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Staff Report/Preliminary Plat
Tri-City Planning Office 17 Second Street East — Suite 211 Kalispell, Montana 59901 Phone: (406) 758-1850 Fax: (406) 751-1858 tricity(acenturytel.net www.tricitypianning-mt.com REPORT TO: Kalispell Mayor and City Council FROM: Narda A. Wilson, Senior Planner Chris A. Kukulski, City Manager SUBJECT Northland Subdivision Preliminary Plat Approval MEETING DATE: April 5, 2004 BACKGROUND: This is a request by Highland Development LLC for preliminary plat approval of an 83 lot residential subdivision on approximately 30.39 acres in the northwest part of Kalispell. The property is located to the west of Northridge Subdivision, north of Meadowland Subdivision and east of Stillwater Road. This is the first part of an approximately 67 acre Planned Unit Development to be known as Northland PUD which has been filed concurrently with this subdivision request. The subdivision would include the extension of Hilltop Avenue and Northridge Drive to the east to serve this subdivision_ This phase of the development would also include an extension of Foxhill Drive to the south, a County Road and a new roadway extension through the Kalispell Bypass corridor that is currently being evaluated by the Montana Department of Transportation, both as an interim connection between the development and Stillwater Road and likely a permanent uncontrolled right -in / right - out access onto the bypass once constructed to divert traffic from the surrounding neighborhoods. The property is proposed for annexation with an initial zoning designation. of R-3 / PUD concurrent with this preliminary plat. All of the lots in the first phase will be single family residential with subsequent phases being detached and attached single family residential. Any dwelling types that do not comply with the traditional R-3 zoning will be required to be reviewed and approved by both the planning board and city council. The Kalispell City Planning Board held a public hearing regarding this matter at their meeting on March 9, 2004. The applicants spoke in favor of the proposal and noted that this was the obvious intention that these roads be developed to this property. There were several property owners from the immediate neighborhood who spoke at the hearing stating they were primarily concerned with traffic impacts to their neighborhood and the safety of the roads in the area. The planning board discussed the issues related to density and traffic including the location of the Kalispell Bypass to the crest and the traffic problems within the existing neighborhoods. A motion was made and passed on a unanimous vote to forward a recommendation that the Kalispell City Council approve the preliminary plat subject to the recommended conditions.. Providing Community Planning Assistance To: • City of Kalispell • City of Whitefish • City of Columbia Falls Northland Subdivision Preliminary Plat March 31, 2004 Page 2 When the Site Development Review Committee reviewed this project, they included a recommendation that the city council consider the connection to Stillwater Road in a favorable light and forward a recommendation to MDOT in support of this proposal to assist in the traffic flow in the immediate area. A resolution for your consideration of this matter will be presented separately. RECOMMENDATION: A motion to adopt the resolution approving the preliminary plat subject to conditions would be in order. FISCAL EFFECTS: ALTERNATIVES: Respectfully submitted, 1�1*/- Narda A. Wilson Senior Planner Minor positive impacts once fully developed. As suggested by the city council. Report compiled: March 31, 2004 Theresa White, Kalispell City Clerk Chris A. Kukulski City Manager Attachments: Transmittal letter Staff report #KPP-04-2 and application materials Draft minutes from 3/9/04 planning board meeting TRANSMIT\ KALISPEL \2004 \KPP04-2. MEMO RESOLUTION NO.4872 A RESOLUTION CONDITIONALLY APPROVING THE PRELIMINARY PLAT OF NORTHLAND SUBDIVISION, MORE PARTICULARLY DESCRIBED AS A 30.39 ACRE PORTION OF ASSESSOR'S TRACT ICA LOCATED IN SECTION 1, TOWNSHIP 28 NORTH, RANGE 22 WEST, P.M.M., FLATHEAD COUNTY, MONTANA. WHEREAS, Highland Development, LLC, the owner of the certain real property described move 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 March 9, 2004, on the proposal and reviewed Subdivision Report #KPP-04-2 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 Northland Subdivision, subject to certain conditions and recommendations, and WHEREAS, the City Council of the City of Kalispell at its regular Council Meeting of April 5, 2004, reviewed the Tri-City Planning Office Report #KPP-04-2, 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-04-2 are hereby adopted as the Findings of Fact of the City Council. SECTION II. That the application of Highland Development, LLC for approval of the Preliminary Plat of Northland 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 plans and specifications for all public infrastructure be designed and installed in accordance with the Kalispell Design and Construction Standards and a letter shall be obtained stating that they have been reviewed and approved by the Kalispell Public Works Department. (Kalispell Subdivision Regulations, Chapter 3, Design Standards, Section 3.01). 3. The following requirements shall be met per the Kalispell Fire Department. (Kalispell Subdivision Regulations, Section 3.20). a. Water mains designed to provide minimum fire flows shall be installed per City specifications at approved locations. Minimum fire flows shall be in accordance with Uniform Fire Code (1997) Appendix III -A. b. Fire hydrants shall be provided per City specifications at locations approved by this department, prior to combustible construction. C. Fire Department access shall be provided in accordance with Uniform Fire Code (1997) Article 9. d. Regarding proposed street names; Ashley Drive exists in the south area of town. An alternate street name shall be provided. e. Due to project phasing it should be noted that hazardous weed abatement shall be provided in accordance with City of Kalispell Ordinance 10-8. 4. That a letter be obtained from the Kalispell Parks and Recreation Director approving a landscape plan for the placement of trees and landscaping materials within the five foot landscape boulevard developed between the curb and the sidewalk. (Kalispell Subdivision Regulations, Section 3.11). 5. That the area designated on the plan as "park" shall be developed in accordance with a plan approved by the Kalispell Parks and Recreation Director that provides recreational amenities including but not limited to irrigation, landscaping and play equipment so as to provide a recreational component within the development and not simply left as passive open space. The park development may be used as all or in part as satisfying the one -ninth parkland dedication requirements for the entire development depending on the ultimate total area in lots and the investment made in park improvements. (Kalispell Subdivision Regulations, Section 3.19). 6. That a provision be made for the extension of the proposed roadway through proposed Lot 52 to provide access to the adjoining subdivision to the southwest, Empire Estates. (Kalispell Subdivision Regulations, Section. 3.04), 7. A traffic analysis shall be performed under the Montana Department of Transportation systems impact process that assesses this development's impacts to the transportation systems in the immediate area. This would be a single comprehensive study covering the multiple jurisdictions of the City, County and State road systems and would identify needed improvements to roadways impacted by this development. (MDOT) 8. The roads within the subdivision shall be named and signed in accordance with the policies of the Kalispell Public Works Department and the Uniform Traffic Control Devices Manual and be subject to review and approval of the Kalispell Fire Department, (Kalispell Subdivision Regulations, Section 3.09). 9. The developer shall provide a letter from the U.S. Postal Service approving the plan for mail service. (Kalispell Subdivision Regulations, Section 3.22). 10. Street lighting shall be located within the subdivision and shall be shielded so that it does not intrude unnecessarily onto adjoining properties. (Kalispell Subdivision Regulations Section 3.09(L)). 11. All utilities shall be installed underground. (Kalispell Subdivision Regulations, Section 3.17). 12. That a minimum of two-thirds of the necessary infrastructure for this subdivision shall be completed prior to final plat submittal. 13. All areas disturbed during development of the subdivision shall be re -vegetated with a weed - free mix immediately after development. 14. That a development agreement be drafted by the Kalispell City Attorney between the City of Kalispell and the Developer outlining and formalizing the terms, conditions and provisions of approval. The final plan as approved, together with the conditions and restrictions imposed, shall constitute the Planned Unit Development (PUD) zoning for the site. 15. That preliminary plat approval for the first phase of the planned unit development 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 Subdivision Regulations, Section 2.04). SECTION IIL 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 5TH DAY OF APRIL, 2004. 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 trurytel.net www.tricityptanning-mt.com March 25, 2004 Chris Kukulski, City Manager City of Kalispell P.O. Box 1997 Kalispell, MT 59903 Re: Northland Subdivision Preliminary Plat Approval Dear Chris: The Kalispell City Planning Board met on March 9, 2004 and held a public hearing to consider a preliminary plat approval of a 83-lot residential subdivision on approximately 30.39 acres in the near northwest Kalispell. The property is located west of Northridge Subdivision and east of Stillwater Road. In conjunction with the preliminary plat the applicant has submitted an initial zoning designation of R-3/PUD, Urban Single -Family Residential, with a Planned Unit Development (PUD) overlay upon annexation into the city. Narda Wilson representing the Tri-City Planning Office, presented staff report KPP-04- 2 explaining that each of the 83 lots would be developed with a single-family residences in three phases. The staff recommended approval of the subdivision subject to the listed conditions. At the public hearing, no one wished to speak and the public hearing was closed. The planning board discussed the request and traffic concerns. A motion was made and passed on a unanimous vote to forward a recommendation that the Kalispell City Council approve the preliminary plat subject to the recommended conditions, attached as Exhibit A. Please schedule this matter for the April S, 2004 City Council meeting. You may contact this board or Narda Wilson at the Tri-City Planning Office if you have any questions regarding this matter. Sincerely, Kalispell City Planning Board r Timothy Norton Vice -President Providing Community Planning Assistance To: • City of Kalispell • City of Columbia Falls • City of Whitefish • Northland Subdivision Preliminary Plat March 26, 2004 Page 2 TN/NW/ma Attachments: Exhibit A - Recommended conditions of approval Staff report ##KPP-04-2 and application materials Draft minutes March 9, 2004 planning board meeting c w/ Att: Theresa White, Kalispell City Clerk c w/o Att. Highland Development, LLC, P.O. Box 2789, Columbia Falls, MT 59912 Bruce Lutz, Sitescape Associates, P.O. Box 1417, Columbia Falls, MT 59912 Stumptown Architect &, Engineers, P.O. Box 651, Whitefish, MT 59937 Glacier Surveying, 2383 Foothill Road, Kalispell, MT 59901 Frdo/ Transmit/ Kalispell/ 2004/KPP04-2 Northland Northland Subdivision Preliminary Plat March 26, 2004 Page 3 EXHIBIT A TRI-CITY PLANNING OFFICE STAFF REPORT #KPP-04-1 NORTHLAND SUBDIVISION PRELIMINARY PLAT CONDITIONS OF APPROVAL AS RECOMMENDED BY THE KALISPELL CITY PLANNING BOARD MARCH 9, 2004 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 March 9, 2004: 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 plans and specifications for all public infrastructure be designed and installed in accordance with the Kalispell Design and Construction Standards and a letter shall be obtained stating that they have been reviewed and approved by the Kalispell Public Works Department. (Kalispell Subdivision Regulations, Chapter 3, Design Standards, Section. 3.01). 3. The following requirements shall be met per the Kalispell Fire Department: Kalispell Subdivision Regulations, Section 3.20). a. Water mains designed to provide minimum fire flows shall be installed per City specifications at approved locations. Minimum fire flows shall be in accordance with Uniform Fire Code (1997) Appendix 111-A. b. Fire hydrants shall be provided per City specifications at locations approved by this department, prior to combustible construction. c. Fire Department access shall be provided in accordance with Uniform Fire Code (1997) Article 9. d. Regarding proposed street names; Ashley Drive exists in the south area of town. An alternate street name shall be provided. e. Due to project phasing it should be noted that hazardous weed abatement shall be provided in accordance with City of Kalispell Ordinance 10-8. 4. That a letter be obtained from the Kalispell Parks and Recreation Director approving a landscape plan for the placement of trees and landscaping materials within the five foot landscape boulevard developed between the curb and the sidewalk. (Kalispell Subdivision Regulations, Section 3.11). 5. That the area designated on the plan as "park" shall be developed in accordance with a plan approved by the Kalispell Parks and Recreation Director that provides recreational amenities including but not limited to irrigation, landscaping and play equipment so as to provide a recreational component within the development and not simply left as passive open space. The park development may be used as all or in part as satisfying the one -ninth parkland dedication requirements for the Northland Subdivision Preliminary Plat March 26, 2004 Page 4 entire development depending on the ultimate total area in lots and the investment made in park improvements. (Kalispell Subdivision Regulations, Section 3.19). 6. That a provision be made for the extension of the proposed roadway through proposed Lot 52 to provide access to the adjoining subdivision to the southwest, Empire Estates. (Kalispell Subdivision Regulations, Section. 3.04). 7. A traffic analysis shall be performed under the Montana Department of Transportation systems impact process that assesses this development's impacts to the transportation systems in the immediate area. This would be a single comprehensive study covering the multiple jurisdictions of the City, County and State road systems and would identify needed improvements to roadways impacted by this development. (MDOT) 8. The roads within the subdivision shall be named and signed in accordance with the policies of the Kalispell Public Works Department and the Uniform Traffic Control Devices Manual and be subject to review and approval of the Kalispell Fire Department. (Kalispell Subdivision Regulations, Section 3.09). 9. The developer shall provide a letter fromm. the U.S. Postal Service approving the plan for mail service. (Kalispell Subdivision Regulations, Section 3.22). 10. Street lighting shall be located within the subdivision and shall be shielded so that it does not intrude unnecessarily onto adjoining properties. (Kalispell Subdivision Regulations Section 3.09(L)). 11. All utilities shall be installed underground. (Kalispell Subdivision Regulations, Section 3.17). 12. That a minimum of two-thirds of the necessary infrastructure for this subdivision shall be completed prior to final plat submittal. 13. All areas disturbed during development of the subdivision shall be re -vegetated with a weed -free mix immediately after development, 14. That a development agreement be drafted by the Kalispell City Attorney between the City of Kalispell and the Developer outlining and formalizing the terms, conditions and previsions of approval. The final plan as approved, together with the conditions and restrictions imposed, shall constitute the Planned Unit Development (PUD) zoning for the site. 15. That preliminary plat approval for the first phase of the planned unit development 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 Subdivision Regulations, Section 2.04). NORTHLAND SUBDIVISION TRI-CITY PLANNING OFFICE STAFF REPORT KPP-04-2 MARCH 1, 2004 A report to the Kalispell City Planning Board and the Kalispell City Council regarding a request for preliminary plat approval of an 84--lot residential subdivision on property proposed for an initial zoning designation of R-3 / PUD, Urban Single Family Residential. A public hearing on this proposal has been scheduled before the planning board for March 9, 2003 in the Kalispell City Council Chambers. The planning board will forward a recommendation to the city council for final action. • A petition to annex with an initial zoning designation of R-3 with a Planned Unit Development (PUD) overlay on approximately 67.49 acres has been filed concurrently with this a preliminary plat request for 83 lots on 30.39 acres. A. Petitioner and Owners: Technical Assistance: Highland Development LLC 622 Saint Andrews Drive Columbia Falls, MT 59912 (406) 883-5777 Sitescape Associates 385 Golf Course Drive Columbia Falls, MT 59912 (406) 892--3492 Stumptown Architect & Engineers P.O. Box 651 Whitefish, MT 59937 Glacier Suzvyeing 2383 Foothill Road Kalispell, MT 59901 B. Nature of Application: This is a request for preliminary plat approval of an 83 lot residential subdivision on approximately 30.39 acres in the northwest part of Kalispell. This subdivision is part of the Northland PUD, a planned unit development (PUD) being proposed for annexation into the city of Kalispell concurrently with the preliminary plat and given an underlying zoning designation of R-3, Urbana. Single Family Residential. Under the Kalispell Zoning Ordinance and R-3 / PUD has a maximum allowable density of seven dwellings per acre. This first phase of the development has a density of approximately 2.73 dwellings per acres. Within this first phase of the Northland PUD has approximately 17.07 acres in lots, 9.24 acres in roads and 4.08 acres in park area.. All of the lots in the subdivisions are intended for single family residential development and vary in size from 7,405 square feet to 16,988 square feet with the average lot size being around 9,000 square feet. This subdivision is being proposed in three phases with the first phase directly adjoining the Northridge subdivision and containing 25 lots on approximately 5.1 acres. Phase 2 would be anticipated to the -vest of phase 1 and would contain 23 lots on approximately 4.97 acres. The last phase would be along the southern boundary of the subdivision and would contain 35 lots on approximately 6.91 acres. As proposed the PUD would have a maximum of 315 dwelling units on 67.49 acres or a density of 4.65 dwelling units per acre. It is noteworthy that approximately 5.82 acres has been designated on the PUD layout as a reservation for the future Kalispell Bypass right-of-way which has been identified on this property and will be acquired by the Montana Department of Transportation at a future date. Excluding the Kalispell Bypass right-of-way, there is 61.67 gross acres of land within the development Based on 61.67 acres of land with a maximum of 315 units, the overall density would be 5.11 dwelling units per acre. Still below the allowable density of the R-3 zoning with a PUD overlay. This phase of the PUD lies directly west of Northridge subdivision and would be accessed via the existing roadway system in the area. Roadways from Northridge subdivision to the east and the Meadowland subdivision to the south as well as recently approved Empire Estates subdivision to the southwest have planned for roadway extensions to this site. Additionally, an access across the proposed Kalispell Bypass corridor has been indicated on the preliminary plat that would connect to Stillwater Road. C. Location and Legal Description of Property: This property lies directly west of Northridge subdivision, north of Meadowland subdivision and east of Stillwater Road in northwest Kalispell. The property can be described as an approximately 30.39 acre portion of Assessor's Tract 1CA located in Section 1, Township 28 North, Range 22 West, P.M.M., Flathead County, Montana. D. Size: Total Area: 30.39 acres Total Lot Area in Lots: 17.07 acres Area in Roads: 9.24 acres Park Area: 4.08 acres Minimum Lot Size: 7,405 square feet Maximum Lot Size: 16,988 square feet E. Existing Land Use: This property is undeveloped and has been used in the past for limited agricultural activities. F. Adjacent Land Uses and Zoning: The area can be described as being located on the fringes of urban development. Having urban and suburban residential development to the east and south agricultural uses to the north describe it. North: Agricultural and large lot rural residential development County SAG-10 zoning South: Rural residential, County R--2 zoning East: Single-family residential, City R-3 West: Rural and single --family residential, County SAG-5 G. General hand Use Character: The general land use character of the area is generally rural in character with some suburban and urban residential development to the east where City utilities are available and agricultural uses to the north. H. Zoning: This property is being annexed concurrently with review of the prelim inary plat and the developers are requesting an assignment of R-3 / PUD on a total of 67.49 acres. The zoning for the property will be a planned unit development that anticipates a mix of housing types and lot sizes but will be within the allowable density for the zoning designation. The PUD zoning for R-3 allows a maximum density of up to seven dwelling unit per acre. The overall density of the PUD development will have a density of approximately 5. T7 dwelling units per acre. This first phase of the PUD will have a density of approximately 2.74 dwelling units per acre. There are no deviations from the traditional R-3 zoning for this subdivision. The overall PUD will be developed in several phases over up to ten years depending on market conditions and the turnover rate for the lots. I. Utilities: This subdivision would receive full City services. Water: Private water district or City water Sewer: City of Kalispell Solid Waste: City of Kalispell Gas: Montana Power Company Electricity: Flathead Electric Co-op (underground) Telephone: CenturyTel (underground) Fire: City of Kalispell Police: City of Kalispell Schools: Kalispell School District #5 This matter came before the site development review committee for comment. Steve Herzog with the Montana Department of Transportation was also in attendance to give comments. Purpose of the review was for the overall PUD, but this subdivision was also discussed. The road accesses to this development were discussed and the committee agreed it was obvious they were Mended for extension. The developer- will be required to connect a road into Empire Estates at the northeast corner of that subdivision since there is no other access. There will be two additional road accesses onto Northridge and one onto Foxhill Drive, which is a County Road The Department of Transportation has considered two alternatives to access Stillwater road from this area. One would be with an overpass over the Highway 93 Bypass the other would be a right in / right out access onto the Bypass. MDOT did not seem opposed to allowing a temporary road to Stillwater until the Bypass is built in order to accommodate the traffic in the area. A condition of approval would be to coordinate the roadway designs with the MDOT in Helena with a traffic analysis including the County, City and State roadways. The fire department will want reads to connect in order to facilitate fire department access. 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 lour 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 will be installed and approved by the fire department prior to combustible construction taping place. A waterline may need to be looped in order to gain adequate water pressure to meet the needed fire flows for the hydrants. Floo : According to FIRM Panel #1805D dated 9/30j92 this property as located entirely in zone C, an area that is not prone to flooding. There are no indications that this site is prone to high ground water, intermittent streams or creeks or stormwater runoff which has the potential to create problems with flooding. Access: Access to the subdivision will ultimately have four accesses: one will be an extension of Hilltop Avenue to the east, Northridge Drive to the east, Foxhill. Drive to the south and a new road currently indicated as Ashley View to the west that will access onto Stillwater Road. Additionally, the staff will be making a recommendation that a connection be made to access the northeast corner of Empire Estates Subdivision to the southwest of this subdivision since this corner of the subdivision will have no other access. During the initial phasing of the subdivision., the Hilltop Avenue and Northridge Drive roads will be developed. During the second phase only the internal roads will be developed. During the third and final phase of this subdivision, access to Foxhill Drive, Stillwater Road and to Empire Estates would be developed. 8. Effects on Wildlife and Wildlife Habitat: This property is generally level with a gentle slope and was used for limited agricultural purposes. '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: This subdivision will be served by public water and sewer thereby minimizing any potential impacts to the groundwater. No surface water is in close enough proximity to the site to create concerns with regard to this development. Drainage: This site is relatively level and does not pose any unusual challenges to site drainage. Curbs and ;utters will be installed and a storm drain management plan will have to be developed to address the runoff from the site. There is no City storm drain system in the immediate area and storm. water will have to be managed using on -site retention methods as part of the stormwater management plan. The designated "par' areas could be utilized in whole or in part in accommodating on -site stormwater management. The drainage plan will have to comply with the City of Kalispell's standards and State standards and will be required to be designed by a professional engineer. D. Effects on Local Services: Water: Water service is proposed to the subdivision by extending existing mains from the east in Northridge subdivision. along Hilltop Avenue and Northridge Drive. Once the water main extensions have been completed at the developers expense, they would be turned over to the City of Kalispell. 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 its phases. Where were periodic potential shortfalls during a particularly dry season last year in this northern zone. However at this time it appears there is adequate capacity within the City's water system to accommodate this development. fir: Sewer service will be provided by the City of Kalispell with an extension of existing sewer mains from their existing location to the east within the development of Northridge subdivision within existing right of ways. No easements for the sewer would need to be acquired from private property owners. Design, and construction of the mains will be reviewed and approved by the Kalispell Public Works Department and once installed at the developers expense they would be turned over to the City of Kalispell Public Works Department for ownership and maintenance. At this time, there is adequate capacity within the sewage treatment plan to accommodate this development. Ron : Traffic projections for this subdivision are estimated to be approximately 830 additional vehicle trips per day based on the estimate of 10 vehicle trips per residence per day in the area at full build out. 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 Stillwater Road as well as Hilltop Avenue, Northridge Drive and F'oxh.ill Drive. Once the roads have been constructed and accepted by the City of Kalispell, they will be dedicated to the City and maintained. There will be impacts to all of the roadways that this subdivision connects to including Three Mile Drive. Three Mile Drive is a paved, two lane State secondary roadway that is in fair condition. In 1997 the daily average vehicle trips east of Stillwater Road was 3,064. At some point, consideration will need to be given to the upgrading and widening of Three Mice Drive as development continues to occur in the area.. Typically the upgrading of secondary State roadways is the aesptitiszbiliiy of} ie State with regard Ito designa Funding and construction. Stillwater Road is a County road that has a 60-foot Wight of way. It is designated as a collector in the Kalispell Transportation plan which only requires a 60-foot right-of-way and no additional right-of�-way would needed to be reserved for future upgrades. Stillwater Road will continue to be increasingly important as a through connection as development in this area continues, particularly if a now high school is built to the north of this property on the State school section property. A. crossing over the proposed Kalispell Bypass is indicated on the preliminary plat and approximately 5.824 acres within the PUD development is identified as being within the proposed Kalispell Bypass corridor. Preliminary discussions with the Montana Department of Transportation have indicated they may be receptive to allowing a temporary roadway crossing the Kalispell Bypass corridor until such time as the bypass is constructed. Additionally, preliminary discussions with MDOT have indicated they may be receptive to allowing right in / right out turning lanes onto the bypass from both this development and from Stillwater Read. MDOT is recommending that a comprehensive traffic analysis be conducted to assess impacts to roadways in the area including those owned and maintained by the City, County and State. This traffic analysis would be conducted through the Montana Department of Transportation's Helena headquarters office and would be reviewed under their systems impact analysis process. MDOT has been involved in early acquisition of right-of-way over the last several years and were recently able to acquire an important segment of the bypass corridor south of Hwy 2 West when the Burlington Northern, / Santa Fe railroad tracks were acquired between Ball Crossing and Hwy 2. This important acquisition of right-of-way will place the State into a more aggressive acquisition phase from "passive" acquisition to 'active" acquisition of right-of- way. Earnest efforts by local representatives have been made to lobby the US Congress for additional funding to bring this project forward and some additional funding for acquisition has recently be allocated.. The two roadway connections to the east will increase traffic through the Northridge area and these neighborhoods will be impacted. However, the roadways in this area are City owned and maintained streets that are in generally good condition. The roadways are adequate to accommodate the additional traffic generated from this subdivision. The roadway to the south, Foxhill Drive is a County road in moderately good condition. There will be impacts to this roadway associated with this subdivision, but would not be beyond the capacity of the system. The traffic analysis that will be conducted through MDOT's systems impact process will identify any needed improvements to roadways in the immediate area which will be significantly impacted by this subdivision. Srlanols: This development is within the boundaries of the Kalispell School District #5. The school district could anticipate that an additional 45 school aged children might be generated into the district at full build out. This number is used because it takes into account pre-school aged children, home school education options and private school education option. Not all of the children who live in the subdivision will be attending public schools. This would have a potentially significant impact on the district, particularly on a cumulative level with other development pending within the district - both urban and rural particularly with high school -aged students. Park-% and Of, .n SpRMI: 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 in lots. Two park areas have been indicated on the preliminary plat that are intended to ultimately provide park and recreational amenities to the entire planned unit development. One of the park areas is 1.18 acres and is located in Phase 2 of this subdivision. The other park area contains 2.82 acres and is located in Phase 3 of this subdivision. Within this subdivision there is approximately 17.07 acres in lots which would require a minimum of 1.87 acres in parkland or a cash in lieu equivalent to the undeveloped market value of that area. The proposed parkland area within the subdivision may be adequate to fulfill the requirements of parkland dedication for the subdivision provided that the areas are developed with recreational amenities such as irrigation, landscaping, play equipment and other facilities. Undeveloped open, space area which will likely also serve as part of a stormwater management and retention area does not satisfy the parkland dedication requirements because it does not provide a recreational amenity to the residents of the subdivision. A plan for developing the park area should be coordinated with the Kalispell Parks and Recreation Director and needed improvements identified. The amount of money invested in improvements to the park areas can be counted as part of the parkland dedication requirements in the same manner as a cash equivalent would be used for cash in lieu of parkland dedication. Because this will be a private park for the exclusive use of the residents of the subdivision, a maintenance agreement needs to be in place for the maintenance of the park area. The maintenance agreement can be incorporated into subdivision covenants, if covenants are proposed, or it can be a stand-alone agreement that is riled with the final plat. Each of the homeowners would pay a pro rata share of the maintenance costs associated with these areas. Police: This subdivision would be in the jurisdiction of the City of Kalispell Police Department. The department has stated they can 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 and additional staff may be necessary. 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. Hydrants will need to be located within the subdivision in accordance with the uniform fire code and the mains will need to be designed so that adequate water pressure can be obtained. 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 are in place prior to use of combustible materials in construction. Solid Waste: Solid waste will be handled by 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. Meiral . e dres: 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 However, because of its location and proximity to urban services it makes this property prime for the type of residential development being proposed. This property can be more efficiently and effectively used for urban residential development than for agricultural purposes and the conversion of farmland for higher density residential development preserves farmland in areas further out in the county by concentrating populations close to the urban center. There will be insignificant impact on agricultural uses within the Valley and no impact on agricultural water user facilities since this property will be served by a public water system. F. Relation to the Kalispell. Growth Policy: This property is in the Kalispell Growth Policy's potential utility service area and is anticipated for this type of urban scale development at the time of connection to City utiLties. The future land use map for the area indicates this area is anticipated to be developed as Urban Residential. Areas designated as Urban Residential are anticipated to be served by community water and sewer and have good access to services and public facilities. This land use designation anticipates a density of three to 12 dwelling unit per acre. The requested R-3 J PUD zoning designation is in compliance with the Urban Residential uses anticipated for this property. Furthermore, the overall density of this subdivision can be calculated to be at a density of approximately 2.74 dwelling units per acre. This subdivision is in compliance with the Kalispell Growth Policy and further the goals and policies in many regards. G. Compliance with Zoning: This property has been proposed to be zoned R-3 j PUD. This PUD proposed a mix of housing types under the R-3 zoning designation which allows up to seven, dwelling units per acre. Within the PUD there is some deviation from the zoning regulations with regard to lot sizes and housing types. However, within this subdivision, all of the lots comply with the traditional R-3 zoning designation of 7,000 square foot lots, 60 foot minimum lot width and would be limited to single family residences. 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-04-2 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. 4. That the playas and specifications for all public infrastructure be designed and installed in accordance with the Kalispell Design and Construction Standards and a letter shall be obtained stating that they have been reviewed and approved by the Kalispell Public Works Department. (Kalispell Subdivision Regulations, Chapter 3, Design Standards, Section 3.01). 3. The following requirements shall be met per the Kalispell Fire Department: Kalispell Subdivision Regulations, Section 3.20). a. Water mains designed to provide minirnura fire flows shall be installed per City specifications at approved locations. Minimum fire flours shalll be in accordance with Uniform Fire Code (1997) Appendix Ili -A. b. Fire hydrants shall be provided per City specifications at locations approved by this department, prior to combustible construction. C. Fire Department access shall be provided in accordance with Uniform Fire Code (1997) Article 9. d. Regarding proposed street names; Ashley Drive exists in the south area of town. An alternate street name shall be provided. e. Due to project phasing it should be noted that hazardous weed abatement shall be provided in accordance with City of Kalispell Ordinance 10-8. 4. That a letter be obtained from the Kalispell Parks and Recreation Director approving a landscape plan for the placement of trees and landscaping materials within the five foot landscape boulevard developed between the curb and the sidewalk. (Kalispell Subdivision Regulations, Section 3.11). 5. That the area designated on the plan as "park" shall be developed in accordance with a plan approved by the Kalispell Parks and Recreation Director that provides recreational amenities including but not limited to irrigation., landscaping and play equipment so as to provide a recreational component within the development and not simply left as passive open space. The park development may be used as all or in part as satisfying the one -ninth parkland dedication requirements for the entire development depending on the ultimate total area in lots and the investment made in park improvements. (Kalispell Subdivision Regulations, Section 3.19). G. That a provision be made for the extension of the proposed roadway through proposed Lot 52 to provide access to the adjoining subdivision to the southwest, Empire Estates. (Kalispell Subdivision Regulations, Section.. 3.04). 7. A traffic analysis shall be performed under the Montana Department of Transportation systems impact process that assesses this development's impacts to the transportation systems in the immediate area_ This would be a single comprehensive study covering the multiple jurisdictions of the City, County and State road systems and would identify needed improvements to roadways impacted by this development. (MDOT) 8. The roads within the subdivision shall be named and signed in accordance with the policies of the Kalispell Public Works Department and the Uniform Traffic Control Devices Manual and be subject to review and approval of the Kalispell Fire Department. (Kalispell Subdivision. Regulations, Section 3.09). 9. The developer shall provide a letter from the U.S. Postal Service approving the plan for mail service. (Kalispell Subdivision Regulations, Section 3.22). 14. Street lighting shall be located within the subdivision and shall be shielded so that it does not intrude unnecessarily onto adjoining properties. (Kalispell Subdivision Regulations Section 3.03(L)). 11. All utilities shall be installed underground. (Kalispell Subdivision Regulations, Section 3.17). 12. That a minimum of two-thirds of the necessary infrastructure for this subdivision shall be completed prior to final plat submittal. 13. All areas disturbed during development of the subdivision shall be re -vegetated with a weed -free mix immediately after development. 14. That a development agreement be drafted by the Kalispell City Attorney between, the Citv of Kalispell and the Developer outlining and formalizing the terms, conditions and provisions of approval. The final plan as approved, together with the conditions and restrictions imposed, shall constitute the Planned Unit Development (PUD) zoning for the site. 15. That preliminary plat approval for the first phase of the planned unit development 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 Subdivision Regulations, Section 2.04). REPORTS \KALISPELL\ KPP04-2.DOC NW 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: (4061751-1858 FEE SCHEDULE: Major Subdivision (6 or more lots) $650 + $30/lot Condominiums (6 or more units) $650 + $30/unit Mobile Home Parks & Campgrounds (6 or more spaces) $650 + $30/space Amended Preliminary Plat $200 Subdivisions. Variance $100 (per variance) Commercial and Industrial Subdivision Add $200 to base preliminary plat fee :r • �•: a�• :rl�. •� OWNER(S) OF RECORD: Name: Highland Development, LLC. Phone: 403-315-2180 Mailing Address: 622 Saint Andrews Drive, Box 2789 City: Columbia Falls State: MT Zip: 59912 TECHNICAL/PROFESSIONAL PARTICIPANTS (Surveyor/Desig:ner/Engineer, etc): Name Address: Sitescape Associates,385 Golf Course Drive, Box 1417, CF, MT, 59912 Name & Address: Stumptown Arch & Engin, P.O.Box 651, Whitefish, MT 59937 Name 8a Address: Glacier Surveying, 2383 Foothill Rd., Kalispell, MT. 59901 LEGAL DISCRIPTION OF PROPERTY: City/County: Flathead County Street Address Assessor's Tract No(s): 1CA in NW 1/4 Lot No(s) 1/4 Sec: NW 114 Section: 01 Township: 28 Range: 22 t FEB 4 2004 TRI-CITY PLANNING OFFIC GENERAL DESCRIPTION OF SUBDIVISION: Residential 83 Lot Subdivision incom assed within a Planned Unit DemWnprnent Number of Lots or Rental Spaces: 83 Total Acreage in Subdivision: 30.39 Total Acreage in Lots: 17.07 Minimum Size of Lots or Spaces: 0.17 Total Acreage in Streets or Roads: 9.24 Maximum Size; of Lots or Spaces: 0.39 Total Acreage in Parks, Open Spaces and/or Common Areas: 4.08 1 PROPOSED USE(S) AND NUMBER OF ASSOCIATED LOTS/SPACES: Single Family 83 Townhouse Mobile Home Park Duplex Apartment Recreational Vehicle Park Commercial Industrial. Planned Unit Development Condominium Multi -Family Other APPLICABLE ZONING DESIGNATION & DISTRICT: City of Kalispell, PUD, R3 ESTIMATE OF MARKET VALUE BEFORE IMPROVEMENTS $2,000,000.00 IMPROVEMENTS TO BE PROVIDED: Roads: Gravel X Paved X Curb X Gutter X Sidewalks X Alleys Other Water System: Individual Multiple User Neighborhood X Pubiic Other Sewer System: Individual Multiple User Neighborhood X Public Other Other Utilities: X Cable TV X Telephone X Electric X Gas -Other Solid Waste: X Home Pick Up ,Central Storage Contract Hauler Owner Haul Mail Delivery: Central X Individual School District: Fire Protection: X Hydrants Tanker Recharge Fire District: City of Kalispell Drainage System: Curb and Gutter with a Retention or Detention Facility PROPOSED EROSION/SEDIMENTATION CONTROL: Silt Fences and Straw Sale Barriers VARIANCES: ARE ANY VARIANCES REQUESTED? NO (yes/moo) 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: 2 1. Will the granting of the variance be detrimental to the public health, safety or general welfare or injurious to other adjoining properties? NIA 2. Will the variance cause a substantial increase in public costs? NIA 3. Will the variance affect, in any manner, the provisions of any adopted zoning regulations or Master Plan? N/A 4. Are there special circumstances related to the physical characteristics of the site f topographv, shape, etc.) that create the hardship? NIA S. What other conditions are unique to this property that create the need for a variance? NIA 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. 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 11" x 17" in size. 5. Application fee. 6. Adjoining Property Owners List (see example below): Assessor# Sec-Twn-Rng Lot/Traci 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. (Applicant) As approved by the TCPB, Effective 05/01/03 4 SITE DEVELOPMENT REVIEW COMMITTEE SUMMARY Thursday, February 26, 2004 Building Department Conference Room ATTENDING: Andrew Sorensen, Asst. City Engineer Roger Krauss, Police Chief Jim Stewart, Fire Marshal Narda Wilson, City Planner Craig Kerzman, Building Official Jim Atkinson, Agency on Aging Jeff Clawson, Plans Examiner Steve Herzog, DOT OLD BUSINESS: 1069 North Meridian — Michael. Blend, addition/conversion of a garage to office -- Jeff Clawson indicated that additional engineering is needed for the building permit. Plans with landscaping and drainage were shown to Andrew Sorensen. The project was approved subject to the following conditions: Subject to coordinating the landscaping with the Parks Department. Walgrens -- Walgrens submitted and updated its project layout to comply with our dimensions, shifting the building and adding a landscape buffer. Steve Herzog said their access onto Highway 93 can only be "right in, right out" Since there is a lot of stacking ort First Ave West at Highway 2, Narda Wilson suggested that both entrances on First Ave W be reduced to 30' in width with the north entrance reduced by 10' on the north side and the south entrance reduced by 10' on the south. Steve Herzog said reducing the 30' width would reduce the access to two lanes which is safer. After looking at the traffic patterns within the site, it was recommended that the 30' drive by the drive -through window be necked down to 24'. one-way to avoid drivers disrupting the circulation of traffic on the site, and driving through to access the main roads. To accomplish this, Walgrens can either move the building over or widen the landscape area next to the drive through. PJ said that Walgrens .made architectural changes to the building and sign to improve the building. There was some concern that the placement of the trash compactors right impedc traf,`ac and create a problem for the fire Department. Jim Ste-,,vart will coordinate with Walgrens. Walgrens was given conditional approval on their project with the following conditions: 1. Narrow the accesses on first Ave W to _70' and coordinate this revision with the Department of Transportation and the City of Kalispell -public Works. 1. The Highway y3 access is to be '`right ill, right out". 3. Neck dow-n the drive -through area to 24'. 4. Submit a revised site plan. a. Make sure the compactors meet Fire code. Coordinate this with Jim Stewart, fire Marshal. 6. Submit drainage information to Andrew Sorensen, Pubiie Works. 7. Coordinate the landscaping with the Parks Department. Planning Board Items; Northlands Plies, Highland Development - The road access to this development was discussed by Narda Wilson_ The developer will be required to connect to roads in Empire Estates. There will be two additional road accesses onto Northridge and Foxhill. There is a consideration to build a road half way between Three and Four Mile Drive. The Department of Transportation has two plans to access Stillwater with an overpass over the Highway 93 Bypass or with a "right in, right out access only onto the Bypass. Narda Wilson suggested that a temporary road to Stillwater be built before the Bypass is built in order to accommodate the traffic flow. The condition of approval would be based on coordinating this road with the DOT in Helena, and a traffic analysis by the County, City and State. Steve Herzog said the new Bypass will probably not be built for 7 years — 10 years. The first phase of this project involves 83 single family lots. At full build out it will encompass approximately 300 lots. w Jim Stewart wants the roads opened up and connected in order to facilitate Fire Department access. In addition, there is a land locked property which must be provided with access. Glacier Village Greens -- Glacier Village Greens wants to build a clubhouse by the pond off West Nicklaus and needs a conditional use permit. The building is approximately 2000 square feet on 4 — -5 acres. Andrew Sorensen thought the amount of impervious surface for the parking, approximately 6000 square feet,. did not pose a drainage problem. Evergreen will provide water and sewer will be provide by the Village Sewer. until otherwise notified. A conditional use permit will be granted with the following condition: the facility will be for members only and cannot be rented to the public at - large. Annexation . A lot on the west side of ?rh Ave West to be annexed. The development will have access off 7Ih Ave W. The lot will he divided into four lots under a subdivision they will pursue later. PJ was coneerned that a 60' right-of-way Inight be .required. Narda did not see this as a problem. NEW BUSINESS 160 Kelly Road — Some of the development of this site was done when it was a part of the County, and there are inherent problems with the site such as drainage and Fire Department access. Jim Atkinson of the AOA is concerned about parking and his agency is looking to rent additional land in order to control parking. .lira Stewart said that additional hydrants are proposed for Kelly Road at this site but an additional building, set back off of Kelly Road, might present a need for additional hydrants. It was agreed that the plans submitted for an additional building on the site where inadequate. The owner must submit new plans to scale showing the site, existing buildings, proposed buildings, green areas, utilities and hydrants. OTHER DISCUSSION: Corner Lots: PJ suggested that developers should be encouraged to increase the size of their corner lots so that the size of houses built on these lots will be more in keeping with the size of houses in the rest of the development. Fairzrounds: Andrew Sorensen said that the bids that came in on the new fairground building were well over the S800,000 they had estimated for the construction costs. The meeting was adjourned at 11:10 PM. Cc: Chris Police Building Fire 3CP0 Parks Comm Dev Public Works FCAOA MDOT Randy Brodehl - Fire Chief .Tim Stewart - Assistant ChiefTrevention Dee %—IcClusk2v — Assistant Chie£'Operations TO: NARDAA. WILSON, SENIOR PLANNER FROM: JIM STEWART, PREVENTION CHIEF DATE: FESRUARY 0-6, 2004 31 2 First Avenue East Kalispell, Montana 59901 (406) 758-7760 Fes: (406) 758-7951 SUBJECT: INITIAL ZONINGIPU❑ — NORTHLAND PLANNED UNIT DEVELOPMENT We have reviewed the information submitted on the above -referenced project and have the following comments. 1. Water mains designed to provide minimum fire flows shall be installed per City specifications at approved locations. Minimum fire flows shall be in accordance with Uniform Fire Code (1997) Appendix III -A. 2_ Fire hydrants shall be provided per City specifications at locations approved by this department, prior to combustible construction. 3. Fire Department access shall be provided in accordance with Uniform Fire Code (1997) Article 9. 4. On page 12 of the environmental assessment, Item Xll, AA, indicates that medical services will be provided by the City of Kalispell. This should indicate Kalispell Regional Medical Center. 5. Regarding proposed street names; we would question the use of Ashley View Drive. Currently, Ashley Drive exists in the south area of town. An alternate street name shall be provided. 6. It appears that the future development area "A", may require a secondary emergency vehicle access point to meet the requirements of the Subdivision Regulations (Section 3.98) and emergency vehicle access needs. 7, Due to project phasing it should be noted that hazardous weed abatement shall be provided in accordance with City of Kalispell Ordinance 10-3. Please contact me if you have any questions. ssistir�., ozir cawnlunav in rec'tIcing, Lin€ Mlfil army �rner �etzcees. Narda Wilson From: Herzog, Stephen [sherzog@state,mt. us] Sent: Friday, February 27, 2004 2:11 PM To: 'tricib,(narda@centurytel.net' Subject: Northland Subdivision -- Comments Narda, This project will impact all of the transportation systems in the immediate area under multiple jurisdictions. I would propose one system impact review process be preformed on the transportation system with a single study under the MDT systems impact process. Jim Skinner would be the systems impact coordinator out of the Helena headquarters office and I would be the local contact. We would coordinate one process with comments and concerns being addressed under a single umbrella of review_ This would be a comprehensive review including but not necessarily limited to system capacity. signal warrants and access issues for 3 Mile [give, Stillwater load, the Bypass along with a review of impacts on Meridian and other local routes. Local access needs to incorporate access to Stillwater. It appears direct access to Stillwater to the west is a viable route until the bypass is build. Access to the bypass would appear to be via a right in right out scenario on both the east and west side of the bypass. An overpass perpetuating access to Stillwater may be another consideration. Full access with signalization does not appear to be in harmony with the bypass at this location. Jim Skinner's number is (406) 444-9233. Thanks for the opportunity to offer comments........ Stephen L. Herzog, P.E_, Kalispell Area Maintenance Engineer ENVIRONMENTAL ASSESSMENT FOR NORTHLAND SUBDIVISION OWNER: HIGHLAND DEVELOPMENT LLC. SAINT ANDREWS DRIVE, BOX 2789 COLUMBIA FALLS, MT 59912 CREATED BY: STUMPTOWN ARCHITECTURE & ENGINEERING, P.C. P.O. BOX 651 WHITEFISH, MT 59937 TABLE OF CONTENTS CHAPTER I. GEOLOGY IL SURFACE WATER III. VEGETATION IV. WILDLIFE V. AGRICULTURE VI. HISTORICAL, ARCHAEOLOGICAL OR CULTURAL FEATURES VII. SEWAGE TREATMENT VIII. WATER SUPPLY IX. SOLID WASTE X. DRAINAGE XI. ROADS XII. EMERGENCY SERVICES XIII. SCHOOLS XIV. ECONOMIC BENEFITS XV. LAND USE XVI. PARKS AND RECREATION FACILITIES XVII. UTILITIES APPENDIX A PRELIMINARY PLAT APPENDIX B EXHIBIT A EXHIBIT B EXHIBIT C EXHIBIT D EXHIBIT E PAGE 1 1 2 2 3 4 4 6 8 8 1Q 11 12 13 14 15 16 ENVIRONMENTAL ASSESSMENT Site Data The proposed subdivision referenced as Northland is located on the northwest perimeter of the city of Kalispell. It is bounded to the south by vacant land and county residential development (Meadowlands), to the east by city residential development (Northridge Heights), to the north by vacant land, and the west by residential/commercial development along Stillwater Road. The site contains 67.49 acres and has the legal description of Tract I CA in Northwest Quarter of Section 1, Township 28 North, Range 22 West, Flathead County, Montana. See Appendix A for copy of the Preliminary Plat. 1. GEOLOGY: A. Locate on a copy of the preliminary plat: 1. Any known hazards affecting the development which could result in property damage or personal injury due to: a) Falls, slides or slumps — soil, rock, mud, or snow. b) Any rock out cropping. The terrain on the proposed site area has moderate elevation changes and does not possess any hazards from falls, slides or slumps. The site does not contain any visible rock outcropping. B. Describe any proposed measures to prevent or reduce the danger of property damage or personal injury form any of these hazards. Not applicable; See comments in section I part A. II. SURFACE WATER: A. Locate on a copy of the preliminary plat: 1. Any natural water systems such as strearns, river, intermittent streams, lakes or marshes (also indicate the names and sizes of each). The site does not contain natural bodies of water or wetlands. 2. Any artificial water systems such as canals, ditches, aqueducts, reservoirs and 1i11gr`ELlons syst, (also 1nulcate Lile ilaAl.lv.s, Sizes 0, each),. The site contains no natural watercourses within the site boundary. A small ditch running partially through the site appears to channel storm water runoff from the topology above it. 3. Any areas subject to flood hazard, or if available, 100-year floodplain maps (using hest available information). The subject site is not located within the I00-year flood plain and appears to be located within. Zone C: "Areas of minimal flooding (No shading.)" Please see Exhibit A for a copy of Flood Insurance Rate Map (FIRM). III. VEGETATION: A, Locate on a copy of the preliminary piat the major vegetation types within the subdivision (e.g., marsh, grassland, ,shrub and forest). The subject site entirely consists of grassland and/or minor cultivation; no areas on the subject site have significant shrubs or trees. B. Describe the amount of vegetation that is to be removed, or cleaned from the site, and state the reasons for such removal. All vegetation will be removed at the location of all proposed roads. There are approximately 6755 feet of roads with a right of way width of 60 feet. Existing vegetation on the individual lots will remain intact until future lot owners initiate development; Typical residential vegetation conforming to the surrounding area is expected. C. Describe any proposed measures to be taken to protect vegetative cover. Vegetation that conforms to the development plan will be preserved. IV. WILDLIFE: A. What major species of fish and wildlife, if any, use the area to be affected the proposed subdivision? The site contains no lakes or streams and therefore has no effect on aquatic species. It is assumed that other transient wildlife does visit the area and it is not apparent that any major species relies on the existing site as primary habitat. Tri-City Planning Office Growth Policy documents (2003) indicate the proposed subdivision within the subject site is not listed as important riparian, black hear, deer, elk, moose, or mountain lion habitat_ The proposed improvements thus should have a minimal impact on wildlife. B. Locate on a copy of the preliminary plat any known important wildlife areas, such as big game winter range, waterfowl nesting areas, habitat for rare and endangered species and wetlands. 2 The site is not located on or near any important wildlife areas; See comments in Section IV Part A. C. Describe any proposed measures to protect wildlife habitat or to minimize habitat degradation. At the current time there are no proposed measures that are to be instituted. V. AGRICULTURE AND TIMBER PRODUCTION; A. State the acreage, type and agricultural classifications of soils on the site. Tri-City Planning Office Growth Policy documents (2003) indicate the proposed subdivision within the subject site is not listed as Prime Farmlands or Farmlands of Statewide Importance. Furthermore, Montana Department of Administration CADASTRAL records indicate the subject site (67.49 acres) is currently classified as "rural vacant land, non -qualified as agricultural land." Historical uses of the land are consistent with this current classification. B. State the history of production of this site by crop type and yield. Not applicable; See comments in section V part A. C. State the historical current agricultural uses which occur adjacent to the site. Properties adjacent to the subject site are similarly classified and are not currently used for significant agriculture. D. Explain any steps, which will be taken to avoid or limit development conflicts with adjacent agricultural uses. Although none of the adjacent properties are used for significant agricultural purposes, the proposed subdivision should by no means limit any conventional agricultural activities on the adjacent properties. All disturbed areas will be reseeded to prevent the spread of any noxious weed. E. if the site is timbered, state any timber management recommendations, which may have been suggested or implemented by the L.S.D.A Division of Forestry in the area of thus proposal. The subject site does not contain significantly timbered areas. 3 Vl. HISTORICAL, ARCHAEOLOGICAL OR CULTURAL FEATURES: A. Locate on a copy of the preliminary plat any known or possible historic, archaeological or cultured sites, which exist on or near the site. Tri-City Planning Office Growth Policy documents (2003) indicate the proposed subdivision within the subject site is not listed as a historical or architectural resource. Furthermore, there are no known historic, archaeological or cultured areas on the site. B. Describe any known or possible sites delineated on the preliminary plat_ There are no known historic, archaeological or cultured areas on the site. C. Describe any measures that will be taken to protect such sites or properties. Since it is believed that there are no known historic, archaeological or cultured areas on the site, no proposed measures have been instituted. VU. SEWAGE TREATMENT: A. Where individual sewage treatment systems are proposed for each parcel: Not applicable; See comments in section VII part B. 1. Indicate the distance to the nearest public or community sewage system. 2. Provide as attachments: a. Two (2) copies of the plat which show the proposed suitable location on each lot for a subsurface treatment system and a 100% replacement area for the subsurface treatment system.+ Show the location of neighboring wells and subsurface treatment systems and the distances to each. b. The results of percolation test performed in representative areas for drain fields in accordance with the most recent DEQ Bulletin. Each percolation test shall be keyed by a number on a copy of the plat with the information and results provided in the report_ The number of preliminary percolation tests required shall be one-fourth (1/4) of the total number of proposed lot and these tests shall be performed in different soil types, or evenly spaced throughout the subdivision in the absence of soil variability. c, ra. detailed aoilS ucsciaptlu% ,.or the area siiall be obtained Lrum test iavaca a11 least severs (7) feet in depth. The number of test holes will depend upon the variability of the soils. The U.S. Department of Agriculture's "Soils Classification System" shall be used in the description. Information on the internal and surface drainage characteristics shall be included. Each test 4 hole shall be keyed by a number on a copy of the plat with the information provided for the report. d. A description of the following physical conditions: (1) Depth to groundwater at time of year when water table is nearest the surface and how this information was obtained. (2) Minimum depth to bedrock or other impervious material, and how this information was obtained. B. For a proposed public or community sewage treatment system: The proposed site is to be serviced by the existing public works sanitary sewer system operated by the city of Kalispell. Please see Exhibit B for proposed sewer line location. 1. Estimate the average number of gallons of sewage generated per day by the subdivision when fully developed. The following is only an estimate and complete engineering design calculations have not been. finalized. The average single -fancily residence in Kalispell (3 bedroom) is estimated to produce 300 gallons sewage per day. Estimated sewage flow would be: 83 residences * 300 gallons = 24,900 gallons per day (gpd) Using a peaking factor 3.0, the peak hourly flow would be 51.9 gallons per minute (gpm). 2. Where an existing system is to be used: a. Identify the system and the person, firm or agency responsible for its operation and maintenance. City of Kalispell public works sanitary sewer system. b. Indicate the system's capacity to handle additional use and its distance from the development. Existing sewer system connections are located on the subject site's easterrii border at the confluences with i•Torthridge Drive and Hilltop Avenue. Tri-City Planning Office Growth Policy documents (2003) indicates the existing wastewater treatment plant is operating at approximately 77% capacity out of a designed capacity of 3.1 million gallons per day. Distance from the proposed subject site to the City of Kalispell Wastewater Treatment Plant is approximately 3.5 miles. 1i c. Provide evidence that permission: to connect has been granted. The proposed site is still in the design phase and permission has not been granted. 3. Where a new system is proposed: Not applicable, see previous comments in section VII part B, 1&2. a. Attach a copy of the plat showing the location of all collection lines and the location and identification of the basic components of the treatment systems. b. If subsurface treatment of the effluent is proposed, give the results of the preliminary analysis and percolation tests in the area of the treatment site. c. Provide a description of the following physical conditions: (I) Depth to groundwater at time of year when water table is nearest the surface and how this information was obtained. (2) Minimum depth to bedrock or other impervious material, and how this infozznation was obtained. d. Indicate who will bear the costs of installation and who will own, operate and maintain the system. Also, indicate the anticipated date of completion. V1I1. WATER SUPPLY: A. Where an individual water supply system is proposed for each parcel: Not applicable, see comments in section VIII part B. I. If individually drilled wells are to be used, provide evidence as to adequate quantity and quality of the water supply. 2. If any other method of individual water supply is to be used: a. Explain why the alternate form of water supply is proposed instead of drilled wells. b. Identify the source of water supply and provide evidence that it is of suclicient quantity and quality to serve the development. 3. Attach two (2) copies of the plat showing the proposed location of each spring, well, cistern, or other water source and indicate the distance to existing or proposed sewage treatment systems. B. Where a public or community water system is proposed. The proposed site is to be serviced by the existing public works water system operated by the City of Kalispell. Please see Exhibit B for proposed water line location. 1. Estimate the number of gallons per day required by the development (including irrigation, if applicable). The following is only an estimate and complete engineering design calculations have not been. finalized. The following assumptions have been made due to the absence of past operating records: Average Daily Demand is the average amount of water used each day during a one-year period for the entire system. Average Daily Demand is estimated to be 300 gallons per day (gpd) per dwelling unit. 83 residences * 300 gallons = 24,900 gpd 25.9 gpm* Maximum Daily Demand is the average rate of consumption on the day of highest consumption in a one-year period for the entire system. Maximum Daily Demand is estimated to be 200 percent of the Average Daily Demand. 200% * 24,900 gpd = 49,800 gpd 5.9 gpm* Peak Daily Demand is the maximum rate of water used in a single hour of any day during a one-year period for the entire system. Peak Daily Demand is estimated to be 400 percent of the Average Daily Demand. 400% * 241900 gpd = 99,600 gpd 104 gpm* *Residential communities water use rate in gallons per minute is based on I6-hour period of use 2. Where an existing system is to be used: a. Identify the system and the person, firm or agency responsible for its operation and maintenance. City of Kalispell public works b. Indicate the system's capacity to handle additional use and its distance from the devf lopment. Existing water system connections are located on the subject site's eastern border at the confluences with Northridge Drive and hilltop Avenue. Tri-City Planning Office Growth Policy documents (2003) indicate the city's existing water supply system has a pumping capacity 7 of 7500 gpm with a storage capacity of nearly 4.5 million gallons. Water source locations are spread throughout the city. c. Provide evidence that permission to connect has been granted. The proposed site is stiff in the design phase and permission has not been granted. 3. Where a new system is to be used: Not applicable, see previous comments in section VIH part B part 1&2. a. Provide evidence that the water supply is adequate in quantity, quality and dependability. b. Indicate who will bear the costs of installation, when it will be completed and who will own, operate and maintain the system. c. Attach a copy of the plat showing the proposed location of the water source and all distribution lines. IX. SOLID WASTE: A. Describe the proposed method of collecting and disposing of solid waste from the development. City of Kalispell Public Works B. If central collection areas are proposed within the subdivision, show their location on a copy of the preliminary plat. Not applicable. C. ff use of an existing; collection system or disposal facility is proposed, indicate the name and location of the facility. City of Kalispell Public Works X. DRAINAGE: A. Streets and Roads: 1. Describe any proposed measures for disposing of storm run-off frorn streets and roads. 8 All streets will have a 2 percent crown that slopes to the curb and gutters. Engineering designs will appropriately control storm water runoff that minimizes infiltration of groundwater into the existing sewer system. 2. Indicate the type of road surface proposed. All roads will be paved with asphalt. 3. Describe any proposed facilities for stream or drainage crossing (i.e., culverts, bridges). The proposed site is still in the design phase, and any proposed drainage features will be engineered to appropriately control storm water run-off and drainage. It is assumed that cross -pans will be utilized to route storm water at overland crossings and culverts below road sections. B. Other areas 1. Describe how surface run-off will be drained or channeled from lots or common areas. Depending on lot configurations, the flow will sheet flow off the lots and be directed to gutters or ditches. The flow will then be routed to a detention facility or existing storm water facilities. 2. Indicate if storm run-off will be drained or channeled from lots or common areas. The proposed site is still in the design phase and will he appropriately engineered to control storm water run-off and drainage. 3. Describe any proposed sedimentation and erosion controls to be utilized both during, and after, construction. Silt fences will be installed at locations that are down slope of any disturbed areas and straw bales will be placed around the culverts and existing catch basins. This preventative measures will be utilized during construction and until new vegetation has been established. <ktiacti a copy of t h plat showing how drayage o%[ lots,1road and other areas will be handled (include sizes and dimensions of ditches, culverts, etc.) Please see Exhibit C for proposed drainage flows. 9 X1. ROADS: A. Estimate how much daily traffic the development, when fully developed, will generate on existing or proposed roads providing access to the development. 1. Discuss the capability of existing and proposed roads to safely accommodate this increased traffic (e.g., conditions of the road, surface and right-of-way widths, current traffic flows, etc.). The proposed development is located on the northwest edge of the City of Kalispell and can be accessed from existing roads to the west (Stillwater Road), to the east (Hilltop Avenue and Northridge Drive), and to the south (Fox Dill Drive). All roads receive low to moderate traffic flows from residents that live in the neighboring residential areas. Montana Department of Transportation reports 2002 traffic data on Northridge Drive (U6703) at 1,265 vehicles per day and Three Mile Drive (U6706) at 5150 vehicles per day. Estimated additional traffic would be: 83 residences x 4 trips/day = 332 vehicles per day Please see Exhibit D, traffic counts. The existing roads are considered local and have 60 foot right of ways. The conditions of the existing roads would be considerate moderate or in fair conditions. 2. Describe any increased maintenance problems and cost that will be caused by this increase in volume. The proposed subject site will add approximately 6755 linear feet of roadway, and no extraordinary maintenance increases problems are expected. Multiple accesses reduce the concentration of traffic to both the proposed and existing residential developments, which may mitigate some of these increases. B. Indicate who will pay the cost of installing and maintaining dedicated and/or private roadway. All proposed street improvements will be dedicated to the City of Kalispell. The developer will be responsible for the installation costs. Describe the soil characteristics, on site, as they relate to road and building construction and measures to be taken to control erosion of ditches, banks and cuts as a result of proposed construction. The onsite soils characteristics appear to be typical for this area. Any ditches, cuts or banks will be installed having a maximum of 4:1 slope. All erosion 10 control measures such as silt fences and straw bales will be kept in place until new vegetation has established itself. D. Explain why access was not provided nay means or a road within the subdivision if access to any of the individual lots is directly from City, County, State or Federal reads or highways. All lots will access the paved roads within the subdivision. E. Is year-round access by conventional automobile over legal rights -of way available to the subdivision and to all lots and common facilities within the subdivision? See comments in Section XI Part D. F. Identify the owners of any private property over which access to the subdivision will be provided. Not Applicable; all connecting roads are awned and maintained by either the City of Kalispell or Flathead County. XIT. EMERGENCY SERVICES A. Describe the emergency services available to the residents of the proposed subdivision including the number of personnel and number of vehicles and/or type of facilities for: The proposed subdivision is to be annexed into the City of Kalispell and all lots owners will utilize emergency services provided by the City of Kalispell. 1, Fire Protection: a) is the proposed subdivision in an urban or rural fire district? if not, will one be formed or extended? The City of Kalispell fire district will protect the proposed subdivision. b) In absence of a fire district, what fire protection procedures are planned? Not applicable, see comments in Section XI1 Fart A Number la. c) indicate the Type, size and location of any proposed recharge taciliiies. The water system will be connected to City of Kalispell public water system, with flows and pressures designed to handle base and fire flow demands. d) if fire hydrants are proposed, indicate water pressure capabilities and the locations of hydrants. The maximum spacing between fire hydrants will be 360 feet. The design flows will accommodate a 1000 gpm fire demand plus base demand and maintain a minimum residual pressure of 20 psi. 2. Police Protection. Police protection will be provided by the City of Kalispell. 3. Ambulance Service. Ambulance service will be provided by the City of Kalispell. 4. Medical Services. Medical services will be provided by the City of Kalispell. B. Can the needs of the proposed subdivision for each of the above services be met by present personnel and facilities? It is impossible to say any new development will not have impacts on any emergency services. However, it can be stated that by using proper development techniques that impacts can be kept to a minimum. It is believed that the site is easily accessible and multiple routes to the site are available. The development will provide resources for fire protection and the lighted streets will provide visibility to deter theft and vandalism. 1. if not, what additional expense would be necessary to make these services adequate? 2. At whose expense would the necessary improvements be made? X111. SCHOOLS. A. Describe the educational facilities which `mould serve the subdivision (school facilities, school personnel, bus routes and capabilities, etc.). The subdivision is within school district 5 (16 facilities, approximately 4755 students). Building capac-Iiy and enrollment figures for 2000-2001 indicate approximately 87% capacity with a declining enrollment beginning school year 2005-2006. Bus routes are nearby within the existing Northridge Heights subdivision. 12 B. Estimate the number of school children that will be added by the proposed subdivision, and how they will affect existing facilities. 2000 Census figures for Flathead County indicate approximately 0.65 school - age children per household. Estimated additional school children: 83 residences x 0.65 school -age children = 54 children This development should not significantly affect the existing School District 5. XIV. ECONOMIC BENEFITS: A. Provide the present assessment classifications and range of the total assessed valuation of all land and structures. For the tax year of 2002, Flathead County has assigned a market value of $2,688 (with no buildings assessed) to the subject site. Taxes and fees for 2002 total $337.28. B. Provide the anticipated assessment classification and range of the total assessed valuation of all structures (at 25 % and 90% occupancy -- also give estimated year of said occupancy). Current real estate appraisals of the proposed site's value after improvements have not been obtained at this time. Future assessed valuations after improvements, at both 25% and 90% occupancy, are expected to greatly increase and providesubstantially more revenue than the current assessment classification. C. Provide anticipated revenue increases, per unit, from water, sewer and solid waste fees. Using current utility rates from the City of Kalispell for sewer, water, and garbage, the anticipated revenues should approximately be: Water: (Current hate *?a $1.51 / 1000 g + $2.65 admire fee) $16.42/month * 12 months/year = S197.05/year $197.05/year * 83 lots = $16,355 ; year Sewer: ,3.3 /month * 12 monthsiyear = $401.71/year $401.71/year * 83 lots = $33,342 / year Solid $85.00/year Waste: S85s00/year * 83 lots = $7,055 ! year 13 XV. LAND USE: A. Describe the existing historical use of the site. The site is vacant land and historical uses .may have included cultivation for seasonal hay / grain crops. B. Describe any comprehensive plan recommendations and other land use regulations on and adjacent to the site. Is zoning proposed? If located near an incorporated city or town, is annexation proposed? The planned use of the proposed subdivision is to be used as a residential area per the City of Kalispell PUD/R-3 zoning requirements. The site is currently zoned SAG-10 (County, Suburban Agriculture) on the outside edge of Kalispell city limits with plans to be annexed into the City of Kalispell. Neighboring properties are zoned PUD (County RA-1, Residential Apartment and County R-4, Two Family Residential), R-2 (County, One Family Limited Residential), and R-3 (Kalispell, Urban Single Family Residential). Tri-City Planning Office Growth Policy documents (2003) indicate the proposed subdivision within the subject site is consistent with the future land use designation of Urban Residential. Please see Exhibit E, zoning. C. Describe the present uses of lands adjacent to or near the proposed development. Describe how the subdivision will affect access to any adjoining land and/or what measures are proposed to provide access. The subject site is surrounded by land of various classification and use. Undeveloped land to the north and southwest borders the subject site(both are currently in the development planning stage); Remaining land is residentially developed. The proposed development would connect to existing roads within the residentially developed areas and does not propose .new access through or to the other parcels. Proposed development furthermore does not restrict access to any surrounding parcel. T"l 7"l i._ iL 1 1 i_ L 3' 7 T_, E L sue. DescrIue tape basis of t he need lur tic subdivisioln. not�v rrruch ei�etop-ment of a similar nature is, or is not, available in the area? Census figures and other numerous data sources establish the long -terra, Nigh growth trends of the Flathead. Valley and Kalispell areas. Tri-City Planning Office Growth Policy documents (2003) indicates a projected continuation of 14 growth and outlive a need for more residential housing. The proposed subdivision will produce real estate that is consistent with those properties the market demands, and will feature generous amounts of green space desired by the Growth Policy's recommendations. E_ Describe any health or safety hazards on or near the subdivision (mining activity, high voltage lines, gas lines, agricultural and £arm activities, etc_) Any such conditions should be accurately described and their origin and location identified. There are no known current health or safety hazards in the immediate proximity of the subject site that are not already associated with the normal hazards of the existing residential developments. This engineering firm is not an expert in the determination of all health and safety hazards that may apply to the subject site. F. Describe any on -site uses creating a nuisance (unpleasant odor, unusual noises, dust, smoke, etc.). Any such conditions should be accurately described and their origin and location identified. There are no known current nuisances in the immediate proximity of the subject site that are not already associated with the normal conditions of the existing residential developments. This engineering firm is not an expert in the determination of all nuisances that may apply to the subject site. XVI. PARKS AND RECREATION FACILITIES: A. Describe park and recreation facilities to be provided within the proposed subdivision and other recreational facilities which will serve the subdivision. Proposed zoning for the subject site is Planned Unit Development with a Kalispell R-3 overlay. Multiple park areas are proposed for the site and will be maintained by the homeowners association. B. List other parks and recreation facilities or sites in the area and their approximate distance from the site. The City of Kalispell maintains a park in nearby Northridge Heights, less than one :rile from the subject site. C. rr 3 a 11 cash -in -lieu oftt t par an is proposed, state the purchase ptice per acre of current market value (values stated must be no more than 12 month old). Not -Applicable 15 XVII. UTILITIES: A. Indicate the utility companies involved in providing electrical power, natural gas, or telephone service. To what extent will these utilities be place underground? Electrical Power: Flathead Electric Co-op Natural Gas: Northwestern Energy Telephone: CenturyTel All utilities will be installed underground within the subdivision. B. Has the preliminary plat been submitted to affected utilities for review? Only preliminary discussions have taken place with the utility companies and no drawings have been submitted for review. C. Estimate the completion date of each utility installation. Completion dates have not been determined at this time. 16 APPENDIX A �.. 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LLj W 0 sK d S 6 ............. %' W CIA U. � CL LL1 EXHIBIT E Page 16 CHAPTER 27.06 R-3 URBAN SINGLE FAMILY RESIDENTIAL Sections: 27.06.010 Intent 27.06.020 Permitted Uses 27.06.030 Uses Which May Be Permitted By Conditional Use Permit 27.06.040 Property Development .Standards 27.06.010: Intent. A residential district to provide lot areas for urban development. This development must be served by all public utilities. 27.06.020: Permitted Uses. (1). Boarding house, incidental (see definition). (2). Day care (family or group day-care homes). (3)_ Dwelling, single family. (4). Parks. 27.06.030: Uses Which May Be Permitted By Conditional Use Permit. (1). Bed and breakfast. (2). Church/worship/parish/Sunday school buildings. (3). Community center/gym/swim pools -operated by public/quasi-public. (4). Community residential facility for eight (8) or fewer persons. (5). Day care center. (6). Dwellings, cluster development. (7). Electrical distribution station. (8). Foster or group homes serving eight (8) or fewer persons. (9). Golf courses. (10). Law enforcement/fire stations. (11). Railroad nights -of -way. (12). Recreational area, a.-n-commercial. (13). Schools, public/private, grades 1-12. (14). Temporary buiidingistructure. (15). Water storage facilities. R- 3 Residential- Page 17 27.06.040: Property Development Standards. (1). Minimum Lot Area: 7000 square feet (2). Minimum Lot Width (FT): 60 (3). Minimum Yards (FT): Front Yard - 20 Side Yard - 5 Rear Yard - 20 Side Corner - 20 (4). Maximum Building Height (FT): 35 (5). Permitted Lot Coverage (%): 40 (6). Off -Street Parking: Refer to Section, 27.26. (7). Maximum Fence Heights (FT): As per 27.22.090, _ JAOUR SC+ 5B m cQr W FOUR mILE ©R PUD 1 iBAA 1 R 4 i PUD 1 Gity�#mft SAG*710 1ca+ 6 fI ■ 3 i Lo'SA&l 4 ()OfNN -A Vr _ rin 11 12 13 7 6 1C8 ! - — -- - _—!N LK i j 7 6 5 4 i 5 €3 ............ €0 ' 8 0 1CA+ _ - - --- B K 1 11 5R = --- _- -- - 7 i !0 i - a IC - — o _ I 4 r - -- 4 __._: _:-.-_:.:.r..=.-:..::--::: _>::=-:�»fir»»r»:, µr»:»:»:::.r.:x:::».:::.�.m�-;ar::.rv:r:.-. �::::_•.:�.r:.::-: :.:-:::::::: 4 _ BLR 12 7 .:_. :_: '.._.-.._ -.._ __...__ :---" : ...». .»..::� »:»�::-r»::µ ::•:»•:.r:::.:x.:»sr..�.::-:-�_:::::nz::: ELK ' ^-:_�_._.�»_=_x^Y^:z::x:{»:r::r.,:-:::::er.::::r.�.y.^:.::.^^:=--s:.c.-•:_::_:=.::c:: 2 10 .,.i �—ai n 7 / I ^R 33 AMD 2 1 2 I + �i 1" 34 AL 3 4 1 a] 3 24 ¢L W2 25 2 3B 37 44 3 �kl 24 € 6 3 << 43 RqM 19 a 1 6 R4 39 / � T 11 3 18� F 9 —4 / 2 y 7 13 � 7 5 � �nOF O,jy � 10 4 ]7 F0 ti 41 2P ;a 9 5 �� �• 13 -;� 8 6 1S SE w .4 S 14 /l 1 " 3,Y 5 4 C14 i i 15! 16 ti �'r'E.:"`. 4 �'� 7 t14 20 b 3 S a ' �aqy Z 9 !0 I a 12 � 17 `- Z- -� i 3 _r4 €a 19 4v 1` 2 f 3' 4 L 2 r � 1 VICINITY MAP SCALE 1" = 600' HIGHLAND DEVELOPMENT, LLC PRELIMIN �A.PLY P; ,AT (NORTIILANB SUBDIVISION' AN 83 LOT SINGE FAMILY RESIDENTIAL SUBDIVISION ON 30.39 ACRES IN CONJUNCTION WITH ANNEXATION AND INITIAL ZONING OF R-3, SINGLE FAMILY RESIDENTIAL WITH A PLANNED UNIT DEVELOPMENT OVERLAY FILE,4 KP P — 0 4 ---- 2 PSG pf, arE�ro4 -, als. R3i6.i[[167i.. -_Itw R-4 4- (2,3 F WR MILE aq L 7 PUD R4 I -SAra-lo i PUD 1 4 co(my R4.1 L Cfty-Iftifts ........... . SA&I 0 SAG-5 . . . . . . . . . . . ...... ..... . ID ----------- If 2XA A Scqea Pro! perw iy . . . . . . . . . . . . . . . . . . .......... ................... ...... ... ......... W 251 14 17', - --------- -------- - - -------- ------------- .......... ....... .RK aw .AG-80 . ....... . .... .... ... 4 .......... 7 ............... IZ-L----`--- u I '7� 2V RA 45 31 26 2a, 38 Z�l ij 43 % C HC 0 L is K 7 4j- 14 R-4 2 3 ;12 '14 12ppr 29 I YNJ lL� 1 corty -J '24 SAG-10 14 7 i77 SAA i few 141- 23 1 AC a 21 1 .,31ue' . . .... ............ . ..... .. A411 VICINITY MAP SCALE 1 1800' HIGHLAND DEVELOPMENT, LLC INITIAL ZONING UPON ANNEXATION 67.49 ACRES OF R-3, A SINGLE FAMILY RESIDENTIAL DISTRICT WITH A PLANNED UNIT DEVLOPMENT (PUD) OVERLAY FROM SAG-10, A SUBURBAN AGRICULTURAL DISTRICT PIDT DATE: 2/17/04 FILE4 AA-04-2, KPUD-04-1 H�\gis\site\kEkO4-2.dwg C f 4 6t V L I 7' 5q 77 rfb" L ji tihoLise- L ts �A ail 4L > LL- C3< Cl 4-01 pyCjv 7y7. LL w A X.4 .45 Z I Fri ro MT� S7 + c .7. 1 Vi 41: 23