Resolution 4122 - Preliminary Plat - Three Mile FarmRESOLUTION NO. 4122
A RESOLUTION CONDITIONALLY APPROVING THE PRELIMINARY PLAT OF THE
THREE MILE FARM COUNTRY TOWNHOMES, LOCATED IN NE 1/4, SECTION 12,
TOWNSHIP 28 NORTH, RANGE 22 WEST, P.M.M., FLATHEAD COUNTY, MONTANA.
WHEREAS, Clyde B. Smith, James L. Petesch, Sheron J. Petesch,
and Fred Gendler, the owners of certain real property described in
Exhibit "A", attached hereto and thereby made a part hereof, have
petitioned for the approval of a subdivision of said property to be
known as Three Mile Farm Country Townhomes, and
WHEREAS, the proposed subdivision is subject to the provisions
of Section 2.2, Subdivision Regulations of the City of Kalispell,
and Section 27.21, City of Kalispell Zoning Ordinance, and
WHEREAS, the Kalispell City -County Planning Board and Zoning
Commission held a public hearing on July 13, 1993 on the proposal
and reviewed Subdivision Report #KPP-93-4 issued by the Flathead
Regional Development Office, and
WHEREAS, the Kalispell City -County Planning Board and Zoning
Commission has recommended approval of the Preliminary Plat of
Three Mile Farm Country Townhomes subject to certain conditions and
recommendations, and
WHEREAS, the City Council of the City of Kalispell held a
public hearing on the proposal at its regular Council Meeting of
August 16, 1993, has reviewed the FRDO report #KPP-93-4, has
reviewed the recommendations of the Kalispell City -County Planning
Board and Zoning Commission, and has found from the Preliminary
Plat, and evidence, that the subdivision is in the public interest,
and
WHEREAS, the City Council has based its public interest
findings upon the following findings of fact:
A. EFFECTS ON PUBLIC HEALTH AND SAFETY:
The site is not within a designated 100-year floodplain
or high hazard- fire area. The site is within the service
area of Kalispell fire and police services and city
ambulance. Adequate municipal sewer and water capacity
exists to serve the area. There will be both a primary
and a secondary access point out of the development with
primary access onto Three Mile Drive and secondary access
onto Liberty Street. The approach off of Three Mile
Drive has minor site distance concerns for traffic
traveling west. However, this is a 25 MPH zone. In
addition, the applicants will have to receive an approach
permit from Flathead County to utilize the approach. If
any modifications would be necessary for safety purposes
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they would again be addressed at that time.
B. EFFECTS ON WILDLIFE AND WILDLIFE HABITAT:
The site lies on the urban fringe of Kalispell. It is
not in a designated winter range and is not considered
prime or necessary habitat for any species. There will
be minimal impacts, if any.
C. EFFECTS ON THE NATURAL ENVIRONMENT:
Topography does not pose a serious constraint on the
property. There is a fairly consistent 5% slope north to
south across the entire site. This slope will increase
the cost of street construction involving additional
grading and filling. However, adequate engineering and
design can mitigate this concern. Due to the presence of
City sewer and water, ground water pollution is not a
major concern. There is no known important, rare or
endangered vegetation on the site.
D. EFFECTS ON LOCAL SERVICES:
1. Schools: The development of 70 residential housing
units will have a substantial impact on the local school
system. It is anticipated that approximately 35 school
age children would reside in this development. However,
given the anticipated selling price and market potential,
as many as twice the number could be expected. The
children would attend Russell; however, this school may
have classes at or nearing capacity. In such case,
children would be bussed from Russell to nearby schools
where capacity existed. There is no bus service in this
neighborhood. Children will either be brought to school
by parents/carpools or will walk. The obvious walking
route will be out through the development to Liberty then
east on Liberty. This underscores the need for sidewalks
throughout the entire subdivision down to Liberty- Street.
2. Parks and Recreation: State law provides that-1/9 of
the development excluding streets and common area
facilities or 1/9 of the undeveloped value of the land be
designated for park land. For this development, the
parkland dedication requirement is .67 acres. The
developers are proposing to develop a homeowners park
complete with play facilities. The site will contain .32
acres (100' x 140').. The remaining parkland dedication
requirement of .35 acres will be met by cash payment.
The land value is set at $9,960/acre. Cash payment would
be $3,486.
3. Fire Protection: The site is presently within the
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Kalispell City Fire Department jurisdiction. Response
times will be within acceptable standards.
4. Police Protection: The site is within the Kalispell
Police Department jurisdiction. Response time will be
within acceptable standards and the area can be serviced.
5. Roads: Liberty Street is a dedicated City street.
Three Mile Drive is a County highway. The applicant will
utilize both for convenient access. Three Mile Drive is
designated as an arterial and has adequate capacity.
Liberty is developed with a 40-foot travel surface, curb,
gutter and sidewalk and can also handle additional
traffic volumes, although development is becoming very
intense on this street.
The developer proposes a 60-foot right-of-way City street
entering off of both Three Mile Drive and Liberty Street.
This right-of-way is then reduced to a 40-foot width
within the entire development (cul-de-sacs are 45'
radius). This right-of-way allows for a 28-foot
developed street measured from back of curb to back of
curb. This design also allows for five (5) foot
sidewalks adjacent to the curb. There would be no room
for a boulevard or tree planting program within the
right-of-way. The applicant is proposing to place street
trees on private property along the roadways to address
this concern. In addition, the applicant is proposing a
series of on -street parking pods for overflow and guest
parking. These measures help mitigate the concern of
only developing a 40-foot right-of-way.
6. Sidewalks: The provision of sidewalks in this
development is critical. If the developer is targeting
families, there will be children. No school bus is
provided to this subdivision, consequently, a majority of
the children will be walking to school. The obvious path
is south to Liberty Street then east to Meridian.
Secondly, this is a higher density housing development
with typically 50% more housing units fronting along a
given section of road than one would find in the older
residential neighborhoods of Kalispell developed with 50-
foot wide lots. While there is common area throughout
the development, most of it is immediately behind or on
the side of someone's house. The streets' rights -of --way
will serve as an important open space for pedestrians and
children. Consequently, sidewalks must be provided to
ensure that pedestrians, children and vehicle traffic can
be separated. There should be sidewalks provided on both
sides of Farmhouse Lane and both sides of Homestead
Avenue, including cul-de-sac areas. Sidewalks should
extend down to, Liberty Street and sidewalks should be
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placed parallel to Liberty Street as well.
7. Water/Sewer: An existing 8" water main lies at the
intersection of Three. Mile Drive and Garland. The
applicants will extend this line at their own cost
westerly on Three Mile Drive approximately 300 feet to
access the subdivision. Adequate capacity and pressure
exists to serve this area. The main should be extended
all the way to the west side of the property on Three
Mile Drive in light of City policy regulating the
extension of services. Sewer would be collected in a
conventional gravity flow system which feeds
southeasterly across the site exiting across an easement
to Northern Lights Boulevard.
8. Solid Waste: Kalispell municipal garbage pickup is
available and can handle the increased demand in service.
9. Public Health Services:
exist within the City of
reasonable need.
E. EFFECTS ON AGRICULTURE:
Adequate medical facilities
Kalispell to address any
The site is located within the urban fringe of Kalispell
and is not considered suitable or desirable agricultural
land.
F. ADDITIONAL CONCERNS ASSOCIATED WITH THE PUD:
1. Density: The R-4 zone allows single-family houses or
duplex housing units on a minimum lot size of 6000 square
feet. This typically creates a net density of five (5)
to 10 housing units per acre. Under the PUD
classification a maximum of 10 housing units per acre are
allowed. This project is developed at a density of 8.75
units per acre. The R-4 would typically allow single-
family and duplex housing units. The applicants in this
case are requesting permission to place duplex, triplex,
and four-plex housing units. All units will be setback
from the outlying property boundaries and will be
developed within an internal street system.
2. Open Space: The project is developed as a townhouse
housing development. The entire project area outside of
the immediate building footprints is considered common
space. In addition, a 20--foot buffer is developed along
the entire perimeter of the project. Finally, a common
park site is proposed to meet the needs of the children
within the development. Approximately 55% of the site
will exist as open space. Only 20% of the site will be
covered by residential units.
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3. Off Street Parking: Each residential unit provides
one (1) garage with driveway in front of the unit for a
total of two (2) parking spaces. This design meets the
minimum zoning requirements. However, because of the
minimum width of the street system within the
development, and the fact that so much of the project
will be consumed with individual private driveway leading
to and from the townhouse units, that on -street over -flow
parking will be almost nonexistent. To address this, the
applicants are providing parking pods throughout the
project, allowing 18 additional parking spaces.
4. Fencing/Screening/Landscaping: The applicants
propose a 20-foot wide landscape buffer along the entire
perimeter of the project. A pedestrian path is proposed
along the perimeter of the project screened by grasses,
shrubs, and trees. This is an appropriate concept,
however, staff would note that the southern portion of
the western boundary does not appear to be as intensively
landscaped as the remainder of the project.
5. Building Design: This is a townhouse development.
The applicants are proposing duplex, triplex, and four-
plex housing units. All structures will be either one or
two -stories in design with single car garages, accessed
by 20-foot side parking driveway. The mixing of housing
unit sizes with one and two-story construction, in
conjunction with the varying topography, should create a
very pleasing site layout with much diversity.
6. Traffic Generation: Seventy (70) housing units would
be expected to generate, on an average, 700 vehicle trips
per day. These trips would be shared by both Three Mile
Drive and Liberty Street, but it is anticipated that the
vast majority will use Three Mile Drive. This road is
designated as an arterial and built to highway standards.
It has adequate capacity to handle this traffic load.
7. Phasing Plan: The applicants propose to develop the
project in three (3) separate phases, beginning with
Three Mile Drive and extending southward to Liberty
Street. With the development of Phase I, Homestead
Avenue shall, at a minimum;_. terminate in a fully improved
temporary cul-de-sac-. Homestead Avenue shall be extended
all the way through to Liberty Street at the time the
developed portion of Homestead Avenue exceeds 600 feet.
This typically would occur after the development of Block
6, Units 1-4 of Phase 2. Each phase developed must be
able to be freestanding and fully serviced. This is
important; should future phases not be developed or if
they are developed at a much later time. The park site
shall be developed with the development of Phase 1. the
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applicants are proposing to have complete buildout within
three (3) years.
G. SUMMARY REMARKS:
The proposed plat is an obvious extension of the City of
Kalispell to the west. Adequate municipal services and
facilities are in place that address the proposed
density. The project is well designed and well laid out,
and serves as a well planned transition between the
higher density development to the south and the lower
density development to the east and north. There are no
known environment constraints or hazards associated with
the site. The plat generally complies with the
Subdivision and Platting Act and with the requirements of
PUD development.
NOW THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY
OF KALISPELL AS FOLLOWS:
SECTION I. That the application of Clyde B. Smith, James
L. Petesch, Sheron J. Petesch, and Fred Gendler for
approval of the subdivision of the property described in
Exhibit "A" is hereby approved subject to the following
conditions:
1. The plat shall be approved by the Department of
Health and Environmental Sciences.
2. The preliminary plat is
valid for a period of one
year. Within that period of
time,
or as extended by the
City, the applicant shall
submit
a final plat with
attachments as required by
the
Kalispell Subdivision
Regulations, to the City for
final
review and recording.
(Note: It is anticipated that the
preliminary plant will
be valid for three (3) years
in
light of the proposed
phasing program.)
3. Homestead Avenue and Farmhouse Lane shall ha.,.re a live
(5) foot wide sidewalk on one side, including around the
cul-de-sacs. Sidewalks shall extend down to Liberty
Street and a sidewalk shall be developed parallel to
Liberty Street as well.
4. The proposed 8" water main in Three Mile Drixre_.shall
be extended to the far west end of the property _along
Three Mile Drive.
5. A grading and drainage plan shall be prepared by a
licensed engineer and implemented. Said plan shall be
approved by the Department of Public Works.
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6. All utilities shall be underground.
7. An encroachment permit shall be secured from the
Flathead County Road Department for the access onto Three
Mile Drive.
8. All streets shall be constructed to City of Kalispell
Standards including curb and gutter. Approved street
signs shall be erected at all intersections.
9. The applicant is required to meet parkland dedication
requirements of .67 acres. The .32 acre on -site
homeowners park which will include children's fixed
recreational amenities and play facilities as approved by
the Kalispell Parks Director shall be accepted as meeting
a portion of the parkland requirement. In addition, the
applicant shall address the remaining .35 acre
requirement through payment of cash -in -lieu of park land.
Based on the market value of $9,960/acre, the payment to
the City would be $3,486.
10. Street lights shall be installed throughout the
entire project based on a plan approved by the Public
Works Department. It is the intent that an alternate
street light design be incorporated that has the least
impact on the neighborhood.
11. Homestead Avenue as it enters the project from both
Three Mile Drive and from Liberty Street shall be a
minimum 60-foot R/W street. Said R/W may transition down
to a 40-foot R/W throughout the internal project. Both
cul-de-sacs off of Homestead Avenue, however, shall
maintain a 45-foot minimum radius driving surface.
12. Farmhouse Lane may be a minimum 40-foot R/W. A
suitable turnaround (hammerhead measuring 20' by 40' is
acceptable) shall be provided at the east end of
Farmhouse Lane. Said turnaround shall be signed "No
Parking".
13. The applicants shall submit a final landscaping plan
based on the PUD Preliminary Plat submittal. Said
landscape plan shall be approved by the Kalispell City
Parks Director and shall address street tree planting on
both public R/W where available and on private common
areas where adequate R/W does not exist as well as
perimeter landscaping of the project including additional
landscaping along the south half of the west side of the
entire project.
14. The project may be.developed in phases.
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a. All final engineering work for the entire
project, including streets, sewer, water,
sidewalks, drainage features, fire hydrants
and street lighting shall be submitted to and
approved by the Kalispell Public Works
Department prior to the approval of Phase One
to assure uniform, coordinated, appropriate
development of -the entire project.
b. Each phase, when approved, shall be designed
to be entirely freestanding in terms of
infrastructure in place in case future phases
are not completed or are completed at a much
later time.
C. Any development after Phase I will require
that Homestead Avenue be extended all the way
through to Liberty Street for the purpose of
secondary access.
d. The phasing plan indicates the final phase to
be approved by October, 1997. The applicant
shall notify the City 90 days prior to this
date (July 1, 1997) if this time frame will
not be met. At that time, the applicant shall
also either submit a revised time frame for
consideration by the Council or. request
abandonment of the remaining undeveloped
portions of the PUD which have not received
final plat approval.
15. Final covenants shall be submitted providing for the
creation of a homeowners association charged with the
responsibility of maintaining all common features and
facilities.
16. Additional parking facilities shall be provided at
a ratio of one (1) space per every four (4) units to
accommodate overflow and visitor parking needs within the
subdivision. Said parking can be provided on one (1)
side of a street where there are no conflicting
driveways, in parking pods as proposed or a combination
of both. If developed in pods as proposed, no more than
four (4) spaces shall be grouped together without
landscaping relief. In addition, easements shall be
prepared to address use of the spaces as they straddle
public and private property.
SECTION II. The classification of said premises under
the Kalispell Zoning Ordinance shall not be changed by
the action.
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SECTION III. That this preliminary plat should be
effective for a period of one year following passage of
this Resolution.
SECTION IV. That upon proper review and filing of the
final plat of said subdivision in the office of the
Flathead County Clerk & Recorder, said premises shall be
a subdivision of the City of Kalispell.
PASSED AND APPROVf�-Y THE CITY COUNC AND MAYOR OF THE CITY OF
KALISPELL THIS DAY OF . 1993•
Dougladj D. Rauthe, Mayor
ATTEST:
KM-y H. Robertson
Finance Director
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EXHIBIT "A"
A tract of land in the Northwest Quarter of the Northeast Quarter
(NW:NE:) of Section 12, Township 28 North, Range 22 West,
M.P.M., Flathead County, Montana, described as follows:
Beginning at a point which bears North 89038128" East a distance of
979.83 feet and South 00005145" West a distance of 462.04 feet
from the Northwest corner of the Northeast Quarter of Section
12; according to Certificate of Survey No. 10998, records of
Flathead County, Montana; thence along the West line of Olson's
Addition
South 00°05145" West a distance of 252.31 feet to the Northeast
corner of Olson 1st Addition; thence along the North line of
said subdivision
South 89044126" West a distance of 216.80 feet to the Northwest
corner of said subdivision; thence along the West line of said
subdivision
South o0005145" West a distance of 166.36 feet to the North line of
Liberty Street; thence along the North line of Liberty Street
South 89,544126" West a distance of 99.02 feet to the Southeast
corner of that parcel described in Document 19313814020 and
as shown on Deed Exhibit recorded in Book 526, page 91, records
of Flathead County, Montana; thence along the East line of said
parcel
North 00022159" West a distance of 166.92 feet to the Northeast
corner of said parcel; thence along the North line of said
parcel
South 89035'10" West a distance of 489.91 feet to the Southeast
corner of that parcel described in Book 584, page 578 and as
shown on Certificate of Survey No. 2125, records of Flathead
County, Montana; thence along the East line of said parcel
North 00040101" East a distance of 641.19 feet to the South line of
Three Mile Drive, a deeded State Highway as described in Book
383, page 220, records of Flathead County, Montana; thence along
the South boundary of said State Highway
North 89034121" East a distance of 186.39 feet to a point; thence
South 31024'31" East a distance of 369.60 feet to a point; thence
North 89024122" East a distance of 105.42 feet to the West line of
that parcel described in Book 764, page 483 and as shown on Deed
Exhibit recorded in Book 507, page 22, records of Flathead
County, Montana; thence along said West line
South o0°18'58" West a distance of 71.18 feet to a point; thence
South 89056'58" East a distance of 316.06 feet to the point of
beginning.
a