Amended Staff Report/Preliminary PlatTri-City Planning Office
17 Second Street East — Suite 211
Kalispell, Montana 59901
Phone: (406) 751-1850
Fax: (406) 751-1858
tricity r@centurytel.net
www.tricitypianning-mt.com
REPORT TO: Kalispell Mayor and City Council
FROM: Narda A. Wilson, Senior Planner
James H. Patrick, City Manager
SUBJECT Granary Ridge Townhomes Preliminary Plat
MEETING DATE: May 16, 2005
BACKGROUND: This is a request for preliminary plat approval of The Granary
Townhouses, a 16-unit townhouse development which was tabled at the regular
meeting of the Kalispell City Council on May 2, 2005 until this date. The project
consists of 8 two unit townhomes on the east side of Whitefish Stage Road between
Bruyer Way and the Edgerton School access. The development is known as the
Granary Ridge Townhomes and contains approximately 2.535 acres. The applicant is
requesting a private internal access road that deviates for the City of Kalispell's
Design and Construction Standards for local road to access the townhouse units
thereby necessitating a variance to the City road standards. Therefore a planned unit
development (PUD) proposal has also been submitted with the initial zoning and
subdivision request to adequately address this deviation.
As a follow-up to the regular meeting of the city council on May 2, 2005 when this
project was tabled, the council held a work session on Monday, May 9, 2005 to
discuss the issues related to the project. Essentially, the unresolved issues related to
the project were the slope stability to the east of the site, the proposed internal access
road that would be private and not constructed to City standards, access from
Whitefish Stage Road and, to some extent, the density of the project.
The city council discussed the project and it was noted at the work session that the
conditions of the PUD and preliminary plat need to be consistent. The annexation
and PUD were approved at the regular Kalispell City Council meeting of May 2, 2005
and subsequently the preliminary plat was tabled. Changes to the PUD that were
made during the May 2, 2005 meeting were:
1. A geotechnical study of the slope shall be conducted prior tome issuance of
building final plat submittal demonstrating its stability as a building site.
Changes made to the preliminary plat prior to the plat being tabled are as follows:
1. The internal road profile shall com 1 to City standards. The boulevard shall be
landscaped in accordance with a plan approved by the Kalispell Parks and
Recreation Department. The r-oad profile shall eensist of a 24 foot a4de roadway,
aeeess read and a five foot sidewe& adjoining the 4ve feet be:uleva-r-d.
Providing Community Planning Assistance To:
• City of Kalispell • City of Whitefish • City of Columbia falls •
The Granary Townhouses Preliminary Plat
May 11, 2005
Page 2
If the city council decides to amend conditions on either the PUD or the preliminary
plat, the conditions should be the same for both.
RECOMMENDATION: Amendments to the second reading of the ordinance for the
PUD may be appropriate to reflect the issues identified and discussed by the council.
FISCAL EFFECTS: Limited positive impacts once fully developed.
ALTERNATIVES: As suggested by the City Council.
Respectfully submitted,
Narda A. Wilson James H. Patrick
Senior Planner City Manager
Report compiled: May 11, 2005
c: Theresa White, Kalispell City Clerk
RESOLUTION NO. 5008
A RESOLUTION CONDITIONALLY APPROVING THE PRELIMINARY PLAT OF
GRANARY RIDGE TOWNHOMES, MORE PARTICULARLY DESCRIBED AS LOTS 3
AND 4 OF SUBDIVISION ##1150 AND ASSESSOR'S TRACT 5C IN THE SOUTHWEST
QUARTER OF SECTION 32, TOWNSHIP 29 NORTH, RANGE 21 WEST, P.M.M.,
FLATHEAD COUNTY, MONTANA.
WHEREAS, Valley Ventures LLC, the owner of the certain real property described above, has
petitioned for approval of the Subdivision Plat of said property, and
WHEREAS, the Kalispell City Planning Board and Zoning Commission held a public hearing on
April 12, 2005, on the proposal and reviewed Subdivision Report ##KPP-05-4 issued
by the Tri-City Planning Office, and
WHEREAS, the Kalispell City Planning Board and Zoning Commission did not recommend
approval of the Preliminary Plat of Granary Ridge Townhomes due to a vote of three
in favor and three opposed, and
WHEREAS, the City Council of the City of Kalispell at its regular Council Meeting of May 16,
2005, reviewed the Tri-City Planning Office Report #KPP-05-4, 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-05-4 are hereby adopted as the Findings of Fact of the City Council,
SECTION II. That the application of Valley Venture LLC for approval of the Preliminary
Plat of Granary Ridge Townhomes, Kalispell, Flathead County, Montana is
hereby approved subject to the following conditions:
That the development of the site shall be in substantial compliance with the application
submitted, the site plan, materials and other specifications as well as any additional conditions
associated with the PUD as approved by the city council. (Kalispell Subdivision Regulations,
Appendix C — Final Plat)
2. That covenants, conditions, and restrictions for the subdivision shall reflect a provision for the
maintenance of common areas and the private internal roadway that are proposed for the
townhouses. Setbacks for the townhouses accessed via an interior street shall be measured
from the edge of the easement and shall be 20 feet in the front and ten feet in the rear and five
feet on the sides with the exception of the zero lot line required to achieve the townhouse
configuration. (Site Development Review Committee)
3. At the time of final plat a provision shall be made for the pro-rata share of ownership of the
common area for taxation purposes.
4. That the development of lots in the PUD shall be subject to architectural review as outlined in
the application and supporting materials and a letter be submitted to the Kalispell Site
Development Review Committee from the Architectural Review Committee of the
homeowners association prior to the issuance of a building permit. (Site Development Review
Committee)
5. That the plans and specifications for all public infrastructure be designed and installed in
accordance with the Kalispell Design and Construction Standards and the Kalispell Subdivision
Regulations with the exception of the roadway as further enumerated below. 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).
6. The internal road profile shall comply to City standards. The boulevard shall be landscaped in
accordance with a plan approved by the Kalispell Parks and Recreation Department. The F-Oa
pfafile shall eensist of a 24 foot,,A4de r-oadway, two feet eti� and guttef, a five feet beii!
on the eastem boundat-y of !he aeeess fead and a five feet sidewalk adjoining the five f6ot.
7. That a minimum 10-foot buffer shall be established along the north boundary of the
development to provide screening and buffering for the property to the north. This shall be in
the form of berming fencing or landscaping or a combination thereof These improvements are
to be coordinated with the Kalispell Public Works Department and the Parks and Recreation
Department,
8. The proposed berming and landscaping along Whitefish Stage Road shall be reviewed and
approved by the Kalispell Parks and Recreation Department to ensure satisfactory buffering and
landscaping. The landscape materials shall consist primarily of living green plant, grasses and
shrubs.
9. The proposed pedestrian access at the northwest corner of the site shall connect with the
internal sidewalk and shall be of concrete construction. A crosswalk shall be installed from this
pedestrian path across Whitefish Stage Road that is coordinated and approved by the Montana
Department of Transportation, Flathead County Road Department and Kalispell Public Works
Department.
10. That a ten foot right of way reservation for future acquisition for the upgrade of Whitefish
Stage Road shall be indicated on the face of the final plat.
11. The following requirements shall be met per the Kalispell Fire Department: Kalispell
Subdivision Regulations, Section 3.20).
a. Water mains designed to provide minimum fire flows shall be installed per City
specifications at approved locations. Minimum fire flows shall be in accordance with
International Fire Code (2003) Appendix B.
b. Fire hydrants shall be provided per City specifications at locations approved by this
department, prior to combustible construction.
C. Fire Department access shall be provided in accordance with International Fire Code (2003)
Chapter 5.
d. Secondary emergency vehicle access shall be provided in accordance with International Fire
Code (2003) Chapter 5 and Kalispell Subdivision Regulations.
e. It should be noted that hazardous weed abatement shall be provided in accordance with City
of Kalispell Ordinance 10-8.
f. Street naming shall be approved by the fire department.
12. 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).
13. That the parkland requirement of I percent of the area in lots which is 2.13 acres and is
equivalent to 0.2343 of an acre shall be met through cash in Lieu of parkland. The cash in lieu
of parkland shall be based on $45,000 per acre and is equivalent to $10,544. (Kalispell
Subdivision Regulations, Section 3.19).
14. The private internal roadway 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).
15. That a note be placed on the face of the final plat that waives protest to the creation of any
special improvement districts for the upgrade of roads in the area to City standards which may
be impacted by this development.
16. A geotechnical study of the slope shall be conducted rior to
final plat submittal demonstrating,its stability as a building site. (Kalispell Planning Board)
17. The developer shall provide a letter from the U.S. Postal Service approving the plan for mail
service. (Kalispell Subdivision Regulations, Section 3.22).
18. 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)).
19. All utilities shall be installed underground. (Kalispell Subdivision Regulations, Section. 3.17).
20. That a minimum of two-thirds of the necessary infrastructure for this subdivision shall be
completed prior to final plat submittal.
21. All areas disturbed during development of the subdivision shall be re -vegetated with a weed -
free mix immediately after development.
22. 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.
23. 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. (Kalispell Subdivision Regulations,
Section 2.04).
SECTION II�1�. 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 l 6TH DAY OF MAY, 2005,
Pamela B. Kennedy
Mayor
ATTEST;
Theresa White
City Clerk
Tri--City Planning Office
17 Second Street East — Suite 21.1
Kalispell, Montana 59901
Phone: (406) 758-1850
Fax: (406) 751-1858
trieity@cen t u rytel.net
April 26, 2005
James H. Patrick, City Manager
City of Kalispell
P.O. Box 1997
Kalispell, MT 59903
RE: The Granary Townhouses Subdivision Preliminary Plat
Dear Jim:
The Kalispell City Planning Board met on April 12, 2005 and held a public hearing to
consider a request for preliminary plat approval of The Granary Townhouses, a 16
unit project consisting of eight two unit townhouses on approximately 2.535 acres. A
request for annexation and initial zoning of RA-1 has been filed along with an
application for a planned unit development concurrently. The property is located on
the east side of Whitefish Stage Road between Bruyer Way and the Edgerton School
access. A PUD has been proposed because the applicant is requesting a private street
and reduced setbacks which can only be considered through this mechanism.
Narda Wilson, of the Tri-City Planning Office, presented staff report KPP-05-4
evaluating the proposal. She noted that the PUD allowed the developer some
flexibility with the internal access road which would serve the lots. She noted the
staff is recommending an R-4 zoning assignment rather than the proposed RA-1 since
the project essentially complies with the R-4 development standards and the
reduction in the rear yard setback from 20 feet to ten feet would provide space for a
boulevard and sidewalk along the internal roadway.
During the public hearing the applicants explained their proposal, how the common
areas would be managed and their desire to meet a niche in the marketplace. Two
members of the public spoke in favor of the proposal citing the limited availability of
the proposed single story townhouses and the good location for the project. Two
neighbors from the area spoke in opposition to the proposal citing concerns about
density and impacts to Whitefish Stage Road.
The board discussed the proposal and the testimony. Some of the board members
expressed concern regarding the density and questioned the five townhouses on the
bluff versus four. A motion was made to recommend to Kalispell City Council that the
preliminary plat be approved subject to conditions which failed on a vote of three in
favor and three opposed. Another motion was made to reduce the overall number of
townhouses from 16 to 14 eliminating one of the two unit buildings along the bluff.
That motion failed on a vote of three in favor and three opposed.
Providing Community Planning Assistance To:
• City of Columbia Falls • City of Kalispell • City of Whitefish
The Granary Townhouses Preliminary Plat
April 26, 2005
Page 2
Please schedule this matter for the May 2, 2005 regular 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
df
S%
George Taylor
President
GT/NW/ma
Attachments: Exhibit A Conditions of Approval
Staff report KPP-05-4 and application. materials
Draft minutes 4/ 12 / 05 planning board meeting
c w/ Att: Theresa White, Kalispell City Clerk
c w/o Att: Valley Ventures, 8 - First St E, 204, First and Main Building,
Kalispell, MT 59901
Sitescape Associates, Box 1417, Columbia Falls 59912-1417
The Granary- Townhouses Preliminary Plat
April 26, 2005
Page 3
EXHIBIT A
THE GRANARY TOWNHOUSES SUBDIVISION
KALISPELL CITY PLANNING BOARD
APRIL 12, 2005
The Kalispell City Planning Board held a public hearing was held on this matter at the
regular meeting of the planning board of April 12, 2005.
The following conditions were included in the recommendation for approval of the
annexation with an R-4 / PUD overlay.
1. That the development of the site shall be in substantial compliance with the
application submitted, the site plan, materials and other specifications as well as
any additional conditions associated with the PUD as approved by the city
council. (Kalispell Subdivision Regulations, Appendix C - Final Plat)
2. That covenants, conditions, and restrictions for the subdivision shall reflect a
provision for the maintenance of common areas and the private internal roadway
that are proposed for the townhouses. Setbacks for the townhouses accessed via
an interior street shall be measured from the edge of the easement and shall be
20 feet in the front and ten feet in the rear and five feet on the sides with the
exception of the zero lot line required to achieve the townhouse configuration.
(Site Development Review Committee)
3. At the time of final plat a provision shall be made for the pro-rata share of
ownership of the common area for taxation purposes.
4. That the development of lots in the PUD shall be subject to architectural review
as outlined in the application and supporting materials and a letter be submitted
to the Kalispell Site Development Review Committee from the Architectural
Review Committee of the homeowners association prior to the issuance of a
building permit. (Site Development Review Committee)
5. That the plans and specifications for all public infrastructure be designed and
installed in accordance with the Kalispell Design and Construction Standards
and the Kalispell Subdivision Regulations with the exception of the roadway as
further enumerated below. 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).
6. The road profile shall consist of a 24 foot wide roadway, two foot curb and gutter,
a five foot boulevard on the eastern boundary of the access read and a five foot
sidewalk adjoining the five foot boulevard. The boulevard shall be landscaped in
accordance with a plan approved by the Kalispell Parks and Recreation
Department.
The Granary Townhouses Preliminary Plat
April 26, 2005
Page 4
7. That a minimum 10-foot buffer shall be established along the north boundary of
the development to provide screening and buffering for the property to the north.
This shall be in the form of berming fencing or landscaping or a combination
thereof. These improvements are to be coordinated with the Kalispell Public
Works Department and the Parks and Recreation Department.
8. The proposed berming and landscaping along Whitefish Stage Road shall be
reviewed and approved by the Kalispell Parks and Recreation Department to
ensure satisfactory buffering and landscaping. The landscape materials shall
consist primarily of living green plant, grasses and shrubs.
9. The proposed pedestrian access at the northwest corner of the site shall connect
with the internal sidewalk and shall be of concrete construction. A crosswalk
shall be installed from this pedestrian path across Whitefish Stage Road that is
coordinated and approved by the Montana Department of Transportation,
Flathead County Road Department and Kalispell Public Works Department.
10. That a ten foot right of way reservation for future acquisition for the upgrade of
Whitefish Stage Road shall be indicated on the face of the final plat.
11. 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 fare flows shall be in
accordance with International Fire Code (2003) Appendix B.
b. Fire hydrants shall be provided per City specifications at locations approved
by this department, prior to combustible construction.
c. Fire Department access shall be provided in accordance with International
Fire Code (2003) Chapter 5.
d. Secondary emergency vehicle access shall be provided in accordance with
International Fire Code (2003) Chapter 5 and Kalispell Subdivision
Regulations.
e. It should be noted that hazardous weed abatement shall be provided in
accordance with City of Kalispell Ordinance 10-8.
f. Street naming shall be approved by the fire department.
12. 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).
13. That the parkland requirement of 11 percent of the area in lots which is 2.13
acres and is equivalent to 0.2343 of an acre shall be met through cash in lieu of
parkland. The cash in lieu of parkland shall be based on $45,000 per acre and is
equivalent to $10,544. (Kalispell Subdivision Regulations, Section 3.19).
The Granary Townhouses Preliminary Plat
April 26, 2005
Page 5
14. The private internal roadway 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).
15. That a note be placed on the face of the final plat that waives protest to the
creation of any special improvement districts for the upgrade of roads in the area
to City standards which may be impacted by this development.
16. A geotechnical study of the slope shall be conducted prior to the issuance of a
building permit demonstrating its stability as a building site. (Kalispell Planning
Board)
17. The developer shall provide a letter from the U.S. Postal Service approving the
plan for mail service. (Kalispell Subdivision Regulations, Section 3.22).
18. 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)).
19. All utilities shall be installed underground. (Kalispell Subdivision Regulations,
Section 3.17).
20. That a minimum of two-thirds of the necessary infrastructure for this subdivision
shall be completed prior to final plat submittal.
21. All areas disturbed during development of the subdivision shall be re -vegetated
with a weed -free mix immediately after development.
22. 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.
23. 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.
(Kalispell Subdivision Regulations, Section 2.04).
GRANARY RIDGE TOWNHOMES PRELIMINARY PLAT
TRI-CITY PLANNING OFFICE
STAFF REPORT #KPP-05-4
APRIL 5, 2005
A report to the Kalispell City Planning Board and the Kalispell City Council regarding
a request for preliminary plat approval of a 16 lot residential subdivision. A public
hearing on this proposal has been scheduled before the planning board for April 12,
2005 in the Kalispell City Council Chambers. The planning board will forward a
recommendation to the city council for final action.
BACKGROUND: The site exists as two lots within a platted minor subdivision
created several years ago and a piece of tract land. When the minor subdivision was
platted by Flathead County, four lots -were created with the County RA-1, Low Density
Residential Apartment, zoning in place. Lots 3 and 4 of this project were to share a
common approach onto Whitefish Stage. While single family homes have been built
on Lots 1 and 2 to the north, there are no deed restrictions, covenant or local, zoning
limitations that limit this area to single family residences. The lots are now being
proposed for annexation to the city, connection to City utilities and development of
the lots to an urban density.
A. Applicant: Valley Venture LLC
8 First Street East, Suite 4204
First and Main Building
Kalispell, MT 59901
(406) 756--7373
Technical Assistance: Sitescape Associates
Box 1417
Columbia Falls 59912-1417
(406) 892-3492
B. Nature of Application: The developer has petitioned for annexation and initial
zoning of RA-1 concurrent with an application for a planned unit development
and preliminary plat approval of a 16-unit townhouse development containing 8
two unit townhornes on the east side of Whitefish Stage between Bruyer Way and
the Edgerton School access. The development is known as the Granary Ridge
Townhomes. Because the applicant is requesting private street and reduced
setbacks, a planned unit development overlay has also been submitted with the
proposed RA-1, Low Density Residential Apartment, zoning request. The
applicants are proposing the subdivision be developed in a single phase. There
would be two accesses into the subdivision from Whitefish Stage Road, one would
align with Bruyer Way to the west and the other would be offset froze. the
Edgerton School entrance also to the wrest. The applicants propose a 10 foot wide
future road reserve along Whitefish Stage. As part of the PUD the applicants will
propose a minimum three foot high landscaped earth bean between Whitefish
Stage and the building line of the townhouse units. The street system will be a 24
1
foot wide private street with curb and gutter but no sidewalk. The lots within the
subdivision range in size from 9,550 square feet to 12,910 square feet for each
two unit townhome.
C. Location: The property is located on the east side of Whitefish Stage Road
between Bruyer Way and the Edgerton School access in the northeast part of
Kalispell. The property proposed for development can be described as Lots 3 and
4 of Subdivision # 1150 and Assessor's Tract 5C in the southwest quarter of
Section 32, Township 29 North, Range 21 West, PM.M., Flathead County,
Montana.
D. Size.
Total Area: 2.535 acres
Area in Lots: 2.13 acres
Roadways: 0.327 acres
Common Areas: 0.078 acres
E. Existing Land Use: This property is generally vacant except for an older gray
single story residence located on the far south end of the site. This residence
would be removed prior to development of the project.
F. Adjacent Land Uses: The area can be described as a mixed use residential
neighborhood. To the immediate north lie large lot single family residences. To
the west across Whitefish Stage lies the Buffalo Stage Professional Park
containing professional offices and further west, the Edgerton School. To the
south lies a single wide mobile home and a single family residence, the old
granary building and open lands zoned RA-3 Residential Apartment/Office
zone.
North: Single-family homes, County RA-1 zoning
East: Glacier Village Greens Homeowners park and open lands City R-4
South: A mobile home, a single family residence and the old granary
building, vacant land, City RA-3 zoning.
West: Professional offices, City R-5 zoning, Edgerton School, P-1 zoning.
G. Zoning: The applicants have petitioned for City RA-1 zoning, a Low Density
Residential Apartment zoning district, which has a minimum lot width of 60
feet and a minimum lot size requirement of 6,000 square feet plus and an
additional 3,000 square feet for each additional unit beyond a duplex. The
district allows duplexes and single-family homes as permitted uses and multi-
family dwellings as a conditionally permitted use.
H. Utilities: This property would receive full City services to the subdivision as
provided under the City of Kalispell's Extension of Services Plan.
Water: Evergreen Water District
Sewer: City of Kalispell
Solid Waste: Private hauler
Gas: NorthWestern Energy
2
Electricity: Flathead Electric Coop (underground)
Telephone: CenturyTel (underground)
Fire: City of Kalispell
Schools: School District #S, Kalispell, Edgerton. School
Police: City of Kalispell
REVIEW AND FINDINGS OF FACT
This application is reviewed as a major subdivision in accordance with statutory
criteria and the Kalispell City Subdivision Regulations.
A. Effects on Health and Safety:
Fire: This subdivision world be annexed into the service area of the Kalispell
Fare Department. The property can be considered to be a low risk of fire
because the subdivision and homes within the subdivision would be
constructed in accordance with the International. Fire Code. Hydrants will be
placed in compliance with the requirements of the International Fire Code and
the fire access and suppression system reviewed and approved by the Kalispell
fire chief. Two accesses in and out of the subdivision are proposed to be
developed connected by an internal loop road. The primary entrances to the
subdivision would be located along Whitefish Stage Road. Fire access and the
suppression system should be installed and approved by the fire department
prior to combustible construction taking place on the site and prior to final plat
approval.
Flooding: According to FIRM Panel #181OD dated 10/16/96, it notes that this
property is located entirely in Zone C which is not a flood prone area and no
special permits are required for development.
Access: Access to the development will be from two entrances onto Whitefish
Stage Road. Whitefish Stage Road is on the state primary road system highway
and is in generally fair condition. A recent overlay has improved the travel
surface, however, traffic volumes and turning traffic have begun to limit
capacity along stretches during peak hour traffic times. Access onto Whitefish
Stage Road will create an increase in traffic volumes in the area and exacerbate
problems with the current high traffic levels. The segment of Whitefish Stage
Road between West Reserve Drive and the Stillwater Bridge is the third busiest
County road. Additional traffic entering and leaving Whitefish Stage Road from
this subdivision will create additional impacts to the roadway and traffic in the
area. The applicants will be required to acquire an approach permit from. MDT
prior to project development. At that time, MDT will determine if additional
improvements to the roadway will be necessitated because of the increased
traffic generated by this development.
The internal roadway serving the subdivision will be a paved private road built
within a 28 foot road easement featuring a 24 foot travel surface and curb and
gutter on both sides. This is a deviation from. the Kalispell Design and
Construction standards in that there is no sidewalk or boulevard proposed
adjacent to this internal roadway. The staff is recommending that the zoning
for the site be R-4, Two Family Residential upon annexation to the city to allow
3
a reduction in the rear yard setback from 20 feet to 10 feet. This will allow the
buildings to shift ten feet to the east and provide an area for the creation of a
boulevard and sidewalk along the internal private roadway. This will take the
roadway, curb and gutter, boulevard and sidewalk area up to a total of 38 feet.
A bike and pedestrian path exists along west side of Whitefish Stage Road
which runs from West Reserve Drive and continues to the west through
Lawrence Park, over a bridge that crosses the Stillwater River and connects
with the path near Buffalo Hill golf course. Pedestrian facilities on the east side
of Whitefish Stage are non-existent and generally developed to the north and
south. Therefore, the staff recommendation would be that no pedestrian path
would be required to be constructed along Whitefish Stage Road in conjunction
with this development.
B. Effects on Wildlife and Wildlife Habitat,: This property is generally vacant
land surrounded on all sides by urban scale development. It does not provide
important wildlife habitat for any type of big game or endangered species. This
area does not provide significant habitat for wildlife.
C. Effects on the Natural Environment:
Surface and oun.dwater: There is no surface water in close proximity to this
site. The subdivision will be served by public water and sewer, thereby
minimizing any potential impacts to the groundwater.
Drainer e: This site is relatively level and does not pose any unusual
challenges to site drainage. All storm water will have to be managed and
maintained on -site. Curbs and gutters will be installed within the subdivision
as part of a storm drain management plan which will have to be developed to
address potential runoff from the site. An engineered drainage plan that has
been developed in compliance with the City of Kalispell's Design and
Construction Standards will be submitted to the Kalispell Public Works
Department for their review and approval.
D. Effects on Local Services:
Water: Water service will be provided by the Evergreen Water District which
currently has facilities in the immediate area and this property is currently
within the district boundaries. Fire hydrants will be required to be placed in
accordance with the International Fire Code and flow tested. The water system
for fire flow purposes will be reviewed and approved by the Kalispell Fire
Department as well as reviewed for compliance with the standards and
specifications of the Evergreen Water District and the Montana Department of
Environmental Quality.
Water will be metered by the Evergreen Water District and that information will
be provided to the City of Kalispell for the purposes of determining sewer
usage.
Sewer: Sewer service for the subdivision will be provided by the City of
Kalispell. There appears to be adequate capacity in the sewer treatment plant
4
and the existing collection system to accommodate the additional impacts to
the system as a result of this subdivision..
Roads: Traffic projections for this subdivision are estimated to be
approximately 160 additional vehicle trips per day at full build out based on
the estimate given in the Trip Generation Manual published by the Institute of
Transportation Engineers based on ten vehicle trips per dwelling. The new
road within the subdivision will be privately owned and maintained. Primary
access to the subdivision will be taken from Whitefish Stage. Whitefish Stage
Road is an urban primary highway and the new access into the subdivision will
be required by the Montana Department of Transportation to be reviewed,
approved and permitted by them. It is likely that a traffic study assessing the
impacts to Whitefish Stage Road from the subdivision will be required as part of
their review process. The additional traffic impacts that may be generated as a
result of this subdivision would be subject to mitigation and improvements
identified in the traffic impact analysis that can be anticipated to be required as
part of the review and permitting process required the Montana Department of
Transportation.
Whitefish Stage Road is classified as a minor arterial and is a State urban
primary highway. Currently there is no policy that the City or State has with
regard to upgrades to these primary roadways when they provide primary
access to new subdivisions. As previously mentioned, standard policy by the
MDOT is to require a traffic impact analysis and to identify mitigation and
improvements. Additionally, there is no provision for the assessment or
collection of development impact fees. Roads in the area appear to be adequate
to accommodate the additional traffic that may be generated from this
subdivision at full build out subject to the improvements identified as part of
the traffic impact analysis that will be required by the MDOT.
Schools: This development is within the boundaries of School District #5,
Kalispell, and Edgerton School would serve the primary grades K through 6. At
buildout, this development would be anticipated to generate 8 children on
average, K through 12. This impact is considered minor in nature although
cumulative impacts of several developments could cause concerns. Of greatest
concern would be seeing that the K through 6 grade children can safely cross
Whitefish Stage to Edgerton School The applications indicated that a school
crossing would be desirable here. This would need to be coordinated with and
approved by MDOT, the County and Kalispell Public Works.
Parks, and Open Space: The state and local subdivision regulations require
parkland dedication for major subdivisions in the amount of 1 I percent or one -
ninth of the area in lots. This project has 2.13 acres developed into lots. Based
on the 11% figure, the land dedication would be 0.2343 acres. A cash in lieu of
parkland payment equivalent to the market value of 0.2343 acres will be
required at the time of final plat. The developer shall provide proof of the
market value of the property to determine the cash in lieu of parkland amount.
The staff would estimate the undeveloped market value to be approximately
$45,000 per acre generating a cash in lieu amount of $10,544.
5
Police: This subdivision is in the jurisdiction of the City of Kalispell Police
Department The department responded by stating that they can adequately
provide service to this subdivision..
Fire Protection: Fire protection would be provided by the Kalispell Fire
Department. Although fire risk is low because of good access, the fire
department is recommending that access to the subdivision and the hydrants
be in place prior to final plat approval. The Fire Marshal has commented that
water main infrastructure shall be designed to meet the fire flow requirements
of the International Fire Code f2003) Appendix B, and fire hydrants delivering
the required fire flow shall be provided prior to combustible construction.
Hydrants shall be installed in accordance with City standards at locations
approved by this department. Additionally approved fire department access
shall be provided to ensure adequate vehicle ingress/egress. Street naming
and addressing must be approved by the fire department and the public works
department.
Solid Waste: Solid waste will be handled by private hauler for the first 5 years
with the option of the local residents to petition the City of Kalispell for service
after that point. There is sufficient capacity within the landfill to accommodate
this additional solid waste generated from this subdivision.
Medical Services: Ambulance service is available from the fire department and
ALERT helicopter service. Kalispell Regional. Medical Center is close by and
less than three miles from the site.
E. Effects on Agriculture and agricultural water user facilities: The site is a
small rernnarit unsuitable for agriculture pursuits because of its size and the
fact that it is entirely surrounded by urban scale development. There will be
no 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 Growth Policy: The property is designated by the Kalispell City
Growth Policy as "Urban Residential" which is defined as allowing a single
family, duplex and low density multi -fancily residential area with densities
typically between. 3 and 12 units per gross acre. The designation also
anticipates a full array of public services and infrastructure available to achieve
these densities. The proposed development is in compliance with the land use
designation of the Growth Policy Plan designation for the area.
G. Compliance with Zoning: The proposed zoning for the site is RA-1 Residential
apartment. Both single family and two unit townhomes are a permitted use
within this zone. The minimum lot size of the zone is 6,000 square feet for a
single family or duplex housing units. The townhome lots being proposed
comply with the minimum lot sizes and uses of the zone.
H. Compliance with the Kalispell Subdivision Regulations: This subdivision
deviates from the Kalispell Subdivision Regulations with regard to the roadway
6
design which is addressed under the planned unit development.
RECOMMENDATION
Staff recommends that the Kalispell City -County Planning Board adopt Staff Report
#KPP-05-4 as findings of fact and recommend to the Kalispell City Council that the
preliminary plat be approved subject to the following conditions:
1. That the development of the site shall be in substantial compliance with the
application submitted, the site plan, materials and other specifications as well as
any additional conditions associated with the PUD as approved by the city
council. (Kalispell Subdivision Regulations, Appendix C - Final Plat)
2. That covenants, conditions, and restrictions for the subdivision shall reflect a
provision for the maintenance of common areas and the private internal roadway
that are proposed for the townhouses. Setbacks for the townhouses accessed via
an interior street shall be measured from the edge of the easement and shall be
20 feet in the front and ten feet in the rear and five feet on the sides with the
exception of the zero lot line required to achieve the townhouse configuration.
(Site Development Review Committee)
3. At the time of final plat a provision shall be made for the pro-rata share of
ownership of the common area for taxation purposes.
4. That the development of lots in the PUD shall be subject to architectural review
as outlined in the application and supporting materials and a letter be submitted
to the Kalispell Site Development Review Committee from the Architectural
Review Committee of the homeowners association prior to the issuance of a
building permit. (Site Development Review Committee)
5. That the plans and specifications for all public infrastructure be designed and
installed in accordance with the Kalispell Design and Construction Standards
and the Kalispell Subdivision. Regulations with the exception of the roadway as
further enumerated below. 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).
d. The road profile shall consist of a 24 foot wide roadway, two foot curb and gutter,
a five foot boulevard on the eastern boundary of the access road and a five foot
sidewalk adjoining the five foot boulevard. The boulevard shall be landscaped in
accordance with a plan approved by the Kalispell Parks and Recreation
Department.
7. That a minimum 10-foot buffer shall be established along the north boundary of
the development to provide screening and buffering for the property to the north.
This shall be in the form of berming fencing or landscaping or a combination.
thereof. These improvements are to be coordinated with the Kalispell Public
Works Department and the Parks and Recreation Department.
7
8. The proposed beraning and landscaping along Whitefish Stage Road shall be
reviewed and approved by the Kalispell Parks and Recreation. Department to
ensure satisfactory buffering and landscaping. The landscape materials shall
consist primarily of living green plant, grasses and shrubs.
9. The proposed pedestrian access at the northwest corner of the site shall connect
with the internal sidewalk and shall be of concrete construction. A crosswalk
shall be installed from this pedestrian path across Whitefish Stage Road that is
coordinated and approved by the Montana Department of Transportation,
Flathead County Road Department and Kalispell Public Works Department.
10. That a ten foot right of way reservation for future acquisition for the upgrade of
Whitefish Stage Road shall be indicated on the face of the final plat.
11. The following requirements shall be met per the Kalispell Fire Department:
Kalispell Subdivision Regulations, Section 3.20).
1. Water mains designed to provide minimum fare flows shall be installed per
City specifications at approved locations. Minimum fire flogs shall be in
accordance with International Fire Code (2003) Appendix B.
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 international
Fire Code (2003) Chapter 5.
4. Secondary emergency vehicle access shall be provided in accordance with
International Fire Code (2003) Chapter 5 and Kalispell Subdivision
Regulations.
5. It should be noted that hazardous weed abatemerit shall be provided in
accordance with City of Kalispell Ordinance 10-8.
6. Street naming shall be approved by the fire department.
12. 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),
13. That the parkland requirement of 11 percent of the area in lots which is 2.13
acres and is equivalent to 0.2343 of an acre shall be met through cash in lieu of
parkland. The cash in lieu of parkland shall be based on $45,000 per acre and is
equivalent to $10,544. (Kalispell Subdivision Regulations, Section 3.19),
14. The private internal roadway 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).
15. That a note be placed on the face of the final plat that waives protest to the
creation of any special improvement districts for the upgrade of roads in the area
to City standards which may be impacted by this development.
16. The developer shall provide a letter from the U.S. Postal Service approving the
plan for mail service. (Kalispell Subdivision Regulations, Section 3.22).
17. 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)).
18. All utilities shall be installed underground. (Kalispell Subdivision Regulations,
Section. 3.17).
19, That a minimum of tiro -thirds of the necessary infrastructure for this subdivision
shall be completed prior to final plat submittal.
20. All areas disturbed during development of the subdivision shall be re -vegetated
with a weed -free mix immediately after development.
21. 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.
22. 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.
(Kalispell Subdivision Regulations, Section 2.04).
9
RECEIVED
APR 0 2005
TRI-L'ITY PLMNING OFFICE April 5, 2005
Tri-City Planning Office
17 Secczr d St E. Suite III
Kalispell, Mt 59901
Lear Planning Board Members.
We are the immediate porperty owners to V-.c north of the proposed
Granary Ridge project on Whitefish Stage pe,.
We request that you as a board reject the proposed project. This is
a high density design that is not compatiable to L-ie existing area.
The existing homes consists of single family dwellings. This is too
xiiyit vk LA -IISIwy iui L113" e area C71J.0 we aSn yvu L-u n0€r i-t--c 9lautzt..0 size- pica .
If this project should be approved we ask that you consider our
concerns.
1. We ask that you require the builder or developer to add a landscape
burin, equilivant to the size of burro at the Glacier Commons development,
accross the front of the property as well as down the North side of
project which is adjacent to our property line. As the exsisti, houses
are size family, this burin would at least help make a transition
to. hig° r density and help maintain our property values_
2. In addition to burro in front we ask for a side walk be put in
so safe passage of our children can be obtained.
3. We ask for a stop light be added to the newly created intersection
which will be right accross the street from Bryer Way. As Whitefish
stage is a busy roadway it would make our access impossible to compete
with Bryer Way as well as cars coning out of Granary Ridge Development.
-�
4. We have l ved2n area for 22 years and I have asked for a safe
crossing crossing for our children. I hav asked for a crosswalk
accesible to our house,and with a stoplight a safe crossing will be
created.
6. We request that somehow you request or require the post office to
place our mail boxes on our side of the street. Again I have talked to
the post office several times during the last 22 years, and have gotten
no where. A couple weeks ago I was told the routes were being revaluated
and then maybe this could happen. The increased traffic and congestion
of people exiting from Bryer Way and the new street will make
it difficult to safely get our mail.
7. We also request that the builder have a homeowner association or
coveanants to help maintain the property and to maintain our
property values.
We are not the only homeowner concerned about this project. But do
the your rule of only haaiag to notify homeowners within 150 feet I am
one of the very few thaf &tified of this project_ However in talking
with my neighbors in the Buffalo Hills and my neighbors to the north
they are all concerned about the density and increased traffic.
They also feel that the plan is not compatiable to our existing
neighborh000d.
I will be present at the planning meeting on and will gladly answer
any questions I can. Again we ask that you give an unfavorable
recommendation to the Kalispell City Council.
Sincerely,
Charles T t1b a Susan F. Storfa
RE EE
APR 0 7 2005
JANET KONECKY
.................................................................................................
' P �W fit
April 5, 2005
To Whom It May Concern,
I would like to voice my concern over the Grainery Development that is currently being purposed for
Whitefish Stage.
My first concern is that this is a large change from the current single dwelling building that surrounds the
area. Most of the homes in the area are single dwelling and adding a multi dwelling unit will bring a very
large density impact to the immediate area. It will bring a large impact to Bruyer Way and the residents
that live on Bruyer Way with increased access problems due to traffic. I have some major concerns with
the lack of a pedestrian crossing at this location for access to the Edgerton School.
Please take some time to review the overall impact that would take place it this multi unit dwelling would
have on the surrounding area. I think that if this development is allowed to happen there should be some
extra measures taken to lessen the impact to the surrounding area and residents.
Sincerely,
Janet Konecky
Page 1 of 1
Michelle Anderson
From:
johnholly Drhh@centurytel.net]
Sent:
Wednesday, April 06, 2005 114 PM
To:
tricitymicheile@centurytel.net
Subject. Granary Ridge Townhomes Comment
Dear Planning Board,
111.11 Hf R 0 ' 111 013
TRI-CITY PLANNING OFFICE
4/6/05
My wife and I are writing about the Granary Ridge Town -home project proposed for
Whitefish Stage Rd. We are opposed to the density of the proposal, which is much higher
than the surrounding single family home area and will have a substantially negative impact
on our property's value. There are only single family homes on the bluff side of the road.
The traffic in and out of the development is going to be a major negative factor on an
already severely congested road. A stoplight as well as a lower speed limit should be
enforced. Safety of the children going back and forth to school is an issue as there is no
cross walk at this time. We also have a concern for the load of such a project on the unstable
bluff. Just below and east of this property the bluff is eroding considerably and any added
weight or water runoff will make it worse. Please deny this proposal and allow only single
family development on this side of the road.
Thank you,
John Rodwick
Holly Hand
1465 Whitefish Stage Rd
Kalispell, MT 59901
257-5034
4/6/2005
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VICINITY MAP SCALE 1" = 300'
VA, ,LEY VENTURE, LLC-
PREi -I I'N�.iRY AT - GRA ARC RIDGE 'I'O W N 10T-viEc
A 16 SUBLOT RESIDENTIAII SUBDIVISION ON 2.5 ACRES
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Planned Unit Development layout
140, 1
Granary Uige
Townhomes
A Planned Unit Development
Whitefish Stage, Kalispell, Montana
Owners: Valley Venture LLC
See Sheet for PreliminaryPlat
ParwngAummary:
Spaces' 32
See Sheet 3 for Preliminary Landscape Plan
Garage
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See Sheet 4- for Preliminary Engineering Plan
Enterna(Spaces=10
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A Planned Unit Development Whitemh Stage, Kalispell, Montana
Owners: Valley Venture LLC
Date: 2-28-05
Vicinity Map
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Legend
Proposed Zoning: Kalispell RA-1 w/ PUD Overlay
Total Number of Lots = 16
Total Number of Duplex Units = 16
Total Number of Structures = 8
Total Subdivision Area = 2,535 Acres
Area in Private Roads = .327 Acres
Unit Coverage Area = .707 Acres
Total Area in Lots = 2.13 Acres
Area in Additional Landscape Areas = .078 Acres
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GRANARY RIDGE
GRAPktC SCALE
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