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Staff Report/Preliminary PlatTri-City Planning Office 17 Second Street East — Suite 211 Kalispell, Montana 59901 Phone: (406) 758-1850 Fax: (406) 751-1858 tricitygcentu rytel. net REPORT TO: Kalispell Mayor and City Council FROM: Narda A. Wilson, Senior Planner Chris A. Kukulski, City Manager SUBJECT Leisure Heights Subdivision Preliminary Plat - Wind River Development East Side of Willow Glen Drive MEETING DATE: March 17, 2003 BACKGROUND: This is a request by Wind River Development for preliminary plat approval for a 67-lot residential subdivision. The subdivision would be developed in three phases over a period of up to five years. Phase I would include a total of 23 lots and would involve the extension of water and sewer from the south where it is located in Honeysuckle Lane. Construction would begin in this phase upon approval of the preliminary plat. Phase 2 would consist of 30 lots and would be an extension of the previously completed improvements with construction anticipated for 2006. Phase 3 would include 12 lots and the remaining public improvements would be completed including upgrading that portion of Leisure Drive to City standards that abuts the subdivision. Phase 3 would be anticipated to begin in 2008. Filed concurrently with the preliminary plat request is a request for annexation and an initial zoning designation of R-2, Residential, upon annexation to the city. The property contains approximately 32 acres and is located on the east side of Willow Glen Drive, north of the Willows Subdivision. The property is currently zoned County R-2, Residential. As part of the consideration of this subdivision a plan has been taking shape to construct a pedestrian and bike trail along the east side of Willow Glen Drive in lieu of the installation of a landscape buffer. A trail could be established between Four Corners and Woodland Avenue and would be a good opportunity to do a City / County project that will benefit the community as a whole. Additionally, the idea has the potential to become a reality in a very short time, i.e. from one to two years. The Willows, lying immediately to the south of Leisure Heights has some work that needs to be done along Willow Glen Drive in the form of a landscape buffer within a 20 foot area outside the right of way. The funding for the landscape buffer could be used as part of a match for the trail instead. From this point south to Four Corners, the County owns almost all the frontage. The proposed Leisure Heights subdivision could also contribute an easement and trail work. As one proceeds to the north, Jerry Begg owns the next parcel of land and may be willing to contribute a 20-foot easement for the trail. That means we may have the necessary 20-foot easement for almost a mile and a half. The project could come to fruition quickly if we can get a CTEP match on the money. If we could do a trail from Four Corners to about Woodland Avenue what a huge safety problem we could solve. Additionally, we wouldn't have to acquire any right-of-way since those properties would already be anticipating Providing Community Planning Assistance To: • City of Kalispell • City of Whitefish • City of Columbia Falls • Leisure Heights Preliminary Plat February 25, 2003 Page 2 developing the area where the trail and landscaping would go. Within the 20 feet there would probably be a ten -foot wide trail and then landscaping between the trail and the subdivision lots. We are working on setting up a little brainstorming committee around the end of March or first week in April with Mike Baker, Charlie Johnson, Mark Crowley, Jed Fisher and me (Narda Wilson), to talk about scheduling, funding, etc. Hence in the recommended conditions of approval you will see a reference to a cash in lieu donation equivalent to the amount required to install a landscape buffer to be used as part of a match for a bike and pedestrian trail. The Kalispell City Planning Board held a public hearing regarding this matter at their meeting on February 11, 2003. A motion was made and passed unanimously to forward a recommendation that the preliminary plat be approved subject to the recommended conditions. RECOMMENDATION: A motion to approve the preliminary plat for Leisure Heights Subdivision subject to conditions would be in order. FISCAL EFFECTS: Minor positive impacts once fully developed. ALTERNATIVES: As suggested by the city council. Respectfully submitted, cpu�_ Narda A. Wilson Chris A. KukuIrski Senior Planner City Manager Report compiled: February 25, 2002 c: Theresa White, Kalispell City Clerk Attachments: Transmittal letter Staff report KPP-03-1 and application materials Draft minutes from 2 / 11 / 03 planning board meeting TRANSMIT\KALISPEL\2003 \KPP03-1 MEMO RESOLUTION NO.4777 A RESOLUTION CONDITIONALLY APPROVING THE PRELIMINARY PLAT OF LEISURE HEIGHTS SUBDIVISION, MORE PARTICULARLY DESCRIBED ON EXHIBIT "A", IN SECTION 21, TOWNSHIP 28 NORTH, RANGE 21 WEST, P.M.M., FLATHEAD COUNTY, MONTANA. WHEREAS, Wind River Development Corp., the owner of certain real property described above, has petitioned for approval of the Subdivision Plat of said property, and WHEREAS, the Kalispell City Planning Board and Zoning Commission held a public hearing on February 11, 2003, on the proposal and reviewed Subdivision Report #KPP-03-1 issued by the Tri-City Planning Office, and WHEREAS, the Kalispell City Planning Board and Zoning Commission has recommended approval of the Preliminary Plat of Leisure Heights Subdivision, subject to certain conditions and recommendations, and WHEREAS, the City Council of the City of Kalispell at its regular Council Meeting of March 17, 2003, reviewed the Tri-City Planning Office Report #KPP-03-1, reviewed the recommendations of the Kalispell City Planning Board and Zoning Commission, and found from the Preliminary Plat, and evidence, that the subdivision is in the public interest. NOW THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF KALISPELL, MONTANA AS FOLLOWS: SECTION I. That the Findings of Fact contained in Tri-City Planning Office Report #KPP-03-1 are hereby adopted as the Findings of Fact of the City Council. SECTION II. That the application of Wind River Development Corp. for approval of the Preliminary Plat of Leisure Heights Subdivision, Kalispell, Flathead County, Montana is hereby approved subject to the following conditions: 1. Development of the subdivision shall be platted in substantial compliance with the approved preliminary plat which governs the location of lots and roadways within the subdivision. 2. That the roadways serving the subdivision shall be constructed in accordance with the adopted Design and Construction Standards for the City of Kalispell for local 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 reviewed and approved and comply with City standards. 3. A traffic analysis be conducted assessing the impacts to Willow Glen Drive from Leisure Drive as a result of the subdivision and mitigation measures identified and implemented in coordination with the Kalispell Public Works Department. 4. That a letter be obtained from the Kalispell Parks and Recreation Department stating that a landscape plan has been reviewed and approved for the placement of trees and landscaping materials within the five foot landscape boulevard developed between the curb and sidewalk. That a cash in lieu payment equivalent to the cost of the landscaping be placed in a fund to provide a contribution for a match for a bike and pedestrian trail along Willow Glen Drive at the City's discretion or a minimum 20-foot wide landscape buffer be developed between the subdivision and Willow Glen Drive to provide screening and buffering in accordance with a plan approved by the Kalispell Parks and Recreation Director. 6. That a ten foot right-of-way reservation be designated along Willow Glen Drive within the 20-foot landscape buffer that could be acquired for the future upgrade of the roadway. 7. That the developer obtain a letter from the Flathead County Road Department and the Montana Department of Transportation approving the improvements to the intersection of Leisure Drive and Willow Glen Drive certifying that any necessary improvements have been made. The road within the subdivision shall be named and signed in accordance with the policies of the Kalispell Public Works Department and the Uniform Traffic Control Devices Manual and be subject to review and approval of the Kalispell Fire Department. 9. The developer shall provide a letter from the U.S. Postal Service approving the plan for mail service. 10. Street lighting shall be located within the subdivision and shall be shielded so that it does not intrude unnecessarily onto adjoining properties. 11. That the parkland dedication requirements shall be met by designating the homeowners park area on the plat and that improvements be made to provide access to that area and recreation amenities such as play equipment and/or picnic tables. 12. All utilities shall be installed underground. 13. 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 as well as fire flows and access 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. 14. That a minimum of two-thirds of the necessary infrastructure for each phase for this subdivision shall be completed prior to final plat submittal. 15. All areas disturbed during development of the subdivision shall be re -vegetated with a weed - free mix immediately after development. 16. That preliminary plat approval shall be valid for a period of three years from the date of approval with an automatic three year extension as each phase of the subdivision plat has been completed and filed. SECTION III. Upon proper review and filing of the Final Plat of said subdivision in the office of the Flathead County Clerk and Recorder, said premises shall be a subdivision of the City of Kalispell. PASSED AND APPROVED BY THE CITY COUNCIL AND SIGNED BY THE MAYOR OF THE CITY OF KALISPELL, THIS 17TH DAY OF MARCH, 2003. Pamela B. Kennedy Mayor ATTEST: Theresa White City Clerk Tri-City Planning Office 17 Second Street East — Suite 211 Kalispell, Montana 59901 Phone: (406) 751-1850 Fax: (406) 751-1858 tricitygcenturytel.net February 21, 2003 Chris Kukulski, City Manager City of Kalispell P.O. Box 1997 Kalispell, MT 59903 Re: Preliminary Plat Approval - Leisure Heights Subdivision Dear Chris: The Kalispell City Planning Board met on February 11, 2003, and held a public hearing to consider a request by Wind River Development Corp for preliminary plat approval of a 67-lot residential subdivision on property located on the east side of Willow Glen Drive, north of the Willows Subdivision in the southeast part of Kalispell. The subdivision would be developed in three phases over a period of up to five years. Phase I would include a total of 23 lots and would involve the extension of water and sewer from the south where it is located in Honeysuckle Lane. Construction would begin in this phase upon approval of the preliminary plat. Phase 2 would consist of 30 lots and would be an extension of the previously completed improvements with construction anticipated for 2006. Phase 3 would include 12 lots and the remaining public improvements would be completed including upgrading that portion of Leisure Drive to City standards that abuts the subdivision. Phase 3 would be anticipated to begin in 2008. At some point in the near future, the developers will submit an application for a subdivision that will include the extension of City water and sewer to the site. The property has been used for agricultural purposes in the past and is otherwise undeveloped. Narda Wilson, of the Tri-City Planning Office, presented staff report #KPP-03-1 evaluating the proposal and recommending approval of the preliminary plat for the subject to the conditions outlined in the staff report. At the public hearing the applicants spoke in favor of the proposal and explained that their family had owned the property for nearly 40 years and had farmed it. It seemed the time had come to do something with the property other than use it for agricultural purposes. There was not real opposition from the neighbors to the proposal. After the public hearing the board discussed the proposal, and talked about the proposal for taking the money that would be used for a buffer area between Willow Glen Drive and the subdivision and placing it in a fund that could be used as part of a match for a bike a pedestrian trail along Willow Glen Drive. There was great support among the planning board and developers for this concept. Providing Community Planning Assistance To: • City of Kalispell • City of Columbia Falls • City of Whitefish • Leisure Heights Subdivision Preliminary Plat February 21, 2003 Page 2 After further consideration several amendments to the conditions were made as are reflected in Attachment Al. These amendments dealt with requiring a 10 foot right-of- way reservation along Willow Glen Drive for future acquisition for the upgrade of Willow Glen Drive, language allowing a cash in lieu of the landscape buffer and clarification regarding the installation of the infrastructure and phasing. A motion was made to approve the preliminary plat subject to the recommended conditions as amended which passed unanimously. Please schedule consideration of this preliminary plat for the Kalispell City County meeting of March 17, 2003. You may contact this board or Narda Wilson at the Tri-City Planning Office if you have any questions regarding this matter. Sincerely Kalispell ning Board 27'1 'C' Q:tit9- Ron Van Natta President RVN/NW Attachments: Attachment A - Recommended Conditions of Approval Staff report KPP-03-1 and application materials Draft minutes 2 / 11 / 03 planning board meeting c w/ Att: Theresa White, Kalispell City Clerk c w/o Att: Wind River Development Corp, 300 Leisure Dr., Kalispell, MT 59901 Schwarz Eng, 100 Financial Dr., Suite 210, Kalispell, MT 59901 H: \FRDO\TRANSMIT\KALISPEL\2003\KPP-03-LDOC Leisure Heights Subdivision Preliminary Plat February 21, 2003 Page 3 ATTACHMENT A LEISURE HEIGHTS PRELIMINARY PLAT CONDITIONS OF APPROVAL AS RECOMMENDED BY THE KALISPELL CITY PLANNING BOARD FEBRUARY 11, 2003 The Kalispell City Planning Board is recommending the following conditions to the Kalispell City Council for the above referenced preliminary plat. A public hearing was held on this matter at the February 11, 2003 planning board meeting: 1. Development of the subdivision shall be platted in substantial compliance with the approved preliminary plat which governs the location of lots and roadways within the subdivision. 2. That the roadways serving the subdivision shall be constructed in accordance with the adopted Design and Construction Standards for the City of Kalispell for local 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 reviewed and approved and comply with City standards. 3. A traffic analysis be conducted assessing the impacts to Willow Glen Drive from Leisure Drive as a result of the subdivision and mitigation measure identified and implemented in coordination with the Kalispell Public Works Department. 4. That a letter be obtained from the Kalispell Parks and Recreation Department stating that the a landscape plan has been reviewed and approved for the placement of trees and landscaping materials within the five foot landscape boulevard developed between the curb and the sidewalk. 5. That a cash in lieu payment equivalent to the cost of the landscaping be placed in a fund to provide a contribution for a match for a bike and pedestrian trail along Willow Glen Drive at the City's discretion or a minimum 20-foot wide landscape buffer be developed between the subdivision and Willow Glen Drive to provide screening and buffering in accordance with a plan approved by the Kalispell Parks and Recreation Director. 6. That a ten foot right-of-way reservation be designated along Willow Glen Drive within the 20 foot landscape buffer that could be acquired for the future upgrade of the roadway. 7. That the developer obtain a letter from the Flathead County Road Department and the Montana Department of Transportation approving the improvements to the intersection of Leisure Drive and Willow Glen Drive certifying that any necessary improvements have been made. Leisure Heights Subdivision Preliminary Plat February 21, 2003 Page 4 8. The road within the subdivision shall be named and signed in accordance with the policies of the Kalispell Public Works Department and the Uniform Traffic Control Devices Manual and be subject to review and approval of the Kalispell Fire Department. 9. The developer shall provide a letter from the U.S. Postal Service approving the plan for mail service. 10. Street lighting shall be located within the subdivision and shall be shielded so that it does not intrude unnecessarily onto adjoining properties. 11. That the parkland dedication requirements shall be met by designating the homeowners park area on the plat and that improvements be made to provide access to that area and recreation amenities such as play equipment and / or picnic tables. 12. All utilities shall be installed underground. 13. 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 as well as fire flows and access 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. 14. That a minimum of two-thirds of the necessary infrastructure for each phase for this subdivision shall be completed prior to final plat submittal. 15. All areas disturbed during development of the subdivision shall be re -vegetated with a weed -free mix immediately after development. 16. That preliminary plat approval shall be valid for a period of three years from the date of approval with an automatic three-year extension as each phase of the subdivision plat has been completed and filed. KALISPELL CITY PLANNING BOARD & ZONING COMMISSION MINUTES OF MEETING FEBRUARY 11, 2003 CALL TO ORDER AND The regular meeting of the Kalispell City Planning Board and ROLL CALL Zoning Commission was called to order at 7:00 p.m. Board members present were: Ron Van Natta, George Taylor, Jim Atkinson, Rick Hull, Timothy Norton, and Sue Ellyn Anderson. Jean Johnson was absent. Narda Wilson represented the Tri- City Planning Office. There were approximately 12 people in the audience. SEATING OF NEW Timothy Norton and Rick Hull were welcomed to the board MEMBERS ELECTION OF OFFICERS Taylor moved and Atkinson seconded the motion to elect Ron Van Natta as President of the Kalispell City Planning Board and Zoning Commission. The motion passed unanimously on a vote by acclamation. Atkinson moved and Anderson seconded the motion to elect George Taylor as Vice President of the Kalispell City Planning Board and Zoning Commission. The motion passed unanimously on a vote by acclamation. APPROVAL OF MINUTES Taylor moved and Atkinson seconded the motion to approve the minutes of the Kalispell City Planning Board and Zoning Commission special meeting of December 30, 2002 as submitted. On a vote by acclamation the motion passed unanimously. WIND RIVER A request by Wind River Development Corp for an initial zoning DEVELOPMENT CORP designation of R-2, Single Family Residential, upon annexation INITIAL ZONING on approximately 32 acres located on the east side of Willow Glen Drive, south and west of Leisure Drive. WIND RIVER A request by Wind River Development Corp for preliminary plat DEVELOPMENT CORP, approval of Leisure Heights, a 67-lot residential subdivision on LEISURE HEIGHTS approximately 32 acres in conjunction with the annexation of PRELIMINARY PLAT the property and designation of initial zoning of R-2. STAFF REPORT #KA-03-2 Narda Wilson, with the Tri-City Planning Office, gave a & KPP-03-1 presentation of staff report KA-03-2, a request for annexation and initial zoning on approximately 32.354 acres on the east side of Willow Glen Drive south of Leisure Drive concurrent with staff report KPP-03-1, a request for preliminary plat approval of a 67-lot residential subdivision. The zoning district is intended primarily for single-family homes. The subdivision would be Kalispell City Planning Board & Zoning Commission Minutes of the Meeting of February 11, 2003 - 1 - developed in three phases over a period of time up to five years. Staff reviewed the proposed phases of development and the findings of fact in the staff reports. Upon conclusion staff recommended an initial zoning designation of City R-2, upon annexation of the property. Staff also recommended the request for preliminary plat be granted subject to 15 conditions, with an additional condition requiring a ten -foot right of way be reserved on the east site of Willow Glen Drive for future right-of-way acquisition. Wilson noted a conversation with County Road Department Superintendent and the Parks and Recreation Director regarding the need for a pedestrian access along the east side of Willow Glen Drive. After further discussion it became apparent that there is a real possibility of developing bike and pedestrian trail along Willow Glen Drive that would involve a collective effort and cooperation from the County. This plan would include potential funds from the subdivision to the south, the Willows, who still have outstanding work that needs to be done for the creation buffer area between the road and Willow Glen Drive. The money for the buffer area for the Willows, along with money for the buffer from this subdivision and cash in lieu of parkland money for the area could be placed in a fund that could be eligible for a federal match. Money and right-of-way from the County may be forthcoming. This would allow the project to be funded ideally from Four Corners to Woodland Park Avenue. Staff suggested language for amending condition #5 to reflect this recommendation. Taylor asked and Wilson said the first choice would be to try and get everyone together to leverage enough money to do the project. If that didn't happen the second alternative would be the landscape buffer. Wilson clarified that staff was recommending two amendments, an additional condition for a 10-foot right of way reservation along Willow Glen Drive and a cash -in -lieu payment on the buffer between Willow Glen Drive and the subdivision to be used as part of a match for future construction of a pedestrian and bike trail. Van Natta wanted it to be clear this would be at the City's discretion and in accordance with the plan. APPLICANT/AGENCIES Bob Stauffer, with Schwartz Engineering, stated they generally agreed with the staff report and appreciated the support they had been given for this subdivision. There were only two minor concerns relating to the recommended conditions. Regarding condition #5 he said the owners thought sidewalk and pedestrian access was a good idea and they didn't have any problem with the recommended changes. Regarding condition 13 he asked the wording be changed to read, "infrastructure for each phase of the project be completed prior to final plat of that Kalispell City Planning Board & Zoning Commission Minutes of the Meeting of February 11, 2003 -2- phase" so that it would be clear regarding the phasing and improvements. PUBLIC HEARING The public hearing was opened to those who wished to speak on the issue. PUBLIC COMMENT Joy Mahlum, 300 Leisure Dr., spoke in favor of the proposal stating it has been owned by her family for at least for years. She noted their family sold the property to the south where Leisure Subdivision now lies. She currently lives in the middle of the development and felt that with growing suburban locations she was aware of an increasing demand for building sites. She said the planning office viewed this change as a natural extension and thought the subdivision fit the area. She said they would work to maintain the standards of the area. Her family found this to be the right time for this and decided it was important to control it with planning. There would be gradual development that would occur in phases, plus covenants and architectural review. Their plan was to keep the character of the existing Leisure Drive area and meet the standards of the community. They were excited about the project and felt it was a good opportunity for the neighbors. Glenn Graham, 739 Greenridge Dr., said he had no qualms with the subdivision, but wanted a couple of things clarified. On Page 4 it noted a 60-foot right of way along Willow Glen Drive which was not true. He said the north end of the road had only a 40-foot easement. He was happy to see the status of Willow Glen as being a minor arterial and his only warning was if someone extended the La Salle connector additional consideration needs to be given to the impacts of Willow Glen Drive. He said he did not think the LaSalle Connector was a good idea in light of this subdivision. No one else wished to speak and the public hearing was closed. MOTION Taylor moved and Atkinson seconded the motion to adopt staff report KA-03-2 as findings of fact and forward a recommendation to the Kalispell City Council to adopt R-2, Residential, upon annexation. BOARD DISCUSSION Atkinson had concerns about not having a growth policy and Wilson said they were going from single family to single family, and this area was recognized as suburban residential in both the Master Plan and the Growth Policy and was not considered a "substantive change" as addressed in the Attorney General's Opinion. Atkinson asked if the entire 32 acres would be annexed, brought into the city and zoned at the time of initial application and Wilson said, yes it would be. Kalispell City Planning Board & Zoning Commission Minutes of the Meeting of February 11, 2003 -3- ROLL CALL The motion passed unanimously on a roll call vote. MOTION Atkinson moved and Anderson seconded the motion to adopt staff report KPP-03-1 as findings of fact and recommend to the Kalispell City Council that the preliminary plat be approved subject to 15 conditions. MOTION (AMENDMENT) Taylor moved and Atkinson seconded the motion to amend condition #5 to read, a cash -in -lieu payment equivalent to the cost of the landscaping be placed in a fund to provide a match for a pedestrian trail and landscaping along Willow Glen Drive; or at the City's discretion, that a minimum 20-foot wide landscape buffer be developed. ROLL CALL The motion passed unanimously on a roll call vote. BOARD DISCUSSION Norton asked and Wilson explained the time frame for the City. She said there would be contingencies, but it could be within 2 to 3 years. Atkinson commented that it would fall in line with the phases. MOTION (AMENDMENT) Atkinson moved and Taylor seconded the motion to add condition # 16 to read, a 10-foot right of way reservation shall be designated on the plat and included in the 20-foot buffer. ROLL CALL The motion passed unanimously on a roll call vote. MOTION (AMENDMENT) Taylor moved and Atkinson seconded the motion to amend condition # 13 to read, infrastructure for each phase of the subdivision shall be completed prior to final plat of each phase. ROLL CALL The motion passed unanimously on a roll call vote. BOARD DISCUSSION Atkinson asked and Wilson answered that Leisure Drive would be upgraded to city standards within the boundaries of the subdivision. Atkinson questioned lots 3D and 3F and Wilson answered that, yes, they were out of the subdivision and one property owner was in the audience. She said they were interested in connecting to City services once they became available and would be required to annex at the time of connection. Norton asked the developer if they had a deadline on each phase for completion and Stauffer said there was a time period for final plat approval of 3 years. He said they would like to proceed faster, depending on how the lots sell. Van Natta complimented them on a well laid out subdivision. He noted a concern about the bank on the road not allowing for site distance and said he hoped it would be graded. He asked Kalispell City Planning Board & Zoning Commission Minutes of the Meeting of February 11, 2003 -4- that be suggested to the engineering department. Atkinson asked if the cul-de-sac had gone through site review and the Fire Department and Wilson said that was a design issue. When the roadways were designed it would be reviewed by the Kalispell Public Works Department for compliance with the Kalispell Design and Construction Standards and would need to comply. ROLL CALL (MAIN) The amended motion passed unanimously on a roll call vote. NIPO, LLC INITIAL A request by NIPO, LLC for an initial zoning designation of B-2, ZONING General Business, upon annexation into the city of Kalispell on approximately 9.33 acres that lies between Hwy 93 south and Willow Glen Drive north of Lower Valley Road. STAFF REPORT #KA-03-1 Wilson said it was her understanding that was still the plan and that commitments had been made on the part of the City and the design was included as part of the MDOT project. APPLICANT/AGENCIES Jim Burton, surveyor for the project, said they were anticipating that utilities would be extended to that area and they were trying to stay ahead of the curve. There were no plans at this time for a project. PUBLIC HEARING The public hearing was opened to those who wished to speak on the issue. PUBLIC COMMENT No one wished to speak and the public hearing was closed. MOTION Taylor moved and Anderson seconded the motion to adopt staff report KA-03-1 as findings of fact and forward a recommendation to the Kalispell City Council that the initial zoning for this property should be B-2, General Business, upon annexation. BOARD DISCUSSION Wilson pointed out that it wasn't really under the board's purview whether the property should be annexed. She said their issue dealt with what the zoning should be upon annexation to the City. Norton asked if they could recommend approval of the zoning upon receiving city services. Atkinson asked what advantage or disadvantage there was to zoning it now and Wilson said when it does get annexed it would developed to City standards and would be reviewed for compliance. The provision of City utilities would allow the development of the site at a higher and more intensive use than without utilities. If the property were to be developed prior to receiving services with less quality and desirable uses, it would be difficult to try to redevelop the property at a later date. Kalispell City Planning Board & Zoning Commission Minutes of the Meeting of February 11, 2003 -5- LEISURE HEIGHTS PRELIMINARY PLAT TRI-CITY PLANNING OFFICE STAFF REPORT #KPP-03-1 FEBRUARY 3, 2003 A report to the Kalispell City Planning Board and the Kalispell City Council regarding a request for preliminary plat approval of a 67 lot residential subdivision on property proposed for annexation and initial zoning of R-2. A public hearing on this proposal has been scheduled before the planning board for February 11, 2003 in the Kalispell City Council Chambers. The planning board will forward a recommendation to the city council for final action. BACK MQ Nn- This property is proposed for annexation and initial zoning of R-2, Residential, that has been filed concurrently with this preliminary plat. The property contains approximately 32 acres and is located on the east side of Willow Glen Drive and west of Leisure Drive. A. Petitioner and Owners: Wind River Development Corp. 300 Leisure Dr. Kalispell, MT 59901 (406) 751-4434 Technical Assistance: Schwarz Engineering, Inc. 100 Financial Drive, Suite 120 Kalispell, MT 59901 Brien Surveying P.O. Box 160 Somers, MT 59932 B. Nature of Application: This is a request for preliminary plat approval of a 67-lot residential subdivision on approximately 32.254 acres in the southeast part of Kalispell. An application for annexation and initial zoning of R-2, Residential, has been filed concurrently with the preliminary plat. This zoning district is intended primarily for single-family homes. The subdivision would be developed in three phases over a period of time up to five years. Phase I would include a total of 23 lots and would involve the extension of water and sewer from the south where it is located in Honeysuckle Lane. Construction would begin in this phase upon approval of the preliminary plat. Phase 2 would consist of 30 lots and would be an extension of the previously completed improvements with construction anticipated for 2006. Phase 3 would include 12 lots and the remaining public improvements would be completed including upgrading that portion of Leisure Drive to City standards that abuts the subdivision. Phase 3 would be anticipated to begin in 2008. Once the utilities and roads are completed, approved and accepted they would be owned and maintained by the City of Kalispell. All of the improvements would be designed and installed in accordance with the City of Kalispell's Design and Construction standards exclusively at the developers expense and at no cost to the taxpayers or general public. C. Location and Legal Description of Property: The property proposed for subdivision is located on the east side of Willow Glen Drive, south and west of Leisure Drive. The property proposed for annexation and zoning can be described as Assessor's Tracts 3, 3H and 3AADA in Section 21, Township 28 North, Range 21 West, P.M.M., Flathead County, Montana. D. Size: Total Area: Total Lot Area in Lots: Area in Roads: Areas in Parks: Minimum Lots Size: Maximum Lot Size: 32.25 acres 22.00 acres 3.80 acres 5.30 acres 9,900 square feet 28,150 square feet E. Existing Land Use: There is a single-family home and several outbuildings on the property near the center of the site. The property has been used for limited agricultural production primarily hay and small grains. F. Adjacent Land Uses and Zoning: The area is characterized by urban residential and rural residential single-family development in the area. North: Large tract residential property with single-family homes, County R-2 zoning East: Limited rural residential, the 100-year floodplain and floodway, County R-1 zoning South: Urban residential single-family homes, City R-2 zoning West: Suburban and urban residential single-family homes, County R-2 zoning G. General Land Use Character: The general land use character of the area is developed at an urban density to the south where City services have been extended and suburban residential to the west where some services are available. To the east there are a few scattered homes in the 100-year floodplain and a braided concourse of the Stillwater, Whitefish and Flathead Rivers resulting in the creation of a wide floodway area unsuitable for development. H. Zoning: A petition to annex and the assignment of City R-2, Residential, zoning has been filed concurrently with the preliminary plat. The City R-2 zoning has a minimum lot size requirement of 9,600 square feet and is intended primarily for single-family residential development. The current zoning on the property is County R-2, a Suburban Residential zoning designation that has a minimum lot size requirement of 20,000 square feet and is intended primarily for single-family residential development. Utilities: This subdivision would receive full City services. Water: City of Kalispell Sewer: City of Kalispell Solid Waste: City of Kalispell 2 Gas: Montana Power Company Electricity: Flathead Electric Coop (underground) Telephone: CenturyTel (underground) Fire: City of Kalispell Schools: School District #5, Kalispell Police: City of Kalispell COMMENTS FROM THE 51SITE DEVELOPMENT REVIEW COMMTTTER This matter came before the site development review committee on January 23, 2003 and January 30, 2003. At those meetings, there were some concerns about the potential impacts to Willow Glen Drive but it was noted that overall the additional impacts would be insignificant. There are not plans to upgrade Willow Glen in the near future, but requiring a note on the plat that creates an additional 10 feet of ROW reservation would allow the roadway to acquire that extra ROW when needed. There were some concerns from the public works department about the roadway radius and cul-de-sac radius which can be worked out during the utility design stages. The developer will need to comply with the Kalispell design standards for roads and with the Uniform Fire Code for the fire access, hydrant location and any other issues that may be required. The homeowners park is in the floodplain but could be developed with some amenities such as a footbridge to provide access to the site and some picnic tables and play equipment. There were no further comments on the project. REVIEW AND FTNDTNnR OF FACT This application is reviewed as a major subdivision in accordance with statutory criteria and the Kalispell City Subdivision Regulations. A. Effects on Health and Safety: Eire: This subdivision would be in the service area of the Kalispell Fire Department. The property can be considered to be at low risk of fire because the subdivision and homes within the subdivision would be constructed in accordance with the Uniform Fire Code and have access which meets City standards. All of the lots will abut a street that has been constructed to City standards. The property does not have steep slopes or woody fuels. Hydrants will be required to be placed in compliance with the requirements of the Uniform Fire Code and the approved by the fire chief. The fire access and suppression system should be installed and approved by the fire department prior to final plat approval because of potential problems with combustible construction taking place prior to adequate fire access to the site being developed. There was some concern by the fire department and public works department that the waterline may need to be looped during the first phase in order to gain adequate water pressure to meet the needed fire flows. Flooding: Woodland Creek lies to the east of this property and the Stillwater, Whitefish and Flathead River confluence lies even further to the east. Approximately five acres of this area is in the 100-year floodplain and is intended to be used as a homeowners park and natural area. A footbridge between the subdivision lots and the park area would provide access to the area across Woodland Creek. All of the lots within the subdivision are well out of the 100-year floodplain and would not be exposed to any flood hazards. N Access: Access to the subdivision would be from an extension of Honeysuckle Drive to the south and from Leisure Drive to the north. The extension of Honeysuckle Drive would result in the construction of new roadways within the subdivision and Leisure Drive would be upgraded to City standards for that portion of the road that serves the newly created lots in the subdivision. The first phase of the subdivision would involve the extension of Honeysuckle Drive. The second phase would include the construction of the new internal roadways while the last phase would include the upgrade of Leisure Drive to City standards for that portion that is in the subdivision. Leisure Drive is an existing County road that accesses onto Willow Glen Drive so ultimately the traffic from this subdivision would be using Willow Glen Drive. Willow Glen Drive is designated as a minor arterial in the 1993 Kalispell Area Transportation plan and is identified as a first priority project for improvements. Willow Glen has a 60 foot right of way and is a two lane rural arterial. It is recommended in the plan that this road be widened to include paved shoulders. Some work on the intersection of Willow Glen Drive and Woodland Avenue was done within the last couple of years that improved the sight distance and turning radius at that intersection. No additional projects have been identified, funded, designed or planned for upgrading Willow Glen Drive at this time. Access to the subdivision will be good with regard to both primary and secondary accesses. Impacts to the roadways in the area will be relatively insignificant and will not be beyond that which has been anticipated under the Kalispell Area Transportation Plan and the Kalispell City -County Master Plan which anticipates urban and suburban residential development. B. Effects on Wildlife and Wildlife Habitat: This property is generally level with a gentle slope and was used for agricultural purposes. The homeowners park area provides good habitat for nesting fowl and will be maintained in a natural and undisturbed state. There may be some migratory birds and occasional deer may visit the site, however, this area does not provide significant habitat for wildlife. C. Effects on the Natural Environment: Surface and groundwater: This subdivision will be served by public water and sewer thereby minimizing any potential impacts to the groundwater. Woodland Creek lies to the east of this site and the Flathead, Whitefish and Stillwater Rivers he even further to the east creating a broad floodway area. However, this subdivision is far enough away from these waters that it will pose no impacts with regard to storm water discharge or from potential groundwater contamination. Drainage: This site is relatively level and does not pose any unusual challenges to site drainage. There is no public storm drainage system in the immediate area and all of the storm water will have to be retained on site. Curbs and gutters will be installed and a storm drain management plan will have to be developed to address the runoff from the site. A storm water retention area is designated on the plat located at the southwest corner of the site since this is how the property generally slopes. However, an engineered drainage plan will have to be developed and reviewed and approved by both the 01 State Department of Environmental Quality and the Kalispell Public Works Department. D. Effects on Local Services: Water: Water service to the subdivision would be provided by the City of Kalispell and extended from a water main that lies to the south of this subdivision along Honeysuckle Drive. The water main would be extended from its current location in Honeysuckle Drive to the north and may have to be looped during the first phase in order to provide adequate water pressure for the necessary hydrant flows. The water main will be extended through the subdivision serving each of the phases as they develop and eventually be extended down Leisure Drive forming a loop within the system in the area. It is uncertain at this juncture when the connection between the subdivision and the Leisure Drive would be required because it will depend on the fire flows that can be obtained and whether they will meet the requirements of the Uniform Fire Code. The water system for the subdivision will be reviewed and approved by the Kalispell Public Works Department and the Kalispell Fire Department as part of the development of the subdivision and it phases. The water main extension will be designed and constructed at the developers expense Sew: Sewer service will be provided by the City of Kalispell with an extension of existing sewer mains from Honeysuckle Drive to the south of this subdivision. Design and construction of the mains will be reviewed and approved by the Kalispell Public Works Department. The sewer main extension will be designed and constructed at the developers expense. Bads: Traffic projections for this subdivision are estimated to be approximately 400 additional vehicle trips per day according to the environmental assessment based on an estimate of six vehicle trips per day per residence onto Willow Glen Drive. The subdivision roads will be constructed to City standards and would include curb, gutter, sidewalks and landscape boulevards within the subdivision. The internal subdivision roads will access onto Leisure Drive which will also be upgraded to City standards for that portion that serves the subdivision. Overall the impacts to the roadways in the area will be relatively insignificant and would be anticipated to be used at the proposed intensity and density of this subdivision. Once the roadways are completed and accepted by the City of Kalispell, they will be dedicated to the City and maintained as part of the City of Kalispell roadway network. In 1997 the daily average vehicle trips north of the FFA Road on Willow Glen Drive was 2,984. There will be a moderate increase in traffic on this road with anticipated impacts. It may be prudent to assess the impacts to Willow Glen Drive by doing a traffic analysis and identifying potential mitigation measure such as turn lanes or striping. Schools: This development is within the boundaries of School District #5, Kalispell. The school district superintendent has consistently responded to these new subdivisions by stating that the district has no objections to the subdivisions and will accommodate any new students into the district. It can 5 be anticipated that approximately 30 to 35 additional school age children may be generated from this subdivision at full build out. This would have a potentially moderate impact on the district and may require bussing. Parks and Open Space: The state and local subdivision regulations have parkland / open space requirements for major subdivisions in the amount of 11 percent or one -ninth of the area proposed for the development. The environmental assessment states that parkland is being proposed to be addressed with the designation of the approximately 5.30 acres located to the east along Woodland Creek. This area is in the 100-year floodplain and can be developed to provide a recreational amenity to the residents of the subdivision as well as maintaining important wildlife habitat. Additionally, there are other parks in the area. Leisure Park lies to the south of this subdivision within walking distance and that includes a river access area as well as walking trails and some picnic areas. The designation of the area to the east as a homeowners park exceeds the requirements for parkland dedication of approximately 2.7 acres and will provide a nice amenity for the subdivision. Police: This subdivision would be in the jurisdiction of the City of Kalispell Police Department. The department can adequately provide service to this subdivision, however the cumulative impacts of growth within the city further strains the department's ability to continue to provide the high level of service the department is committed to. Fire Protection: Fire protection services will be provided by the Kalispell Fire Department, and the subdivision will need to meet the requirements of the Uniform Fire Code. The fire department will review and approve the number and location of hydrants within the subdivision as well as fire flows and access. Although fire risk is low because of good access and fairly level terrain, the fire department is recommending that access to the subdivision and the hydrants be in place prior to final plat approval and / or use of combustible materials in construction. Solid Waste: Solid waste will be handled by the City of Kalispell or a private hauler and taken to the Flathead County Landfill. There is sufficient capacity within the landfill to accommodate this additional solid waste generated from this subdivision. Medical Services: Ambulance service is available from the fire department and ALERT helicopter service. Kalispell Regional Hospital is close, less than two miles from the site. E. Effects on Agriculture and Agricultural Water User Facilities: The site has been traditionally used for limited agricultural purposes, but is more efficiently and effectively used for urban residential development. Its location to the city limits and its proximity to urban services makes this property prime for the type of development being proposed. There will be relatively little impact on agricultural uses within the Valley and no impact on agricultural water user facilities since this property will be served by a public water system. 9 F. Relation to Master Plan Map: This property is in the Kalispell City -County planning jurisdiction and the master plan map designation for this area is Suburban Residential but the master plan encourages the development for higher density urban development once services are available. An urban residential density under the master plan anticipates two to eight dwelling units per gross acre. Since this property will be zoned R-2, a single-family residential district, it can be calculated that this subdivision has a density of just over two dwelling units per gross acres. This type of density is required to be served by community water and sewer and have good access to services and public facilities. The proposed development is in full compliance with the land use designation of the master plan. G. Compliance with Zoning: This property has been proposed to be zoned R-2, Residential, upon annexation to the city. This zoning district is intended for single-family residential development and has a minimum lot size requirement of 9,600 square feet and a minimum lot width of 70 feet. As proposed all of the lots in the subdivision comply with the minimum lot size and minimum lot wide requirements of the R-2 zoning. H. Compliance with the Kalispell Subdivision Regulations: This subdivision complies with the Kalispell Subdivision Regulations and no variances have been requested. Staff recommends that the Kalispell City Planning Board adopt staff report #KPP-03-1 as findings of fact and recommend to the Kalispell City Council that the preliminary plat be approved subject to the following conditions: 1. Development of the subdivision shall be platted in substantial compliance with the approved preliminary plat which governs the location of lots and roadways within the subdivision. 2. That the roadways serving the subdivision shall be constructed in accordance with the adopted Design and Construction Standards for the City of Kalispell for local 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 reviewed and approved and comply with City standards. 3. A traffic analysis be conducted assessing the impacts to Willow Glen Drive from Leisure Drive as a result of the subdivision and mitigation measure identified and implemented in coordination with the Kalispell Public Works Department. 4. That a letter be obtained from the Kalispell Parks and Recreation Department stating that the a landscape plan has been reviewed and approved for the placement of trees and landscaping materials within the five foot landscape boulevard developed between the curb and the sidewalk. 7 5. That a minimum 20-foot wide landscape buffer be developed between the subdivision and Willow Glen Drive to provide screening and buffering in accordance with a plan approved by the Kalispell Parks and Recreation Director. 6. That the developer obtain a letter from the Flathead County Road Department and the Montana Department of Transportation approving the improvements to the intersection of Leisure Drive and Willow Glen Drive certifying that any necessary improvements have been made. 7. The road within the subdivision shall be named and signed in accordance with the policies of the Kalispell Public Works Department and the Uniform Traffic Control Devices Manual and be subject to review and approval of the Kalispell Fire Department. 8. The developer shall provide a letter from the U.S. Postal Service approving the plan for mail service. 9. Street lighting shall be located within the subdivision and shall be shielded so that it does not intrude unnecessarily onto adjoining properties. 10. That the parkland dedication requirements shall be met by designating the homeowners park area on the plat and that improvements be made to provide access to that area and recreation amenities such as play equipment and / or picnic tables. 11. All utilities shall be installed underground. 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 as well as fire flows and access 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. 13. That a minimum of two-thirds of the necessary infrastructure for this subdivision shall be completed prior to final plat submittal. 14. All areas disturbed during development of the subdivision shall be re -vegetated with a weed -free mix immediately after development. 15. That preliminary plat approval shall be valid for a period of three years from the date of approval with an automatic three-year extension as each phase of the subdivision plat has been completed and filed. REPORTS/KALISPELL/ KPP/ 03 / KPP-03-1 0 January 6, 2003 Ms. Narda Wilson Tri-City Planning Office 17 Second Street East, Suite 211 Kalispell, MT 59901 Re: Leisure Heights Subdivision, Kalispell Montana Preliminary Plat Application Dear Narda: RE f-� VEI) JANC 3 200 TRI-CITY PLANNING OFFICE Submitted for your review is the following information for the Preliminary Plat Application for the above named development: l . Completed Subdivision Application Form 2. Preliminary Plat (20copies) 3. 11 " x 17" Preliminary Plat 4. Petition for Annexation and Zoning Form 5. Petition to Annex 6. Environmental Assessment 7. Adjacent Property Owners List 8. Review Fee We are submitting this information for inclusion at the February 11, 2003 meeting of the Kalispell Planning Board. Should questions arise regarding the information provided above or the referenced. project, please do not hesitate to call our office. Sincerely, ARZ ENGINEERING, Inc. W. Stauffer Encl. Application Form Preliminary Plat (20) 11 " x 17" Preliminary Plat Petition for Annexation and Zoning Form/Petition to Annex Environmental Assessment Adjacent Property Owners List Review Fee - Check No. 1004 $2,275.00 Cc: Wind River Development w/enclosures Project File C \Schwarz Engineering, Inc\Project Files\Wind River Development\Narao Wilson, Decemoer3, 2002.aoc 100 Financial Dr., Suite 120 • Kalispell, MT 59901 • Tel: 406.755.1333 0 Fax: 406.755.1310 9 �vww.schwarzengineering.com APPLICATION FOR MAJOR SUBDIVISION PRELIMINARY PLAT APPROVAL This application shall be submitted, along with all information required by the applicable Subdivision Regulations and the Montana Subdivision and Platting Act, and the appropriate fee to: Tri-City Planning Office, 17 Second St East, Suite 211 Kalispell, Montana 59901 Phone: (406)751-1850 Fax: (406)751-1858 FEE SCHEDULE: Major Subdivision (6 or more lots) $600 + $25/lot Condominiums (6 or more units) $600 + $25/unit Mobile Home Parks & Campgrounds (6 or more spaces) $600 + $25/space Amended Preliminary Plat $200 Subdivision Variance $100 (per variance) Commercial and Industrial Subdivision Add $200 to base preliminary plat fee Pre -Application Meeting (Major and Commercial) $ 50 SUBDIVISION NAME: Leisure Heights OWNER(S) OF RECORD: Name Wind River Development Corp Phone 253-584-4894 406.751.4434 Mailing Address 300 Leisure Drive City Kalispell State Montana Zip59901 TECHNICAL/PROFESSIONAL PARTICIPANTS (Surveyor/Designer/Engineer, etc): Schwarz Engineering, Inc., 100 Financial Drive, Suite 120 Kalispell, MT 59901 Brien Surveying, Inc., P.O. Box 160, Somers, MT 59932 LEGAL DESCRIPTION OF PROPERTY: City/ County Flathead Street Address Assessor's Tract No(s) 3 & 3H Lot No(s) 1/4 Sec NW Section 21 Township28N Range 21W GENERAL DESCRIPTION OF SUBDIVISION: Number of Lots or Rental Spaces 67 Total Acreage in Subdivision 32.254 Acres Total Acreage in Lots Minimum Size of Lots or Spaces Total Acreage in Streets or Roads Maximum Size of Lots or Spaces Total Acreage in Parks, Open Spaces and/or Common Areas PROPOSED USE(S) AND NUMBER OF ASSOCIATED LOTS/SPACES: Single Family 67 Townhouse Duplex Apartment Commercial Industrial Condominium Multi -Family Mobile Home Park Recreational Vehicle Park Planned Unit Development Other APPLICABLE ZONING DESIGNATION & DISTRICT R2 ESTIMATE OF MARKET VALUE BEFORE IMPROVEMENTS IMPROVEMENTS TO BE PROVIDED: Roads: Gravel X Paved X Curb X Gutter X Sidewalks Alleys Other Water System: Individual Multiple User Neighborhood X Public Other Sewer System: Individual Multiple User Neighborhood X Public Other Other Utilities: X Cable TV X Telephone X Electric X Gas Other Solid Waste: Home Pick Up Central Storage Contract Hauler Owner Haul Mail Delivery: X Central Individual School District: Fire Protection: X Hydrants Tanker Recharge Fire District: Drainage System: On -Site Detention Ponds PROPOSED EROSION/SEDIMENTATION CONTROL: Seeding of disturbed areas upon completion of construction. VARIANCES: ARE ANY VARIANCES REQUESTED? No (yes/no) If yes, please complete the information below: SECTION/REGULATION OF REGULATIONS CREATING HARDSHIP: EXPLAIN THE HARDSHIP THAT WOULD BE CREATED WITH STRICT COMPLIANCE OF REGULATIONS: PROPOSED ALTERNATIVE(S) TO STRICT COMPLIANCES WITH ABOVE REGULATIONS: PLEASE ANSWER THE FOLLOWING QUESTIONS IN THE SPACES PROVIDED BELOW: 04, 1. Will the granting of the variance be detrimental to the public health, safety or general welfare or injurious to other adjoining properties? 2. Will the variance cause a substantial increase in public costs? 3. Will the variance affect, in any manner, the provisions of any adopted zoning regulations or Master Plan? 4. Are there special circumstances related to the physical characteristics of the site (topography, shape, etc.) that create the hardship? 5. What other conditions are unique to this property that create the need for a variance? 3 APPLICATION CONTENTS: The subdivider shall submit a complete application addressing items below to the Tri- City Planning Office at least thirty (30) days prior to the date of the meeting at which it will be heard. 1. Preliminary plat application. 2. 20 copies of the preliminary plat. 3. One reproducible set of supplemental information. (See Appendix A of Subdivision Regulations for the city where the subdivision is proposed.) 4. One reduced copy of the preliminary plat not to exceed I I" x 17" in size. 5. Application fee. 6. Adjoining Property Owners List (see example below): Assessor# Sec-Twn-Rn Lot/Tract No Property Owner & Mailing Address I hereby certify under penalty of perjury and the laws of the State of Montana that the information submitted herein, on all other submitted forms, documents, plans or any other information submitted as a part of this application, to be true, complete, and accurate to the best of my knowledge. Should any information or representation submitted in connection with this application be untrue, I understand that any approval based thereon may be rescinded, and other appropriate action taken. The signing of this application signifies approval for the Tri-City Planning staff to be present on the property for routine monitoring and inspection during the approval and development process. ,. .cant) As approved by the TCPB on 12/ 19/01 Effective 1 / 1 / 02 a-3)-oa- (Date) 11 ENVIRONMENTAL ASSESSMENT FOR LEISURE HEIGHTS SUBDIVISION, KALISPELL, MONTANA INTRODUCTION Leisure Heights is a proposed 67 lot major subdivision consisting of single-family residential lots. The property proposed for development is located on the southeast edge of Kalispell along the east side of Willow Glen Drive and is bordered by single family Residential to the south, west and north and by Woodland Creek and the Stillwater River to the east. The development will be constructed in three phases: Phase 1 will consist of Lots 1 through 12, 30 through 33, and 35 through 41 for a total of 23 lots. Public improvements constructed for phase 1 will include water, sewer, roads, sidewalks, storm drainage facilities and mail delivery accommodations, all within the phase 1 boundaries. Water and sewer extensions will include connection to the existing City of Kalispell systems. Phase 1 will begin construction as soon as all approvals and permits are issued. Phase 2 will consist of lots 13 through 29, 42 through 48 and 62 through 67 for a total of 30 lots. Public improvements will consist of extensions within the phase 2 boundaries of the previously constructed improvements. Phase 2 is scheduled for construction in 2006. Phase 3 consists of lots 48 through 60 for a total of 12 lots. All remaining public improvements will be constructed at this time, including bringing Leisure Drive up to City of Kalispell road standards. It is anticipated phase 3 will be constructed in 2008. 1.0 GEOLOGY A. The site is generally located on the stream terraces southeast of Kalispell between the Stillwater River and Willow Glen Drive. There are no falls, slides, slumps, rock outcroppings or other visually exposed geological elements apparent on the site. B. The Upper Flathead Valley Area Montana Soils Survey prepared by the United States Department of Agriculture and Soil Conservation Service identifies the soils on -site generally as Kalispell looms and silt looms, Kalispell -Demers silt looms and Prospect stony looms in the center portion of the development. Kalispell looms and silt looms are generally described as wind-blown, medium -textured soils that have developed on outwash fans and stream terraces. These soils are generally cultivated for grain. The northeast corner of the property lies below the terrace in a backwater of the Stillwater River with soils classified as Chamokane and Banks soils. 2.0 SURFACE WATER A. 5.3 acres of the northeast portion of the property lies in the 100-year floodplain. This area is bordered on the west by Woodland Creek, which runs into the Stillwater River. There is no development proposed for this portion of the property. B. All proposed development is located on the terrace, well above the 100- year flood plain. There are no artificial water systems such as canals, ditches, aqueducts, reservoirs or irrigation systems in this area. 3.0 VEGETATION A. The current land use for the majority of the site is agricultural with annual crops being raised on the site. At the time of preparation of this report, the site had been plowed and there was minimal vegetation on the site. An existing home with outbuilding sits in the middle of the site. B. Existing vegetation will be removed as necessary for road and utility construction initially and eventually for development of the individual lots. C. Existing vegetation will be left undisturbed until its removal is necessary. 4.0 WILDLIFE A. Wildlife utilizing this site consists of small animals and rodents typical in the urban Kalispell area. Whitetail deer occasionally pass through the area. B. The area located in the 100-year floodplain has some wetland habitat favorable for waterfowl nesting areas, and will be left undisturbed. 5.0 AGRICULTURE AND TIMBER PRODUCTION A. As previously noted, the upper terrace site bears historical agricultural use. The typical agricultural production for this site would be approximately fifteen acres of hay for a perennial crop and 2 tons per acre for an annual crop. C. Adjacent land uses are primarily residential which will limit the development conflicts with any adjacent agricultural uses. D. N/A Environmental Assessment 01106103 Leisure Heights Subdivision, Kalispell, Montana Page 2 of '6 6.0 HISTORICAL, ARCHEOLOGICAL OR CULTURAL FEATURES A. Based upon site review and preparation of this report, there are no known historic, archeological or cultural sites, which exists on or near this site. 7.0 SEWAGE TREATMENT A. Sewer service will be provided to the development by an extension of the City of Kalispell public sewage collection and treatment system. The Public sewer system currently extends to the south edge of the proposed development. B. We anticipate sewage generated per day by the subdivision at full development at approximately 300 gallons per lot per day, or 19,200 gallons for the development. C. The developer will bear the cost of installation and will transfer ownership to the City after completion. 8.0 WATER SUPPLY A. Water supply will be provided by the City of Kalispell Public Water System. An eight -inch supply line will be extended from the existing City of Kalispell system on the south edge of the property and looped throughout the development. B. Anticipated average day demand for this development will be approximately 1,000 gallons per day per lot for a total of64,000 gallons per day. The anticipated peak daily demand is approximately 85,000 gallons per minute. C. The developer will bear the cost of installation and will transfer ownership to the City after completion. 9.0 SOLID WASTE Solid waste will be disposed of with curbside pick-up and will be hauled to the Flathead County Landfill by private contract hauler. 10.0 DRAINAGE A. 1. Any new storm water runoff generated by improvements on the lots will be handled on -site either by surface absorption or detention ponds. 2. The proposed paved roadway will be 28 feet wide from back of curb to back of curb. Environmental Assessment 01106103 Leisure Heights Subdivision, Kalispell, Montana Page 3 of 6 3. Not Applicable. 1. Runoff will be collected via curb & gutter for disposal on -site. 2. Proposed sedimentation and erosion will include seeding and maintaining lawn areas. 3. The drainage plan will be submitted to the Montana Department of Environmental Quality and the City of Kalispell for review. 11.0 ROADS A. The subdivision, when fully developed, will generate approximately 400 vehicle trips per day onto Willow Glen Drive. 1. Traffic from Leisure Heights Subdivision will exit onto Willow Glen Drive to the east and Honeysuckle Lane to the south. The existing road system will safely accommodate the additional traffic. The existing road system serves surrounding residential developments and this additional traffic will have some minor impact on their capacity. The existing width and right of way width is standard 60 feet. 2. The new subdivision will increase daily traffic on the existing roadways but should not significantly increase the maintenance problems for the existing roads. B. All costs for road construction will be the developer's responsibility. The maintenance of the road will be the responsibility of the lot owners, after the standard one-year warranty period. C. Soil conditions are not foreseen to present any problems during construction. The roadway and building areas will be engineered to conform to established building and construction criteria. D. Year-round access by conventional automobiles over legal rights -of -way will be available to all lots within the subdivision. E. N/A 12.0 EMERGENCY SERVICES A. 1. a. Fire protection will be provided by City of Kalispell. Environmental Assessment 01106103 Leisure Heights Subdivision, Kalispell, Montana Page 4 of 6 b. N/A. C. N/A. d. Fire Hydrants are proposed, the static pressure should be between 65 and 75 psi. 2. Police protection will be provided by the Kalispell Police Department. 3. Ambulance and medical services will be provided by Kalispell Ambulance Service and Kalispell Regional Hospital. The ALERT helicopter service and other facilities provide additional emergency service. 4. The present personnel and facilities for emergency services should be adequate to serve the needs of the proposed development. 13.0 SCHOOLS A. The development is within the Kalispell School District (School District 5). B. The number of children which might impact the District is 48, an average of 0.75 children per residential unit. 14.0 ECONOMIC BENEFITS A. The site of the proposed development contains 32.25 acres assessed as agricultural. The total assessed value of the land and improvements proposed for development is $20,010.00. The tax on the property prior to development is $1,900.00. B. The anticipated assessment for the development will be approximately $40,000.00 per lot and the total assessed tax valuation of all structures at 25% occupancy (2005) will be $40,600.00, and at 90% occupancy (2008), $144,000.00. C. The anticipated revenue increases per lot from water, sewer and solid Waste fees will be approximately $45.00 per month as well as providing one-time access fees. 15.0 LAND USE A. The present and historical use of this site is residential and unimproved agricultural land. Environmental Assessment 01106103 Leisure Heights Subdivision, Kalispell, Montana Page 5 of 6 B. The site proposed for development is currently zoned R-2. Application for annexation will accompany this proposal. C. Existing land use adjacent to the development is single family residential. The proposed development will not affect access to any adjoining land. D. There is a need for building lots of this type in the Kalispell area. The Flathead Valley has seen a tremendous growth in the past several years and nearly all types of dwellings are in demand, particularly moderately priced housing as is planned for this development. Similar developments in the proximity of this property have filled up very quickly. E. There are no known health or safety hazards in or near the subdivision. Existing overhead power lines will be buried. F. There are no on -site uses creating a nuisance. 16.0 PARKS AND RECREATIONAL FACILITIES A. The northeast corner of the property consists of 5.3 acres lying in or near the 100-year floodplain. A portion of this area is proposed as a homeowner's park/natural area. This area provides habitat for waterfowl, raptors and whitetail deer. B. Other recreational facilities in the area include Flathead Lake to the south, Big Mountain to the north, and numerous smaller lakes and ball fields in the valley. 17.0 UTILITIES A. The power company supplying services to the existing development is Flathead Electrical Co-op. The telephone service is supplied by CenturyTel. Gas is provided by Northwestern Energy. Cable TV service is provided by AT&T broadband. All new utilities are proposed to be installed underground. B. The preliminary plat will be submitted to all of the above -mentioned utility companies following preliminary plat approval. C. The completion date will depend on the approval date and other issues, but it is anticipated that all utilities will be installed concurrently with the other site improvements. C:\Schwarz Engineering, Inc\Project Files\Wind River Development\Environmental Assessment.doc Environmental Assessment 01106103 Leisure Heights Subdivision, Kalispell, Montana Page 6 of 6 Tri-City Planning Office 17 Second Street East - Suite 211 Kalispell, Montana 59901 Phone: (406) 751-1850 Fax: (406) 751-1858 tricity@centurytel.net MEMORANDUM TO: Kalispell City Staff and Other Interested Parties FROM: Narda A. Wilson, Senior Planner DATE: January 21, 2003 RE: Kalispell City Planning Board Meeting February 11, 2003 Attached with this memo is information relating to items that will go before the planning board on the above referenced date. 1. A request by Wind River Development Corp for an initial zoning designation upon annexation to the city of Kalispell on approximately 32 acres of property located on the east side of Willow Glen Drive, south and west of Leisure Drive. The proposal would designate approximately 32 acres as R-2, Residential, a single family residential district that has a minimum lot size requirement of 9,600 square feet. Currently the property is in the Flathead County zoning jurisdiction and is zoned R-2, One Family Limited Residential, that has a minimum lot size requirement of 20,000 square feet. A preliminary plat for 67 single family residential lots as described below is being filed concurrently with the annexation and zoning request. 2. A request by Wind River Development Corp for preliminary plat approval of Leisure Heights, a 67-lot residential subdivision located east of Willow Glen Drive, south and west of Leisure Drive. This plat would create 67 lots intended for single family residential development on approximately 32 acres. Lots range ins size from approximately 10,000 square feet to approximately 28,000 square feet. All of the lots in the subdivision would be served by public sewer and water and would be developed in accordance with City of Kalispell design standards. The preliminary plat is being submitted in conjunction with the annexation of the property and designation of initial zoning R-2. 3. A request by NIPO, LLC for an initial zoning designation of B-2, General Business, upon annexation into the city of Kalispell on approximately 9.33 acres that lies between Hwy 93 south and Willow Glen Drive north of Lower Valley Road. The property is currently in the County zoning jurisdiction and is zoned B-2, General Business. Providing Community Planning Assistance To: • City of i{alispeil • C :ty of Coiumbia Fulls • City of Whitefish - Referrals KPB 2 / 11 / 03 January 21, 2003 Page 2 These items will go before the Site Development Review Committee now meeting in the City Hall Conference Room while the Kalispell Building Dept undergoes a remodel. January 23, 2003- Initial comments January 30, 3003 - Comments Final Comments By: • February 3, 2003 so that they can be incorporated into the staff report. These matters will go before the Kalispell City Planning Board on February 11, 2003 for public hearing. Please bring your comments to the above referenced site review committee meeting(s) or submit your comments in writing or by phone, prior to February 3, 2003 so that they can be incorporated into the staff report to the planning board. You can reach me at 751-1852. If you need additional information regarding any of these items, please call me. Thank you for taking the time to review and comment on these items. c: w/attachments: Jim Stewart, Fire Dept. Mike Baker, Parks and Rec Chris Kukulski, City Manager PJ. Sorenson, Zoning Administrator Roger Kraus, Police Dept. Dick Amerman, City Engineer Jim Hansz, Director Public Works Susan Moyer, Community Development Director Craig Kerzman, Chief Building Inspector Charles Harball, City Attorney Charlie Johnson, Co. Road Dept. Jackola Engineering Schwarz Engineering H: \... \AGREF\KALISPELL\KPB211REF1.DOC The, Daffy Inter Lake, Sunday, January 26,.2003.—D5'. No. 6591 NOTICE OF PUBLIC 2. A request by Wind HEARING River Development 21t, Kalispell„ SKALISPELL CITY Corp for preliminary plat 59901.:and are`&r PLANNING BOARD approval of Leisure bfe,mr, publlo''raw AND ZONING COM- Heights, a 67-lot resi- durjrfg? regutaixo 'MISSION dential subdivision lo- hogs.. Leisure Heights Subdi- cated east of Willow: h�terested vision Initial Zoning of Glen Drive, south and encoura0ed`to,a i R-2 Upon Annexation — west of Leisure Drive. the -hearing and: 32 Acres This plat would create their. views -and -04 Leisure Heights Pre- 67 lots intended for sin- cerne `known,,tokf Vminary Plat — 67 Lots gle-family residential de- 130ard.. Wrfttertr;cq Initial Zoning of B-2 velopment on approxi- :ments.may be sulfn Upon Annexation — mately 32 acres. Lots tdd to the Ern ES Four Corners range in size from ap @'mg Otiice at the aVx The reggokar ttteeting of proximately 10,000 S ss. priot.W`1 the Kalispe ' "^ tv Plan- square feet to approxi- dats`of;the hearing; ning Board and Zoning mately 28,000 square feet. All of the lots in the contact Narda:Wi[st Ser*w. Planner„ Commission is sched tiled for Tuesday, Feb- subdivision would be 7St^tt5t) fora tuary 11, 2003 begin- "ping served by public sewer and water and would be klfonTtation, at 7:00 PM in the Kalispell City Council developed in accord- = isR:Jertta Chambers, Kalispell City Hall, 312 First Ave- ance with City of Kalis- pell design standards. I'tgDlrector Janery�6,2003 nue East, Kalispell. The The preliminary plat is being submitted in con - - planning board will hold a public hearing and junction with the annex - take public comments ation of the property and designation of initial on the following agenda items. The board will zoning R-2. The proper - 'make a recommenda- ty can be described as 'Assessor's Tracts 3, 3H Eton to the Kalispell City Council who will take fi and 3AADA in Section nel action. 21, Township 28 North, r+' 1. A request by Wind Ftiver Development Range 21 West, P.M.M., Flathead Coun- Oorp for an initial zoning designation upon an- ty, Montana. 3. A request by NIPO, nexation to the city of LLC for an initial zoning designation of B-2. Gen - Kalispell on approxi- :Inately 32 acres of prop- eral Business, upon an- ttY located on the east nexation into the city of Kalispell on approxi- aide of Willow Glen Drive, south and west of mately 9.33 acres that l'_eisure Drive. The pro- lies between Hwy 93 south and Willow Glen posal would designate approximately 32 acres Drive north of Lower .as R-2, Single Family Residential, that has a Valley Road. The prop - erty is currently in the minimum lot size re- County zoning jurisdic- tion and is zoned B-2, quirement of 9,600 square feet. Currently General Business. The the property is in the property proposed for Flathead County zoning annexation can be de - scribed as Assessor's L�uunsdiction and is zoned R-2, One Family Resi- Tracts 1 1 EG, 11E, dential, that has a mini- 11 EC, 1 1 ED, 1 1 E, 11 EB, 11 EEA, 11 EFA, mum lot size require- ment of 20,000 square feet. A preliminary plat Section 29, Township in in North. Range 21 for 67 single-family resi- dential lots as described West, P.M.M., Flathead below is being filed con- County, Montana. Documents pertaining currently with the an- nexation and zoning re- to these agenda items quest. The property are on file for public in- spection at the Tri-City proposed for annexation and zoning cande de Plann ing Office, 17 Sec - scribed as Assess and Street East, Suite Tracts 3, 3H and 3AA- DA in Section 21, Town- ship 28 North, Range 21 West, P.M.M., Flathead County, Montana. TCPO Major Subdivision 2002 CERTIFICATION APPLICANT: LEISURE HEIGHTS SUBDIVISION TCPO FILE NO: #KPP-03-1 / KA-03-2 I, the undersigned certify that I did this date mail via certified or registered mail a copy of the attached notice to the following list of landowners adjoining the property lines of the property that is to be subbdyi�vided. n& 6'�GL ' Date: Assessor's # S-T-R Lot/Tract# Property Owner/Mail Address WIND RIVER DEVELOPMENT CORP 300 LEISURE DRIVE KALISPELL MT 59901 SCHWARZ ENGINEERING INC 100 FINANCIAL DR # 120 KALISPELL MT 59901 AND ATTACHED LIST Flathead County Property Records AMERICAN LAND & DEVELOPMENT INC 1492 LOWER VALLEY RD KALISPELL. MT 599010000 PERRY JR, WILLIAM CHARLES 144 BEARGRASS LANE' KALISPELL, MT 599010000 PERRY, JUDELINE MARIE 144 BEARGRASS LANE KALISPELL, MT 599010000 PERRY JR; WILLIAM CHARLES . 144 BEARGRASS LANE KALISPELL MT 599010000 PERRY, JUDELINE MARIE 144 BEARGRASS LANE KALISPELL. MT 599010000 STUMP, PATRICK F & CAROL E 512 INDIAN LAKE DR MAINEVILLE OH 450398252 VOLLERTSEN, MARY E 152 BEARGRASS LN KALISPELL, MT 599010000 DAHMEN,'PATRICK N & TINA L 141 BEARGRASS LN KALISPELL, MT 599010000 TYLER, ERIC A & TAUNA R 30 HONEYSUCKLE LN KALISPELL, MT 599010000 ARMSTRONG, KEITH E 30. HONEYSUCKLE LN KALISPELL, MT 599010000 NIKUNEN, BRADLEY SCOTT & JILL C 37 HONEYSUCKLE LANE KALISPELL, MT 599010000 Thursday, December 12th 2002 AMERICAN LAND & DEVELOPMENT INC 136 BEARGRASS LANE ?KALISPELL , MT 599010000 TERRY JR, WILLIAM CHARLES 144 BEARGRASS LANE KALISPELL, MT 599010000 'PERRY, JUDELINE MARIE 144 BEARGRASS LANE tKALISPELL , MT 599010000 PERRY JR, WILLIAM CHARLES 144 BEARGRASS LANE KALISPELL.. MT 599010000 `PERRY, JUDELINE MARIE :144 BEARGRASS LANE KALISPELL. MT 599010000 STUMP, PATRICK F & CAROL E :148 BEARGRASS LANE KALISPELL, MT 599010000 VOLLERTSEN, MARY E 152 BEARGRASS LANE KALISPELL , MT 599010000 DAHMEN, PATRICK N & TINA L 141 BEARGRASS LANE KALISPELL, MT 599010000 TYLER, ERIC A & TAUNA R 30 HONEYSUCKLE LANE KALISPELL, MT 599010000 ARMSTRONG, KEITH E 30 HONEYSUCKLE LANE KALISPELL, MT 599010000 NIKUNEN. BRADLEY SCOTT & JILL C 37 HONEYSUCKLE LANE KALISPELL, MT 599010000 f' - s�3 . BRAUN, TIMOTHY E & KELLY A BRAUN, TIMOTHY E & KELI 33 HONEYSUCKLE LANE `33 HONEYSUCKLE LANE KALISPELL NIT 599010000: KALISPELL. MT 599010000 ANDROES, HERMAN J & SHARON R ;BEGG TRUST B, GEORGE M 465 LEISURE DR 585 WILLOW GLEN KALISPELL, MT 599017587 KALISPELL , MT 599010000 ANDROES, HERMAN J &'SHARON R 465 LEISURE DR KALISPELL. NIT 599017587 BEGG TRUST, EDNA R 585 WILLOW GLEN KALISPELL, MT 599010000 YA ANDROES, HERMAN J & SHARON R BEHRENS FAMILY TRUST, GEORGE D 465 LEISURE DR 628 WILLOW GLEN DR KALISPELL, MT 599017587 KALISPELL , MT 599010000 a iBEGG TRUST B, GEORGE M '220 WOODLAND AVE _ 1KALISPELL , MT 599014604 (BEGG TRUST, EDNA R 220 WOODLAND AVE KALISPELL, MT 599014604 BEHRENS FAMILYTRUST, GEORGE D 628 WILLOW GLEN DR KALISPELL, MT'599010000 d BROWN, WILLIAM A 628 WILLOW GLEN DR KALISPELL, MT 599010000 i WELTER, NANCI L 628 WILLOW GLEN DR KALISPELL, NIT 599010000 MANNING, GARY L & KATHRYN A 54 BEAR RUN DR KALISPELL, MT 599010000 ;BROWN, WILLIAMA 628 WILLOW GLEN DR =KALISPELL ,NIT 599010000 WELTER, NANCI L ;628 WILLOW GLEN DR KALISPELL, MT 599010000 CREVIER, ROBERT P & SARAH K 668 WILLOW GLEN DR KALISPELL, MT 599015168 ERIE, MERLE GENE & EILLEEN R -684 WILLOW GLEN DR KALISPELL, MT 599015168 PERRY, LEONARD A & CATHY L 716 WILLOW GLEN DR KALISPELL, MT 599015170 PERRY JR, LEONARD A 716 WILLOW GLEN DR KALISPELL, MT 599015170 1-_ , WISHER, JASON DANIEL 732 WILLOW GLEN DR KALISPELL., MT 599015170 WISHER, KARLY LYNN 732 WILLOW GLEN DR KALISPELL, MT 599015170 'ERRY JF, LEONARD A '16:WILLOW GLENDR ;ALISPELL , MT 5990151.70 WISHER, JASON DANIEL 732 WILLOW GLEN DR KALISPELL , MT 599015170 WISHER, KARLY LYNN 732 WILLOW GLEN DR KALISPELL MT 599015170 HILL, PHILLIP L & CAROL A 748 WILLOW GLEN.DR KALISPELL , MT 599015170 AKE, KATHERINE 764 WILLOW GLEN DR 'KALISPELL , MT 599015170 BABCOCK, JOHN R 764 WILLOW GLEN DR KALISPELL , MT 599015170 HILL, PHILLIP L & CAROL A EACKER, RAYMOND L 285 N MAIN ST #MARINES 619 KELLY RD KALISPELL , MT 599013991 > KALISPELL , MT 599015179 AKE, KATHERINE CARRIG, DIANN PO BOX 2538 '636 WILLOW GLEN DR KALISPELL , MT 599032538 KALISPELL ; MT 599015168 BABCOCK, JOHN R PO BOX 2538 KALISPELL , MT 599032538 GUTIERREZ, SHARON A PO BOX 2568 KALISPELL , MT 599032568 HAND, BOB G & ESTHER G 501 LEISURE DR KALISPELL , MT 599017582 HASH, MARGARET D 61`1 HOWARD DR KALISPELL , MT 599015150 HASH FAMILY TRUST, CHARLES L 611 HOWARD DR KALISPELL , MT 599015150 HAGEN, RICHARD A & RENA C =586 WILLOW GLEN DR KALISPELL , MT 599015166 DONAHUE; RICHARD R 1185 WILLOW GLEN DR KALISPELL , MT 599017540 SEELYE, ALLARD L & DORIS M 205 LEISURE DR KALISPELL , MT 599017585 SEELYE, BARBARA JUNE 415 LEISURE DR KALISPELL , MT 599017587 SEELYE LIVING TRUST, BARBARA JUNE 415 LEISURE DR KALISPELL , MT 599017587 SEELYE, BARBARA JUNE 415 LEISURE DR KALISPELL , MT 599017587 SEELYE LIVING TRUST, BARBARA JUNE 415 LEISURE DR KALISPELL , MT 599017587 i IASH FAMILYTRUST, CHARLES L 1 I HOWARD DR '.ALISPELL MT 599015150 ASH, MARGARET D 11 HOWARD DR ALISPELL , MT 599015150 CARRIG, DIANN 636 WILLOW GLEN DR KALISPELL , MT 599010000 REED, DAVID L 602 WILLOW GLEN DR KALISPELL, ,:MT 599010000 REED, DAVID L 602 WILLOW GLEN DR KALISPELL , MT 599010000 STOCKHILL, MICHAEL L & MARIE A 652 WILLOW GLEN DR KALISPELL, MT 599015168 NELSON, ALICE L MAHLUM, EDWIN JAY & JOY KATHERINE 616 WILLOW GLEN DR 300 LEISURE DR KALISPELL, MT 599015168 KALISPELL, MT 599017551 HAGEN, RICHARD A & RENA C' I MALLERY, RON L & NANCY J 586 WILLOW GLEN DR 700 WILLOW GLEN DR KALISPELL,. MT 599015166 KALISPELL, MT 599015170 DONAHUE, RICHARD R 1005 WILLOW GLEN DR KALISPELL. MT 599010000 'EELYE, ALLARD L & DORIS M !05 LEISURE DR CALISPELL , MT'599017585 SEELYE, BARBARA JUNE 415 LEISURE DR KALISPELL, MT 599017587 SEELYE LIVING TRUST, BARBARA JUNE 15 LEISURE DR :ALISPELL , MT 599017587 SEELYE, BARBARA JUNE 1415 LEISURE DR 'KALISPELL, MT 599017587 SEELYE LIVING TRUST, BARBARA JUNE 415 LEISURE DR KALISPELL , MT 599017587 STEDJE FAMILY TRUST, MIRTH 510 4TH AVE W APT B KALISPELL, MT 599014868 STEDJE FAMILY TRUST, MIRTH 510 4TH AVE W APT B KALISPELL , MT 599014868 STEDJE FAMILY TRUST, MIRTH 510 4TH AVE W APT B KALISPELL , MT 599014868 STEDJE FAMILY TRUST, MIRTH 510 4TH AVE W APT B KALISPELL', MT 599014868 STEDJE FAMILY TRUST, MIRTH 510 4TH AVE W APT B KALISPELL , MT 599014868 STEDJE FAMILY TRUST, MIRTH 510 4TH AVE W APT B KALISPELL , MT 599014868 STEDJE FAMILY TRUST, MIRTH 510 4TH AVE W APT B KALISPELL , MT 599014868 STOCKHILL, MICHAEL L & MARIE A 600 ROCKY POINT RD POLSON . MT 598600000 MAHLUM, EDWIN JAY & JOY KATHERINE. 300LEISURE DR <KALISPELL MT 599017551 CITY OF KALISPELL PO BOX 1997 KALISPELL , MT 599031997 4 SUB 2B 3 4 5 7 J 6 1 2 i3 14 5 3 X low 3 17 1 18 9 2MO RESUB LIS 2 2 26 25 18 24 9 — --------- ------- -- ��,10 -_= _ = Sj�ct Prope 35 36 22 __ 15U KKR - — all 169 70 711 74 42 99 981197 1 '16 95194 93191!1 't --------------- AG 7 ag 76 77 W6 ------- — ---------- — ----- — -------- 1e 60 lap 184 97 E I0105 PARK ITE fU6n5 --- ----—------ -------- ------------------------- ---— -----— 3ACB 06fv /Uso -------- ---- -— ------- _- 09 EAGLE lung lm no 84 ne 26 - � 11 27 R-2 6 I ic uml / .7 12 2 10 -- 25 1 124 123 To D. 128 24 — -29 7:, 9 3AAB + ' 23 3AAB+ 22 30 4A 8 Cl 7NA W 6 18i21 - aj 31 3& NIT 5 19 20— 3 7 141 9 4 7N 3 87 86 85 84 6 4 .78'77:76i75 oQ 154/ R-4 sz, sus 71 ?z 51. 2 3ACA+ 147 AND 3 < < 20 148A 59i5867 56 55 54,53 2 2 3- R 4 18 ' ('17 13 14 115 Wo AND C R i'W 48 M PLAT n-a -IACA+ L 6i7;849'171� Srn VICINITY MAP WIND RIVER DEVELOPMENT CORPORATION MAJOR PRELIMINARY PLAT (LEISURE HEIGHTS) A 32 ACRE, 67 LOT RESIDENTIAL SUBDIVISION CONCURRENT WITH ANNEXATION AND INITIAL ZONING OF R-2, A SINGLE FAMILY RESIDENTIAL DISTRICT FILE# KPP-03-1 SCALE 1" = 500' FLOf DAML-1/22/03 &\9lm\dI-ldwg