed between zero and 45 degrees above horizontal must be
directed toward the interior of the lot upon which it is located.
2. Building mounted lighting must be directed downward away from adjacent
lots, streets and open spaces, and may not be used to light walls or
building elements for decorative purposes.
3. All exterior lighting must provide for significant shielding to ensure that
light sources and lamps are not visible from other properties, from roads
or from off -site; no bare lamps will be permitted. Recessed lights in
exterior soffits, eaves, or ceilings shall have the lamp recessed a minimum
of 3" into the ceiling.
4. Only incandescent lamps with a maximum wattage of 75 watts will be
allowed for exterior lighting unless speck approval is received from the
Committee. Low voltage lighting is recommended since these fixtures are
typically small and can be easily concealed within the native vegetation.
Colored lights will not be allowed for exterior lighting.
5. No lighting will be permitted in setback areas or outside the areas
enclosed by patio or building walls. Site lighting must be confined to areas
enclosed by wails or be in the immediate vicinity of the main entrance or
outdoor living spaces of the residence.
6. Lights on motion detectors for the purpose of security illumination are
prohibited but may be allowed subject to specific approval of the
Committee if the fights so activated do not illuminate adjacent properties.
If allowed by the Committee, these Eights will only be allowed to operate on
a motion detector and stay lit for a maximum of 5 continuous minutes.
Security lights of any type or location must still meet the requirements of
shielding the light sources, and the light sources may not be visible from
neighboring property. If problems with these lights occur, the Committee
reserves the right to demand that the fixtures be disconnected. If allowed,
care must be taken to avoid setting off the motion detector by the motion
of vegetation. Generally, the motion detector's range should be limited to
the Building Envelope area. These lights will not be allowed to operate for
the purpose of general illumination.
11
B.9 ENTRANCE DRIVEWAYS
Driveways shall be a maximum paved width of eighteen (18) feet and shall intersect the
street preferably at a right angle, but at a minimum angle of 70 degrees. Only one
driveway entrance off of the street will be permitted for each lot, except that when two
(2) or more lots are tied together to create a single lot, and the two driveway
arrangement disturbs less area than a single entrance, the Committee may, at its sole
discretion, approve up to, but not exceeding two (2) driveway entrances.
B.10 ADDRESS IDENTIFICATION
Individual address identification devices for each approved residence must be installed
according to the City of Kalispell standards. No monument signs are allowed.
12
Section C
BUILDING DESIGN GUIDELINES
The building design guidelines are to assist you in realizing an architectural solution that
belongs in GLACIER COMMONS. The general intent is to achieve a successful design
integration of building into the landscape. Scale is critical and is to relate to the human
size, with less emphasis on monumental that exceeds human scale. This may be
accomplished through sensitive massing, form, scale, design modules, fenestration,
selection of materials and colors. There will be a focus on strong roof form, wall, base
and all elevation images. These design principles will apply to all structures. Good
design is also being a good neighbor in the planning and architecture of your
development. The building form and mass is to respond and conform to the existing
grade and site conditions.
CA DESIGN CHARACTER
These guidelines do not intend to dictate architectural style of design although all
designs must be of a character appropriate to the guideline.
The design character should create a residence that blends with its environment instead
of standing out against it. The design character of a residence should be considered
uniformly from all sides, not just the front or rear elevations, and all elevations should
maintain the same visual integrity, cohesiveness and design detail. Particular attention
should be given to the transition from one residence to another. Transition refers to
aesthetic aspects as well as to the relationship of the elevation of the respective floor
levels and the comparative overall massing of the structures.
In order to create an intimate residential scale and not dominate the natural landscape,
long, unbroken walls and roofs should be avoided, and vertical and horizontal offsets
need to be included. To further reinforce this concern for scale, architectural forms shall
be softened by the inclusion of chimneys, balconies, bay windows, appropriate entrance
treatments and other such devices.
Contractors and lot owners can build the same plan on other lots provided they are at
least three lots apart. The exterior color scheme shall be different on each residence.
C.2 BUILDING SIZES
Building Size: Each dwelling unit shall contain not less than 2,200 square feet of total
living space in the case of a one-story home; exclusive of attached garage, basements,
and open porches. A two-story unit shall contain not less than 1,800 square feet of total
living space on the ground level, exclusive of attached garage, basements, and open
porches. Garages shall be a minimum of two -car capacity, and at least 26 feet wide by
28 feet deep.
13
C.3 BUILDING HEIGHTS
The City of Kalispell maximum allowable height for a residence is 35 feet, measured
from the natural grade to highest point of the roof as determined by the Zoning
Ordinance.
CA EXTERIOR DESIGN
Scale and proportion can be deceiving. Small structures can at times appear large and
dominating against the vegetation and landforms. Therefore, proper massing will
reduce the scale of a large structure and create building texture that will help to blend
the residence with its environment.
Unless otherwise specifically approved by the Committee, each residence shall be
composed of at least three (3) visual building masses. Homes larger than 5,000 square
feet, excluding garages, shall be composed of at least four (4) visual masses as viewed
from any elevation. To be classified as a visual building mass, the mass shall have a
minimum depth and width of 20 feet, be a minimum of 500 square fee in area, and be
offset by at least 2 feet horizontally and 3 feet vertically. Depth and width dimensions
shall be measured perpendicular to each other.
It is expected that all building elevations will not only take advantage of the view from
within the residence, but will provide pleasant views from all surrounding areas. All side
and rear elevations are expected to be articulated to break up the facade into smaller
elements, as well as adding the richness of shade and shadow. Large blank walls will
not be allowed. Failure to provide adequate articulation and richness may be grounds
for rejection of the design by the Committee.
Roof Shape & Character is important to avoid vertical monotony. Slopes of 6/12 or
greater are to be considered for dominant roof elements and gable ends. Gentler roof
pitches can be integrated for background and less conspicuous connections. Alternative
configurations may also be considered to balcony roofs and dormers of all sizes as
these contribute to the human scale. This is encouraged to provide a texture and an
apparent reduction of the built mass. All overhangs and projections shall be a minimum
of 24". Mansard and fiat roofs are prohibited. No trimless metal windows are allowed.
The Committee strongly recommends that sloping roofs be designed as sheltering and
shading elements, normally with broad overhands and strong shadow lines. Thin edges
or thin fascias should be avoided. Sloped roof materials should be textural with very
dark or deep color tones. Roof surfaces must be non -reflective and, in the opinion of
the Committee, not visually objectionable from neighboring properties and roads.
The composition of roof forms should be carefully considered. No continuous ridgelines
should exceed 35 feet. Changing the ridge direction, offsets or major roof projections
should be used to break ridgelines. To avoid a thin veneer look, 2-inch by 12-inch
1EM
nominal wood minimum dimension fascia boards are required. Normal 2 inch roof
rafters should not be exposed.
The placement of the various pipes and vents that penetrate the roof should be
considered. Combine them in the attic space and project through roof in a common
enclosed stack when possible. Where it is practical, place stacks on the roof away from
the side of greatest visibility. All roof vents are to be colored to match the dominant
roofing material.
C.5 COLORS
1. Non -reflective materials are to be used, including non -reflective glazing.
2. Color selections shall range from white or off-white to weathered driftwood (a
very light gray) through to light brown, green or related tones. The use of
blue may be allowed in certain shades.
3. Materials for roofs may be sculpted architectural asphalt, flat concrete or
fiber -cement tile, slate or other cut stone only. Metal roofs are not permitted.
4. Materials for walls may be stained wood or wood, painted fiber -cement lap
siding and stone. Cultured stone is permitted in out of reach areas on upper
floors or for example for chimney cladding. Colored stucco may be
incorporated for very small area as an accent only. Stucco colors are to be
deeply toned rich warm grays, greens and browns; light or soft reflective
tones are not acceptable.
C.6 MATERIALS - EXTERIOR SURFACES
In order to impart a sense of solid, substantial construction and to avoid a tacked -on,
thin veneer look, material changes should terminate at a logical inside comer, plan
shape change or at a major wall opening. Changes at outside corners should be
avoided. Exterior stone material should be continued down to the finish grade, thereby
eliminating unfinished foundation walls.
C.7 BUILDING PROJECTIONS
All projections from a building including, but not limited to, chimney caps, vents, gutters,
scuppers, downspouts, utility boxes, porches, railings, and exterior stairways shall
match he color of the surface from which they project or be an appropriate accent color,
unless otherwise approved by the committee. All building projections must be
contained within the Building Envelope.
C.8 ANTENNAE/SATELLITE DISHES
Antennae are restricted to interior attic applications only. Satellite dishes may be used if
discretely located on the building, and a maximum 24" diameter. Large ground
mounted satellite dishes are prohibited.
15
C.9 SERVICE YARD
All above -ground garbage and trash containers, clotheslines, mechanical equipment,
and other outdoor maintenance and service facilities must be completely screened from
adjacent lots, streets, or common spaces by walls, fences and gates, at least one (1)
foot higher than the equipment, Gates, or a "maze" entry that provides complete
screening, shall be required around all mechanical and pool equipment enclosures.
C.10 GUEST HOUSES, GUEST SUITES AND ACCESSORY BUILDINGS
Any accessory building shall be addressed on the site plan as submitted to the DRB for
approval. Accessory buildings are only allowed in the building envelope. Guesthouses
and/or suites are not allowed, Such structures must be designed as an integrated
visual element with the residence, and should be visually related to it by walls,
courtyards, or major landscape elements.
C.11 STORAGE TANKS
No fuel tanks, water tanks or similar storage facilities shall be allowed.
C.12 TRAILER AND BOAT STORAGE
All trailer and boat storage shall be within the side property setback and the garage.
Fencing and/or heavy landscaping are encouraged to soften this impact. Motor homes
and trailers larger than 19' shall not be allowed to park on the lot or right-of-way.
16
Section D
REVIEW AND APPROVAL PROCESS
This process includes:
R Conceptual Development Plan Submission/Review;
• Concept Endorsement/DRB Approval (letter);
■ Detailed Design Final Submission/Review;
■ EndorsementIDRB Approval (letter) for Building Permit Application; and
• Final Inspection - Final Acceptance Certificate (FAC).
DA DESIGN REVIEW PROCESS
Submit the Conceptual Development Plan to initiate the design review process. This
preliminary plan shall include the following:
1. The application form, supplied by the Design Review Board, with all
information complete;
2. A survey at no less than 1"=20' showing lot boundaries and dimensions,
easements, setbacks, utility tap locations and elevations at all property
corners;
3. A site plan at same scale as the survey showing the building envelope, the
proposed residence, driveways, fences, site grading with new and existing
elevations and all other proposed site improvements;
4. Roof and floor plans at no less than 1/8" scale;
5. Exterior elevations at no less than 1/8" scale of all elevations; and
6. A non-refundable Design Review Fee of $300.00. Make check payable to
the Glacier Commons Homeowners Association technical representative.
D.2 CONCEPTUAL DEVELOPMENT PLAN REVIEW
A Conceptual Development Plan Review is required to confirm the design incorporates
all site requirements relative to the lot location/building envelope plan. It will assist to
clarify the intent and application of the Design Guidelines, reviewlapproval process,
development procedures and schedules. The Design Review Board will provide a letter
of endorsement to proceed including comments from the conceptual meeting for the
designers use in preparing the final submittal within fourteen (14) days of submittal.
D.3 FINAL DESIGN
Submit three (3) sets of Construction Drawings and support documentation, including
but not limited to:
Plot Plan (Survey) (1" = 20'0");
Site Plan (1/8" = V-0" );
Roof Plan and Floor Plans (no less than 1/8" = 1'0");
IVA
• Exterior Elevations 4 Min. (no less than 1/8" = 1'0");
■ Sections (no less than 1/8" = 1'0") through site and building from side PL to side
PL and from rear PL to front road CL (2 Min.);
■ Landscape Plan (no less than 118 " = 1'0") including site grading/contours,
retaining wall location(s) and material(s);
• Drainage/Storm Water Management Plan (may be illustrated on the Landscape
Plan);
■ Construction Limits Plan defining a temporary construction fence location with
consideration for construction access, stockpile areas, portable toilet and
garbage bin;
• Exterior Lighting includes fixture schedule with catalogue clips for site and
building exterior lighting fixtures and street identification;
■ Color board (8.5" x 11") proposed exterior colors as applied to proposed
materials for all exterior finishes; and
• Construction Schedule.
DA DESIGN APPROVAL
Design approval for Building Permit Application (City of Kalispell) will be provided in
writing within thirty (30) days of submittal. Incomplete submittals will be returned and
this review period will begin again.
D.5 COMPLETION
Completion in these guidelines means the completion of interior as approved for
occupancy (by the City of Kalispell) and the complete exterior of the development
including all hard and soft landscaped areas. There will be a final inspection held at the
request of the builder with the Design Review Board after acceptance by the City of
Kalispell.
Submit a copy of the City of Kalispell's Certificate of Occupancy to the GCHOA , The
date on the certificate will initiate your Homeowners Association dues and obligations.
1$
APPENDIX "A"
DECLARATION
THIS DECLARATION made this day of 2003,
by the undersigned,
WHEREAS, the undersigned is the owner of certain real property known as GLACIER
COMMONS, according to the recorded plat thereof on file and of record in the Office of
the Clerk & Recorder of Flathead County, Montana, and whereas the undersigned is
desirous of subjecting the real property to the conditions, covenants and restrictions
herein set forth for each and all of which is and are for the benefit of said property and
for each owner thereof, and shall inure to the benefit of and pass with said property and
each and every parcel thereof, and shall apply to and bind the successors in interest
and any owners thereof.
NOW THEREFORE,
Rio Arizona Holdings, L.L.C., an Arizona limited liability company, being the owner of all
the real property known as GLACIER COMMONS, according to the plat thereof on file
and of record in the Office of the Clerk & Recorder of Flathead county, Montana, hereby
declares that the said real property is, and shall be held, transferred, sold and
conveyed, subject to the design guidelines, conditions, covenants, and restrictions,
herein set forth are designed to provide a uniform plan for the development of the whole
of said subdivision. All persons or corporations who now or shall hereafter acquire any
interest in and to the above described property shall be taken and held to agree and
covenant with the owner of the lots in said subdivision and with their heirs, successors
and assigns, to conform to and observe the following conditions, covenants and
restrictions as to the use thereof and as to the construction of dwellings and
improvements thereon.
WE ACKNOWLEDGE,
That we have received and read a copy of Glacier Commons Conditions, Covenants
and Restrictions and agree to abide by the guidelines.
Lot Owner
Declarant
19
GUARANTEE
4�$T AMERIC,�
FirstAmerican Title Insurance Company
,
Validating Signatory
H 3297 3 6 h
Fam No. 1282 (Flev. 12J'15/95)
FILE NO.: CT-78522
CT-78522
H 329736
FEE: $125.00
SUBDIVISION OR PROPOSED SUBDIVISION: Glacier Commons Subdivision
SUBJECT TO THE EXCLUSIONS FROM COVERAGE, THE LIMITS OF LIABILITY, AND OTHER
PROVISIONS OF THE CONDITIONS AND STIPULATIONS HERETO ANNEXED AND MADE A PART
OF THIS GUARANTEE, FIRST AMERICAN TITLE INSURANCE COMPANY, A CORPORATION,
HEREIN CALLED THE COMPANY GUARANTEES:
Marquardt and Marquardt Surveying
FOR THE PURPOSE OF AIDING ITS COMPLIANCE WITH FLATHEAD COUNTY SUBDIVISION
REGULATIONS, IN A SUM NOT EXCEEDING $5,000.00.
THAT according to those public records which, under the recording laws of the
State of Montana, impart constructive notice of matters affecting the title to
the lands described as follows:
Tract 1 as shown on Certificate of Survey No. 14771 in the Southeast 1/4 of
the Northeast 1/4, Section 31, Township 29 North, Range 21 West, P.M.M.,
Flathead County, Montana.
THE ABOVE DESCRIBED TRACT OF LAND IS TO BE KNOWN AND DESIGNATED AS:
Glacier Commons Subdivision
(1) Parties having record title interest in said lands whose signatures are
necessary under the requirements of Flathead County Subdivision Regulations
on the certificates consenting to the recordation of Plats and offering for
dedication any streets, roads, avenues and other easements offered for
dedication dedication by said Plat are:
Rio Arizona Holdings, LLC
(2) Parties holding liens or encumbrances on the title to said lands are:
1. General and special county and city taxes for the year 2003, a lien not
yet payable. _
NOTE: General and special county and city taxes for the year 2002 and all
prior years have been paid in full.
Continued...
FILE NO.: CT-78522
Page 2
H 329736
(3) Easements, claims of easements and restrictions agreement of record are:
1. Easement for anchors and guys and the right of ingress and egress for the
purpose of construction, reconstruction, maintaining and removing such guys and
appurtenances granted to Pacific Power & Light Company, a corporation, recorded
May 23, 1973, in Hook 554, Page 91, as Doc. No. 5368, records of Flathead
County, Montana.
2. Easement for the right to construct, maintain, operate and remove a gas
line granted to The Montana Power Company, a corporation, recorded December 1,
1986, as Doc. No. 86-335-08510, records of Flathead County, Montana.
3. Easement for maintenance, repair, alteration inspection and replacement of
the transmission and distribution lines granted to TCI Cablevision, recorded
July 22, 1991, as Doc. No. 91-203-14460, records of Flathead County, Montana.
4, Easement 10 feet in width upon which to construct, operate, maintain,
replace and remove a pipeline and necessary appurtenances granted to The
Montana Power Company, a Montana corporation, recorded April 28, 1993, as Doc.
No. 93-118-13450, records of Flathead County, Montana.
5. Granrud Lane along the Southerly boundary as depicted on Certificate of
Survey No. 14771.
6. A "Grant of Conditional Use" by the City of Kalispell. TO Whitefish Stage
Development, LLC recorded November 8, 2001, as Doc. No. 2001-312-08430 and
emended February 12, 2002, as Doc. No. 2002-043-16410, records of Flathead
County, Montana.
7. A "Notice of the Right to Claim a Lien" by LHC, Inc., recorded September
26, 2003, as Doc. No. 2003-259-15270 and amended September 29, 2003, as Doc.
No. 2003-272-16200, records of Flathead County, Montana.
8. Easement for 10' utility easement on the unrecorded Plat of Glacier Commons
Subdivision.
9. Easement for 15' utility easement on the unrecorded Plat of Glacier Commons
Subdivision.
10. Landscape Suffer Area A and Area B as depicted on the unrecorded Plat of
Glacier Commons Subdivision, records of Flathead County, Montana. (A 1/82nd of
value taxed to individual homeowners)
Continued...
FILE NO.: CT-78522
Page 3
H 329736
11. Utility site owned by Homeowners Association as depicted on the unrecorded
Plat of Glacier Commons Subdivision, records of Flathead County, Montana. (A
1/82nd of value taxed to individual homeowners)
12. The above described property is located within and subject to the
jurisdiction of the City of Kalispell Fire District.
Liability hereunder limited to amount paid for this report.
DATED: OcPOW0 3, 2003 at 8:00 A.M.
NORMA ESTER t
Aa 0 NOTARY PUBL"OWANA
;+
* NGTARIAL
SEAL FtW&p at KaWW1, WMW3
P .
'��..=-'� •' My CAmn. EzgteaMaJ 8, 2704 ✓�
Subscribed and sworn to before me this I day of ,2003.
l
Notary Pu 1ic for Stat of Montana
Residing at
My Commission Expires
THE END
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