H1. Ord 1812 - Montana Base Camp - 2nd ReadingPLANNING FOR THE FUTURE
MOIVTANA
REPORT TO: Doug Russell, City Manager ��
FROM: Jarod Nygren, Senior Planner
Planning Department
201 111 Avenue East
Kalispell, MT 59901
Phone: (406) 758-7940
Fax: (406) 758-7739
www.kalispell.com/planning
SUBJECT: Ordinance 1812 Second Reading - Montana Base Camp PUD
MEETING DATE: September 17, 2018
BACKGROUND: This is the second reading of Ordinance 1812, an ordinance to amend the
Kalispell Zoning Map, and establish a zoning classification of B-2 Zone with a commercial Planned
Unit Development (PUD) zoning overlay. The property is undeveloped tract land and is generally
located south of the 4-lane alternate 93 roundabout, west of U.S. Highway 93, north of Ashley
Meadows and east of Ashley Creek and the rails to trails pathway. The property can be legally
described as Tract 1 and Tract 2 of Certificate of Survey 20796 in the S 1 /2 S 1 /4 of Section 29 and
NI/2 NE1 4 of Section 32, Township 28 North, Range 21 West, P.M.M., Flathead County, Montana.
The Kalispell City Council, at their meeting on September 4, 2018, approved the first reading of
Ordinance 1812, unanimously upon roll call vote.
RECOMMENDATION: It is recommended that the Kalispell City Council approve the second
reading of Ordinance 1812, an Ordinance to amend section 27.02.010, official zoning map, City of
Kalispell zoning ordinance 1677, by zoning certain real property described as Tract 1 and Tract 2 of
Certificate of Survey 20796 in the S1/2 S1/4 of Section 29 and N1 i2 NE1 4 of Section 32, Township
28 North, Range 21 West, P.M.M., Flathead County, Montana to City B-2 with a Commercial
Planned Unit Development zoning overlay with 41 conditions, in accordance with the Kalispell
Growth Policy Plan - It 2035, and to provide an effective date.
FISCAL EFFECTS: Approval of the request would have minimal fiscal impact to the City.
ALTERNATIVES: Deny the request.
ATTACHMENTS: Ordinance 1812
c: Aimee Brunckhorst, Kalispell City Clerk
Return to:
Kalispell City Clerk
PO Box 1997
Kalispell, MT 59903
ORDINANCE NO.1812
AN ORDINANCE TO AMEND SECTION 27.02.010, OFFICIAL ZONING MAP, CITY OF
KALISPELL ZONING ORDINANCE, (ORDINANCE NO. 1677), BY CREATING A
COMMERCIAL PLANNED UNIT DEVELOPMENT OVERLAY ZONE, TO BE KNOWN
AS MONTANA BASE CAMP PUD, OVER CERTAIN REAL PROPERTY MORE
PARTICULARLY DESCRIBED AS TRACT 1 AND TRACT 2 OF CERTIFICATE OF
SURVEY 20796 IN THE SOUTHERN HALF OF THE SOUTHEAST QUARTER OF
SECTION 29 AND NORTH HALF OF THE NORTHEAST QUARTER OF SECTION 32,
TOWNSHIP 28 NORTH, RANGE 21 WEST, P.M.M., FLATHEAD COUNTY,
MONTANA, IN ACCORDANCE WITH THE KALISPELL GROWTH POLICY - PLAN
IT 2035, AND TO PROVIDE AN EFFECTIVE DATE.
WHEREAS, Basecamp Outpost, LLC, the owners of the property described above, petitioned
the City of Kalispell that the zoning classification attached to the above described
tract of land be zoned B-2, Commercial Business, with a Planned Unit
Development overlay to be known as Montana Base Camp PUD, on approximately
50.33 acres of land; and
WHEREAS, the property is currently zoned RA-1, Residential Apartment, and is located south
of the 4-lane Alternate 93 roundabout, west of U.S. llighway 93, north of Ashley
Meadows and east of Ashley Creek and the Rails to Trails pathway; and
WHEREAS, the petition of Basecamp Outpost, LLC was the subject of a report compiled by the
Kalispell Planning Department, Staff Report #KPUD-18-03, in which the Kalispell
Planning Department evaluated the petition and recommended that a Planned Unit
Development overlay be attached to the above described tract of land pursuant to
Kalispell City Code 72.21.030(2)(b); and
WHEREAS, the Kalispell City Planning Board held a Public Hearing on the matter on July 10,
2018, and recommended that a Planned Unit Development overlay be attached to
approximately 50.33 acres of land, pursuant to Kalispell City Code
72.21.030(2)(b); and
WHEREAS, after considering all the evidence submitted on the proposal to attach a Planned
Unit Development overlay to the property, the City Council finds such zoning to
be consistent with the Kalispell Growth Policy — Plan It 2035 and adopts, based
upon the criterion set forth in Section 76-3-608, M.C.A., and State, Etc. v. Board
of County Commissioners, Etc. 590 P2d 602, the findings of fact of KPD as set
forth in Staff Report No. #KPUD-18-03.
NOW THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
KALISPELL, AS FOLLOWS:
SECTION 1. Section 27.02.010, of the Official Zoning Map of the Kalispell Zoning
Ordinance, (Ordinance No. 1677) is hereby amended by attaching the
property described above with a Planned Unit Development overlay.
SECTION 2. The Planned Unit Development overlay proposed by Basecamp Outpost,
LLC upon the real property described above is hereby approved subject to
the following conditions:
The Planned Unit Development for Montana Base Camp allows the following
deviations from the Kalispell Zoning Ordinance:
1. Kalispell Zoning Ordinance, Chapter 27.13 - Allows for an R.V. Park and accessory
uses only on the property in accordance with the development plan submitted. All other
permitted and conditionally permitted uses within the B-2 zone are not allowed at this
time.
2. That the development of the site will be in substantial conformance with the
documents entitled Montana Base Camp and associated submittal drawings which
shall govern location of the lots, easements, roadways, phasing plan, landscaping,
parkland/open space, stormwater, and pedestrian access facilities.
3. The preliminary plat approval for the development shall be valid for a period of three
years from the date of approval.
4. In lieu of filing a final plat, the subdivider shall submit to the Kalispell Planning
Department four official copies and one digital copy of a plat labeled "Revised
Preliminary Plat" conforming to the requirements for preliminary plats contained on
the Appendix A of the Kalispell Subdivision Regulations.
A development agreement shall 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 that shall be completed and signed by the city and owner
prior to the issuance of a building permit.
6. Architectural renderings for all commercial buildings are required to be submitted
to the Kalispell Architectural Review Committee for review and approval prior to
issuance of a building permit.
7. To ensure the traffic flow and access comply with Kalispell Design and Construction
Standards, the development shall receive Site Review Committee approval prior to
issuance of building permits.
8. New infrastructure required to serve the subdivision shall be designed and
constructed in accordance with the City of Kalispell's Standards for Design and
Construction. All design work shall be reviewed and approved in writing by the
Kalispell Public Works Department prior to construction. This infrastructure shall
include but not be limited to streets, street lighting, street signage, curb, gutter,
boulevard and sidewalks.
9. Water and sewer main extensions shall be designed and constructed in accordance
with the City of Kalispell's Standards for Design and Construction and in
compliance with the city facility plan updates and extensions of services plans. The
water and sewer main extension plans shall be reviewed and approved by the
Kalispell Public Works Department.
10. The developer shall work with the Montana Department of Environmental Quality
in seeking a deviation from the individual water service line requirement in an effort
to reduce the number of water meters within the development.
11. Sewer mains located outside of public Right-of-ways shall be privately owned,
operated and maintained.
12. Pursuant to septic sewer requirements, the Applicant shall coordinate with the City
of Kalispell Pretreatment Coordinator for development of items related to the
Pretreatment Program. Applicant shall enter into a Memorandum of Understanding
(MOU) for each phase of Construction to establish sampling protocols for the Wet
Industry Impact Fee, sewer billing surcharge, and other related pretreatment
requirements applicable at the time of construction. Applicant shall install a sample
port meeting the requirements of the City Design and Construction Standards and
Pretreatment Program on the sewer collection system downstream of the most
downstream future phase or current phase connection point. Applicant shall install
applicable pretreatment appurtenances as required, such as pretreatment
interceptors. Applicant shall bear all costs of sampling completed in accordance with
the sampling protocols developed in the MOUs.
13. The developer shall submit to the Kalispell Public Works Department for review
and approval a stormwater report and an engineered drainage plan that meets the
requirements of the current City standards for design and construction. The
stormwater design shall be in compliance with the submitted drawings which
indicate the intent of the stormwater areas being shallow, landscaped areas that can
also be used for recreation. The plan shall be updated and approved for each phase
of construction
14. The developer shall submit to the Kalispell Public Works Department prior to
construction an erosion/sediment control plan for review and approval and a copy
of all documents submitted to Montana Department of Environmental Quality for
the General Permit for Stormwater Discharge Associated with Construction
Activities.
15. A letter from the Kalispell Public Works Department shall be submitted stating that
all new infrastructure has been accepted by the City of Kalispell or a proper bond
has been accepted for unfinished work prior to submittal of the Revised Preliminary
Plat.
16. If the developer chooses to use the City of Kalispell solid waste pickup program they
shall coordinate the number, size and location of all pickup bins prior to installation.
The area to be used for solid waste pickup shall have appropriate access, size and
maneuvering area for city solid waste trucks.
17. The traffic impact study for the project site shall be reviewed and approved by the
Public Works Department and where appropriate, the Montana Department of
Transportation in order to determine the appropriate mitigation as the project
develops.
18. The developer shall obtain an approach permit from the Montana Department of
Transportation (MDT) for approaches onto the bypass and Ashley Meadows. If any
improvements are necessary at the intersection of the roadways, these improvements
shall be completed to the satisfaction of the MDT prior to the Revised Preliminary
Plat. MDT shall so certify this in writing to the city.
19. Prior to Revised Preliminary Plat all mitigation required as part of the approved
traffic impact study shall be completed for each phase. All improvements shall be
reviewed and approved by either the Public Works Department or Montana
Department of Transportation. A letter from the Kalispell Public Works Department
or Montana Department of Transportation shall be submitted stating that all new
infrastructure has been accepted by the City of Kalispell or State of Montana. If
infrastructure work has not been accepted, a letter stating that a proper bond has
been accepted for the unfinished work by the appropriate agency is required.
20. A letter from the Kalispell Fire Department approving the access, placement of the
fire hydrants and fire flows within the subdivision shall be submitted prior to
Revised Preliminary Plat for each phase.
21. A letter shall be obtained from the Parks and Recreation Director approving a
landscape plan for the placement of trees and landscaping materials within the
landscape boulevards of the streets serving the subdivision.
22. A 6' tall landscaped berm with a 3:1 slope shall be constructed along the entire
northerly property boundary. The berm shall be landscaped with grass, trees bushes
and shrubs to form a pleasing sight obscuring visual barrier. The plan shall be approved
by the Parks and Recreation Director. The berm may be phased so as to buffer adjacent
development.
23. All parking areas shall be constructed in accordance with Chapter 27.24 of the
Kalispell Zoning Ordinance except as provided for in condition 1 above.
24. Signage shall be installed in accordance with Chapter 27.22 of the Kalispell Zoning
Ordinance.
25. Common facilities on the property (pool, recreation building camp store, food, etc.)
shall be intended for guests of the R.V. Park and not open to the general public.
26. All easements and/or right-of-ways shall be indicated on the face of the Revised
Preliminary Plat. Utility easements for City water and sewer shall be provided to allow
for the logical extension of utilities from this subdivision to adjoining properties. A
letter from the Kalispell Public Works Department shall be obtained stating that the
required easements are being shown on the final plat.
27. The following statement shall appear on the final plat: "The undersigned hereby grants
unto each and every person, firm or corporation, whether public or private, providing
or offering to provide telephone, telegraph, electric power, gas, cable television, water
or sewer service to the public, the right to the joint use of an easement for the
construction, maintenance, repair, and removal of their lines and other facilities, in,
over, under, and across each area designated on this plat as "Utility Easement" to have
and to hold forever."
Developer's Name
28. That a minimum of two-thirds of the necessary public infrastructure for this
subdivision shall be completed prior to Revised Preliminary Plat submittal for each
phase and that both the water and sewer systems serving this phase be operational.
29. All utilities shall be placed underground and in locations that are approved by the
Kalispell Public Works Department in accordance with the Kalispell Standards for
Design and Construction.
30. The following public right-of-way improvements shall be completed at each phase
of the development:
a) Phase 1 The new unnamed city street shall be improved to city standards from
the roundabout to the northern entrance into the development and from Ashley
Meadows to the southern access into the development.
b) Phase 2 — The unnamed city street shall be constructed to city standards at the
point 165 R.V. spaces are constructed connecting the northern and southern
entry points into the development.
31. A management plan shall be completed and submitted to the city with provisions on
how the developer intends to manage the open space areas, landscaping, security,
stormwater, long-term stay, R.V. dump station and wayfinding signs.
32. Guests shall be limited to no more than 90 consecutive days within the park. Moving
an R.V. from one location to another within the park shall not constitute a new time
period.
33. Fires are permitted only in facilities provided for this purpose.
34. Skirting of R.V.s is prohibited.
35. Mobile homes are prohibited.
36. Fireworks are prohibited.
37. On -street parking shall be prohibited within the development on the private road
system.
38. Trail connections to the Rails to Trails pathway shall not be made until a letter has
been submitted to the City of Kalispell Planning Department from both the Montana
Department of Transportation and the Rails to Trails board accepting the proposed
design.
39. The developer shall coordinate with the Montana Department of Transportation and
Rails to Trails board a redesign of the path where it crosses the new unnamed city
street and Ashley Meadows so that there is only one street crossing, rather than two.
40. The developer shall coordinate with the Montana Department of Transportation and
move the southern end of the new unnamed city street to the east so that it could provide
a logical intersection with Ashley Meadows and future development develop to the
south.
41. The developer shall coordinate with the Montana Department of Transportation and
remove the barbwire fence at the top of the existing wood fencing along the pathway
boundary.
SECTION 3. The balance of Section 27.02.010, Official Zoning Map, City of Kalispell
Zoning Ordinance not amended hereby shall remain in full force and
effect.
SECTION 4. This Ordinance shall take effect from and after 30 days of its passage by
the City Council.
PASSED AND APPROVED BY THE CITY COUNCIL AND SIGNED BY THE MAYOR OF
THE CITY OF KALISPELL, MONTANA, TIIIS 17TH DAY OF SEPTEMBER, 2018.
Mark Johnson
Mayor
ATTEST:
Aimee Brunckhorst, CMC
City Clerk
KALISPELL CITY PLANNING BOARD & ZONING COMNIISSION
NIINUTES OF REGULAR MEETING
July 10, 2018
CALL TO ORDER AND ROLL CALL
The regular meeting of the Kalispell City Planning Board and Zoning
Commission was called to order at 6:00 p.m. Board members present were:
Chad Graham, George Giavasis, Doug Kauffman, Rory Young, Kurt Vomfell,
Ronalee Skees and Joshua Borgardt. Tom Jentz, Jarod Nygren and PJ Sorensen
represented the Kalispell Planning Department.
APPROVAL OF MINUTES
Vomfell moved and Skees seconded a motion to approve the minutes of the
May 8, 2018 meeting of the Kalispell City Planning Board and Zoning
Commission.
VOTE BY ACCLAMATION
The motion passed unanimously on a vote of acclamation.
PUBLIC COMMENT
None.
APPLEWAY 4-PLEXES CUP
A request from Edge, LLC for a conditional use permit for multi -family housing
within the B-2 Zoning District. The multi -family project would include two 4-
plex buildings for a total of 8-units.
STAFF REPORT
Jarod Nygren, representing the Kalispell Planning Department reviewed Staff
Report #KCU-18-03.
Staff recommends that the Kalispell City Planning Board adopt staff report
#KCU-18-03 as findings of fact and recommend to the Kalispell City Council
that the conditional use permit be approved subject to the conditions listed in the
staff report.
BOARD DISCUSSION
Young asked for clarification about the size of the recreational/green space, the
application mentions 4,700 sq. feet of green space but the plans show 8,000 sq.
feet. Nygren clarified that initially when the application was submitted the area
was not going to be green space but then after further research discovered that
the parking lot would be shared which meant they could move the additional
parking to the east which opened up the additional green space area. Nygren
further explained that there is a condition in the staff report further clarifying the
recreational amenity requirement of the project.
PUBLIC HEARING
None.
MOTION
Kauffman moved and Giavasis seconded a motion that the Kalispell City
Planning Board and Zoning Commission adopt Staff Report #KCU-18-03 as
findings of fact and recommend to the Kalispell City Council that the conditional
use permit be approved subject to the conditions listed in the staff report.
BOARD DISCUSSION
None.
ROLL CALL
The motion passed unanimously on a roll call vote.
MONTANA BASE CAMP RV PARK—
A request from Basecamp Outpost, LLC to develop a 50.33-acre site into a 330
GROWTH POLICY AMENDMENT,
space R.V. Park including a city street extension, private drives, open space and
ANNEXATION, ZONE CHANGE,
accessory structures. The requested applications include a growth policy map
PUD, PRELIMINARY PLAY
amendment, annexation of 4.27-acres, zoning map amendment, Planned Unit
Development (PUD) zoning overlay and preliminary plat approval for 62 R.V.
spaces.
Kalispell City Planning Board
Minutes of the meeting of July 10, 2018
Pagel
STAFF REPORT
Jarod Nygren, representing the Kalispell Planning Department reviewed Staff
Report #KGPA-18-05, KA-18-05, KZC-18-03, KPUD-18-03 and KPP-18-07.
Nygren went over the project including the zoning, growth policy, existing land
uses, surrounding land uses, history of the property and the applications being
requested. Staff recommends that the Kalispell City Planning Board adopt staff
report #KGPA-18-01, KA-18-05, KZC-18-03, KPUD-18-03 and KPP-18-07 as
findings of fact and recommend to the Kalispell City Council that the growth
policy map amendment, annexation, zone change, planned unit development
and preliminary plat be approved subject to the conditions listed in the staff
report.
BOARD DISCUSSION
Graham asked about wayfinding signs at the SE corner of the property to deter
people from using it as a main point of entering and exiting and will the fire
department requirements allow for such language to keep people from using it
as much as possible. Jentz explained that the way finding signs at the NE corner
will advise people to use the NE corner and will keep them away from the SE
corner.
Graham inquired about the sewer dump requirement in condition #12. Nygren
advised the city has a surcharge on RV Dumps due to the chemicals in the RV
waste tank; Public Works concern is how they will get the surcharge paid to
them if not every RV that comes through is required to dump upon entering the
park
Graham mentioned his concerns in regards to condition #33. Asked about signs
in the park for where campfires are permitted and where they are not. He is
concerned about guests having campfires in places that are not permitted.
Giavasis asked for clarification on the zoning request. Wants to know what
happens if the RV park does not happen. Nygren advised that it would then
revert to a placeholder PUD and any future developers would have to submit a
new PUD application, which would come before the Board similarly to this
request.
Vomfell asked about condition #21. He would like to see a more specific
requirement for trees. Jentz advised that a line could be added to the condition if
the board wishes to do so.
PUBLIC HEARING
Jeanette Cusick — 252 Ashley Meadows — agrees with the project but feels
Ashley Meadows Rd. is too narrow for RV's and is worried about accidents
when the campers are trying to exit onto Hwy 93 from Ashley Meadows Rd.
Would prefer that the SE corner not be used as a main entrance and exit.
Richard Turbiak — 14 3rd St E, Citizens for a Better Flathead — does not think
the applicant has met the burden of proof requirements in order to approve a
growth policy map amendment and feels the property would be better used for
housing opportunities.
Susan Stark — 318 Ponderosa Lane — concerned about RV's backing up onto the
bypass from the park when they are waiting to check in.
Andy Matthews — 5238 Baskin St, Orlando, FL — applicant for RV Park — has a
number of concerns with the staff report and identified them individually. His
first concern was on page 23-24, Section D regarding the 611 tall berm
requirement. He was hoping to be able to build a forest there rather than a berm,
feels it will be too hard to plant the forest with such a vertically high berm,
Kalispell City Planning Board
Minutes of the meeting of July 10, 2018
Page12
wants it to look more like a park. He is requesting that since he is required to
put in a new street that he be able to name the new unnamed street referenced
on page 27, section (a) Phase 1. On Page 29-30, Section A - Access, he would
like to change the word "prior" in paragraph 2 to read "in conjunction with". He
also wants to go on the record in regards to the dump station(condition 12) and
mention that most people travelling in an RV do not travel with a full waste
tank so requiring them to dump upon entrance may hurt RV capacity. He would
like to possibly have a conversation about implementing a tax on the park fees
to make up for that rather than a dump requirement. In regards to Page 37,
condition #25 he would like to add "at this time" after general public because
they feel this RV park is a huge asset for the city and that adding this would be
very helpful long term. He is requesting that the second access be gated and
locked and to use a Knox Box, code or key for the Fire Department to have
access. They want to limit traffic as much as possible on Ashley Meadows and
to stop traffic through their development as much as possible. Lastly he would
like the board to reconsider the new street install be done based on the amount
of spaces rather than by a certain phase of the project.
Rob Smith — 138 E Center St. — A to Z Engineering — representative for
applicant — asking for flexibility on condition #10, feels that requiring people to
dump upon entrance is going to be a deterrent, would like to talk to Public
Works about paying a tax or an upfront fee to alleviate that. Would also like to
see some flexibility on the 611 berm and the timing of building the new street
through.
Mike Merchant — 288 4t' Ave EN — is in support of the project and feels it will
bring a lot of business to Kalispell and that Kalispell could stand to be
recognized as a premier RV Camping location with the addition of this RV
Park. Also feels that it could increase business for public transportation by
providing shuttle services for the campers to GNP, downtown Kalispell, etc.
Elizabeth Wood — representative for the Elks Lodge — wants to let the board
know they approve of this project and agrees that it could be very helpful for the
public transportation system.
MOTION
Skees moved and Kauffman seconded a motion that the Kalispell City Planning
GROWTH POLICYAMENDMENT
Board and Zoning Commission recommends to the Kalispell City Council
(KGPA-18-01)
Resolution KGPA-18-01, a resolution amending the Kalispell Growth Policy
Future Land Use Map from Urban Residential to Urban Mixed Use for the 50.33-
acre property.
BOARD DISCUSSION
Young and Graham inquired about the change to the growth policy. Asked if
changing the growth policy, along with changing the zoning and use, would it
make it difficult for any future developers if the RV Park did not happen. Jentz
advised that there is an amendment process that can be followed to make future
changes if need be and any development different than what is being proposed
would require a new PUD application.
Givasis says he feels this area is a good place for an RV Park being so close to
the trail.
ROLL CALL
The motion passed unanimously on a roll call vote.
MOTION
Vomfell moved and Graham seconded a motion that the Kalispell City Planning
ANNEXATION (KA-18-05)
Board and Zoning Commission adopt Staff Report #KA-18-05 as findings of fact
and recommend to the Kalispell City Council that 4.27-acres be annexed and the
zoning for the property be B-2/PUD.
BOARD DISCUSSION
None.
Kalispell City Planning Board
Minutes of the meeting of July 10, 2018
Page13
ROLL CALL
The motion passed unanimously on a roll call vote.
MOTION
Kauffman moved and Skees seconded a motion that the Kalispell City Planning
ZONE CHANGE (KZC-18-03)
Board and Zoning Commission adopt Staff Report #KZC-18-03 as findings of
fact and recommend to the Kalispell City Council that the zoning for the property
be B-2/PUD.
BOARD DISCUSSION
None.
ROLL CALL
The motion passed unanimously on a roll call vote.
MOTION- ORIGINAL
Giavasis moved and Kauffinan seconded a motion that the Kalispell City
PUD (KPUD-18-03)
Planning Board and Zoning Commission adopt Staff Report #KPUD-18-03 as
findings of fact and recommend to the Kalispell City Council that the Montana
Base Camp PUD overlay district for the entire 50.33-acre site be approved
subject to the conditions listed in the staffreport.
BOARD DISCUSSION
Graham asked for clarification in regards to the applicant naming the street.
Nygren advised that the applicant will work with Public Works on and it should
not be a problem letting him name the street.
Young asked about closing off the SE corner with a fire gate. Nygren advised
that it is something they could talk to the fire chief about but there is a code that
requires 2 accesses into the property due to the number of spaces being
requested. Staff recommended to the board to either add a condition to the staff
report or just leave it as is so staff could work with the applicant prior to council
considering the requests. The board decided that they would encourage the
applicant to talk with the fire chief to see about making the second access for
fire access only and not add a condition to the staff report. Nygren
recommended that the board could amend condition #31 by adding "wayfinding
signs," which could address how the applicant intends to direct traffic through
the development, including discouraging traffic through the second SE access.
Young noted that he does not agree with condition #12. Nygren advised he has
a suggestion for an amendment; the board could amend the wording to add in
parenthesis after "A sewer dump station (or similar mechanism intended to
capture the surcharge) shall be constructed......"
MOTION— STRIKE COND #12
Young moved to strike condition #12, did not receive a second. Motion failed.
PUD (KPUD-18-03)
MOTION —AMEND COND #12
Graham moved and Kauffman seconded a motion to amend condition #12 to
PUD (KPUD-18-03)
add language after "dump station" to read (or similar mechanism intended to
capture the surcharge), and keeping the rest of the condition as is.
BOARD DISCUSSION
The board discussed the fact that they want there to be options for the dump
station requirement to the applicant because they do not feel that requiring every
RV to dump upon entrance makes sense. They want the options available to the
city council to help decide as well.
ROLL CALL
The motion passed unanimously on a roll call vote.
MOTION —AMEND COND #21
Vomfell moved and Giavasis seconded a motion to amend condition #21 to
PUD (KPUD-18-03)
change the language after "placement of trees" to read, "as shown on site plan
and RV space design plan", and keeping the rest of the condition as is.
BOARD DISCUSSION
Graham asked for clarification from Vomfell. Vomfell advised that he just
Kalispell City Planning Board
Minutes of the meeting of July 10, 2018
Page14
wants to ensure the tree density. Young feels that Parks & Rec do a good job at
ensuring the developers do what they say they are going to do and is not
worried about it.
ROLL CALL
The motion failed 7-2 on a roll call vote.
MOTION —AMEND COND #30, SECB
Skees moved and Giavasis seconded a motion to amend condition #30. B to add
PUD (KPUD-18-03)
language after "to city standards" to read, "at the point 165 RV spaces are
constructed", and keeping the rest of the condition as is.
BOARD DISCUSSION
None.
ROLL CALL
The motion passed unanimously on a roll call vote.
MOTION —AMEND COND #31
Graham moved and Kauffman seconded a motion to amend condition #31 to
PUD (KPUD-18-03)
include language after "dump station'' to read "and wayfinding signs".
BOARD DISCUSSION
None.
ROLL CALL
The motion passed unanimously on a roll call vote.
BOARD DISCUSSION
None.
ROLL CALL ON THE ORIGINAL
The original motion passed unanimously, as amended, on roll call vote.
MOTION
MOTION
Young moved and Skees seconded a motion that the Kalispell City Planning
PRELIMINARY PLA T (KPP-18-07)
Board and Zoning Commission adopt Staff Report #KPP-18-07 as findings of
fact and recommend to the Kalispell City Council that the preliminary plat for
Montana Base Camp be approved, subject to the conditions, as amended listed
in the staff report.
BOARD DISCUSSION
Jentz mentioned that RV Parks and Mobile Home Parks are required by the
state to file a preliminary plat but not a final plat; they will submit a revised
preliminary plat later on that is filed with the city.
ROLL CALL
The motion passed unanimously on a roll call vote.
OLD BUSINESS
Nygren noted staff is continuing to work on the Downtown Renewal Plan.
NEW BUSINESS
None.
ADJOURNMENT
The meeting was adjourned at approximately 7:58pm.
NEXT MEETING
The next meeting of the Kalispell Planning Board will be held on Tuesday,
August 14, 2018 at 6:00 p.m. and located in the Kalispell City Council
Chambers, 201 1 st Ave East.
Chad Graham
President
APPROVED as submitted/amended:
Kari Hernandez
Recording Secretary
Kalispell City Planning Board
Minutes of the meeting of July 10, 2018
Page15
MONTANA BASE CAMP
REQUEST FOR GROWTH POLICY AMENDMENT
STAFF REPORT #KGPA-18-01
REQEST FOR ANNEXATION AND INITIAL ZONING OF B-2
STAFF REPORT #KA-18-05
REQUEST FOR ZONE CHANGE TO B-2
STAFF REPORT #KZC-18-03
REQUEST FOR A PLANNED UNIT DEVELOPMENT OVERLAY
STAFF REPORT #KPUD-18-03
REQUEST FOR MAJOR SUBDIVISION PRELIMINARY PLAT
STAFF REPORT #KPP-18-07
KALISPELL PLANNING DEPARTMENT
June 26, 2018
A report to the Kalispell City Planning Board and the Kalispell City Council
regarding a request from Basecamp Outpost, LLC to develop a 50.33-acre site
into a 330 space R.V. Park including a city street extension, private drives,
open space and accessory structures. The requested applications include a
growth policy map amendment, annexation of 4.27-acres, zoning map
amendment, Planned Unit Development (PUD) zoning overlay and preliminary
plat approval for an R.V. Park. A public hearing has been scheduled before the
planning board for July 10, 2018, beginning at 6:00 PM in the Kalispell City
Council Chambers. The planning board will forward a recommendation to the
Kalispell City Council for final action.
A. Petitioner and Owners: Basecamp Outpost, LLC (Andy Matthews)
5238 Baskin Street
Orlando, FL 32814
Technical Assistance: A2Z Engineering (Robert Smith)
138 E. Center Street
Kalispell, MT 59901
B. BACKGROUND INFORMATION: The Kalispell City Council approved the
annexation of 207-acres of Siderius property with a PUD placeholder in
2008. The PUD placeholder initial zoning for the property included B-2
and RA-1 and bound the owners to a future PUD application prior to any
development of the site.
I
The Montana Basecamp PUD application involves a 50.33 acre portion of
the larger 207-acre property. It is currently zoned RA-1. Basecamp
Outpost, LLC is requesting permission to develop the 50.33-acre site into
a 330 space R.V. Park. The overall project would include the
construction of a collector road along the eastern boundary of the site
connecting the US 93 By-pass on the north with Ashly Meadows road on
the south. All internal development within the RV Park would be
privately owned and maintained including the internal streets, open
space, storm water facilities, manager's residence, pool and common area
structures (bathrooms, recreation building, food, barn and camp store).
The project will be constructed over 5 phases with the first phase
consisting of 62 R.V. parking spaces. The requested use is unique as
there has not previously been an R.V. Park approved within the city
limits. Factors that tend to inhibit RV Park developments within a city
limits include the high cost of land and the extension of urban services.
Accordingly, most R.V. Parks are developed in the county where larger
tracts of land are more available and development standards are less
stringent. In this case, the applicant wishes to be in city limits where
guests can enjoy all the City of Kalispell has to offer, while providing a
"base camp" for visitors to explore the rest the valley. This is a multi -
application process and the applicant has submitted the following
applications:
• Growth Policy Map Amendment - The applicants have applied for an
amendment to the Kalispell Growth Policy Future Land Use Map. The
subject property is currently designated as "Urban Residential" on the
entire 55-acres proposed to be developed. The amendment request is
to change the 50.33-acres from "Urban Residential" to "Urban Mixed
Use" to accommodate the commercial nature of the project.
• Annexation - When Siderius Commons was originally annexed to the
city, the 100 foot wide BNSF Railroad right-of-way extending from
Somers to Kalispell which traverses the property from the northwest
corner to the southeast corner of the property was owned by the
Montana Department of Transportation with the intent of
constructing the current path along this R/W. MDT did not wish to
annex this land at the time along with Siderius Commons. In 2010,
the Siderius family swapped land with MDT to come up with a new
trail configuration through their property south of the By-pass. This
land swap left the original 100 foot R/ W now owned by Siderius out in
the County and not annexed in. Upon annexation the applicants are
requesting a B-2 / PUD zoning coinciding with the requested zone
change on the remainder of the property.
PJ
• Zone Change Map Amendment - The site is currently zoned RA-
1/PUD, which coincides with the initial annexation of the property
and the original future development plan of the site. The applicants
are requesting B-2/PUD to accommodate the proposed R.V. Park for
the entire 50.33-acres. The request will be reviewed in accordance
with Chapter 27.29 of the Kalispell Zoning Ordinance.
• Planned Unit Development (PUD) Overlay Zone - A Commercial PUD
will function in concert with the B-2 Zone to provide a comprehensive,
integrated development plan. The PUD will be reviewed in accordance
with Section 27.19.020(4) of the Kalispell Zoning Ordinance.
• Subdivision Approval - The applicants are submitting a preliminary
plat for Phase 1 of the project to accommodate 62 R.V. spaces. This
process insures the proper planning and oversight of public services
such as water, sewer, storm water, streets, intersections, traffic
control is provided for. The request will be reviewed in accordance
with Chapter 28.4 of the Kalispell Subdivision Regulations.
C. Location and Legal Description of Property: The property is
undeveloped tract land and is generally located south of the 4-lane
alternate 93 roundabout, west of U.S. Highway 93, north of Ashley
Meadows and east of Ashley Creek and the rails to trails pathway. The
property can be legally described as Tract 1 and Tract 2 of Certificate of
Survey 20796 in the S2S4 of Section 29 and N2NE4 of Section 32,
Township 28 North, Range 21 West, P.M.M., Flathead County, Montana.
D. Size: The subject property encompasses 50.33 acres.
E. Existing zoning: A majority of the property is within city limits and
located within the RA-1 / PUD Zone. The PUD associated with the
property is known as the Siderius Placeholder, as no final development
plan was submitted. The intent of the PUD placeholder is to allow the
developer to enter into a development agreement with the city, binding
the property to a future PUD application.
There is a 4.27-acre portion of the property located within Flathead
County jurisdiction with SAG-10, Suburban Agriculture Zoning. The
county SAG-10 Zoning is located on a sliver of the old railroad right-of-
way (used for Rails to Trails Pathway) that was previously owned by
BNSF and then the Montana Department of Transportation. The 4.27-
acre sliver was not part of the original Siderius annexation because they
did not own it at the time. Since the annexation, the Siderius's and
Montana Department of Transportation came up with a new alignment of
the Rails to Trails Pathway and a land swap was made making it now
3
possible for the old right-of-way to be annexed into the city for future
development.
F. Proposed Zoning: The proposed zoning of the subject property is city B-
2 with a commercial PUD zoning overlay on the entire 50.33-acres. The
PUD will function in concert with B-2 Zone to provide a comprehensive,
integrated development plan. The B-2 Zoning District provides for a
variety of sales and service establishments to serve both the residents of
the area and the traveling public. The district depends on the proximity to
major streets and arterials and should be located in business corridors or
islands. This zoning district would typically be found in areas designated
as Commercial and Urban Mixed use on the Kalispell Growth Policy
Future Land Use Map.
G. Existing Land Use: The entire 50.33 acres of land is undeveloped
farmlands.
H. Adjacent Land Uses:
North: Alternate bypass and undeveloped land
West: Ashley Creek, Rails to Trails Pathway, County residential
development on large parcels
South: County residential development of large parcels
East: County commercial/industrial uses and vacant land
I. Adjacent Zoning:
North: City RA-1
West: County SAG-10
South: County SAG-10
East: City B-2/PUD and County I-1H
J. General Land Use Character: The general land use character of the
Highway 93 South corridor is commercial and light industrial uses
concentrated along Highway 93. Moving west from the highway oriented
businesses along the By-pass are larger undeveloped tracts or rural
residential tracts of land.
K. Availability of Public Services and Extension of Services: Existing city
infrastructure in this area includes city water and sewer lines within U.S.
Highway 93, located approximately 'A mile east of the subject property.
Sewer: City of Kalispell
Water: City of Kalispell
Refuse: Private Refuse
Electricity: Flathead Electric Cooperative
4
Gas: North Western Energy
Telephone: CenturyTel
Schools: Flathead High School, Somers Elementary
Fire: City of Kalispell Fire Department
Police: City of Kalispell Police Department
I. EVALUATION OF THE GROWTH POLICY AMENDMENT
The developer is requesting a growth policy amendment for approximately
50.33 acres to be changed from Urban Residential to Urban Mixed Use.
Urban Residential is defined as residential neighborhoods developed at
densities between 4 - 12 dwellings per acre on an overall site basis. An
integrated development plan within an urban neighborhood could include
single family, duplex and multi -family housing as well as mixed use
development.
Urban Mixed Use typically embraces the following concepts as provided in the
Kalispell Growth Policy.
a. Encourages the development of compact, centrally located service and
employment areas that provide easy connections between existing
commercial and residential neighborhoods.
b. A complete system of pedestrian and bike paths is important in
mixed -use areas.
c. Expand the depth of urban highway commercial areas as mixed -use
corridors, in order to provide an alternative to linear commercial
development, concentrate more intensive uses along traffic arterials,
improve business district circulation and transportation efficiency
areas, by secondary street access, provide flexibility for larger
development sites, and expand small business opportunities.
d. Within these corridor areas, provide for higher -intensity, mixed -use
areas roughly two blocks on both sides of urban highways. As
distance from the highway increases, create a gradual transition into
the residential neighborhoods by encouraging multi -family, offices
and other compatible uses as a transition tool with sensitivity to
compatible design.
e. Avoid encroachment into established, intact residential areas.
f. Allow a compatible mix of higher -intensity uses including office as
well as some commercial and light industrial; medium and high -
density residential and public facilities.
s
The evaluation and review of growth policy amendments follows the public
interest criteria. The Growth Policy Plan -It 2035 is used to provide a general
and comprehensive outline of community goals and expectations about where
and how the subject property should develop. The following criteria for
evaluation are as follows:
• Changes in circumstances that warrant the amendment;
• The Economy;
• Growth Management;
• Land Use: Business and Industry;
• Community and Recreation Facilities;
• Historic Downtown and Core Area; and
• Public infrastructure and services.
The proposed plan amendment will be considered in the context of the current
Kalispell Growth Policy Plan -It 2035, as well as current and future development
trends for the area.
A. Has there been a change of circumstances under which the proposed
plan amendment is being made that warrants its consideration?
The Growth Policy Future Land Use Map depicts the subject property as Urban
Residential, which supports the RA-1 Zone given to the property at time of
annexation. Within the RA-1 Zone/Urban Residential land use category, you
would expect a mixture of single-family and multi -family development at
densities of up to 12 dwelling units per acre, or a theoretical maximum of
about 600 dwelling units. The properties to the immediate east are located
within the Urban Mixed Use land use category due to their proximity to U.S.
93. The Urban Mixed Use land use category was not originally carried onto the
subject property. It is the city's goal to limit large commercial development
adjacent to the alternate bypass and particularly in the area of the round
abuts/interchanges in order to preserve the by-pass as a long term traffic
carrier and not unduly impact the free flow of traffic around the community.
The Urban Residential land use category also functions as a buffer between the
Urban Mixed Use land use designation to the east along the highway and the
lower density suburban/rural residential development in the county to the
west and south.
The proposed amendment for Urban Mixed Use would accommodate a B-2
General Business Zone and the B-2 Zone allows the requested R.V. Park. The
only other zone that accommodates an RV park would be the H-1 Hospital
zone. The associated PUD request will limit use of the property to the proposed
r.
R.V. Park use, and would not allow for a further expansion of large-scale
commercial development, which was not anticipated in this location. The R.V.
Park is planned for 330 spaces at full buildout, equating to 6.6 spaces per acre.
If the property were developed as residential, it could be built with up to 600
units, which equates to 12 dwelling units per acre. Accordingly, it could be
expected that the use would be of less intensity than what is planned, even
though the land use being requested is a more intensive land use category.
Lastly, infrastructure improvements and development patterns in the area have
changed in the following ways:
1. City water and sewer mains have been installed in the U.S. 93 South
adjacent to the site as part of the Old School Station development, thus
allowing this site immediate access to city water and sewer services to
the east.
2. The Alternate Bypass has been constructed, including a 4-lane
roundabout giving direct access to the subject property from the north.
3. Montana Department of Transportation has acquired Ashely Meadows
Road as an 80-foot right -of way, allowing for secondary access into the
project site from the south.
4. The Core Area Plan is being implemented, which will allow for the
removal of the tracks and the construction of a trail in its place. The new
trail will connect with the existing Rails to Trails pathway, which runs
south through the subject property. Presumably, the guests staying at
the R.V. Park will have direct access via bike into the downtown.
5. Montana continues to grow as a recreation destination for tourists. The
Beacon recently reported that Tourism is a top tier economic contributor
in Montana. Glacier National Park visitation continues to rise yearly,
with 3.3 million visitations last year necessitating additional
accommodations for those visitors.
B. Does the proposed plan amendment further the overall goals and
objectives of the growth policy when considering the specific elements
of the plan?
THE PROPOSED AMENDMENT IS CONSISTENT WITH THE GROWTH
POLICY IN THE FOLLOWING WAYS AS ILLUSTRATED IN CHAPTER 1 -
THE ECONOMY:
Chapter 1 - The Economy, Goal 4 states, "Strengthen Kalispell as a
regional retail center that strives to capture more local and out of county
dollars".
The requested land use change of Urban Mixed Use to the 50.33-
acre project site allows for the development of the R.V. Park which
will be a tourist destination for travelers from throughout the region.
They in turn will stay in Kalispell and support local retail and
entertainment businesses.
Chapter 1 - The Economy, Policy 2 states, `provide adequate space for
growth that carefully considers the type, location, and design of industrial
sites, shopping area, and tourist facilities."
Kalispell has not specifically planned for an RV Park facility within
its annexation boundary. An RV Park is considered a tourist
facility. The proposed property does lend itself well to the use due
to its access onto the highway system and Rails to Trails Pathway,
which could be used by visitors for recreation and an access point
into Downtown Kalispell.
Policy 6 states, "Support amenities that promote the Kalispell area as a
retirement, tourism, convention, and arts destination."
The Urban Mixed Use land use category would allow for
development of the R.V. Park which would be an amenity within
city limits for visitors that can attend all of the events the city has
to offer.
C. Growth Management:
Two primary mechanisms for managing growth in the City of Kalispell
exist which are to rely on redevelopment and infill within the current City
limits or annexation of outlying areas. A goal of the growth policy is to
provide a comprehensive, effective growth management plan that
provides for all the needs of the community, is adaptable to changing
trends and is attuned to the overall public welfare.
Chapter 3 - Community Growth and Design, Goal 4 states, "Commercial
and residential development should be designed to take advantage of and
enhance adjacent streets, parks, and natural features."
The proposed R.V. Park is designed to take advantage of the
alternate bypass roundabout and a city street extension south to
Ashley Meadows Road. Additionally, the development is located
adjacent Ashley Creek and the Rails to Trails pathway.
Recommendation 2 states, "use the Kalispell potential utility service area
plan to guide when deciding future use and densities in a particular area."
The proposed development is within city limits and the proposed
use would not overburden city services. As part of the development
s
process city streets and water and sewer extensions will be extended
to the site and constructed in accordance with city policy.
D. Land Use:
The location of the requested growth policy amendment is currently used for
agriculture. General goals and polices of the growth policy encourage the
orderly development in the growth policy area with space for future
expansion while ensuring compatibility of adjacent land use. The requested
growth policy amendment would change the Urban Residential land use
categories to allow for an R.V Park. The R.V. Park is planned for 330 spaces
at full buildout, equating to 6.6 spaces per acre. If the property were
developed as residential, it could be built with up to 600 dwelling units,
which equates to 12 dwelling units per acre. Accordingly, it could be expected
that the proposed use an RV Park would be of less intensity than what is
planned, even though the land use being requested is a more intensive
growth policy land use category. The R.V. Park would be seasonal, so in the
off-season there will be limited use further nullifying the impacts on city
services.
E. Natural Environment:
The natural environment is an important part of what makes a
neighborhood or community an appealing place to live which may be
jeopardized as growth occurs. Various key sectors of the area's economy
depend on and impact the natural environment. Prime farmland in rural
areas and wildlife habitat is being displaced by development. Future
development should take these issues into mind and mitigate them
accordingly. Chapter 5, The Natural Environment, contains the following
goals and policies which support the requested map amendment.
Goals:
4. Development should be compatible with important wildlife habitat
corridors.
After review of the Appendix A maps, it was determined that there
are not any wildlife habitat or wildlife corridors near the
development. The proposed development is situated approximately
200 feet away from the adjacent Ashley Creek to the west. The
developable portion of the site is isolated from Ashley Creek by the
existing bike trail corridor.
PnliriPc•
5. Encourage growth only on agriculture lands entirely within the city's
annexation boundary.
Z
The property has been grazed over the years and used from hay
land in the past. A small portion of the site is designated as "prime
farmland when irrigated". However, the property is within the city
annexation boundary and the growth policy current designation
anticipates residential development already. Conversion of the
designation from Urban Residential to Mixed Use will have no more
serious impact on agricultural lands.
F. Community and Recreational Facilities:
A land use amendment to Urban Mixed Use would allow for the
development of the R.V. Park with an associated PUD. The PUD plan
submitted shows over 18-acres of the 50-acre site being utilized as open
space areas with an integrated trail system and common facilities, such
as, bathroom, pool, recreation room and lodge for guests. The goal of the
R.V. Park is to provide recreational use by RV Park customers needing
larger outdoor spaces for physical activities and small gathering such as:
o Dog walking,
o Children running, playing, exercising,
o Picnicking and/or grilling
o Campfire gatherings
o Bicycling
o Relaxing
Landscaped areas to provide for physical and visual separation of RV
park spaces from:
o Established walking trail facility
o Other R.V. spaces
o Traffic on surrounding streets
o Surrounding commercial/highway industrial development
Stormwater mitigation and management though use of well -planned,
very shallow storage that can be used as open space.
Conversely, if the property were to remain as Urban Residential the
property would also be constructed with some sort of recreation facilities
associated within whatever residential development is proposed on the
property. Although, due to the nature of the use it is likely that the R.V.
Park will provide a more park like recreation setting than if the property
were to be developed as residential.
G. Infrastructure and Public Services:
Infrastructure and the provisions of public services is one of the highest
priority issues for service providers in the growth policy area. Adequate
provisions of services for new development in both the rural and urban
10
areas are important considerations when considering planning for future
land uses. Chapter 9, Public Infrastructure Services, contains the
following goals and policies which support the requested map
amendment.
Sewer
GO,gIS-
2. Make public sewer available to areas that are in close proximity to
services as directed by the extension of services plan.
Sewer service is located east of the property within the U.S. 93 corridor.
As part of the development of the site the developer would extend
services to the property and also the entire length of the property as
the property develops. This will allow existing properties currently in
the county and adjacent the highway future access to the sewer main.
6. Ensure the wastewater treatment plant and sewer collection system has
adequate capacity to accommodate future development.
The wastewater treatment plant has adequate capacity for this
development. Sewer facilities plans were developed for this area, which
included the subject property being developed with up to 600 dwelling
units.
Policies:
1. New sewer mains should be designed and constructed to accommodate
future expansion of the sewer system.
Any development of the site will include requirements that the property
is developed in accordance with the City of Kalispell Construction
Guidelines and extension of services plan. Prior to construction the
development will be reviewed by Public Works determining compliance
with those requirements.
Water
Goals:
8. Consider future needs with the replacement or installation of mains.
Development of the site will be in compliance with the city's
extension of services plan.
II
9. Provide adequate pressure and flows to meet firefighting and user
needs.
Any development of the site will include requirements that the
property is developed in accordance with the City of Kalispell
Construction Guidelines, which accounts for pressure and fire flows
to meet firefighting needs. Prior to construction the development will
be reviewed by Public Works and Fire Department determining
compliance with those requirements.
PoliriPc-
3. Water lines and utility easements should be extended to the farthest
extent of new developments to facilitate orderly growth to adjacent
lands in the future.
Development of the site will be in compliance with the city's
extension of services plan.
Storm Water Management
Goals:
1. Ensure adequate storm water management facilities for all
incorporated urban areas.
Any development of the site will include requirements that the
property is developed in accordance with the City of Kalispell
Construction Guidelines, which accounts for storm water facilities.
Prior to construction the development will be reviewed by Public
Works determining compliance with those requirements.
PoliriPc-
1. The quantity and rate of runoff from a developed piece of property
should not exceed that which would occur had the property remained
undeveloped.
Public Works regulations require that all the runoff from the
development be maintained on -site. Preliminary calculations by the
developer's engineer have determined that the on -site storm water
retention facilities are adequate in size to support the proposed
development. Prior to construction the development will be reviewed
by Public Works determining compliance with those requirements.
12
Police Protection:
Recommendations:
a. As the community grows, ensure that the law enforcement agencies
have adequate staffing and resources.
The Police Department has been notified of the development and do
not have any level of service issues with the proposed development.
The proposed use will likely be self -policing as the developer intends
to have a clean, family friendly atmosphere for the traveling public.
There will be an onsite manager that can handle any issues that
may arise prior to contacting the police department.
Polices:
1. Adequately staff law enforcement agencies.
As stated above, the police department has been notified of the
proposed development and does not see any level of service issues.
Therefore, the police department is adequately staffed to service the
proposed development.
Fire and Ambulance Services:
Goals:
1. Adequately staff and operate fire companies to be able to handle
demand and provide effective fire and EMS response and mitigation.
The Fire Department has been notified of the development and do
not have any level of service issues with the proposed development.
There will be an onsite manager that can handle any issues that
may arise prior to contacting the fire department.
PnliriPc-
1. All new construction, occupancy remodeling and/or change of
documented occupancy use shall be required to comply with adopted
fire, electrical and building codes.
All construction for development will be required to comply with the
Uniform Fire Code and International Fire Code.
13
THE PROPOSED AMENDMENT IS NOT CONSISTENT WITH THE GROWTH
POLICY PLAN -IT 2035 IN THE FOLLOWING WAYS:
There are a number of Growth Policy statements that support the
proposed Growth Policy Map amendment to Urban Mixed Use. However,
there are a number of long-term growth policy goals that would not
support the proposed amendment.
Chapter 3 - Community Growth and Design, Goal 3 states, "Encourage
housing for all sectors and income levels within the community."
The proposed map amendment to Urban Mixed Use would reduce
the ultimate inventory of land available for housing opportunities
within the community and provide for more commercial
development. The property is in an ideal location for housing and
the facilities plans have accounted for such development.
Recommendation 2 states, "Use the Kalispell facility plan as a guide when
deciding future use and densities in a particular area."
The facilities plans for the subject property have planned for the
use being residential and accommodating up to 600 residential
dwelling units. A land use change accommodating commercial
growth/R.V. Park would not fully utilize how the property has been
planned.
Chapter 4 - Land Use, Housing, Goal 1 states, "Provide an adequate
supply and mix of housing that meets the needs of present and future
residents in terms of cost, type, design and location."
The existing land use designation of Urban Residential provides for
a mix of housing types up to 12 dwelling units per acre. The land
use designation also serves as a transition from the existing
commercial and industrial development to the east and the county
development to the west. The property has easy access onto the
bypass making this an ideal location for housing as it would have
easy access to the greater Kalispell transportation system and
employment opportunities. Kalispell's population is expected to
grow by up to 38% over the next two decades, with a total demand
of as many as 3,000 new housing units by 2035. The existing land
use of Urban Residential on this property would provide a large
percentage of those housing opportunities.
14
II. ANNEXATION EVALUATION
A request to annex a 100 foot wide, 4.27 acre strip of remnant RR R/W
running diagonally from southeast to northwest through the overall site.
1. Compliance with the growth policy:
Two primary mechanisms for managing growth in the City of Kalispell
exist which are to rely on infill within the current city limits or
annexation of outlying areas. A goal of the growth policy is to provide a
comprehensive, effective growth management plan that provides for all
the needs of the community, is adaptable to changing trends and is
attuned to the overall public welfare. The 4.27-acre strip of land located
within Flathead County jurisdiction is zoned SAG-10, Suburban
Agriculture. It is completely surrounded by property within city limits.
The county SAG-10 Zoning is located on a sliver of the old railroad right-
of-way (used for Rails to Trails Pathway) that was previously owned by
the Montana Department of Transportation. The 4.27-acre sliver was not
part of the original Siderius annexation because they did not own it at
the time. Since the annexation, the Siderius's and Montana Department
of Transportation came up with a new alignment of the Rails to Trails
Pathway and a land swap was made making it possible for the old right-
of-way to be annexed into the city for future development. Chapter 2,
Growth Management, contains the following goals that are relevant to
this particular annexation request:
1. Implement a comprehensive, effective growth management
program that recognizes and upholds the general welfare of the
community as well as individual rights.
2. New urban and suburban development occurs in areas where
public water and sewer are available.
3. Provide adequate areas for growth and expansion with regard to
amount, timing and location.
In addition, to the three cited goals, the city council adopted an
annexation policy in 2011, with a corresponding map as an addendum to
the city's growth policy document. The purpose of the annexation policy is
to give the planning board, the council, and the development community
direction when property owners outside of the city limits are requesting
municipal services and annexation. The property proposed for annexation
falls inside the city's direct annexation boundary.
2. Municipal Services:
15
Municipal sewer and water mains are located along the US Highway 93
corridor to the east and can be readily extended by the applicant to serve
the site when the property undergoes development. Given the level of
existing services available to and in place, annexation of the property will
not overburden the municipal services in place. A private late comer's
agreement is involved with both the water and sewer main extensions.
3. Distance from current city limits:
The project site is an unincorporated island within the city, thus the
annexation is a logical expansion of the existing city limits.
4. Cost of services:
The property being annexed is already completely surrounded by city
limits. The cost of services will not create any undo costs to the city, as
any necessary infrastructure associated would already be serving adjacent
land within the city. Additionally, development will be required to be
constructed in accordance with the City of Kalispell's Design and
Construction standards and any other development policies, regulations
or ordinances that may apply. This particular annexation is considered
more of a house keeping issue that did not get addressed when the
parent tract was annexed in 2008.
III. EVALUATION OF PROPOSED ZONING BASED ON STATUTORY
CRITERIA
This report evaluates the appropriate assignment of a city zoning classification
in accordance with Section 27.03.010(4) of the Kalispell Zoning Ordinance. The
property owner has petitioned for annexation of the 4.27-acres with an initial
zoning classification of B-2 with a commercial PUD overlay. The applicant is also
requesting that the entire 50.33-acre project site be rezoned to B-2 with a
commercial PUD overlay, which would accommodate the R.V. Park use and is
compatible with the requested Urban Mixed Use land use category outlined
previously.
The statutory basis for reviewing a change in zoning is set forth by 76-2-303,
Montana Code Annotated (M.C.A.). Findings of fact for the zone change request
are discussed relative to the itemized criteria described by 76-2-304, M.C.A. and
Section 27.29.020, Kalispell Zoning Ordinance.
1. Does the requested zone comply with the Kalispell Growth Policy?
Currently, the proposed zoning of B-2 does not comply with the Kalispell
Growth Policy Future Land Use Map, which designates the subject
ICol
property as Urban Residential. As outlined above, the applicants have
requested that the Growth Policy Future Land Use Map be changed to
Urban Mixed Use on the property. The B-2 Zoning District is an
appropriate zone for the Urban Mixed Use land use category and would be
in compliance if the Growth Policy Map is concurrently amended.
The proposed B-2 (General Business) Zoning District permits a variety of
office, commercial (including campgrounds/R.V. Park) and residential
uses that are compatible with the Urban Mixed Use designation. The B-2
Zoning District depends on the proximity to major streets and arterials.
Chapter 1 - The Economy, Goal 4 states, "Strengthen Kalispell as a
regional retail center that strives to capture more local and out of county
dollars".
The requested zone change to B-2 on the 50.33-acre project site allows for
the development of the R.V. Park which will be a tourist destination for
travelers from throughout the nation. This traveling public will then
predictably patronize local businesses.
Chapter 1 - The Economy, Policy 2 states, `provide adequate space for
growth that carefully considers the type, location, and design of industrial
sites, shopping area, and tourist facilities."
A B-2 Zone would allow for commercial uses, such as an R.V. Park. The
property does lend itself well to commercial use due to its access onto the
highway system and adjacent commercial/industrial uses. In the case of
an R.V. Park, the site lends itself well due to Rails to Trails Pathway,
which would be an amenity used by visitors.
Policy 6 states, "Support amenities that promote the Kalispell area as a
retirement, tourism, convention, and arts destination."
The B-2 Zone would allow for development of the R.V. Park which would
be an amenity within city limits for visitors that can attend all of the
events the city and greater Flathead Valley and Glacier National Park has
to offer.
In addition to zoning the entire 50.33 acres B-2, the developer is also
requesting the Planned Unit Development (PUD) zoning overlay be
included in the zoning. By placing the PUD over the property in
conjunction with the B-2 Zoning, the city council has the ability to place
additional conditions on the property to mitigate any associated impacts.
The PUD request is further outlined in Section 4 of this report.
2. Is the requested zone designed to lessen congestion in the streets?
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The uses allowed under the proposed B-2 Zone will generate more traffic
than those allowed under the existing RA-1 city zoning and county SAG-
10 zoning. This is because the proposed B-2 zoning includes high density
residential development in addition to commercial. It is anticipated that
higher density housing and commercial uses will create additional traffic in
the immediate area. Accordingly, any development of the property that
creates 300 or more vehicle trip per day would require a traffic impact
study prior to construction. The traffic study evaluates the impacts the
development has on the traffic system and indicates mitigation necessary
to maintain acceptable levels of service. Any development would be
required to maintain the same level of service that currently exists.
Mitigation could include such elements as a new traffic light, stop signs,
new turn lanes, road improvements, road widening, additional access
points, etc. Note that any development of vacant land will cause an
increase in traffic. The purpose of the TIS is to mitigate traffic impacts
that create a negative or unsafe condition, not just merely an increase in
traffic.
MDT is in the process of planning for the future design of the existing
round about on the north side of this property on the By-pass. The MDT
preference would be to construct a junior interchange. This will require
additional land acquisition by MDT. Additionally, the city, in concert
with MDT has worked to limit the amount of extraneous commercial
development that occurs along the By-pass as commercial development
will over time inhibit the free flowing functionality of the by-pass. An
unrestricted B-2 zone would have this potential. The use of the PUD
overlay would serve to limit the impacts of potential commercial
development.
3. Will the requested zone secure safety from fire, panic, and other dangers?
Adequate access and public facilities are available or would be constructed
in conjunction with future development of the site in the case of an
emergency. Any new construction will be required to be in compliance
with the building safety codes of the city which relate to fire and building
safety. All municipal services including police and fire protection, water
and sewer service would be available to the property.
4. Will the requested zone promote the health and general welfare?
The requested zoning classification will promote the health and general
welfare by restricting land uses to those which would be consistent with
the city's growth policy map and provide a place for new residential and
commercial uses to locate within city limits. Additionally, by placing the
PUD over the property in conjunction with the B-2 Zoning, the city
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council has the ability to place additional conditions on the property to
mitigate any associated impacts.
5. Will the requested zone provide for adequate light and air?
Setback, height, and lot coverage standards for development occurring on
the properties are established in the Kalispell Zoning Ordinance to ensure
adequate light and air is provided. Additionally, by placing the PUD over
the property in conjunction with the B-2 Zoning, the city council has the
ability to place additional conditions on the property to mitigate any
associated impacts.
6. Will the requested zone prevent the overcrowding of land?
The potential development associated with the property would be limited
by both the development standards associated with the B-2 Zoning
District that relate to lot coverage and the types of uses permitted under
the zoning. The associated PUD ensures that the uses and layout of
property will not cause an overcrowding of land. Commercial and
residential development in this area is appropriate because of its location
and the availability of urban services.
7. Will the requested zone avoid undue concentration of people?
Minimum lot standards and use standards will avoid the undue
concentration of people when the property is further developed. In
addition, the PUD process will help mitigate any impacts associated with
the development.
8. Will the requested zone facilitate the adequate provision of transportation,
water, sewerage, schools, parks, and other public requirements?
All public services and facilities will be provided to the properties prior to
construction, and development is encouraged in the Kalispell Growth
Policy Plan -It 2035 where these services are available. Utility connections
and transportation corridors are addressed through the City of Kalispell
Design and Construction standards and extension of services plan.
9. Does the requested zone give consideration to the particular suitability of
the property for particular uses?
The proposed B-2 zoning district would permit uses consistent with the
surrounding land uses already established along the Highway 93 corridor.
The neighboring properties within city limits to the east are also located
within the B-2 Zone. The B-2 Zone is not only the most compatible
commercial zone, but also would allow for and R.V. Park if a conditional
19
use permit were obtained. In this case the applicant is requesting a PUD
in association with the zone, which accounts for the requested R.V. park
use.
10. Does the requested zone give reasonable consideration to the character of
the district?
The property included in the zoning request is located on the west side of
Highway 93 and south of the By-pass. This area's character is a
combination of commercial and industrial development along Highway 93.
To the immediate east, a log house construction yard operates in a County
Highway Industrial zone. To the north, a federal highway by-pass abuts
the property. To the west, the property generally buts up against Ashley
Creek which forms a natural barrier to continued westerly development.
Beyond Ashley Creek there are several larger residential tracts of land.
The character of this area, once primarily large single-family lots and
agricultural operations, continues to change. This can be attributed to
the county industrial zoning initiated over twenty years ago abutting the
property to the east and more recently the installation of public water and
sewer lines in this area. The B-2 zoning designation with a PUD overlay
over the entire 50.33-acre project site would be appropriate for the site
given the existing land uses along the highway and proximity to U.S. 93
and the bypass to accommodate increases in traffic for the area.
11. Will the proposed zone conserve the value of buildings?
Value of the buildings in the area will be conserved because the B-2
zoning will promote compatible and like uses on the project site which can
be found on other properties in the immediate area. The PUD provisions
will allow specific site design and mitigation measures to insure
compatibility measures can be incorporated into the design.
12. Will the requested zone encourage the most appropriate use of the land
throughout the municipality?
This particular piece of property has, in one sense become isolated from
the rest of Kalispell proper. Ashley Creek to the west forms a natural
boundary to west ward municipal expansion. The Highway 93 By-pass to
the north forms a second barrier to neighborhood connectivity. The I-1H
County industrial zoning and the log home construction yard form an
industrial character to the east. To the south lies large acreage rural
residential lots which form a barrier to future urban residential
development. Development should be encouraged in areas where
services and facilities are available to support these types of uses. The
proposed zoning and potential subsequent uses would be consistent with
20
the surrounding land uses in the area. When development occurs,
construction standards outlined and required in the city's building codes
and PUD review will help to enhance one of Kalispell's most used gateway
entrance corridors.
IV. EVALUATION OF THE PLANNED UNIT DEVELOPMENT PROPOSAL
The intent of a Planned Unit Development district is to serve as an overlay
zoning district. The district shall function in concert with one or more of the
underlying zones to provide a comprehensive, integrated development plan
which will serve to modify the underlying zone and, where appropriate,
subdivision standards with the intent of providing flexibility of architectural
design and density as well as providing the option to mix land uses and
densities while preserving and enhancing the integrity and environmental
values of an area.
The Montana Base Camp PUD would provide a general layout of the 50.33-acre
project site. The PUD will be a commercial PUD and function in concert with
the requested B-2 Zone. A PUD is required on this property because it is part of
the Siderius PUD placeholder. The Siderius PUD placeholder zoned the property
B-2 and RA-1 and bound the property to a future PUD application.
Section 27.19.030(2), Commercial PUD, has the following standards applicable
to this application:
(a) Minimum size is two acres of developable area.
The R. V. Park is 50.33 acres in size.
(b) A commercial PUD may be established in areas zoned B-1 through B-
5, P-1 and H-1.
The proposed zoning for the development is B-2.
Sections 27.19.020(4) of the zoning regulations provide that the planning board
shall review the PUD application and plan based on the following criteria:
A. The compliance of the proposed PUD with the city growth policy and
in particular the density and use policies of the plan;
As previously mentioned in the staff report, the development of Montana
Base Camp is predicated on the attached growth policy amendment to
"Urban Mixed Use." The PUD itself will not be varying from any of the goals
and policies of the Urban Mixed Use land use designation. Primarily, the
PUD will be addressing design standards that enhance the aesthetics of
21
the R.V. Park, to buffer the park from adjoining uses, address the interface
between the development and the existing Rails to Trails pathway, and
provide for extension of city services in accordance with city regulations.
The requested amendment to Urban Mixed Use is coinciding with a PUD
request for an R.V. Park. The associated PUD will limit the property to the
proposed R.V. Park use, and would not allow for a further expansion of
large-scale commercial development, which was not anticipated in this
location. The R.V. Park is planned for 330 spaces at full buildout,
equating to 6.6 spaces per acre. If the property were developed as
residential under the current land use designation of Urban Residential, it
could be built with up to 600 units, which equates to 12 dwelling units
per acre. Accordingly, it could be expected that the use would be of less
intensity than what is planned for the property, even though the land use
of Urban Mixed Use being requested is a more intensive land use category
than Urban Residential. The nature of the proposed use also serves as a
good transitional use from the commercial/industrial uses adjacent the
highways to the west and the low -density county development to the west
across Ashley Creek. Originally, the Urban Residential land use category
served as a transition from the commercial/industrial development along
the highway to the county development to the west.
B. The extent to which the PUD departs from the underlying zoning
and the reasons why such departure are or are not deemed to be in
the public interest, and the mitigation conditions that the PUD
provides to address the deviations;
The PUD overlay would limit the allowable uses on the property to
protect the integrity of the neighborhood and not allow the further
expansion of large commercial development that could be associated with
a B-2 Zone. The PUD would do so by restricting the uses to only that
requested and serve as an overlay district for the entire 50.33-acre site.
Chapter 27.13, B-2 General Business allows for a number of "permitted
uses" and "conditionally permitted uses." The PUD would only allow for
an R.V. Park, as shown in the application documents. Accordingly, the
deviations would include restricting the property to only an R.V. Park
use, thereby eliminating a number of other commercial uses that would
typically be found in the B-2 Zone. Within the B-2 Zoning District
"campgrounds/R.V. Parks" are a conditional use. The PUD would permit
the R.V. Park through this PUD process, therefore not requiring a
conditional use permit for its approval at a later date. If the development
wished to proceed with any other uses on the property not associated
with the R.V. Park, a subsequent PUD application would need to be
submitted and evaluated at that time.
Pia
The applicant is seeking a deviation from Section 27.24.030 (4) of the
Kalispell Zoning Ordinance. Section 27.24.030(4) states that "all off-
street parking lots and associate access areas shall be improved with
asphalt or concrete or comparable permanent hard surface." The purpose
of the regulation is to prevent dust generation within the air shed and to
prevent mud, rocks, etc. from being dragged into the public right-of-way.
The standards for R.V. Parks and campgrounds in 28.4.08 of the
Kalispell Subdivision Regulations is silent on this issue. Section 28.4.08
(B) only requires a minimum size for an R.V. space. The applicant is
requesting that the 16x65 back -in R.V. parking space not be paved. All
other surfaces in the development, including the private access drives
would be paved to city standard. The applicant seeks to not pave the
spaces to enhance the experience of the guests, who they feel will not
want to camp where you park on asphalt or concrete. In addition, the
developer points out that when backing and maneuvering a camper,
especially those with multiple axles, concrete or asphalt will bind the
axles in the small parameters of the R.V. spots, which could damage the
asphalt or damage the R.V. The R.V. spots will not be for through -traffic.
In addition, the RV spots will access out onto a private street system.
Given these parameters and concerns, staff concurs with the request.
These issues generally and will be accessed via a private drive, staff
supports the request.
C. The extent to which the PUD departs from the subdivision
regulations (if subdivision is anticipated) and the public works
standards for design and construction applicable to the subject
property, the reasons why such departures are deemed to be in the
public interest, and the mitigating conditions that the PUD provides
to address the deviations;
The developer is not proposing any departures from the subdivision
regulations.
D. The overall internal integrity of the PUD including the appropriate
use of internal design elements, the use of buffers between different
land uses, the use of transitions between uses of greater and lesser
intensity, the use of enhanced design features to provide
connectedness for both vehicle and pedestrian traffic throughout
the PUD and the use of innovative and traditional design to foster
more livable neighborhoods;
The requested R.V. use is designed to take advantage of tourists visiting
the valley, especially the 3.3 million visitors to Glacier National Park.
Montana Base Camps goal is to attract the upper high -end tourist
wanting to experience Kalispell. The applicant picked the property based
solely to its proximity to Downtown Kalispell and Rails to Trails pathway,
23
which provides direct access into the downtown. Throughout the initial
design process it was integral that the proposed use maintained the
natural feel of the existing pathway and did not unnecessarily interfere
with the use of the pathway as a recreational amenity. Accordingly, the
site has been developed with large setbacks between the pathway with
landscaping and trees located between the path and the R.V. spaces. The
area between the R.V. spaces and the pathway will be landscaped with
grass and trees. The site plan indicates that some of the areas will be
used for storm water; however, those area will be shallow and
landscaped in a manner that they will not look like a maintenance
facility and can be used for recreation. The development also only has
five (5) connections from the development to the pathway limiting
connection points to allow for the continuing flow of the trail. There is an
interior trail system connecting the R.V. spaces to the Rails to Trails
pathway and furthermore to the park interior to the site, common area
facilities and the private road system. The common area facilities include
a swimming pool, recreation building, lodge, food store and camp store.
All of the buildings will be constructed in farmhouse/arts &crafts style to
provide a connection to the historic hunting/ fishing lodge type facilities
in the northwestern U.S. Rockies. The colors will be earth and vegetative
tones mixed in with white. The interior of the site is also landscaped
thoroughly so that the R.V. Park has a park feel for the visitors and each
space has a tree, picnic table, fire pit, water and sewer hookups,
electrical and cable.
Although there is large setbacks adjacent the trail and the design
includes a large open space area adjacent the bypass, staff feels that the
R.V. spaces adjacent the alternate bypass on the north end are still too
close to the right-of-way in its current configuration. Although it appears
that there is a large setback from the existing paved travel way, there are
plans for the south half of the bypass to become four lanes, which will
put the bypass very close to the property. As a commuter on the bypass
the rear end of camper trailers will be highly visible. Therefore, staff
recommends a 6' tall berm at a 3:1 slope along the northern property
boundary. As a practical matter the intent of the berm is to limit the noise,
lights, from the development on the bypass and bypass onto the
development. A 6' tall berm at a 3:1 slope would adequately obscure the
spaces from the bypass and maintain its ability to be maintained if
adequately landscaped. If the berm were not properly maintained it would
become an eyesore to the traveling public along the bypass; therefore, a
design that is maintainable is essential.
Lastly, as part of the development the developer will be extending a new
city street the length of the property from the roundabout at the bypass to
Ashley Meadows at the south end of the property. The city street will
include water and sewer main extensions and be constructed to city
24
standards including curb, gutter, sidewalk, landscaped boulevards and
street trees. Staff is recommending a condition that the Rails to Trails
pathway be redesigned in this location so that it only crosses the new
unnamed city street and Ashley Meadows once, rather than twice as
shown. City staff also recommends that the developer coordinate with the
Montana Department of Transportation and move the southern end of the
new unnamed city street to the east so that it could provide a logical
intersection with Ashley Meadows and future development develop to the
south.
E. The nature and extent of the public parks and common open space
in the PUD, the reliability of the proposal for maintenance and
conservation of these areas and the adequacy or inadequacy of the
amount and function of the parks and open space in terms of the
land use, densities and dwelling types proposed in the PUD;
There are no public parks associated with the proposed R.V. Park, but the
development itself lends itself to a park like setting and many common
facilities including a swimming pool, recreation building, lodge, food store
and camp store will be constructed for guests. There is over 18-acres of
open space onsite that would be used by visitors. The City of Kalispell does
not have a standards for open space facilities for R.V. Parks, however,
there is an abundance of open space in the project design with a number
of amenities for visitors to enjoy.
The development is intended to remain under single ownership and
management, so no covenants are proposed. Although the developer is
proposing a residence onsite for a manager, staff has concerns with the
maintenance of the open space areas and overall management of the
guests. Staff is concerned with the length of stay of guests within the R.V.
Park. Although it is not the intension of the developer to allow long-term
stay, many R.V. parks in the valley and throughout the U.S. often turn into
long-term housing. R.Ws are not intended to provide log -term housing and
it is a life safety issue for residents to live in a recreational vehicle fulltime,
especially during a Montana winter. At this time, it is not clear how the site
will be managed. Staff recommends as a condition of approval that the
owner develop a management plan for the property including but not
limited to the open space areas, landscaping, security, and long-term stay.
Staff is also recommending as a condition that the maximum stay of any
guest is 90 days, no mobile homes and no skirting of R.Ws within the
park.
F. The manner in which the PUD plan makes adequate provision for
public services, provides adequate control over vehicular traffic and
furthers the amenities of recreation and visual enjoyment;
25
Public Services
Police and Fire Services
The property will be served by the Kalispell Fire Department and
Kalispell Police Department. The site lies within 3.4 miles of fire station
61 and is readily serviceable by the city fire, police and ambulance
services all of which now respond to the immediately adjacent
neighborhood.
Water and Sewer
Municipal water, sewer and city streets will be extended to the property
from U.S. 93 to the east. Final design plans will be reviewed and approved
by the Kalispell Public Works Department.
The sewer will be conveyed to the wastewater plant located near the
Kalispell Airport, which has the capacity for this and further developments.
The water and sewer lines located within U.S. 93 are sized to accommodate
this development. Final design and engineering plans will be reviewed in
accordance with the city's policies and standards at the time of future
phases, including city facilities plans. The developer is responsible for
extending the needed city services in accordance with the city's policies
and standards at their expense.
The State DEQ will require that each RV space has its own water meter
and sewer hookup. In addition, an entrance dump station must be
provided and all incoming RV's will be required to dump and be metered
for any on -board waste water prior to coming into the park.
Storm Water
A preliminary storm water report has been prepared showing that storm
water will be conveyed from the new development via impervious surfaces
into retention/detention ponds. Each of the ponds will hold storm water
for that immediate area and allow it to slowly percolate into the ground.
Storm water runoff from the site shall be managed and constructed per the
City of Kalispell Construction and Design Guidelines. Final design will be
approved by Kalispell Public Works Department prior to building permit
issuance. Additionally, prior to receiving a building permit the developer
will need to submit a construction storm water management plan to the
Public Works Department. This plan will need to show how storm water
will be treated and where it will be directed during construction activities.
2. Control over vehicular traffic
N01
Any development of a property that creates 300 or more vehicle trip per
day would require a traffic impact study prior to construction. The traffic
study evaluates the impacts the development has on the traffic system and
indicates mitigation necessary to maintain acceptable levels of service. Any
development would be required to maintain the same level of service that
currently exists. Mitigation could include such elements as a new traffic
light, stop signs, new turn lanes, road improvements, road widening,
additional access points, etc. Note that any development of vacant land
will cause an increase in traffic.
After reviewing the proposed PUD plan with Public Works and the Fire
Department, staff is recommending the following street improvements to
the new unnamed north/ south street connection from the bypass to
Ashley Meadows with each phase of the development:
(a) Phase 1 - The new unnamed city street shall be improved to city
standards from the roundabout to the northern entrance into the
development and from Ashley Meadows to the southern access into
the development.
(b) Phase 2 - The unnamed city street shall be constructed to city
standards connecting the northern and southern entry points into
the development.
The development has provided for individual automobiles, pedestrian and
bicycle traffic in the PUD proposal.
C. Visual enjoyment
As mentioned previously, the site has been developed with large setbacks
between the pathway with landscaping and trees located between the
path and the R.V. spaces. The area between the R.V. spaces and the
pathway will be landscaped with grass and trees. The site plan indicates
that some of the areas will be used for storm water; however, those area
will be shallow and landscaped in a manner that they will not look like a
maintenance facility and can be used for recreation. All of the buildings
will be constructed in farmhouse/arts &,crafts style to provide a
connection to the historic hunting/fishing lodge type facilities in the
northwestern U.S. Rockies. The colors will be earth and vegetative tones
mixed in with white. The interior of the site is also landscaped
thoroughly so that the R.V. Park has a park feel for the visitors and each
space has a tree, picnic table, fire pit, water and sewer hookups,
electrical and cable.
Staff recommends a 6' tall berm at a 3:1 slope along the northern property
boundary. As a practical matter the intent of the berm is to limit the noise,
MA
lights, from the development on the bypass and bypass onto the
development. A 6' tall berm at a 3:1 slope would adequately obscure the
spaces from the bypass and maintain its ability to be maintained if
adequately landscaped. If the berm were not properly maintained it would
become an eyesore to the traveling public along the bypass; therefore, a
design that is maintainable is essential.
D. Light and air
The proposed buffers and B-2 zoning require setbacks, lot coverage and
height limitations to provide for adequate light and air within the project
proposal.
E. Recreation
There are no public parks associated with the proposed R.V. Park, but the
development itself lends itself to a park like setting and many common
facilities including a swimming pool, recreation building, lodge, food store
and camp store will be constructed for guests. There is over 18-acres of open
space onsite that would be used by visitors. The City of Kalispell does not
have a standards for open space facilities for R.V. Parks, however, there is an
abundance of open space in the project design with a number of amenities for
visitors to enjoy.
G. The relationship, beneficial or adverse, of the PUD plan upon the
neighborhood in which it is proposed to be established in concert
with the underlying zone;
As stated above, the proposal is compliant with the proposed Urban Mixed
Use land use designation of the City Growth Policy (if this amendment is
approved). The character in which the development is located is
commercial, institutional and park and open space. The addition of
development is complimentary to the established commercial/industrial
neighborhood to the east and due to the open space design, the R.V. Park
use functions as a transition into the county land to the east. The proposed
land use conforms with the proposed B-2 Zoning.
H. In the case of a plan which proposes development over a period of
years, the sufficiency of the terms and conditions proposed to
protect and maintain the integrity of the PUD;
The application indicates the site will be developed in 5 phases. Maintaining
the integrity of the development would include the staff discussion, outlined
earlier, highlighting the necessary street improvements that should be
completed with each phase. As long as those improvements are installed
with each corresponding phase the development will be able to stand on its
ray
own if for some reason development of the subdivision lapses for a period of
time. Section 27.19.020(10), Abandonment and Expiration, outlines
procedures to be followed when the PUD fails to comply with a completion
schedule.
Part of the requirements of the PUD is that the developer would enter into
an agreement with the City of Kalispell to adequately insure that the overall
integrity of the development, the installation of required infrastructure,
architectural integrity and proposed amenities, are accomplished as
proposed. A recommended condition of approval for the PUD would require
this agreement be in place prior to Revised Preliminary Plat for the first
phase of the project.
I. Conformity with all applicable provisions of this chapter.
No other deviations from the Kalispell Zoning Ordinance or Kalispell
Subdivision Regulations have been requested.
V. REVIEW AND FINDINGS OF FACT FOR THE PRELIMINARY PLAT
The applicant a major subdivision for Phase 1 of the project to
accommodate 62 R.V. spaces. The proposed subdivision is the first phase
of five (5) phases. This process insures the proper planning and oversight
of public services such as water, sewer, storm water, streets,
intersections, traffic control is provided for. The request will be reviewed
in accordance with Section 28.2.06 and 28.4.08 of the Kalispell
Subdivision Regulations. Recreational vehicle parks are exempt from the
surveying and filing requirements of the Montana Subdivision and Platting
Act but must be submitted for review and approve by the Kalispell City
Council before portions thereof may be leased.
A. Effects on Health and Safety:
Fire: The property is considered to be at low risk of fire because the
subdivision will be constructed in accordance with the International Fire
Code and have access which meets city standards. The site is within the
immediate service area of the Kalispell fire station 61, as they currently
respond to the city developments adjacent the subject property.
Flooding: According to Flood Insurance Rate Map, panel 30029C 1820J,
dated November 4, 2015, a small portion at the northwest and southwest
corner of the property near Ashley Creek. The areas within the flood area
will remain natural and not be included in the subdivision.
Access: There are two accesses to serve Phase 1 coming from a new
unnamed city street being constructed from the bypass roundabout on
the north to Ashley Meadows on the south. The development shall have
P&
two accesses to meet fire code because there is more than 30 spaces. The
main entry into the subdivision will be at the northeast corner of the
property from the new unnamed city street. There will also be a second
access at the southeast end of the property that will access the new
unnamed street which will also connect to Ashley Meadows. This second
access off Ashley Meadows if designated as a second access but will only
be used in case of emergency, as the main entrance into the development
will be from the northeast corner of the property where the check-
in/check-out area is located.
Initially the new unnamed street will only be improved to the northern
entrance point of the development from the roundabout, and the
southern entry point from Ashley Meadows. Prior to approval of Phase 2
of the development, the unnamed city street shall be constructed the
length of the property connecting the two entry points.
Lastly, the internal private access roads will be constructed to meet
access standards, which in this case include being paved, and 24 feet in
width to allow 2-way traffic flow in the development.
B. Effects on Wildlife and Wildlife Habitat: There are no known big game
wintering ranges, migration routes, nesting areas, wetlands, or important
habitat for rare or endangered species per the Kalispell Growth Policy
environmental considerations maps.
C. Effects on the Natural Environment:
Surface and groundwater: The subdivision will be served by public water
and sewer thereby minimizing any potential impacts to groundwater. The
site is within a designated 100-year floodplain per the Flood Insurance
Rate Map Number 30029C 1820J, however, the areas in the floodplain
will not be impacted by this development.
Drainage: There is no city storm drain system in the area so the storm
water will need to be managed onsite using retention methods. A
preliminary storm water design has been submitted for Phase 1 showing
detention/retention ponds within the open space area that will percolate
into the ground. The drainage plan will have to comply with the City of
Kalispell standards and standards and designed by a professional
engineer.
D. Effects on Local Services:
Water and Sewer: Water and sewer service to the subdivision will be
provided by the City of Kalispell. The applicant will extend water and
sewer service to the property from U.S. 93 to the east and there is
adequate capacity within the city's sewer system to accommodate this
30
development. The water and sewer main shall be constructed in
accordance with the City of Kalispell construction and design standards.
City staff has concerns with the number of water service lines and
associated meters within the R.V. Park development. In order to reduce
the number of service lines and meters, the applicant should work with
the Montana Department of Environmental Quality (DEQ) in order to
reduce the number of service lines for this type of development. This
would require a deviation from DEQ, however, would reduce the service
fees for the developer and make the maintenance of the system more
efficient for the city.
Staff has concerns with R.Ws coming to the park with the sewer full and
dumping those systems into the city sewer system. City regulations
require a surcharge for R.V. dumps because of the additional treatment
that is required for their waste. Accordingly, staff is recommending a
condition that an R.V. dump station be onsite at the entrance and as
R.Ws pull into the development they can empty their sewer, at which
point the city could meter that waste and charge the necessary
surcharge. Subsequently, the R.Ws can park in their space and hook up
to water and sewer at which point they would be metered accordingly
based off water usage, similarly to other uses in the city.
Roads: As stated above, there are two access points serving the
subdivision from a new unnamed city street being extended from the
bypass on the north to Ashley Meadows on the south. The new city
street will be constructed in accordance with the City of Kalispell
construction and design standards.
Schools: The R.V. Park will not host long-term rentals and therefore will
not be any school aged children.
Parks and Open Space: As outlined above, the subdivision is part of an
overall master plan that includes buffer areas, open space totaling 18-
acres and common facilities for the guests.
Police: Police protection will be provided by the City of Kalispell Police
Department. The department can adequately provide service to this
subdivision.
Fire Protection: Fire protection will be provided by the Kalispell Fire
Department. The department can
subdivision. Additionally, the road
adequate access for fire protection.
adequately provide service to this
network to the subdivision provides
31
Solid Waste: Solid waste will be handled by a private refuse company.
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
approximately 5 miles from the site.
E. Effects on Agriculture and agricultural water user facilities:
The site has been traditionally used for agricultural uses including
grazing and hay production. According to the Kalispell Growth Policy
Resources and Analysis Section, "Important Farmlands" map, the project
generally has a farmland classification of "prime farmland' when
irrigated.
Current policies in the Kalispell Growth Policy Plan -It 2035, Chapter 5,
Land Use: Natural Environment, state the following:
Policy - Encourage urban growth only on agriculture lands entirely
within the city's annexation policy boundary.
By providing a growth area boundary, the city can entertain requests for
annexation, which in turn lead to the extension of water and sewer
services. This enables more of the growth to come into the City of
Kalispell and connect to city water and sewer, and have police and fire
protection that the City offers its residents. Allowing higher density
development within the city's growth policy area, it could reasonably be
expected that more farmland could be conserved because the availability
of residential and commercial lots within the Kalispell Growth Policy
boundary, limiting sprawl/leapfrog development.
F. Relation to the Kalispell Growth Policy: The Kalispell Growth Policy
Future Land Use map for the area anticipates this area to be developed
as Urban Residential, although the applicant is requesting an
amendment to Urban Mixed Use, outlined earlier. The development of
Phase 1 as 62 R.V. spaces is consistent with the Urban Mixed Use
Kalispell Growth Policy land use designation.
G. Compliance with Zoning: The property being subdivide is located
within a B-2 /PUD Zoning District, provided the property is annexed and
is given the zoning designation as outlined in the report. The submitted
preliminary plat application is in compliance with all applicable zoning
regulations outlined herein presuming the associated PUD application is
approved concurrently with this request.
32
H. Compliance with the Kalispell Subdivision Regulations: This
subdivision complies with the Kalispell Subdivision Regulations,
including Section 28.4.08 (Recreational vehicle park standards) and no
variances have been requested with this application.
RECOMMENDATIONS:
I. Staff recommends that the Kalispell City Planning Board and Zoning
Commission adopt staff report #KGPA-18-01 and recommend that the
growth policy land use designation for the entire 50.33-acre site be
"Urban Mixed Use" on the Kalispell Growth Policy Future Land Use Map.
II. Staff recommends that the Kalispell City Planning Board and Zoning
Commission adopt Staff Report #KA-18-05 as findings of fact and
recommend to the Kalispell City Council that 4.27-acres be annexed and
the zoning for the property be B-2/PUD.
III. Staff recommends that the Kalispell City Planning Board and Zoning
Commission adopt Staff Report KZC-18-03 as findings of fact and
recommend to the Kalispell City Council that the zoning for the property
be B-2/PUD.
IV. Staff recommends that the Kalispell City Planning Board and Zoning
Commission adopt staff report #KPUD-18-03 as findings of fact and
recommend to the Kalispell City Council that the Montana Base Camp
PUD overlay district for the entire 50.33-acre site be approved subject to
the condition listed below:
V. Staff recommends that the Kalispell City Planning Board and Zoning
Commission adopt staff report KPP-18-07 as findings of fact and
recommend to the Kalispell City Council that the preliminary plat for
Montana Base Camp be approved, subject to the conditions listed below:
Conditions of Approval:
1. The Planned Unit Development for Montana Base Camp allows the
following deviations from the Kalispell Zoning Ordinance:
a) Kalispell Zoning Ordinance, Chapter 27.13 - Allows for an R.V.
Park and accessory uses only on the property in accordance with
the development plan submitted. All other permitted and
conditionally permitted uses within the B-2 zone are not allowed at
this time.
33
b) Kalispell Zoning Ordinance, Section 27.24.030 (4) Construction -
Allows the construction of an R.V. parking space to be a non -paved
surface.
2. That the development of the site will be in substantial conformance
with the documents entitled Montana Base Camp and associated
submittal drawings which shall govern location of the lots,
easements, roadways, phasing plan, landscaping, parkland/open
space, stormwater, and pedestrian access facilities.
3. The preliminary plat approval for the development shall be valid for
a period of three years from the date of approval.
4. In lieu of filing a final plat, the subdivider shall submit to the
Kalispell Planning Department four official copies and one digital
copy of a plat labeled "Revised Preliminary Plat" conforming to the
requirements for preliminary plats contained on the Appendix A of
the Kalispell Subdivision Regulations.
5. A development agreement shall 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 that shall be completed and
signed by the city and owner prior to the issuance of a building
permit.
6. Architectural renderings for all commercial buildings are required
to be submitted to the Kalispell Architectural Review Committee for
review and approval prior to issuance of a building permit.
7. To ensure the traffic flow and access comply with Kalispell Design
and Construction Standards, the development shall receive Site
Review Committee approval prior to issuance of building permits.
8. New infrastructure required to serve the subdivision shall be
designed and constructed in accordance with the City of Kalispell's
Standards for Design and Construction. All design work shall be
reviewed and approved in writing by the Kalispell Public Works
Department prior to construction. This infrastructure shall include
but not be limited to streets, street lighting, street signage, curb,
gutter, boulevard and sidewalks.
9. Water and sewer main extensions shall be designed and
34
constructed in accordance with the City of Kalispell's Standards for
Design and Construction and in compliance with the city facility
plan updates and extensions of services plans. The water and sewer
main extension plans shall be reviewed and approved by the
Kalispell Public Works Department.
lo. The developer shall work with the Montana Department of
Environmental Quality in seeking a deviation from the individual
water service line requirement in an effort to reduce the number of
water meters within the development.
11. Sewer mains located outside of public Right-of-ways shall be
privately owned, operated and maintained.
12. A sewer dump station (or similar mechanism intended to capture
the surcharge) shall be constructed near the entrance to the site so
that R.Ws entering the site can empty their waste. All R.Ws
entering the park shall dump their sewer into the dump station
prior to hooking into the City of Kalispell sewer system. The
developer shall provide and maintain a meter approved by Public
Works which can be read with the City's meter reading system.
13. The developer shall submit to the Kalispell Public Works
Department for review and approval a stormwater report and an
engineered drainage plan that meets the requirements of the
current City standards for design and construction. The stormwater
design shall be in compliance with the submitted drawings which
indicate the intent of the stormwater areas being shallow,
landscaped areas that can also be used for recreation. The plan
shall be updated and approved for each phase of construction
14. The developer shall submit to the Kalispell Public Works
Department prior to construction an erosion/ sediment control plan
for review and approval and a copy of all documents submitted to
Montana Department of Environmental Quality for the General
Permit for Stormwater Discharge Associated with Construction
Activities.
15. A letter from the Kalispell Public Works Department shall be
submitted stating that all new infrastructure has been accepted by
the City of Kalispell or a proper bond has been accepted for
unfinished work prior to submittal of the Revised Preliminary Plat.
16. If the developer chooses to use the City of Kalispell solid waste
pickup program they shall coordinate the number, size and location
of all pickup bins prior to installation. The area to be used for solid
35
waste pickup shall have appropriate access, size and maneuvering
area for city solid waste trucks.
17. The traffic impact study for the project site shall be reviewed and
approved by the Public Works Department and where appropriate,
the Montana Department of Transportation in order to determine
the appropriate mitigation as the project develops.
18. The developer shall obtain an approach permit from the Montana
Department of Transportation (MDT) for approaches onto the
bypass and Ashley Meadows. If any improvements are necessary at
the intersection of the roadways, these improvements shall be
completed to the satisfaction of the MDT prior to the Revised
Preliminary Plat. MDT shall so certify this in writing to the city.
19. Prior to Revised Preliminary Plat all mitigation required as part of
the approved traffic impact study shall be completed for each
phase. All improvements shall be reviewed and approved by either
the Public Works Department or Montana Department of
Transportation. A letter from the Kalispell Public Works Department
or Montana Department of Transportation shall be submitted
stating that all new infrastructure has been accepted by the City of
Kalispell or State of Montana. If infrastructure work has not been
accepted, a letter stating that a proper bond has been accepted for
the unfinished work by the appropriate agency is required.
20. A letter from the Kalispell Fire Department approving the access,
placement of the fire hydrants and fire flows within the subdivision
shall be submitted prior to Revised Preliminary Plat for each phase.
21. A letter shall be obtained from the Parks and Recreation Director
approving a landscape plan for the placement of trees and
landscaping materials within the landscape boulevards of the
streets serving the subdivision.
22. A U tall landscaped berm with a 3:1 slope shall be constructed along
the entire northerly property boundary. The berm shall be
landscaped with grass, trees bushes and shrubs to form a pleasing
sight obscuring visual barrier. The plan shall be approved by the
Parks and Recreation Director. The berm may be phased so as to
buffer adjacent development.
23. All parking areas shall be constructed in accordance with Chapter
27.24 of the Kalispell Zoning Ordinance except as provided for in
condition 1 above.
fiol
24. Signage shall be installed in accordance with Chapter 27.22 of the
Kalispell Zoning Ordinance.
25. Common facilities on the property (pool, recreation building camp
store, food, etc.) shall be intended for guests of the R.V. Park and
not open to the general public.
26. All easements and/or right-of-ways shall be indicated on the face of
the Revised Preliminary Plat. Utility easements for City water and
sewer shall be provided to allow for the logical extension of utilities
from this subdivision to adjoining properties. A letter from the
Kalispell Public Works Department shall be obtained stating that the
required easements are being shown on the final plat.
27. The following statement shall appear on the final plat: "The
undersigned hereby grants unto each and every person, firm or
corporation, whether public or private, providing or offering to provide
telephone, telegraph, electric power, gas, cable television, water or
sewer service to the public, the right to the joint use of an easement
for the construction, maintenance, repair, and removal of their lines
and other facilities, in, over, under, and across each area designated
on this plat as "Utility Easement" to have and to hold forever."
Developer's Name
28. That a minimum of two-thirds of the necessary public
infrastructure for this subdivision shall be completed prior to
Revised Preliminary Plat submittal for each phase and that both the
water and sewer systems serving this phase be operational.
29. All utilities shall be placed underground and in locations that are
approved by the Kalispell Public Works Department in accordance
with the Kalispell Standards for Design and Construction.
30. The following public right-of-way improvements shall be completed
at each phase of the development:
a) Phase 1 - The new unnamed city street shall be improved to city
standards from the roundabout to the northern entrance into
the development and from Ashley Meadows to the southern
access into the development.
b) Phase 2 - The unnamed city street shall be constructed to city
standards at the point 165 R.V. spaces are constructed
connecting the northern and southern entry points into the
development.
MA
31. A management plan shall be completed and submitted to the city
with provisions on how the developer intends to manage the open
space areas, landscaping, security, stormwater, long-term stay, -mod
R.V. dump station and wayfinding signs.
32. Guests shall be limited to no more than 90 consecutive days within
the park. Moving an R.V. from one location to another within the
park shall not constitute a new time period.
33. Fires are permitted only in facilities provided for this purpose.
34. Skirting of R.Ws is prohibited.
35. Mobile homes are prohibited.
36. Fireworks are prohibited.
37. On -street parking shall be prohibited within the development on the
private road system.
38. Trail connections to the Rails to Trails pathway shall not be made
until a letter has been submitted to the City of Kalispell Planning
Department from both the Montana Department of Transportation
and the Rails to Trails board accepting the proposed design.
39. The developer shall coordinate with the Montana Department of
Transportation and Rails to Trails board a redesign of the path
where it crosses the new unnamed city street and Ashley Meadows
so that there is only one street crossing, rather than two.
40. The developer shall coordinate with the Montana Department of
Transportation and move the southern end of the new unnamed city
street to the east so that it could provide a logical intersection with
Ashley Meadows and future development develop to the south.
41. The developer shall coordinate with the Montana Department of
Transportation and remove the barbwire fence at the top of the
existing wood fencing along the pathway boundary.
38
Montana Basecamp
HWY 93
Kalispell, MT. 59901
Management Plan Summer 2019
Montana Basecamp is being developed to fill tourism RVing gap in the area
of North West Montana, Glacier Park, Flathead Lake, and Kalispell
Montana. 3,300,000 tourist visited Glacier National Park in 2018. The vast
majority of the RV tourist arrive in Flathead Valley in the summer months.
Montana Basecamps goal is to attract the upper to high end tourist wanting
to experience Kalispell at an elevated level of camping. Connecting tourist
with the best local restaurants, breweries, shops, galleries, museums and
theaters is a top priority at Montana Basecamp. Our location was decided
upon solely do to its proximity to downtown Kalispell and the Great
Northern Bike Trail that connects Montana Basecamp to all that Kalispell
has to offer. Biking and jogging is a key activity being used to promote
Montana Basecamp. We hope to connect with all of the biking and jogging
that happens in and around Kalispell. We have a zero tolerance policy for
anything outside of healthy family vacationing. Montana Basecamp will
swiftly and dramatically enforce all federal, city and state laws utilizing a
zero tolerance for mischief. In order to constantly achieve high ratings and
recommendations we will give great reverence to our guest with swift action
for any unusual activity. Our pricing will be on the higher side of RVing. This
higher price structure will attract clients of good standing wanting
exceptional treatment and accommodations. Montana Basecamp will strive
for exceptional camping starting with a 35 foot wide camp site. We are
hoping to provide a exceptionally clean, happy, camping environment for
generations of tourist coming and going from Kalispell and Glacier National
Park. We envision a large 50 acre lush paradise of camping positioned
neatly towards the city core of Kalispell Montana. We look forward to the
flow of walkers, bikers, and runners passing through Montana Basecamp
as people explore Somers, Kalispell and Kila.
Andy Matthews
Andy@ MontanaBasecamp.com
407-467-8436
Montana Basecamp Inc.
Kari Hernandez
From: Andy Matthews <Andy@WinterParkLand.com>
Sent: Wednesday, May 9, 2018 2:25 PM
To: Kari Hernandez
Subject: Montana Basecamp
Tom.
I wanted to share with you our logo created locally in Kalispell. This is the beginning of a real nice addition for the city
and tourism industry around Glacier Park. No need for tourist to skip downtown due to no awesome RV Park.
Andy
Done MontanaB4secamp_Lo9a_0pti••• ;
ON
n
MONTANA•
BASECAMP
KALISPELL, MT
EST. 2038
A
1
PureWest
REAL ESI.ATE
C O M M E R C I A L
ff,IM
To: The City of Kalispell
From: David Stone, Broker, PureWest Real Estate, LLC
RE: 3260 Highway 93 S. Bypass, Kalispell, MT
Date: May 7, 2018
The purpose of this letter is to confirm that the above -referenced property is under contract by
Andrew John Matthews, dba Andrew Matthews Homes, Inc. Mr. Matthews plans to close on the
property under the entity Basecamp Outpost, and operate under the entity Montana Basecamp.
The sale is scheduled to close in mid -July, 2018.
PUREWEST REAL ESTATE - COMMERCIAL
1204 1 st Ave. E, Kalispell, MT 59901
406.751.4330
®� Q
www.PureWestRE.com RELATIONSHIPS for LIFE.
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By: SANDS SURVEYING, Inc.
2 Village Loop
Kalispell, MT 59901
(406) 755-6481 in S112SE1 /4 SEC.
JOB NO' 392503 (in 305401)
29 CERTIFICATE OF SURVEY
&
N112NE1 /4
SEC. 32, T. 28N.
R. 21 W, P. M. M. FLA THEAD CO UNT Y, MT LPL
DRAWING DATE: MARCH 27, 2018
,
, ,
COMPLETED DATE: / /
SCALE:
1 " = 100' NOTE: The purpose of this survey is to
FOR/OWNER: SIDERIUS FAMILY LTD.
PARTNERSHIP
100' 50' 0
100' 200' retrace a perimeter and is not an
aggregation of parcels.
U.S.
Project
HIGHWAY 93 KALISPELL BYPASS
ID: MT-NH-NCPD
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is in State Plane grid meters per R/W plans (not ground data).
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(R)&(F)
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S89°4458'E 1319.34'
t�
Sec. 32
TRACT 1
LEGEND.
111� ec'
y�9 l�0
44.718 Ac.
- N84 51 04 "W
J
193.97'
CURVE TABLE
CURVE
RADIUS
DELTA
LENGTH
CI
188.75'
7'17'17
24. 01 '
C2
96.84'
48°16'10"
81.58'
C3
47.60'
47°01 '11 "
39.06'
C4
467.77'
7°59'07
65.19'
C5
188.75'
17°41 '47"
58.30'
C6
631.90'
7°07'51 "
78.64'
C7
106.68'
11 °04'41 "
20.63'
C8
96.84'
41'35'15
70.29'
C9
126.38'
95°04'30
209.71 '
C10
123.10'
30°31 '05"
65.57'
C11
155.92'
61°2948"
167.35'
C12
260.96'
17°08'39"
78.09,
C13
631.90'
9°4834"
108.19,
C14
188.75'
14'58'17"
49.32'
C15
129.66'
25°1014"
56.96'
C16
1 47.60'
25°51 '10"
21.48'
C17
73.86'
19°23'09"
24.99'
C18
139.51 '
27°5357"
67.93'
C19
254.40'
8°31 '38"
37.86'
C20
237.99'
38°15'01 "
158.88'
C21
106.68'
37°38 23"
70.08'
C22
106.68'
35*02'18"
65.24'
C23
106.68'
2°36 '05 "
4.84 '
C24
134.59'
9°46'50"
22.97'
C25
139.51'
23'15'44"
56.64'
C26
47.60'
48°16'10"
40.10'
C27
96.84'
47°01 '11 "
79.47'
C28
517.01 '
7°59'07
72.05'
C29
139.51 '
17°41 '47"
43.09'
C30
681.13'
7°07'51 "
84.77'
C31
155.92'
11 °04'41 "
30.15'
C32
47.60'
41'35'15
34.55'
C33
175.62'
95°04'30
291.42'
C34
73.86'
30°31 '05"
39.34'
C35
205.16'
61°2948"
220.20'
C36
211.73'
17'08'39"
63.35'
C37
681.13'
9°4834"
116.62'
C38
237.99'
14'58'17"
62.19'
C39
80.42'
25*1014"
35.33'
C40
96.84'
25°51 '10"
43.69'
C41
123.10'
19°23'09"
41.65'
C42
90.27'
27°5357"
43.96'
C43
205.16'
8°31 '38"
30.53'
C44
188.75'
38°15'01 "
126.01 '
-Bike path width is 49.24'
(MDOT State Plane record is
15 meters or 49.21 ' grid)
TRACT 2
5.612 Ac.
e1/4 Corner (as noted)
1/16 Corner (as noted)
D Set 1/2"x24" Rebar & Cap (7975S)
Found 1/2" Rebar & Cap (7975S)
0 Found 5/8" Rebar (no cap)
o Found 2" Alum. Cap MDOT (14742S)
® Found (as noted)
(R) Record Information Per C.O.S. 17744
(F) Found Information
POB Point of Beginning
LINE TABLE
LINE
BEARING
LENGTH
Ll
S63°29'04 "W
41.85'
L2
N86°33'56"W
35.09'
L3
N79°49'47"W
89.12'
L4
S82°28 26 "W
39.10'
L5
S89°36'16"W
34.60'
L6
N79°19'02 "W
14.25'
L7
N11 °5943 "W
69.82'
L8
NO2°11 '09 "W
88.70'
L9
N12°47'08'E
59.64'
L10
N12°23'06 "W
35.65'
L11
N13°28'04'E
61.15'
L12
N32°51 '13'E
34.11 '
L13
N04°57'16'E
34.89'
L14
NO3°3422"W
54.23'
L15
N41 °4923 "W
101.10'
L16
N00°19'14 "W
25.30'
Ll 7
N69°52'43 "W
44.27'
L18
N55°24'39"W
32.32'
L19
N43°13'00 "W
17.16'
L20
N86°33'56 "W
35.09'
L21
N79°49'47"W
89.12'
L22
S82°28 26 "W
39.10'
L23
S89°36'17"W
34.60'
L24
N79°19'02 "W
14.25'
L25
N11 °5943 "W
69.82'
L26
NO2°11'09 "W
88.70'
L27
N12*47'08'E
59.64'
L28
N12°23'06 "W
35.65'
L29
N13°28'04'E
61.15'
L30
N32°51 '13'E
34.11 '
L31
N04°57'16'E
34.89'
L32
NO3°3422"W
54.23'
L33
N41 °4923 "W
45.45'
L34
S00°19'14'E
74.31 '
L35
S00°19'14'E
38.89'
\s sL6 a�vl1
\ 4- L5
\ C32 I I I
.".1 L23
0'33 \ al C31
V �
919.10,
RADIAL BEARING TABLE
Number
BEARING
R1
N05°42'08'E
R2
S40°45'06"W
R3
S43°21 '10 "W
R4
S43°21 '10 "W
R5
N33°34'20'E
R6
S26°41 '48 "W
R7
S10°43 21 "W
R8
NO3°26'04'E
R9
S03°26'04 "W
R10
N44°50'06"W
Rl 1
S10°10'13 "W
R12
N07°31 '34 "W
R13
S00°2343'E
R14
N10°40'58'E
R15
S10°40'58 "W
R16
N77°1252 "W
R17
N77°36'54'E
R18
N77°36'54'E
R19
N76°31 '56 "W
R20
S76°31 '56'E
R21
N57°08'47"W
R22
N57°08'47"W
R23
S85°02'44'E
R24
N85°02'44 "W
R25
N86°25'38'E
R26
S86°2538"W
R27
N48°10'37'E
I� �I
0
C6 I 1,4 C5 L3 1
I �
L22 I C29
L21 I
C30
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40' Private Road °II'36'E
Easement per 5361806 40.00
,, ge 6ti51
✓,h�c��,00� �.s, Ga4
io
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I Al2 c24 �4,�
- --S89°48'24'E 261.82'�
4� 4 C23
11. 200.00' ldwr.
S89048'24'E 1313.07'(R)&(F)
�1
G�
SHEET 2 OF 2 SHEETS
cjk 89°4336'E
ti
,A 162.55' -
(R)&(F)
CERTIFICATE OF SURVEY No.
PLANNING FOR THE FU rUR1
Planning Department
201 1st Avenue East
Kalispell, MT 59901
Phone: (406) 758-7940
Fax: (406) 758-7739
www.kaUspeU.com/plgnnin
PETITION FOR ZONING MAP AMENDMENT
NAME OF APPLICANT: Basecamp Outpost LLC / Montana Basecamp Inc.
MAIL ADDRESS:
CITY/ STATE/ ZIP:
5238 Baskin Street
Orlando, FL 32814
PHONE: 406.467.8436
INTEREST IN PROPERTY: Seek to purchase for development
PLEASE COMPLETE THE FOLLOWING:
A. Address of the property:
W
C.
3260 Highway 93 South, Kalispell, MT 59901
Legal Description: (Subdivision Name, Lot & Block and/or Tract Number
(Section, Township, Range) See attached COS documents.
(Attach sheet for metes and bounds)
Land in zone change (ac) 50.33
D. The present zoning of the above property is.
E. The proposed zoning of the above property is:
RA-1 / PUD
PUD B-2
F. State the changed or changing conditions that make the proposed
amendment necessary:
The proposed project is a full service campground 1 RV park, and that use is not allowed under the
present zoning. The PUD 132 zoning will allow the use.
HOW WILL THE PROPOSED CHANGE ACCOMPLISH THE INTENT AND PURPOSE OF:
A. Promoting the Growth Policy
The Growth Policy seeks well organized development of properties located in the south US93 corridor.
This single 50 acre project with PUD overlay will permit full reviewed by the city to ensure that it is promoting
the same goals as the original growth policy.
B. Lessening congestion in the streets and providing safe access
The PUD 132 zoning is required for the project. The RV park will have an organized and safe
1
internal street, pathway and common area system that will work to lessen congestion and
provide safe access.
C. Promoting safety from fire, panic and other dangers
Development of this 50 acre site under the PUD B2 and the city's public safety and infrastructure
regulations will promote good design practices that avoid fire, panic and other dangers.
D. Promoting the public interest, health, comfort, convenience, safety and general
welfare
Tourism is one of the leading growth industries in the area. The PUD B2 zoning will allow a larger
full service RV park to promote tourism and tourist spending in the area. Such a park when well planned
and well run provides comfort, health, convenience and safety and promotes the general welfare.
E. Preventing the overcrowding of land
The B2 zoning is required and will allow for an orderly and well planned mixture of customer services
and overnight camping spaces.
F. Avoiding undue concentration of population
The PUD B2 zoning is required to allow a campground / RV Park on the site. This combined with well organized
camp sites and amenities spread throughout the development will work to avoid undue concentration
of the population.
G. Facilitating the adequate provision of transportation, water, sewage, schools,
parks and other public facilities
The B2 zoning will allow for a diversified development that can adequately afford to provide
organization and management of transportation, water, sewage, parks and other facilities.
01)
H. Giving reasonable consideration to the character of the district
The district is a transition zone between heavier highway frontage uses and the large
tract SAG-5 & SAG-10 properties behind it. The RV park can be an island development
between those non-oompatible uses. It can also promote retention of tourists within Kalispell
to use more of the local goods and services.
L Giving consideration to the peculiar suitability of the property for particular uses
The property seems ideally suited to hosting tourist camping. It borders Ashley Greek and has
good access to city water, city sewer, State highways, power and internet. The site also
has a great asset in the MDT hiker 1 biker trail, which will allow for non -vehicular recreation
and transportation to the planned Kalispell downtown rails -to -trails facility.
J. Protecting and conserving the value of buildings
The buildings constructed in the RV park will be of higher value and use if they are allowed
to serve the public in some of the allowed B2 uses, such as food services or retail
goods and services.
K. Encouraging the most appropriate use of land by assuring orderly growth
The RV park project is likely to be more successful and better serve the guests if it
has the ability to provide them typical full service amenities on -site. The development would
be well planned and orderly; and operated in such a fashion since all of the ownership
will be under one person.
The signing of this application signifies approval for Kalispell Planning staff to be present
on the property for routine monitoringand�inspection during approval process.
Signature) (Date)
3
APPLICATION PROCESS
APPLICABLE TO ALL ZONING APPLICATIONS:
A. Pre -Application Meeting:
A discussion with the planning director or designated member of staff must
precede filing of this application. Among topics to be discussed are: Growth
Policy compatibility with the application, compatibility of the proposed zone
change with surrounding zoning classifications, and the application procedure.
B. Application Contents:
1. Completed application form.
2. Petition for zone change signed by the real property owners representing
at least 65% of the land area for which the change in zoning classification
is sought.
3. A map showing the location and boundaries of the property.
4. A title report of the subject property.
5. Electronic copy of the application materials submitted. Either copied
onto a disk or emailed toplanning@,kalisRell.com (Please note the
maximum file size to email is 20mg)
6. Application fee per schedule below, made payable to the City of Kalispell.
Zone Change: Base fee $550.00
For first 80 acres of area of the request add $20/acre
For next 8 1 + acres add $10 / acre
PUD Zoning Review:
Residential (no subdivision) $750.00 + $105/unit
Commercial (no subdivision) $950.00 + $50 / acre
Residential (with subdivision) $550 + $50/ac
Commercial (with subdivision) $750 + $50/ac
C. The application must be accepted as complete by the Kalispell _Planning staff
thirty five (351 da 'or to the date of the planning board meeting at which it
will be heard in order that requirements of state statutes and the zoning
regulations may be fulfilled.
M
A2Z Engineering, PLLC • 138 East Center Street, Suite A • Kalispell, MT 59901
Phone: (406) 755-7888 • Fax: (406) 755-7880 • www.a2z-engineering.com
Common Areas Manaaement Plan
The proposed RV park development will have almost 20 acres of open area / common areas.
However the park, all RV spaces and the other areas will remain under one ownership and be
managed by a single entity. This manager will arrange for and pay for all ongoing management
and maintenance.
1'
A 1
1..
77.
14
April 2018
Basecamp Outpost LLC / Montana Basecamp Inc.
Planned Use Development Report
For submission to:
City of Kalispell Planning Department
Report prepared by:
A2Z Engineering, PLLC.
138 East Center Street, Suite A
Kalispell, MT 59901
(406) 755-7888
A2Z-Engineering.com
A2Z Engineering, PLLC City of Kalispell PUD Report
The following requirements denoted by red text are copied from the document Zoning Ordinance, Adopted
by the Kalispell City Council, Ordinance No.1677, Date: July 19, 2010, Chapter 27.19:
Section 27.19.020(3) PUD Application Materials. The full PUD application submittal shall contain the following
information in the form of an overall PUD development plan and supporting text:
(a) A listing of each deviation or class of deviation from the underlying zoning district and a justification
of the appropriateness for the deviation;
A2Z Response: The underlaying zoning district on this property is designated B-2. The deviations required
from this zoning are as follows:
• 27.13.030 Conditional Use Permit — Within the B-2 zoning district Campgrounds/RV Parks are a
conditional use. This application seeks to make it a permitted use.
City zoning regulations do allow Campgrounds/RV Parks as a conditional use, so clearly the city does
not seek to preclude the development of Campgrounds/RV Parks but instead have an opportunity to
review such proposals and provide regulatory guidance for the individual situations. It also seems
within the public interest to encourage the development of larger parcels with frontage/access to
major highways as transitioning areas providing separation to more isolated and purely residential
tracts. But primarily, the PUD process will allow for the same type of city review that is usually
undertaken in the CUP process.
• 27.24.030 (4) Construction — All off-street parking requires improvement with asphalt or concrete or
comparable hard surface. This application seeks to allow RV spaces an alternative surface treatment.
The purpose of the regulation is to suppress dust generation within the airshed. However the RV
parking spaces are not a location with fast moving vehicles. The combination of the compacted clean
angular stone and slow movement of vehicles will not create dust. The stone will be kept in place
through t the use of concrete bordering materials.
(b) A listing of each deviation or class of deviation from the city subdivision regulations design standards
and a justification of the appropriateness for the deviation;
A2Z Response: The deviation from the subdivision standards that this development seeks are:
• 28.3.14 Q - Street Lights — The RV park is eager to highlight the Montana night-time sky to the
customers of the RV park. Cut-off type, downward facing lighting mounted on building entrances
(restrooms, clubhouse, and customer check -in buildings). And any areas with potential pedestrian
hazards would have pedestal mounted down lighting. However most of the park would be left
unlighted.
(c) An existing topo map showing existing building and features and a proposed topo map showing
proposed topography using one to five foot intervals drawn to a scale not less than one inch equals zoo feet
showing all proposed streets, lots, buildings, open space, wetlands, floodplain, environmental hazards, storm
water facilities and other elements basic to the development;
A2Z Response: The existing topo map and proposed topo maps are provided within the submittal.
Basecamp Outpost LLC Page 2
A2Z Engineering, PLLC City of Kalispell PUD Report
(d) Proposed locations, areas, densities and types of residential and nonresidential uses and structures
within the area proposed to be developed and maximum height of buildings or structure;
A2Z Response: The submittal plan sheets show the proposed locations for RV pads, customer service building,
maintenance structures, owner/manager quarters and amenities structures. Structures shall not exceed the
6o ft height restriction found within the zoning for B-2.
(e) Proposed plans for handling:
Vehicular traffic;
A2Z Response: Access to the RV park in all phases will be provided primarily by the southern approach to the
existing round -about onto the US93 Bypass. A city street will be built running south from this approach.
Eventually this city street will tie to Ashley Meadows Road on the southern edge of the property, providing a
second access out to US93•
Vehicular traffic will enter the RV park primarily at the northern approach from the new city street. Within the
RV park there will be a loop -grid type pattern of roads allowing access to all the RV sites. The roads and
intersections are sized to accommodate motorhomes and large passenger vehicles pulling long RV trailers.
These same roads are also adequate to accommodate large emergency vehicles.
Pedestrian traffic routes & trails including safe routes to school;
A2Z Response: Pedestrian and bicycle usage will be encouraged to used dedicated pathways that are
separated from the internal roads. These pathways will generally connect the open space / common space
areas to the existing MDT public pedestrian bicyclist trail system.
The property is presently part of the Somer's school district. This RV park will not permit long term residence,
so there will not be any children residing in the park needing access to the school district.
Sewage disposal; conceptual storm water drainage and water supply;
A2Z Response: The project proposes to extend city water and sewer mains from US93. A conceptual storm
water plan is shown on the site layout.
4. Parks and open space;
A2Z Response: Open spaces and parks are a major component of this project. Over 10 acres of the 50.33 acre
project are common / open spaces. And running through the property is a 50 ft trail right-of-way that itself is
over 3 acres of open area.
5. Parking;
A2Z Response: Parking of customers for the RV park will be almost entirely contained within the RV sites
themselves. A small amount of parking will be provided at the office / check -in area for employees and non -
guest visitors. More parking would also be provided near the southwestern corner amenities area.
Prominent landscaping, buffering, site perimeter and entrance treatment features;
A2Z Response: As shown on the landscaping plan there are extensive numbers of trees along the outer
perimeter of the property. The entrance area is also defined by a treed open space area.
7. Club houses, sales offices;
A2Z Response: An area at the main entrance has been dedicated for the installation of a structure and parking
lot for check -in of guests. In the first phases of the project this structure will be modest in size; but it will evolve
as the guest capacity of the park expands over time.
Basecamp Outpost LLC Page 3
A2Z Engineering, PLLC City of Kalispell PUD Report
8. Retaining wall work in excess of 3 feet in height;
A2Z Response: The gentle topography of the property and planned filling of some lower areas will preclude
the use of any extensive or tall retaining walls.
Common fencing designs and locations where proposed;
A2Z Response: Fencing on the property would be used only in some locations on the perimeter; most likely
the northern or eastern edges. Fencing will be an agricultural type.
10. Commercial, directional and entrance signage;
A2Z Response: The entrance to the development will have ground mounted monument type signage similar
in composition to the type found at the entrance to Glacier National Park. Within the development the signage
will be human scale white lettered signage on brown metal; once again to invoke the national park type
feeling.
ii. Street lighting and parking lot lighting where applicable;
A2Z Response: The RV park development seeks to emphasize the night time sky and reduce artificial
illumination (light pollution) to an absolute minimum. The only proposed lighting will be at entrances to the
check -in office and restrooms. These lights will be building mounted, downward shining and minimized in
brightness. If there is a necessity to illuminate any types of hazards for pedestrians in the RV park at night,
then downward shining 4 ft tall bollard type lighting will be installed.
12. Any other pertinent site development features.
A2Z Response: In later phases there will be some amenity development located in the SW corner of the
property. The amenities will be focused on serving the park guests while also enhancing the city trail facility
that passes close by. Potential amenities include a clubhouse, pool, stable for overnight boarding of traveler's
horses, etc.
Another feature of the site will be provision of living quarters for the site managers / owners. The first
development of this will be the check -in facility at the park entrance. This structure will have a segregated
living area to house the manager. Later there will be creation of another residence located in the SW corner
of the property. This residence may be combined with the park clubhouse facility.
(f) Elevation drawings which demonstrate visually the general architectural features of each proposed
building or architecturally distinct group or type of buildings and the site perimeter treatment.
A2Z Response: The style of architecture that will be employed in the structures on the property will be a
mixture of Arts & Crafts and Farmhouse styles. The desire is to invoke a feeling found in older recreational
facilities. Some examples of this are included in the submittal.
Site perimeter treatment will primarily defined by trees.
(g) The PUD plan shall show the boundary lines of adjacent subdivided or un-subdivided land and the
existing zoning of the area proposed for the PUD overlay;
A2Z Response: See the plan sheets for this information.
(h) A timeline expressing the order in which the development shall occur and estimated time for
completing key components or phases;
A2Z Response: See the phasing plan for this information.
Basecamp Outpost LLC Page 4
A2Z Engineering, PLLC City of Kalispell PUD Report
(i) Adequate provision for a homeowners association or other public or private management
organization to provide for the operation and maintenance of all private (non -governmental) common
facilities including any private streets or alley ways, homeowners parks, club houses, sales offices, open space,
trails, recreational facilities and amenities, shared parking facilities, private lighting systems, subdivision
entrance signage and common mail receptacles;
A2Z Response: The proposed development will have a single owner / manager. It will not require a separate
private management organization.
(j) Adequate provisions shall be made for maintenance of all public common facilities (e.g. a trail or park)
which are developed on public land, but intended to be maintained by a private organization or homeowners
association;
A2Z Response: No development on public lands is proposed as part of this project.
(k) Where a PUD also involves a subdivision of land, it shall also meet the application requirements of the
Kalispell Subdivision Regulations and the Montana Subdivision and Platting Act at the time the preliminary plat
is submitted;
A2Z Response: This PUD will not involve a subdivision of land.
(1) For multi -phase projects to be developed over a long period of time or where project components are
proposed which may not be built for many years;
The first phase of development must comply with the full application process outlined above.
A2Z Response: See the phasing plan for this information.
Each phase of a multi -phase PUD must be able to be free standing.
A2Z Response: See the phasing plan for this information.
3. Each phase of a PUD shall not exceed the density provisions of the underlying zone as limited by the
PUD. Where a phase is proposed that complies with the overall PUD plan but the actual density of the
particular phase may exceed the average density allowed by the underlying zone and PUD agreement, the
applicant shall either provide the necessary corresponding open space or park facilities or suitably bond for
them for development in a latter phase.
A2Z Response: All of the proposed RV park sites are of the same size and there won't be significant deviations
from the proposed layout. If the situation does occur, then additional open space will be added.
4. Future phase or major development components may show conceptual street designs, proposed park
and open space areas, trail concepts, proposed residential density, housing types (single family, townhouse,
apartment, etc.) and commercial areas versus detailed lot, block, street and park development and building
designs. Based on a finding and associated conditions placed on the PUD at time of approval, the applicant
may be required to provide more specific information prior to development of succeeding phases based on
one of the following processes: (Note: The planning staff, Planning Board or council, at their discretion, may
also request additional or more complete information relative to the future phases or components prior to
recommending or granting initial PUD approval).
a. Minding that the outstanding items are significant and therefore future phases or components should
follow the full PUD application process;
A2Z Response: Acknowledged.
Basecamp Outpost LLC Page 5
A2Z Engineering, PLLC
City of Kalispell PUD Report
b. A finding that the outstanding items are generally minor and therefore future phases or components
should be reviewed under the conditional use permit process; or
A2Z Response: Acknowledged.
C. A finding that the outstanding issues are insignificant and therefore future phases or components
should be subject to administrative review by the Kalispell Site Review Committee; or
A2Z Response: Acknowledged.
d. A combination of the above provisions.
A2Z Response: Acknowledged.
(m) Any other information, plans and details which the city staff, Planning Board and/or City Council may
request to fully evaluate the development proposal and its impacts.
Montana Basecamp is a destination tourist RV campground. RV's will now be able to stay in Kalispell and have
biking / pedestrian access to downtown businesses.
Basecamp Outpost LLC Page 6
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By: SANDS SURVEYING, Inc.
2 Village Loop
Kalispell, MT 59901
(406) 755-6481 in S112SE1 /4 SEC.
JOB NO' 392503 (in 305401)
29 CERTIFICATE OF SURVEY
&
N112NE1 /4
SEC. 32, T. 28N.
R. 21 W, P. M. M. FLA THEAD CO UNT Y, MT LPL
DRAWING DATE: MARCH 27, 2018
,
, ,
COMPLETED DATE: / /
SCALE:
1 " = 100' NOTE: The purpose of this survey is to
FOR/OWNER: SIDERIUS FAMILY LTD.
PARTNERSHIP
100' 50' 0
100' 200' retrace a perimeter and is not an
aggregation of parcels.
U.S.
Project
HIGHWAY 93 KALISPELL BYPASS
ID: MT-NH-NCPD
1
d -o8°5 p,
L16�4��4 R-,22 12
1
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per doe. 200900032511
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fig' �' LOControlled Highway Access S8133.79E~I 1 196.96' LO j -200.24 +I
1 "' I I S89°44'59'E172.110
of
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NOTE: All MDOT highway R/W stationing shown, and bike/pedestrian path
is in State Plane grid meters per R/W plans (not ground data).
NN
S8 05228 'W
o
,�
20.. 0'0'
(R)&(F)
GO,
4 ��
W
G�5
5�ec•
o o
~
Sec. 29
S89°4458'E 1319.34'
t�
Sec. 32
TRACT 1
LEGEND.
111� ec'
y�9 l�0
44.718 Ac.
- N84 51 04 "W
J
193.97'
CURVE TABLE
CURVE
RADIUS
DELTA
LENGTH
CI
188.75'
7'17'17
24. 01 '
C2
96.84'
48°16'10"
81.58'
C3
47.60'
47°01 '11 "
39.06'
C4
467.77'
7°59'07
65.19'
C5
188.75'
17°41 '47"
58.30'
C6
631.90'
7°07'51 "
78.64'
C7
106.68'
11 °04'41 "
20.63'
C8
96.84'
41'35'15
70.29'
C9
126.38'
95°04'30
209.71 '
C10
123.10'
30°31 '05"
65.57'
C11
155.92'
61°2948"
167.35'
C12
260.96'
17°08'39"
78.09,
C13
631.90'
9°4834"
108.19,
C14
188.75'
14'58'17"
49.32'
C15
129.66'
25°1014"
56.96'
C16
1 47.60'
25°51 '10"
21.48'
C17
73.86'
19°23'09"
24.99'
C18
139.51 '
27°5357"
67.93'
C19
254.40'
8°31 '38"
37.86'
C20
237.99'
38°15'01 "
158.88'
C21
106.68'
37°38 23"
70.08'
C22
106.68'
35*02'18"
65.24'
C23
106.68'
2°36 '05 "
4.84 '
C24
134.59'
9°46'50"
22.97'
C25
139.51'
23'15'44"
56.64'
C26
47.60'
48°16'10"
40.10'
C27
96.84'
47°01 '11 "
79.47'
C28
517.01 '
7°59'07
72.05'
C29
139.51 '
17°41 '47"
43.09'
C30
681.13'
7°07'51 "
84.77'
C31
155.92'
11 °04'41 "
30.15'
C32
47.60'
41'35'15
34.55'
C33
175.62'
95°04'30
291.42'
C34
73.86'
30°31 '05"
39.34'
C35
205.16'
61°2948"
220.20'
C36
211.73'
17'08'39"
63.35'
C37
681.13'
9°4834"
116.62'
C38
237.99'
14'58'17"
62.19'
C39
80.42'
25*1014"
35.33'
C40
96.84'
25°51 '10"
43.69'
C41
123.10'
19°23'09"
41.65'
C42
90.27'
27°5357"
43.96'
C43
205.16'
8°31 '38"
30.53'
C44
188.75'
38°15'01 "
126.01 '
-Bike path width is 49.24'
(MDOT State Plane record is
15 meters or 49.21 ' grid)
TRACT 2
5.612 Ac.
e1/4 Corner (as noted)
1/16 Corner (as noted)
D Set 1/2"x24" Rebar & Cap (7975S)
Found 1/2" Rebar & Cap (7975S)
0 Found 5/8" Rebar (no cap)
o Found 2" Alum. Cap MDOT (14742S)
® Found (as noted)
(R) Record Information Per C.O.S. 17744
(F) Found Information
POB Point of Beginning
LINE TABLE
LINE
BEARING
LENGTH
Ll
S63°29'04 "W
41.85'
L2
N86°33'56"W
35.09'
L3
N79°49'47"W
89.12'
L4
S82°28 26 "W
39.10'
L5
S89°36'16"W
34.60'
L6
N79°19'02 "W
14.25'
L7
N11 °5943 "W
69.82'
L8
NO2°11 '09 "W
88.70'
L9
N12°47'08'E
59.64'
L10
N12°23'06 "W
35.65'
L11
N13°28'04'E
61.15'
L12
N32°51 '13'E
34.11 '
L13
N04°57'16'E
34.89'
L14
NO3°3422"W
54.23'
L15
N41 °4923 "W
101.10'
L16
N00°19'14 "W
25.30'
Ll 7
N69°52'43 "W
44.27'
L18
N55°24'39"W
32.32'
L19
N43°13'00 "W
17.16'
L20
N86°33'56 "W
35.09'
L21
N79°49'47"W
89.12'
L22
S82°28 26 "W
39.10'
L23
S89°36'17"W
34.60'
L24
N79°19'02 "W
14.25'
L25
N11 °5943 "W
69.82'
L26
NO2°11'09 "W
88.70'
L27
N12*47'08'E
59.64'
L28
N12°23'06 "W
35.65'
L29
N13°28'04'E
61.15'
L30
N32°51 '13'E
34.11 '
L31
N04°57'16'E
34.89'
L32
NO3°3422"W
54.23'
L33
N41 °4923 "W
45.45'
L34
S00°19'14'E
74.31 '
L35
S00°19'14'E
38.89'
\s sL6 a�vl1
\ 4- L5
\ C32 I I I
.".1 L23
0'33 \ al C31
V �
919.10,
RADIAL BEARING TABLE
Number
BEARING
R1
N05°42'08'E
R2
S40°45'06"W
R3
S43°21 '10 "W
R4
S43°21 '10 "W
R5
N33°34'20'E
R6
S26°41 '48 "W
R7
S10°43 21 "W
R8
NO3°26'04'E
R9
S03°26'04 "W
R10
N44°50'06"W
Rl 1
S10°10'13 "W
R12
N07°31 '34 "W
R13
S00°2343'E
R14
N10°40'58'E
R15
S10°40'58 "W
R16
N77°1252 "W
R17
N77°36'54'E
R18
N77°36'54'E
R19
N76°31 '56 "W
R20
S76°31 '56'E
R21
N57°08'47"W
R22
N57°08'47"W
R23
S85°02'44'E
R24
N85°02'44 "W
R25
N86°25'38'E
R26
S86°2538"W
R27
N48°10'37'E
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CERTIFICATE OF SURVEY No.
Planning Department
201 let Avenue East
Kalispell, MT 59901
Phone: (406) 758-7940
Faz: (406) 758-7739
www.kaIiApel1.qomqLpIanni
APPLICATION FOR PLANNED UNIT DEVELOPMENT (PUD)
PROJECT NAME Basecamp Outpost LLC / Montana Basecamp Inc.
1. NAME OF APPLICANT: Andrew J. Matthews
2. MAIL ADDRESS: 5238 Baskin Street
3. CITY/STATE/ZIP: Orlando, FL 32814 PHONE: 407.467.8436
NAME AND ADDRESS OF OWNER IF DIFFERENT THAN APPLICANT:
4. NAME: Siderius Family Limited Partnership
5. MAIL ADDRESS: 305 Commons Way
6. CITY/STATE/ZIP: Kalispell, MT 59901 PHONE:
7. TECHNICAL ASSISTANCE. A2Z Engineering
8. MAIL ADDRESS: 138 East Center Street, Suite A
9. CITY/ STATE/ZIP: Kalispell, MT 59901 PHONE: 406.755.7888
If there are others who should be notified during the review process, please list those.
Check One:
Initial PUD proposal
Amendment to an existing PUD
A. Property Address: 3260 Highway 93 South, Kalispell, MT 59901
B. Total Area of Property: 50.33 acres
C. Legal description including section, township & range: See attached COS
document.
D. The present zoning of the above property is: RA-i
1
PLANNING FOR THE FUTURE
MONTANA
Planning Department
201 1" Avenue East
Kalispell, MT 59901
Phone: (406) 758-7940
Fax: (406) 758-7739
www.kalispell.com/plannint!
PETITION FOR ANNEXATION AND INITIAL ZONING
NAME OF APPLICANT: Andrew J Matthews
MAIL ADDRESS: 5238 Baskin Street
CITY/STATE/ZIP: Orlando, FL 32814 PHONE:407.467.8436
INTEREST IN PROPERTY: Purchase Agreement for Development
Other Parties of Interest to be Notified:
PARTIES OF INTEREST: Siderius Family Limited Partnership
MAIL ADDRESS: 305 Commons Way
CITY/STATE/ZIP: Kalispell, MT 59901 PHONE:
INTEREST IN PROPERTY: Owners
PLEASE COMPLETE THE FOLLOWING:
Address of the property: 3260 Highway 93 South, Kalispell, MT 59901
Legal Description: (see attached)
(Lot and Block of Subdivision; Tract #)
Sec 29 & 32, T28N, R21 W, Flathead Co, MT
(Section, Township, Range) (Attach metes and bounds as Exhibit A)
Land in project (ac): 4.27 acres
Current estimated market value $70,000 at 50% build out $200,000
at 100% build out $400,000
Is there a Rural Fire Department RSID or Bond on this property Yes_. _ No X
If yes remaining balance is $
The present zoning of the above property is: Flathead Count SAG-10
The proposed zoning of the above property is: City of Kalispell B-2
State the changed or changing conditions that make the proposed amendment necessary:
(1) All surrounding property parcels are already annexed into the City of Kalispell and (2) this
parcel will be a portion of a single 50+ acre commercial development.
The signing of this application signifies that the foregoing information is true and accurate based upon the
best information available and further grants approval for Kalispell Planning staff to be present on the
property for routine inspection during the annexation process.
t 'i�_/
Z3 /?
(Appl' nt) (Date)
Return to:
Aimee Brunckhorst
Kalispell City Clerk
P.O. Box 1997
Kalispell, MT 59903
PETITION TO ANNEX
AND
NOTICE OF WITHDRAWAL FROM RURAL FIRE DISTRICT
The undersigned hereinafter referred to as Petitioner(s) respectfully petition the City Council of
the City of Kalispell for annexation of the real property described below into the City of
Kalispell.
The Petitioner(s) requesting City of Kalispell annexation of the property described herein and
further described in Exhibit A hereby mutually agree with the City of Kalispell that immediately
upon annexation of the land all City of Kalispell municipal services will be provided to the
property described herein on substantially the same basis and in the same manner as such services
are provided or made available to other properties within the rest of the municipality.
Petitioner(s) hereby state that there is no need to prepare a Municipal Annexation Service Plan for
this annexation pursuant to Section 7-2-4610, M.C.A. since the parties are in agreement as to the
provision of municipal services to the property requested to be annexed.
The Petitioner(s) further herein express an intent to have the property as herein described
withdrawn from the SOud kwiple(1 Rural Fire District under the provisions of Section
7-33-2127, Montana Code Annotated; and that incorporated into this Petition to Annex is the
Notice requirement pursuant to said Section; and that upon proper adoption of an ordinance or
resolution of annexation by the City Council of the City of Kalispell, the property shall be
detracted from said district.
In the event the property is not immediately annexed, the Petitioner(s) further agree(s) that this
covenant shall run to, with, and be binding upon the title of the said real property, and shall be
binding upon our heirs, assigns, successors in interest, purchasers, and any and all subsequent
holders or owners of the above described property.
This City hereby agrees to allow Petitioner(s) to connect and receive the utilities from the City of
Kalispell.
APPLICATION PROCESS
APPLICABLE TO ALL ANNEXATION AND INITIAL ZONING APPLICATIONS
1. Pre -Application Meeting:
A discussion with the planning director or designated member of staff must precede
filing of this application. Among topics to be discussed are: the application
procedure, compatibility and compliance with the Growth Policy, and compatibility of
the proposed zoning with surrounding zoning classifications.
2. Completed application form.
3. Completed Petition to Annex and Notice of Withdrawal from Rural Fire District
form, including an Exhibit A, legal description of the property.
4. Application fee based on the schedule below and made payable to the City of
Kalispell.
Fee Schedule:
Annexation (includes initial zoning)
$250 plus $20/acre
5. A bona fide legal description of the property from a recent survey, title report or
deed which accurately describes the property to be annexed.
rya
This City hereby agrees to allow Petitioner(s) to connect and receive all available utilities from
the City of Kalispell excluding solid waste services. MCA 7-24736 prohibits the city from
providing solid waste services to this property for a minimum of 5 years from date of annexation.
a.t.'j- -f
Petitioner/obler Date
Petitioner/Owner Date
NOTE: You must attach an )Exhibit A that provides a bona fide legal description of
the property to be annexed.
'Flo p�pA
STATE OF MONTAC )
LLet'b (&, . ss
County of Flathead County
On this i s day of Gt.►l�_ ,�/�, before me, the undersigned, a Notary Public for
the State o"EA
personally appeared iJal2.Evj m�`i�ii e1/\% � known
to me to b whose name is subscribed to the foregoing instrument and acknowledged
to me that6iohe executed the same.
IN WITNESS WHEREOF, I have hereunto e yZaad-,affixed my Notary Seal the day and
year in this certificate first above written.
MARISOL SANTIAGO R t�
Notary Public, Statebf
Notary PuPublic•State of Florida
-• • . • Commission # GG 062965
tinted Nam �( I G) " i Q
My Comm. Expires Jan 17. 2021 Residing at
Bnndedthrough National Notary Assn. yCommission exp eS: 1 21
-- -�--�.
STATE OF MONTANA ) ,
: ss
County of Flathead County
On this day of , before me, the undersigned, a Notary Public for
the State of Montana, personally appeared known
to me to be the person whose name is subscribed to the foregoing instrument and acknowledged
to me that he/she executed the same.
IN WITNESS WHEREOF, I have hereunto set my hand and affixed my Notary Seal the day and
year in this certificate first above written.
Notary Public, State of Montana
Printed Name
Residing at
My Commission expires:
A2Z Engineering, PLLC • 138 East Center Street, Suite A • Kalispell, MT 59901
Phone: (406) 755-7888 • Fax: (406) 755-7880 • www.a2z-engineering.com
Northern parcel
A tract of land within Parcel 10 of Certificate of Survey No. 15617, being situated in the SW'/4SE'/4
of Section 29, Township 28 North, Range 21 West, P.M.,M., Flathead County, Montana, more
particularly described as:
Commencing at the southwest corner of the SETA of Section 29, Township 28 North, Range 21
West, P.M.,M., Flathead County, Montana, which is a found 83 mm diameter MDT aluminum
monument;
Thence North 03' 15' 12" East 332.50 feet along the property boundary of to the southern edge
of the historic Burlington Northern Railroad right-of-way and THE TRUE POINT OF BEGINNING OF
THE TRACT HEREIN DESCRIBED:
Thence North 03' 15' 12" East 150.39 feet along the property boundary to the northeastern edge
of the historic Burlington Northern Railroad right-of-way;
Thence South 38' 12' 32" East 650.90 feet along the northeastern edge of the historic Burlington
Northern Railroad right-of-way to the southern boundary of Section 29;
Thence North 86' 10' 17" West 134.57 feet along the southern boundary of Section 29 to the
southwestern edge of the historic Burlington Northern Railroad right-of-way;
Thence North 38' 12' 32" West 447.67 feet along the southwestern edge of the historic Burlington
Northern Railroad right-of-way to the point of beginning, containing 1.26 acres, more or less;
Subject to and together with all appurtenant easements of record.
Southern parcel
A tract of land within Parcel 10 of Certificate of Survey No. 15617, being situated in the NW'/4NE'/4
of Section 32, Township 28 North, Range 21 West, P.M-M., Flathead County, Montana, more
particularly described as:
Commencing at the southwest corner of the SE'/4 of Section 29, Township 28 North, Range 21
West, P.M.,M., Flathead County, Montana, which is a found 83 mm diameter MDT aluminum
monument;
Thence South 86' 10' 17" East 296.43 feet along the northern boundary of Section 32 to the
southwestern edge of the historic Burlington Northern Railroad right-of-way and THE TRUE POINT
OF BEGINNING OF THE TRACT HEREIN DESCRIBED:
Thence continuing South 86' 10' 17" East 134.57 feet along the northern boundary of Section 32
to the northeastern edge of the historic Burlington Northern Railroad right-of-way;
Thence South 38' 12' 32" East 1,328.71 feet along the northeastern edge of the historic Burlington
Northern Railroad right-of-way to the southern boundary of Section 29;
Thence South 03' 42' 46" West 149.59 feet along the property boundary to the southwestern
edge of the historic Burlington Northern Railroad right-of-way;
Thence North 38' 12' 32" West 1,530.13 feet along the northeastern edge of the historic
Burlington Northern Railroad right-of-way to the point of beginning, containing 3.28 acres, more
or less; Subject to and together with all appurtenant easements of record.
E. Please provide the following information in a narrative format with supporting
drawings or other format as needed:
a. An overall description of the goals and objectives for the development of
the project.
b. In cases where the development will be executed in increments, a
schedule showing the time within phase will be completed.
C. The extent to which the plan departs from zoning and subdivision
regulations including but not limited to density, setbacks and use, and
the reasons why such departures are or are not deemed to be in the
public interest;
d. The nature and extent of the common open space in the project and the
provisions for maintenance and conservation of the common open space;
and the adequacy of the amount and function of the open space in terms
of the land use, densities and dwelling types proposed in the plan;
e. The manner in which services will be provided such as water, sewer,
storm water management, schools, roads, traffic management,
pedestrian access, recreational facilities and other applicable services
and utilities.
f. The relationship, beneficial or adverse, of the planned development
project upon the neighborhood in which it is proposed to be established
g. How the plan provides reasonable consideration to the character of the
neighborhood and the peculiar suitability of the property for the
proposed use.
h. Where there are more intensive uses or incompatible uses planned
within the project or on the project boundaries, how with the impacts of
those uses be mitigated.
i. How the development plan will further the goals, policies and objectives
of the Kalispell Growth Policy.
j. Include site plans, drawings and schematics with supporting narratives
where needed that includes the following information:
(1). Total acreage and present zoning classifications;
(2). Zoning classification of all adjoining properties;
(3). Density in dwelling units per gross acre;
(4). Location, size height and number of stories for buildings
and uses proposed for buildings;
(5). Layout and dimensions of streets, parking areas,
pedestrian walkways and surfacing;
2
(6). Vehicle, emergency and pedestrian access, traffic
circulation and control;
(7). Location, size, height, color and materials of signs;
(8). Location and height of fencing and/or screening;
(9). Location and type of landscaping;
(10). Location and type of open space and common areas;
(11). Proposed maintenance of common areas and open space;
(12). Property boundary locations and setback lines
(13). Special design standards, materials and / or colors;
(14). Proposed schedule of completions and phasing of the
development, if applicable;
(15). Covenants, conditions and restrictions;
(16). Any other information that may be deemed relevant and
appropriate to allow for adequate review.
If the PUD involves the division of land for the purpose of conveyance, a preliminary
plat shall be prepared in accordance with the requirements of the subdivision
regulations.
Please note that the approved final plan, together with the conditions and restrictions
imposed, shall constitute the zoning for the district. No building permit shall be
issued for any structure within the district unless such structure conforms to the
provisions of the approved plan.
The signing of this application signifies that the aforementioned information is true
and correct and grants approval for Kalispell Planning staff to be present on the
property for routine monitoring and inspection during review process.
Applicant Signature) (Date)
APPLICATION PROCESS
APPLICABLE TO ALL ZONING APPLICATIONS:
A. Pre -Application Meeting:
A discussion with the planning director or designated member of staff must
precede filing of this application. Among topics to be discussed are: Master
Plan or Growth Policy compatibility with the application, compatibility of
proposed zone change with surrounding zoning classifications, and the
application procedure.
B. Application Contents:
1. Completed application form.
2. Application, fee per schedule below, made payable to the City of Kalispell.
PUD/CONCEPT PUD Zoning Review Fee
Residential (no subdivision) $1,000 + $125/unit
Commercial (no subdivision) $1,200 + $100/acre
Residential (with subdivision) $1,000 + $100/acre
Commercial (with subdivision) $1,000 + $100/acre
3. Electronic copy of the application materials submitted. Either copied onto
a disk or emailed to planning@kalispell.com (Please note the maximum file
size to email is 20mg)
4. A bona fide legal description of the subject property and a map showing
the location and boundaries of the property.
Please consult the with staff of the Kalispell Planning Office for submittal dates and
dates for the planning board meeting at which it will be heard in order that
requirements of state statutes and the zoning regulations may be fulfilled. The
application must be accepted as complete forty-five (45) days prior to the scheduled
planning board meeting.
4
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Note: p Th15 sheet shows the two arcels that comp rise
0 50 100 150 200 300
ro
the osed development. The contours are taken
pp p
from the 2009 DNRC Flathead Valley LIDAR survey.
S 1e: 1 = loofe�
Keyed Notes for 5lteplan:
%O°'�..,
A. Existing property boundary line
�,,�'Ft, mod
B. Ex15ting asphalt pedestrian bicycle trail
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C. Exlstln US H1 hwa 93 B ass
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G. Ex15tin6j Ashley Creek
IT. Ex15tin6j Ashley Creek FEMA Floodplaln
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Ex15tln6j Bulldmgs If Features:
The land parcels do not presently have any buildings.
FEMA Mapped Floodplaln for Ashley Creek:
The floodplaln mapped for Ashley Creek 15 plotted
according to an overlay of FIRM Panel 30029C 1820J
effective date 1 1 -4-201 5. The floodplaln mapping
may or may not correspond to the contouring provided
by the 2009 DRNC LIDAR work.
���IaeII.MpO�
138 E. Center St., Ste A
Kalispell, MT 59901
Phone 40G.755.7888
A2Z-Englneering.com
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Basecamp Outpost LLC
Tree and Stormwater
Management Plan
0 50 100 150 200 300
I. ..., � I ... I I
5wle: I inch = I00 feet
Note: Within the property the developer intends to
install an average minimum of one tree per RV space in
each phase of development.
���sa.II.MpO�
138 E. Center St., Ste A
Kah5pell, MT 59901
Phone 40G.755.7888
A2Z-Encgi neermcg.com
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Services Plan
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5wle: I inch = I00 feet
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138 E. Center St., Ste A
Kah5pe11, MT 59901
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Phasing Plan
City Phase I : Con5truction from 2018 to 2020
Zoning
B-2 / PUD Phase 2: Con5truction from 202 1 to 2024
Phase 3: Con5truction from 2025 to 2028
------- _--------------- _- Phase 4: Con5truction from 2029 to 203 1
County
zoning Phase 5: Con5truction from 2032 to 2034
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Note 1: Completion of north -south city street
shall be done prior to the start of Phase 3.
Note 2: Amenity buildings are not to be
constructed Specifically in Phase 2, but rather
over Phases 2 - 5.
0 50 100 150 200 300
Scat- 1 inch = 100 feet
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Kah5pell, MT 59901
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Hazarous Areas Map
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5wle: I inch = I00 feet
Note: This map shows the following hazards:
I . 'EMA I'loodplain: The shaded blue areas around
Ashley Creek indicate the 'EMA mapped 100-year
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flood plain.
2. Moderate Slopes: The shaded yellow areas show
locations where the existing contours exceed 1 0%
slopes. Within the RV park development, the
grades will be flattened to remove areas of greater
than 1 0% slopes where ever po55ible.
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3. Steep Slopes: The shaded red areas show locations
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where the existing contours exceed 25% slopes.
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Within the RV park development, the grades will be
flattened to remove any areas of steep slopes.
4. Moderate and Steep Slopes alone Ashley Ck: There
are many sloped areas along the banks of Ashley
Creek. The RV park development will not change or
impact those slopes. They will be preserved in
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their natural state with natural vegetation.
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Kalispell, MT 59901
Phone 406.755.7888
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