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Resolution 5882 - Montana Base Camp ROIPlanning Department 201 1" Avenue East Kalispell, MT 59901 Phone: (406) 758-7940 Fax: (406) 758-7739 www.kalispell.com/planning REPORT TO: Doug Russell, City Manager FROM: Jarod Nygren, Senior Planner SUBJECT: KGPA-18-01 — Montana Base Camp resolution of intention to adopt, adopt with revisions, or reject the proposed growth policy amendment MEETING DATE: August 6, 2018 BACKGROUND: Basecamp Outpost, LLC is requesting permission 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 project will be constructed over 5 phases with the first phase consisting of 62 R.V. parking spaces. The property is undeveloped tract land and is generally located south of the 4-lane alternate 93 roundabout, west of U.S. 93, north of Ashley Meadows and east of Ashley Creek and the rails to trails pathway. This is a multi -application process and the applicant has submitted the following applications: • Annexation - The applicants have applied to annex the 4.27-acre 100-foot former BNSF Railroad right-of-way that traverses the property from the northwest corner to the southeast corner of the property. 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 50.33-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 project. Zone Change Map Amendment - The site is currently zoned RA-1 PUD. The applicants are requesting B-2 to accommodate the proposed R.V. Park for the entire 50.33-acres. • Planned Unit Development (PUD) Overlay Zone - The PUD will function in concert with the B-2 Zone to provide a comprehensive, integrated development plan. 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. Section 76-1-604, M.C.A. requires that the council adopt a resolution of intention to adopt, adopt with revisions or reject the proposed growth policy amendment, prior to making a decision on the growth policy application request. At the subsequent Kalispell City Council meeting on August 20, 2018, the Council will hold the public hearing and take public comment on the proposed growth policy amendment. The Kalispell City Planning Board held a duly noticed public hearing July 10, 2018, to consider the application requests. The Board had a lengthy discussion regarding the application requests. Ultimately, discussion concluded that the requests were appropriate and they unanimously recommended to the Kalispell City Council that all of the requests be approved. RECOMMENDATION: It is recommended that the Kalispell City Council approve Resolution 5881, a resolution setting a public hearing date of August 20, 2018, where the Kalispell City Council intends to take public comment on an amendment to the Kalispell Growth Policy Plan -It 2035, consisting of amending the designation of Urban Residential to Urban Mixed Use on 50.33-acres of land described as Tract 1 and Tract 2 of Certificate of Survey 20796 in the S2 of the S4 of Section 29 and N2 of the NE4 of Section 32, Township 28 North, Range 21 West, P.M.M., Flathead County, Montana. FISCAL EFFECTS: There are no anticipated fiscal impacts at this time. ALTERNATIVES: Deny the request. ATTACHMENTS: Resolution 5882 July 10, 2018, Kalispell Planning Board Minutes Staff Report Application Materials & Maps Resolution No. KGPA-18-01 signed by the Kalispell Planning Board President c: Aimee Brunckhorst, Kalispell City Clerk RESOLUTION NO.5882 A RESOLUTION OF INTENTION TO ADOPT, REVISE OR REJECT A RECOMMENDED AMENDMENT TO THE KALISPELL GROWTH POLICY — PLAN IT 2035 TO AMEND THE DESIGNATION OF 50.33 ACRES OF LAND LOCATED AT 3260 HIGHWAY 93 SOUTH IN FLATHEAD COUNTY, MONTANA AND TO CALL FOR A PUBLIC HEARING. WHEREAS, the Kalispell Growth Policy Plan It 2035 was originally adopted by the Kalispell City Council on July 3, 2017; and WHEREAS, Basecamp Outpost, LLC formally requested a growth policy amendment on approximately 50.33 acres at 3260 Highway 93 South in Flathead County; and WHEREAS, the Kalispell Growth Policy -- Plan It 2035 currently designates this property as Urban Residential and the petitioners are requesting an amendment to change this designation to Urban Mixed Use; and WHEREAS, the Planning Board has determined that it would be appropriate to amend the Growth Policy by changing the land use designation on the 50.33 acre site from Urban Residential to Urban Mixed Use; and WHEREAS, the area to be included is described generally as bound by the four lane alternate 93 roundabout, west of US 93, north of Ashley Meadows and east of Ashley Creek and the Rails to Trails pathway; and WHEREAS, on July 10, 2018, the Kalispell City Planning Board held a public hearing, after due and proper notice, received public comment upon, and reviewed Kalispell Planning Department report #KGPA- 18-01, which evaluated the proposal based upon the goals and objectives of the Growth Policy, the purpose of zoning and current circumstances in the planning jurisdiction; and WHEREAS, at the conclusion of said public hearing and after consideration of the proposed amendment, the Kalispell City Planning Board adopted report #KGPA- 18-01, as the findings of fact and recommended approval of the proposed Growth Policy amendment; and WHEREAS, the City Council of the City of Kalispell considers it advisable that they consider the proposed Growth Policy Amendment and the recommendations of the Kalispell City Planning Board, and adopt a Resolution of Intention to Adopt, Revise or Reject a Proposed Amendment to the Kalispell Growth Policy -- Plan It 2035. NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF KALISPELL, AS FOLLOWS: SECTION 1. That pursuant to Section 76-1-604, MCA, the City Council of the City of Kalispell intends to consider a proposed amendment to the Kalispell Growth Policy -- Plan It 2035, and a recommendation by the Kalispell City Planning Board to grant said amendment, consisting of amending the designation of Urban Residential to Urban Mixed Use on that 50.33 acres of land located at 3260 Highway 93 South, Flathead County. SECTION 2. The City Council will hold a public hearing on the proposed growth policy amendment on August 20, 2018, at 7:00 p.m. in the City Hall Council Chambers located at 201 First Avenue East, Kalispell. SECTION 3. At the regular meeting of September 4, 2018, the City Council will consider Resolutions to Adopt, Revise, or Reject said proposed amendment. SECTION 4. The City Clerk is authorized and directed to give notice of said meeting in accordance with Section 7-1-4127, MCA. PASSED AND APPROVED BY THE CITY COUNCIL AND SIGNED BY THE MAYOR OF THE CITY OF KALISPELL, THIS 6TH DAY OF AUGUST, 2018. Mark Johnson Mayor ATTEST: Aimee Brunckhorst, CMC City Clerk NOTICE OF PUBLIC HEARING Notice is hereby given that the Kalispell City Council is considering an amendment to the Kalispell Growth Policy Plan It 2035 to change the land use designation from Urban Residential to Urban Mixed Use on 50.33 acres of land at 3260 Highway 93 South. The Kalispell City Planning Board has considered the amendment, held a public hearing on July 10, 2018, and presented Resolution KGPA- 18-01 to the Kalispell City Council recommending adoption of the amendment. The Kalispell City Council, on August 6, 2018, passed a Resolution of Intention to Adopt, Revise, or Reject a Recommended Amendment to the Kalispell Growth Policy -- Plan It 2035. On August 20, 2018, at 7:00 pm in the City Hall Council Chambers, 201 First Avenue East, Kalispell, the Kalispell City Council will hold a public hearing regarding the proposed amendment to the Kalispell Growth Policy — Plan It 2035. The proposed amendment can be viewed on the city's website at www.kaliVell.com/agendacenter or in the office of the City Clerk at 201 First Avenue East, Kalispell. Any person wishing to address the proposed amendment may appear at this hearing and make oral statements or present same in writing. Written comments may also be submitted for council consideration by delivering the same to the City Clerk at 201 First Avenue East, Kalispell, MT 59901, or by email to cityclerkRkalispell. com prior to the hearing. For additional information please contact the City Clerk at (406) 758-7756. Aimee Brunckhorst, CMC City Clerk Publish: August 12, 2018 August 19, 2018 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 Kalispell City Planning Board Minutes of the meeting of July 10, 2018 Page16 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? 17 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 18 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 A2Z Engineering, PLLC • 138 East Center Street, Suite A • Kalispell, MT 59901 Phone: (406) 755-7888 • Fax: (406) 755-7880 • www.a2z-engineering.com May 8, 2018 City of Kalispell Planning Dept Attn: Mr. Tom Jentz, Director PO Box 1997 Kalispell, MT 59903 406.758.7942 Re: Montana Basecamp Inc / Montana Outpost LLC Dear Mr. Jentz, A2Z Engineering is under contract with Mr. Andy Matthews to provide consultant services for development of a 50 acre tract of land within the City of Kalispell as an RV Park. Enclosed you will find: • Application for a Growth Policy Amendment • Application for re -zoning • Application for Planned Unit Development • Application for Major Subdivision The only item that I know to be missing from the submittal is a title report for the property, which we are in the process of procuring. Please call me if you have any questions or concerns. Sincerely, 1�� Robert Smith, PE Project Engineer 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 Fernandez 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 2.02 .a r Done Mon tanaBasecamp_Logo_Opti... -,�S) OPTION 2: W =MONTANA* BASECAMP KALISPSLL, NT NST. toys %%, A % U 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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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 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 ' 0 CIO, G G05 c S89°44'58'E 1319.34' TRACT 1 LEGEND: 44.718 Ac. e1/4 Corner (as note 1/16 Corner (as not D Set 1/2"x24" Rebar Found 1/2" Rebar & 0 Found 5/8" Rebar ( o Found 2" Alum. Cap ® Found (as noted) (R) Record Information (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 Nll °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 NOO°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' \ RADIAL BEARING TA Number I BEARIM Nil S10°10'13 R12 N07°31 '34 R13 S00°2343 R14 N10°40'56 R15 S10°40'58 R16 N77°12'52 R17 N77°36'54 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' PLANNING FOR THE FUTURE MOA7"A Planning Department 201 1st Avenue East Kalispell, MT 59901 Phone: (406) 758-7940 Fax: (406) 758-7739 www.kalispell.com/planning MAJOR SUBDIVISION PRELIMINARY PLAT APPLICATION FEE SCHEDULE: FEE ATTACHED $4300 Major Subdivision (6 or more lots) $1,000 + $125/lot Major Subdivision Resubmittal $1,000 For each original lot unchanged add $10/lot For each lot redesigned/added add $125/lot Mobile Home Parks 8v Campgrounds (6 or more spaces) $1,000 + $250/space (5 or fewer spaces) $400 + $125/space Amended Preliminary Plat Amendment to Conditions Only $400 base fee Re -configured Proposed Lots Base fee + $40/lot Add Additional Lots or Sublots Base fee + $125/lot Subdivision Variance $100 (per variance) Commercial and Industrial Subdivision $1,000 + $125/lot SUBDIVISION NAME: Montana Basecamp OWNER(S) OF RECORD: Name Andrew J Matthews Mailing Address city Orlando 5238 Baskin Street Phone 407.467.8436 State FL Zip 32814 TECHNICAL/PROFESSIONAL PARTICIPANTS (Surveyor/Designer/Engineer, etc): Name &, AddressA2Z Engineering, 138 E Center St., Kalispell, MT 59901 Name 8v Address Name 8v Address LEGAL DESCRIPTION OF PROPERTY: Property Address 3260 Highway 93 South, Kalispell, MT 59901 Assessor's Tract No(s) 0975282 Lot No(s) Tract 1 & 2 1/4 Sec Section 29 & 32 Township 28N Range 21W GENERAL DESCRIPTION OF SUBDIVISION: Number of Lots or Rental Spaces 330 Total Acreage in Subdivision 50.33 1 Total Acreage in Lots 24.5 acres Minimum Size of Lots or Spaces 0.067 acres Total Acreage in Streets or Roads 7.6 acres Maximum Size of Lots or Spaces 1.4 acres Total Acreage in Parks, Open Spaces and/or Common Areas 18.2 PROPOSED USE(S) AND NUMBER OF ASSOCIATED LOTS/SPACES: Single Family Townhouse Mobile Home Park Duplex Apartment Recreational Vehicle Park 330 Commercial 2 Industrial Planned Unit Development All Condominium Multi -Family Other APPLICABLE ZONING DESIGNATION & DISTRICT PUD 32 ESTIMATE OF MARKET VALUE BEFORE IMPROVEMENTS $14,343 per State assessor IMPROVEMENTS TO BE PROVIDED: Roads: Gravel Paved X Curb Gutter Sidewalks Alleys -Other. Water System: Individual Multiple User Neighborhood Public X Other Sewer System: Individual Multiple User Neighborhood Public X Other Other Utilities: Cable TV X Telephone X Electric X Gas Other _ Solid Waste: Home Pick Up Central Storage Contract Hauler X Owner Haul Mail Delivery: Central X Individual School District: Somers Fire Protection: Hydrants X Tanker Recharge Fire District: city of Kalispell Drainage System: On -site designed to city engineering standards PROPOSED EROSION/ SEDIMENTATION CONTROL: On -site designed to meet MDEQ and city regulations VARIANCES: ARE ANY VARIANCES REQUESTED? Yes (yes/no) If yes, please complete the information below: SECTION OF REGULATIONS CREATING HARDSHIP: 27.24.030 (4) EXPLAIN THE HARDSHIP THAT WOULD BE CREATED WITH STRICT COMPLIANCE WITH REGULATIONS Paving of all of the RV spaces in addition to the streets would be a hardship. PROPOSED ALTERNATIVE(S) TO STRICT COMPLIANCES WITH ABOVE REGULATIONS: A common alternative to paving is the use of a small, clean and compacted angular stone contained within a poured concrete edging. 2 PLEASE ANSWER THE FOLLOWING QUESTIONS IN THE SPACES PROVIDED BELOW: 1. Will the granting of the variance be detrimental to the public health, safety or general welfare or injurious to other adjoining properties? The purpose of the regulation is to suppress dust generation within the air shed. However the RV parking pads are not a location with fast moving motor vehicles. The combination of the compacted clean angular stone and the slow movement of vehicles will not create dust. Stone surfacing in RV spaces is very common in public use. 2. Will the variance cause a substantial increase in public costs? The stone surfaced RV spaces will be located within a private development and maintained entirely at the cost of the owner / operator. 3. Will the variance affect, in any manner, the provisions of any adopted zoning regulations, Master Plan or Growth Policy? The variance takes exception to any requirements for concrete or asphalt surfacing in off-street parking in the mentioned documents. 4. Are there special circumstances related to the physical characteristics of the site (topography, shape, etc.) that create the hardship? The site is unlain by a silt -loam soil type that has a lesser capacity for absorption of stormwater runoff and snowmelt than more sandy / gravely soil types. Therefore using a clean, angular compacted stone allows for more area on the site that can accept and absorb stormwater runoff / snowmelt. Hard surface paved areas have very little ability to absorb such waters. S. What other conditions are unique to this property that create the need for a variance? The close proximity to Ashley Creek makes the absorption / infiltration of stormwater runoff / snowmelt into the soils a preferable alternative to a surface water discharge. 3 The subdivider shall submit a complete application addressing items below to the Kalispell Planning Department at least thirty five (35) days prior to the date of the Planning Board meeting at which it will be heard. 2. 4 C*pies OT the pli W i plat. 3. a me mpoodu effite met of (See Appendix A of Subdivision Regulations for the city where the subdivision is proposed.) 4. One reduced copy of the pmllixmimzLU plat not to exceed 11LI x 17" is zia'B. :�oMv of the application materials, including the preErninary plat, either copied onto a disk or emailed to planningOMisvell.com (Please note the maximum file size to email is 20mg) 6. A �,�X-aR ffitgk,, leggml dlvgsep�dnzA of the subject pioperty and a map showing t'ae location and boundaries of the property. 7. AppRlcatium fee based on the schedule on page 1 of this application and made payable to the City of Kalispell. I hereby certify under penalty of perjury and the lags of the State of Montana that the information submitted herein, on all other submitted forms, documents, plans or any other information submitted as a part of this application, to be true, complete, and accurate to the best of my knowledge. Shculc any information or representations submitted in connection with this application be untrue, I understand that any approval based thereon may be rescinded, and other appropriate action taken. The signing of this application signifies approval for the Kalispell Planning staff to be present on the property for routine monitoring and inspectior.� during the approval and development process. s (Applicant) � (D te) 4 Q S �N N NN co co N N N N N O_ � O O O O O — LO .,......,.....�. 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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 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 ' 0 CIO, G G05 c S89°44'58'E 1319.34' TRACT 1 LEGEND: 44.718 Ac. e1/4 Corner (as note 1/16 Corner (as not D Set 1/2"x24" Rebar Found 1/2" Rebar & 0 Found 5/8" Rebar ( o Found 2" Alum. Cap ® Found (as noted) (R) Record Information (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 Nll °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 NOO°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' \ RADIAL BEARING TA Number I BEARIM Nil S10°10'13 R12 N07°31 '34 R13 S00°2343 R14 N10°40'56 R15 S10°40'58 R16 N77°12'52 R17 N77°36'54 pOj m - 4 Q O Q F Q F m O > O V O O - D D Q U N U O I i- ai m� ai mD y � `o mq Y� m� �� m� ms N ms ms = mm y � o � {O W o 6 o / s N U N �� UN �m UN N UN oN UN UN o� UN °N UN UN UN om UN UN `m UN 3 U n c6 Aomg6iN Sn m , s U 1 4m i m � o � o N , The following requirements denoted by red text are copied from the document Application for Growth Policy Amendment (GPA): D. Please provide the following information in a narrative format with supporting drawings or other format as needed: a. An overall description of the issues, goals and policies associated with the proposed development. A2Z Response: The issues, goals and policies associated with this development and this change to the Growth Policy Map are the same as those specified in the original Highway 93 South Corridor Area Plan (adopted December i, 2oo8). All of these have been addressed in detail in the PUD application documentation for the parcel/project. Please refer to that document for comprehensive information. b. Project feasibility and a schedule showing the timeframe in which each phase will be completed. A2Z Response: The RV park project is well suited to this location. Glacier National Park regularly reports year over year growth in visitation; and tourist amenities are being added to the Flathead Valley each year. To accommodate this growth there has been a boom in the construction of hotels all around the valley. However the development of RV parks has not proceeded at the same pace. Places for tourists to park RV's with the necessary hook-ups can be difficult to book. Kalispell is a centralized location in the valley with great retail/restaurants, along with the ability to provide the necessary water, sewer and highway system. The project itself is programmed to be built in phases over the next ten years. Service to tourists would begin in the summer of 2019 with the opening of approximately 40 spaces. Each year to 18 months another phase of this size would be added to enlarge the capacity. The park would also have time over this period to develop amenities that their customers would enjoy and support. c. A showing of the conformance of this amendment with the growth policy overall. A2Z Response: The growth policy is a vision for future growth in and around the City. This document seeks to be comprehensive, general and long range. It encourages well planned development that is suited to the location and most lightly impacts natural resources, while allowing for steady economic growth in beneficial ways. The proposed amendment is to change the designation of URBAN RESIDENTIAL on the 50.33 acres of the project site to URBAN MIXED USE. The urban mixed use designation covers a large area immediately to the east of this project site, so urban mixed use is not going to be an isolated use. The other tool for ensuring proper conformance to the goals/policies of the growth policy is the PUD designation that the property will have. The PUD allows for comprehensive review of the "mixed uses" to make sure they are in keeping with the character and needs of the community. d. A convincing showing of need. A2Z Response: This response is similar to the feasibility section (b.) above, since need drives feasibility. The RV park project is well suited to this location. Glacier National Park regularly reports year over year growth in visitation; and tourist amenities are being added to the Flathead Valley each year. To accommodate this growth there has been a boom in the construction of hotels all around the valley. However the development of RV parks has not proceeded at the same pace. Places for tourists to park RV's with the necessary hook-ups can be difficult to book. Kalispell is a centralized location in the valley with great retail/restaurants, along with the ability to provide the necessary water, sewer and highway system. e. A showing of neighborhood compatibility. Where there are more intensive uses or incompatible uses planned within the plan area or on the boundaries, how the impacts of those uses would be mitigated. A2Z Response: The change of the map from URBAN RESIDENTIAL to URBAN MIXED USE is not incompatible with the neighborhood. To the north is US93 Bypass, to the east is a highway industrial zoning, and the county SAG-10 / SAG-5 parcels to the south and west are very well buffered by Ashley Creek and the MDT hiker / biker A2Z Engineering, PLLC PUD Application Exhibit trail along with natural topography and vegetation. Impacts will be mitigated further by the planting of many trees to provide vegetative buffering to the surrounding areas. The 5o acre parcel is compact and well isolated from surrounding uses. f. A showing of transportation impacts and general proposed mitigation measures. A2Z Response: The site of the development is large, at over 5o acres, but is also strategically placed to take advantage of surrounding highway infrastructure. Over a period of time the project will build a city street that runs north -south. On the northern end it will terminate into the roundabout on the US93 Bypass. On the southern end it will connect to Ashley Meadows Road (which runs east to US93). This city street will provide good access for all the land parcels in the area. The RV park will have two planned ingress/egress points from the full development. The primary and main entrance be at the northeastern corner at the site near the existing round -about on US93 Bypass. A second point of egress will later be developed on the southeastern corner near Ashley Meadows Road. The primary mitigation measures of the development are then best described as (1) multiple ingress / egress points onto separate highways, and (2) re -use of existing highway approaches without creating new ones. The transportations impacts at full development, assuming no vacancy, will be approximately as follows: • AM Peak Hour o Vehicles Entering Site: 30 o Vehicles Exiting Site: 42 • PM Peak Hour o Vehicles Entering Site: 84 o Vehicles Exiting Site: 51 Understand that these numbers are distributed over an entire hour, full buildout of the project, and assume every single site is full. And these trips will not all involve the relocation of the RV itself. A majority of customers will book multiple nights and leave their living quarters at the RV park, taking their passenger vehicle to see sights in the Flathead area. Mitigating factors to this are the fact that there are two ingress / egress points, on -site amenities and services to keep customers at the location, and there is a robust walking / biking trail through the park to diffuse the use of passenger vehicles. g. A listing of the environmental impacts associated with the plan amendment. A2Z Response: The plan amendment would change the map designation from RA-1/PUD URBAN RESIDENTIAL to B-2/PUD URBAN MIXED USE. Likely environmental impacts would include: • Ashley Creek area items such as o loo-yearfloodplain o Wetlands or riparian areas o Steep slopes along creek • Loss of farmlands • Possible storm water runoff pollution • Noxious weed propagation • Wildlife habitat losses • Wildlife travel corridor losses These items are of general concern in the development of any areas on the edge of KALISPELL. However they are not particularly significant when we consider the change of designation from URBAN RESIDENTIAL to URBAN MIXED USE. All of these items would have to be addressed in development of either type of use. Basecamp Outpost LLC Page 2 A2Z Engineering, PLLC PUD Application Exhibit h. A listing of all know site hazards and general mitigation strategies A2Z Response: The site has historically been a pasture land without any type of commercial or industrial development. As such there are a lack of manmade site hazards. Expanding upon this subject, there are some possible natural hazards particular to the site. The primary one is the close proximity to Ashley Creek. FEMA has mapped a flood plain for Ashley Creek that does extend onto the property in some locations. However the plans for the development are to leave the areas mapped for floodplain in a native condition. The other natural hazard is the consequence of developing the site with an extensive amount of paving (i.e. roads and RV sites). This paving will cause a change to the property's natural hydrologic patterns. To mitigate this issue, the RV development will be planned under the City of Kalispell's stormwater management and treatment regulations. These regulations have been improved over many years and are amongst the most comprehensive in the State. The results will be the protection of human life/health, protection of the constructed infrastructure, and protection of water quality in the surface and ground water systems in the area. i. A strategy for the adequate provision of local services (1). Water A2Z Response: City water mains shall be extended to the property to provide potable and emergency water flows. A large number of connections will also be required and will generate impact fee payments. (2). Sewer A2Z Response: City sanitary sewer mains shall be extended to the property to provide service. A large number of connections will also be required and will generate impact fee payments. (3). Police A2Z Response: City police impact fees will be paid for each structure and RV space. The development will also begin contributing property tax receipts. (4). Fire A2Z Response: City police impact fees will be paid for each structure and RV space. The development will also begin contributing property tax receipts. (5). Parks and open space, trails and pedestrian ways A2Z Response: The development will create its own assortment of over 6 acres of open space, trails and pedestrian ways. These will be adjacent to and connecting to the M DT rails -to -trails pathway running through the property. (6). Storm water A2Z Response: An engineered stormwater mitigation system will be built as part of the site development. City stormwater impact fees will also be paid. (7). Schools A2Z Response: The RV park will not host long term rentals and therefore will not be the residence of any school age children. However the project will pay property taxes to the school district at a higher rate than the current undeveloped property. (8). Gas, electricity Basecamp Outpost LLC Page 3 A2Z Engineering, PLLC PUD Application Exhibit A2Z Response: The development will pay to extend these services into the property. j. A showing of the appropriateness of the proposed location of the project. A2Z Response: The project is well suited for the location. The nearby access to US93 and the US93 Bypass will provide ease of access to the site with larger vehicles. The RV park will k. The extent to which the plan departs from the existing growth policy and the reasons why such departures are or are not deemed to be in the public interest. A2Z Response: The existing growth policy sought to make the subject property URBAN RESIDENTIAL in an effort to prevent the expansion of heavier commercial / industrial uses westward along the US93 Bypass. That goal is being accomplished through (1) the PUD review of the proposed RV Park development and (2) the singular theme to the development. The primary purpose of an RV park is to provide an enjoyable place for travelers to camp, relax and sleep. All of the more "commercial" uses that are proposed on the site are oriented completely toward serving the campers. They will therefore be lower impact type uses. I. Include site plans, drawings and schematics with supporting narratives where needed that includes the following information: (1). Property boundary locations. A2Z Response: A retracement COS of the boundary locations is included with the submittal. (2). Site hazards or environmental constraints including area of steep slopes (lo% and 254 floodplain and flood way, drainage or streams; A2Z Response: The hazards and environmental constraints including items such as steep slopes, floodplain, flood way, drainage and streams are all contained in the area adjacent to Ashley Creek. Those areas are located west and south of the existing MDT walking/ biking trail facility. For the most part they will be left in an entirely native condition. The only exception is on the extreme southwestern corner. And in that location all development will be kept off of any of the areas listed above. Please see the PUD hazardous areas map for more information. (3). Total acreage, current growth policy designation and present zoning classifications; A2Z Response: The present acreage of the project site is 50.33 acres excluding the MDT owned hiker / biker trail. The current growth policy designation is RA-1/PUD URBAN RESIDENTAIL. The current zoning classification for the property is RA-1/PUD. (4). Growth policy and zoning classification of all adjoining properties; A2Z Response: The growth policy designation of adjoining properties is: • Suburban Residential — to the west and south • Urban Residential — to the north • Urban Mixed Use — to the east The zoning classifications of adjoining properties is: • Flathead County SAG-lo — to the west • Flathead County SAG-lo & SAG-5 — to the south • Flathead County I-1 H — to the east • City of Kalispell B-2/PUD — to the east • City of Kalispell RA-1/PUD — to the north Basecamp Outpost LLC Page 4 A2Z Engineering, PLLC PUD Application Exhibit (5). Assignment of major land use categories. A showing of density and intensity of major land uses including, for example, dwelling units per gross acre, square footages of commercial/ acre, square footage of industrial uses/ acre, potential public facilities and buildings, open space uses, etc. A2Z Response: The overall density and intensity of the RV park development can be considered in the following way on the 50.33 acre site: • 33o RV spaces over 50.33 acres = 6.6 RV units per acre • More than 18 acres of open space over 50.33 acres = 36% open / common spaces • Two commercial / residential lots And running through the development is an existing MDT hiker / biker trail sitting on over 3 acres of dedicated property. (6). Collector and arterial road systems. Any unusual road features (bridges, frontage roads, etc.) A2Z Response: A city street will be built to connect the area north to south outside of the RV park. (7). Location and type of significant open space, common areas or substantial buffers, and major pedestrian trail systems; A2Z Response: The park will incorporate significant (over 20% of total private areas) open spaces / common areas. Many of these areas are connected to or adjacent to the existing MDT hiker / biker trail facility. (8). Proposed schedule of completions and phasing of the development, if applicable; A2Z Response: The project itself is programmed to be built in phases over the next ten years. Service to tourists would begin in the summer of 2019 with the opening of approximately 40 spaces. Each year to 18 months another phase of this size would be added to enlarge the capacity. The park would also have time over this period to develop amenities that their customers would enjoy and support. (9). Existing covenants, conditions and restrictions which would significantly alter development within the area; A2Z Response: The greatest influence upon the development of this project will be the PUD classification. (1o). Special or unusual design features intended to mitigate identified site hazards. A2Z Response: Site grading will work to mitigate the issue of any remaining steep slopes within the proposed development. There is also no plan to construct site infrastructure in loo-yr flood areas. (11). Any other information that may be deemed relevant and appropriate to allow for adequate review. A2Z Response: 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 5 PLANNING FOP, THE FUTURE MONTANA Planning Department 201 tat Avenue East Kalispell, MT 59901 Phone: (406) 758-7940 Fax: 1406) 758-7739 www.kalispell.com/Rlanning APPLICATION FOR GROWTH POLICY AMENDNMNT (GPA) PROJECT NAME: Basecamp Outpost LLC / Montana Basecamp Inc 1. NAME OF APPLICANT: Andrew J. Matthews MAIL ADDRESS: 5238 Baskin Street 3. CITY/STATE/ZIP: Orlando, FL 32814 PHONE: 407.467.8536 NAME AND ADDRESS OF OWNER/S IF DIFFERENT THAN APPLICANT: 4. NAME: Siderius Family Limited Partnership 5. 6. 7. 8. MAIL ADDRESS: 305 Commons Way CITY/STATE/ZIP: Kalispell, MT 59901 PHONE: TECHNICAL ASSISTANCE: A2Z Engineering 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. A. 101 Property Address: 3260 Highway 93 South, Kalispell, MT 59901 Total Area of Property: 50.33 acres C. Legal description including section, township & range: See attached COS 1 D. Please provide the following information in a narrative format with supporting drawings or other format as needed: a. An overall description of the issues, goals and policies associated with the proposed development. b. Project feasibility and a schedule showing the timeframe in which each phase will be completed. C. A showing of the conformance of this amendment with the growth policy overall. d. A convincing showing of need. e. A showing of neighborhood compatibility. Where there are more intensive uses or incompatible uses planned within the plan area or on the boundaries, how the impacts of those uses would be mitigated. f. A showing of transportation impacts and general proposed mitigation measures. g. A listing of the environmental impacts associated with the plan amendment. h. A listing of all know site hazards and general mitigation strategies i. A strategy for the adequate provision of local services (1). Water (2). Sewer (3). Police (4). Fire (5). Parks and open space, trails and pedestrian ways (6) . Storm water (7). Schools (8). Gas, electricity j. A showing of the appropriateness of the proposed location of the project. k. The extent to which the plan departs from the existing growth policy and the reasons why such departures are or are not deemed to be in the public interest. 2 1. Include site plans, drawings and schematics with supporting narratives where needed that includes the following information: (1). Property boundary locations. (2). Site hazards or environmental constraints including area of steep slopes (10% and 25%), floodplain and flood way, drainage or streams; (3) . Total acreage, current growth policy designation and present zoning classifications; (4). Growth policy and zoning classification of all adjoining properties; (5). Assignment of major land use categories. A showing of density and intensity of major land uses including, for example, dwelling units per gross acre, square footages of commercial/acre, square footage of industrial uses/acre, potential public facilities and buildings, open space uses, etc. (6). Collector and arterial road systems. Any unusual road features (bridges, frontage roads, etc.) (7). Location and type of significant open space, common areas or substantial buffers, and major pedestrian trail systems; (8). Proposed schedule of completions and phasing of the development, if applicable; (9). Existing covenants, conditions and restrictions which would significantly alter development within the area; (10). Special or unusual design features intended to mitigate identified site hazards. (11). Any other information that may be deemed relevant and appropriate to allow for adequate review. The signing of this application signifies that the aforementioned information is true and correct and grants approval for Kalispell Planning Department staff to be present on the property for routine monitoring and inspection during review process. Y�� (Date) 3 APPLICATION PROCESS APPLICABLE TO ALL GROWTH POLICY ANi 12MPAENT 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 the application process and submission information B. Completed application form. C. Application fee per schedule below, made payable to the City of Kalispell. Growth Policy Amendment fee: $2,200 plus $10/acre D. Electronic copy of the application materials submitted. Either copied onto a disk or emailed to plannin akalispell.com (Please note the maximum He size to email is 20mg) E. 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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 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 ' 0 CIO, G G05 c S89°44'58'E 1319.34' TRACT 1 LEGEND: 44.718 Ac. e1/4 Corner (as note 1/16 Corner (as not D Set 1/2"x24" Rebar Found 1/2" Rebar & 0 Found 5/8" Rebar ( o Found 2" Alum. Cap ® Found (as noted) (R) Record Information (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 Nll °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 NOO°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' \ RADIAL BEARING TA Number I BEARIM Nil S10°10'13 R12 N07°31 '34 R13 S00°2343 R14 N10°40'56 R15 S10°40'58 R16 N77°12'52 R17 N77°36'54 The following requirements denoted by red text are copied from the document Application for Planned Unit Development (PUD): 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. A2Z Response: The intent of this development is to provide a quality RV Park experience to travelers and tourists visiting the Glacier Park and Flathead Lake area. The RV Park is intended to take advantage of the natural strengths of its location, including: • Bicycle/pedestrian access to new downtown rails -to -trails project via the MDT pathways • Natural setting adjacent to Ashley Creek • Views of the mountains surrounding the valley • Access to extensive hiking / biking pathways • Robust city utility infrastructure to serve RV's • Ease of access to US93 and US93 Bypass • Nearby shopping, restaurants, RV dealership and other services b. In cases where the development will be executed in increments, a schedule showing the time within phase will be completed. A2Z Response: The development will be phased. A schedule of the timeline and description of the phases is attached. c. The merit 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; 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. 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 A2Z Engineering, PLLC PUD Application Exhibit (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. 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; A2Z Response: The common / open spaces within the development must by necessity provide for multiple purposes in the development. This is simply a result of the high value of the land and the cost to develop it to city standards. So these areas will allow for: Recreational use by RV park customers needing larger outdoor spaces for physical activities and small gatherings such as: o dog walking o children's 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 0 other RV spaces o traffic on surrounding city streets o surrounding commercial / highway industrial development Stormwater mitigation and management through the use of well planned, very shallow storage and bio-filtration areas Maintenance will be provided by the owner/manager of the park for the entire development. Conservation of such open spaces will be preserved by the site plan of the approved PUD and limitations on density of development. 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. A2Z Response: Services provided to this development will be: • Water & Sewer: City of Kalispell water and sewer mains will be extended to provide for sanitation, irrigation and fire suppression. Each and every RV camp site will have water, sewer, electrical, cable TV and Wi Fi. • Storm Water Management: An engineered design will be completed for the on -site stormwater management and mitigation. This will be submitted to the city engineering office for complete review and approval prior to construction. • The RV park will not serve long term guests so no school services will be provided • Roads: The development will construct two roadway systems; o Public/City Streets: Improvements will be made during various phases of the project to provide a city standard street connection between the US93 Bypass and Ashley Meadows Road. This will be built to full city standards for design and construction. It's location will be adjacent to the RV Park but not within it. o Private Streets: Twenty-four foot wide asphalt streets with appropriately sized turning areas will be constructed within the development to provide (1) good internal traffic circulation and Basecamp Outpost LLC Page 2 A2Z Engineering, PLLC PUD Application Exhibit (2) a connection between the city/state roadways to the individual RV spaces. These streets will be designed, constructed and maintained by the development. • Traffic Management: Traffic management on city street surrounding the development are the jurisdiction of the city/state officials. Within the development the management of traffic will be the responsibility of the RV park's owner/manager. The park will implement standard speed limits, intersection controls, pedestrian crossings and parking restrictions. Violation of the established rules will result in ejection of the customer from the facility. • Pedestrian Access: Pedestrian and bicyclist travel within the development is going to be a key component and feature of the RV Park. The property itself is bisected by approximately 2800 feet of existing asphalt trails infrastructure that stretches continuously from Somers to Downtown Kalispell to Kila. The park will have multiple asphalt trail connections to the existing trail to provide customers with ease of use between the trail system and the RV park's sites. Internally the proposed trails will also provide access to common / open areas for recreational use. • Recreational Facilities: The interconnection planned between the RV Park and the existing trails system is explained above. The RV park itself will also have private recreational amenities for their customers. These will include large open filed for playing, running and relaxing. • Electrical Power: The facility will provide 30 to 5o amp RV power connections at all sites. This will be an extension of the Flathead Electrical Coop's system, designed and constructed to their standards. • Communications: Cable TV and Wi Fi will be provided. T. i ne reiaiionsnip, Denenciai or it is proposed to be established A2Z Response: The neighborhood is typical of most "edge of town" highway corridors, consisting of commercial/industrial uses adjacent to the highway and transitioning into county SAG-lo zoning. This development provides an opportunity to build a buffer between those two extremes in land usage. g. How the plan provides reasonable consideration to the character of the neighborhood and the peculiar suitability of the property for the proposed use. A2Z Response: The property is large and has a measure of seclusion from the surrounding areas. There is highway frontage to the north, industrial to the east, blocked off by Ashley Creek to the west, and large tract residential to the south; so this is a very diverse area to accommodate. However this property was intended by the Kalispell Growth Policy to be a transitional development that could buffer between the large residential and the industrial uses. To accomplish that goal, the proposed RV park will utilize trees/landscaping to provide modest separation from the surrounding properties. 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. A2Z Response: The RV Park will meet up with less intensive uses on the western and southern edges where it abuts large tract residential lots. Fortunately there is a major mitigating feature in the form of the existing pedestrian bicyclist pathway and its associated 50-foot wide right-of-way. This trail runs all along the western and southern edges of the property and effectively creates a ioo-foot or wider buffer to the adjacent residential lots. The development will work to populate the area with a variety of vegetation to further encourage separation between the parcels. i. How the development plan will further the goals, policies and objectives of the Kalispell Growth Policy. A2Z Response: See the response in the submittal specific to the Kalispell Growth Policy for the Highway 93 South Corridor Area. Basecamp Outpost LLC Page 3 A2Z Engineering, PLLC PUD Application Exhibit j. Include site plans, drawings and schematics with supporting narratives where needed that includes the following information: (1). Total acreage and present zoning classifications; A2Z Response: As shown on the plans, there are two tracts making up this project: Tract 1 has 44.718 acres and Tract 2 has 5.612 acres, for a total of 50.33 acres. The present zoning classification for both tracts is RA-1; but a concurrent application seeks to rezone to B-2. (z). Zoning classification of all adjoining properties; A2Z Response: As shown on the plans, the adjoining properties are zoned as follows: • Flathead County SAG-10 (Suburban Agricultural) zoning abuts the property on the west edge • Flathead County SAG-10 and SAG-5 (Suburban Agricultural) zoning abuts the property on the south edge • Flathead County I-1H (Light Industrial Highway) abuts the property on the majority of the eastern side • City of Kalispell B-2 (General Business) abuts the property on the northern end of the eastern side • City of Kalispell RA-1 (Residential Apartment) is located north of the property on the other side of the US Highway 93 Bypass (3). Density in dwelling units per gross acre; A2Z Response: The density of RV units to acreage is approximately (330 units / 50.33 acres) = 6.6 units/acre across the entire property. There are specific phases and locations where spaces are more concentrated than this general number allows. (4). Location, size height and number of stories for buildings and uses proposed for buildings; A2Z Response: The first phases of the development will utilize smaller type structures. These structures will serve functions such as camper check -in, restrooms and maintenance equipment storage. As the development enters later phases the owner will develop amenities on the order of a clubhouse, pool, stables for traveler's horses, etc. The owner will also construct residential quarters in two locations: (1) near the front entrance to the site combined with the check -in facility, and (2) near the SW corner combined with the clubhouse facilities. These structures will be modest in size and not more than two levels high. (5). Layout and dimensions of streets, parking areas, pedestrian walkways and surfacing; A2Z Response: Streets within the development will be 24 foot wide asphalt roadways for RV parks as required by the city subdivision regulations. Parking areas will be provided near check -in and recreational amenities as required by city zoning regulations. Pedestrian walkways shall be asphalt surfaced. 6). Vehicle, emergency and pedestrian access, traffic circulation and control; A2Z Response: The proposed development is intended to provide ease of entrance, exit and circulation for large recreational vehicles. This type of design by default accommodates larger emergency vehicles. The development is also designed to have optimal interconnection with the adjacent pedestrian / biking trail. Finally, the control of vehicle speeds within the development will be critical to providing an inviting and safe customer experience, so adequate signage and other traffic calming measures will be used. (7). Location, size, height, color and materials of signs; A2Z Response: Signage at the entrance and highway exposed corners of the project will be in the style similar to that found in Glacier National Park. Some representations of that are: Basecamp Outpost LLC Page 4 A2Z Engineering, PLLC PUD Application Exhibit The intent is to establish clearly legible signage in the motif of white on brown to mimic natural surroundings and minimize intrusiveness. Internal street and trail directional signage will be on a scale somewhat smaller than normal regulation highway signs to give a create a more human -scale hiker/biker trail type impression. Monument signs will be preferred at the entrance. Steel backed signs on 4 ft steel posts will be standard for other street markers and directional signage. (8). Location and height of fencing and / or screening; A2Z Response: The development will need some fencing, probably located along the northern and eastern sides to provide separation from adjacent city/state roadways and right-of-way. This fencing will be agricultural in type. (9). Location and type of landscaping; Basecamp Outpost LLC Page 5 A2Z Engineering, PLLC PUD Application Exhibit A2Z Response: Landscaping within the development is intended to be primarily turf/lawn to provide for ease of walking through the RV park. A mixture of deciduous and conifer trees will be planted to break up line of sight through the center of the RV park. On the northern edge of the property (abutting US93 Bypass), a mixture of trees and fencing will be provided to establish separation from the MDT highway right-of-way. Along the established pedestrian and bicycling trails the development will plant a mixture of tree types and species. A space has been left outside of the trail right-of-way to increase the physical separation between RV spaces and the trail. (1o). Location and type of open space and common areas; A2Z Response: Open spaces and common areas are provided through out the development. An effort has been made to hold the development of RV parking spaces away from the established pedestrian pathway and allow for a natural buffer to improve pedestrian / camper privacy and experience. Other open spaces and common areas are provided (1) in the centrally located open park area and (2) at the main entrance to the development coming from the US 93 Bypass access. (11). Proposed maintenance of common areas and open space; A2Z Response: The whole property, including common areas and open spaces, will be entirely maintained by the owner of the development. (12). Property boundary locations and setback lines A2Z Response: Property boundaries are denoted on the plans. The locations of RV parking pads and any permanent structures will be conformed to the minimum setbacks specified in the underlying B-2 zoning. (13). Special design standards, materials and / or colors; A2Z Response: The RV Park's will structures will be built in the farmhouse / arts & crafts style to provide connection to the historic hunting/fishing lodge type facilities found in the northwestern US Rockies. The colors will be earth and vegetative tones mixed in with white. (14). Proposed schedule of completions and phasing of the development, if applicable; A2Z Response: The project will be constructed in several phases, so a phasing plan is included in the submittal materials. (15). Covenants, conditions and restrictions; A2Z Response: The development is intended to remain under a single ownership and management, therefore no recorded covenants, conditions or restrictions are proposed. Instead the developer has created a preliminary set of camper/customer rules to be used when the RV Park opens. These are included in the submittal materials. (16). Any other information that may be deemed relevant and appropriate to allow for adequate review. A2Z Response: Montana Basecamp is a tourist travel destination for RV vacationers. RV's will now be able to stay in Kalispell and bike to the downtown businesses. Basecamp Outpost LLC Page 6 PUD Exhibit - Compatibility with the City of Kalispell Growth Policy The following requirement denoted by red text are copied from the document Application for Planned Unit Development (PUD): E. i. How the development plan will further the goals, policies and objectives of the Kalispell Growth Policy. To respond in a complete and thorough manner the goals, policies and objectives of the Kalispell Growth Policy will be address one by one below. The following requirements denoted by red text are copied from the document Kalispell Growth Policy Plan - It _?035, beginning on page 89 under the section for the Highway 93 South Corridor Area Plan. GOALS: 1. A CONCENTRATED COMMERCIAL CENTER BISECTED BY HIGHWAY 93 TO SERVE THE IMMEDIATE COMMERCIAL NEEDS OF THOSE PEOPLE LIVING AND WORKING IN THE GENERAL AREA OF THE SOUTH 93 CORRIDOR. A2Z Response: This development uses highway 93 access to provide commercial services to the tourism section of the Flathead Valley's economy; in turn supporting expansion of the number of local jobs in that sector. 2. EXPANSION OF COMMERCIAL DEVELOPMENT SOUTH OF CEMETERY ROAD/LOWER VALLEY ROAD NEEDS TO BE ADDRESSED UNDER A PLANNED UNIT DEVELOPMENT IN ORDER TO ADEQUATELY ADDRESS VEHICULAR AND PEDESTRIAN ACCESS, SIGNAGE, SETBACKS, AND OTHER ISSUES RELATING TO PROTECTING AND PRESERVING THE COMMUNITY ENTRANCE WAY TO KALISPELL. A2Z Response: This project is submitting for approval through the PUD process. And as a business it will also support and benefit from providing an attractive community entrance way. 3. PRESERVING THE FUNCTIONALITY OF THE INTERSECTION OF HIGHWAY 93 AND THE HIGHWAY 93 BYPASS SHOULD BE A PRIORITY. A2Z Response: The intersection of US93 and the US93 Bypass is appropriately designed and sized to accommodate the larger private vehicle sizes that use RV parks. During most of the year the usage in the RV park will be lower (off-season) and thereby have little actual impact. 4. DEVELOPMENT ALONG THE HIGHWAY 93 SOUTH CORRIDOR SHOULD OCCUR IN AREAS WHERE PUBLIC SERVICES, UTILIT] ESAND FACI LTIES ARE AVAI LABLE OR CAN BE PROVIDED. A2Z Response: The City of Kalispell has master planned for many years to provide services to the property which this development is using. 5. NEW DEVELOPMENT WHETHER COMMERCIAL, INDUSTRIAL OR RESIDENTIAL SHOULD BE OF HIGH QUALITY IN DESIGN AND ARCHITECTURAL QUALITY. A2Z Response: The proposed project is completing the PUD process to represent its high quality design. A2Z Engineering, PLLC PUD Application Exhibit 6. FREE FLOWING TRAFFIC ON HIGHWAY 93 SHOULD BE MAINTAINED AND NEW DEVELOPMENT SHOULD INCORPORATE DESIGN AND TRAFFIC FEATURES THAT WILL ELIMINATE THE NEED FOR PRESENT OR FUTURE TRAFFIC SIGNALS BETWEEN FOUR CORNERS AND HIGHWAY 82. A2Z Response: The proposed development will not require any type of new access onto either US93 or US93 bypass beyond those approaches that already exist. 7. A GRID STREET SYSTEM SHOULD BE ESTABLISHED AS NEW DEVELOPMENT OCCURS. A2Z Response: The proposed development will construct both internal and off -site streets in a grid -type pattern to provide a strong internal and external circulation for larger motor vehicles. 8. DEVELOPMENT SHOULD INCORPORATE DESIGN FEATURES AND LAND USES APPROPRIATE TO ADJACENT AIRPORT TRAFFIC. A2Z Response: The development is located some ways from the city airport; but it will certainly abide by any city, state and FAA regulations pertaining to design features and land use. 9. MDT OWNED EXCESS OR SURPLUS RAILROAD RIGHT-OF-WAY NOT NEEDED FOR THE HIGHWAY 93 BYPASS SHOULD BE INCORPORATED INTO THE OVERALL DEVELOPMENT PATTERN OF THE AREA. A2Z Response: Previous owners of the property have worked with MDT to incorporate and upgrade a pedestrian trail system that was originally slated to use old railroad right-of-way. 10. THE FUTURE VIABILITY OF THE CITY OWNED BIOSOLIDS LAND APPLICATION SITE IMMEDIATELY SOUTH OF CEMETERY ROAD NEEDS TO BE PROTECTED. APPROPRIATE DESIGN, SETBACKS AND MITIGATION FEATURES SHOULD BE INCORPORATED INTO ANY DEVELOPMENT PROPOSED ADJACENT TO THIS SITE. A2Z Response: The proposed development is not adjacent to the city owned biosolids land application site. 11. WORK WITH THE SOMERS/LAKESIDE SCHOOL DISTRICT TO LOCATE A FUTURE SCHOOL SITE IN THIS AREA. A2Z Response: The subject property has been for sale for many years without becoming the focus of a school district project. 12. THE HIGHWAY 93 BYPASS, THE INTERSECTION OF HIGHWAY 93 AND THE BYPASS AND HIGHWAY 93 ARE GATEWAY ENTRANCES AND SCENIC CORRIDOR ENTRANCES TO OUR COMMUNITY AND AS SUCH NEED SPECIAL TREATMENTAND PROTECTION. A2Z Response: The proposed project fronts on the US93 Bypass but is only allowed one entrance approach that is shared with other parcels in the area. Vegetative buffering will be provided along this same edge to mitigate visual impacts to both the US93 Bypass users and the RV park customers. These measures will ensure protection of said highway. 13. PRESERVE THE TRANQUILITY OF RESIDENTIAL AREAS BY MINIMIZING POTENTIAL CONFLICTS BETWEEN NOISE ASSOCIATED WITH THE HIGHWAY AND INDUSTRIAL USES. Basecamp Outpost LLC Page 2 A2Z Engineering, PLLC PUD Application Exhibit A2Z Response: This project is intended to be a transitional land use to provide buffering between the highway industrial uses along US93 and the residential properties located near Ashley Creek. 14. BUILD A NEW FIRE STATION TO SERVE CURRENTAND FUTURE DEVELOPMENT IN THE AREA. A2Z Response: The subject property has been for sale for many years without becoming the focus of a fire station project. 15. PROVIDE FOR THE ONGOING ACQUISTION, CONSTRUCTION AND MAINTENANCE OF PARKS, BIKE AND PEDESTRIAN TRAILS AND OTHER RECREATIONAL FACILTIES. A2Z Response: This development will provide for vegetative buffer style improvements and long term maintenance along the established pedestrian / biking trail. This will enhance the existing facility and reduce the necessity of spending city resources for the same purpose. 16. PEDESTRIAN AND BIKE TRAILS SHOULD BE INCORPORATED INTO NEIGHBORHOODS AND CONNECT WITH OR PROVIDE FOR FUTURE CONNECTION WITH EXISTING OR FUTURE TRAILS. A2Z Response: The proposed development has made a priority of incorporating connections between the open / common spaces in the RV park and the established pedestrian / biking trail. Policies: 1. Recognize the need within the community for high paying, high quality industrial based jobs and business. Promote and encourage those businesses in this area. A2Z Response: This project will provide for construction of a business that boosts economic development of the south side of Kalispell. Provision of a wide variety of service businesses enhance the desire of industrial job providers to relocate to the area. 2. Create incentives for development of industrial based businesses, including e-commerce based businesses, along the Highway 93 South Corridor. A2Z Response: This project will provide for construction of a business that boosts economic development of the south side of Kalispell. Provision of a wide variety of service businesses enhances the desire of industrial job providers to relocate to the area. 3. Avoid a pattern of one lot deep linear commercial and industrial development along the Highway 93 South Corridor; instead encourage development patterns that extend horizontally back from the highway creating commercial or industrial centers and parks. A2Z Response: The proposed development is over 5o acres that provides the desired horizontal commercial uses. 4. Require high quality development as it relates to the provision of services, utilities, facilities and amenities. Basecamp Outpost LLC Page 3 A2Z Engineering, PLLC PUD Application Exhibit A2Z Response: The use of the PUD process in planning the proposed development will ensure adequate public and regulatory input concerning the services, utilities, facilities and amenities. 5. Additional accesses onto Highway 93 shall be limited and a grid street system shall be developed when possible. A2Z Response: The proposed development will construct both internal and off -site streets in a grid -type pattern to provide a strong internal and external circulation for larger motor vehicles. Access to US93 and US93 Bypass are at locations already provided with shared approaches. 6. Frontage roads shall be developed as part of a grid street system to avoid additional accesses onto Highway 93• A2Z Response: A new city street paralleling US93 will be constructed by the development to provide for a more robust street system. 7. Provide alternative north/south roadways parallel to Highway 93 on both the east and west sides of the highway. A2Z Response: A new city street paralleling US93 will be constructed by the development to provide for a more robust street system. 8. Environmentally sensitive areas shall be avoided and protected when possible. A2Z Response: Within this project, the bulk of the development is being done on areas historically used as pasture lands. More sensitive areas on the project perimeter (those located along Ashley Creek) are being essencially segregated from the RV park development (left in native natural condition). 9. High quality design standards shall be applied to new development along the corridor related to architecture, parking lot layout, lighting, landscaping, setbacks and signage. A2Z Response: The PUD process that this project is submitted under will ensure that both the city regulatory officials and the public have adequate information and opportunity to encourage attractive architecture, parking lot layout, lighting, landscaping, setbacks and signage. lo. All parking lots shall be paved and landscaped. A2Z Response: This project will have paved and landscaped parking lots. 11. Recognize the need for the provision of fire and police services to the Highway 93 South Corridor area. A2Z Response: This project will pay all necessary fire and police services impact fees. 12. Ensure that there is a well-informed public and property owners along the corridor regarding the implications of the extension of public services to that area. A2Z Response: The PUD process for this project involves public notifications and meetings for this purpose. Basecamp Outpost LLC Page 4 A2Z Engineering, PLLC PUD Application Exhibit 13. Aviation easements should be required for all new development or redevelopment in the Highway 93 South Corridor area. A2Z Response: if such easements are necessary for or applicable to this project they will be provided. 14. Whenever a property develops or changes ownership the developer/owner should be alerted that the property is in the airport affected area. A2Z Response: Acknowledged. 15. Because of the presence of the municipal airport, residential uses are not deemed to be appropriate within % mile of the easterly % mile of Cemetery Road (the south end of the proposed runway). A2Z Response: The proposed project is not located near the described lands. 16. Height of personal, commercial or public communication towers or antennas should be restricted to reduce conflicts with the existing and proposed Kalispell Airport expansion. A2Z Response: The proposed project will conform to all city, state and FAA requirements for height restrictions pertaining to the Kalispell airport. 17. Development around the city's 4o acre biosolids land application site located on the south side of Cemetery Road should take into consideration mitigating measures such as fencing, extra setbacks and an acknowledgement that they abut a sludge injection site. In addition, in the event that this site becomes surplus to the city, some provision should be made to provide for access to the site from the east, south and west to provide access for future development at that time. A2Z Response: The proposed project is approximately % mile away from the 4o acre site. 18. The following design standards are intended to enhance the gateway entrances to Kalispell: a. Access control should be the norm along the 93 corridors. A2Z Response: The proposed development will utilize existing shared approaches already established on US93 and the US93 Bypass. b. Access should be coordinated so as to allow only collector or arterial streets to intersect Highway 93. The judicious use of right -in right -out approaches, frontage roads and good internal development street design should be the rule to reduce or eliminate the need for direct access onto major gateway roads. A2Z Response: The proposed development will utilize existing shared approaches already established on US93 and the US93 Bypass. c. Areas planned for commercial development along Highway 93 should occur as an integrated development utilizing and enhancing the property back from the highway as opposed to occurring as a shallow linear strip. Significant individual business highway exposure, individual access points, and pole signage would not be the norm. Basecamp Outpost LLC Page 5 A2Z Engineering, PLLC PUD Application Exhibit A2Z Response: The proposed RV park project is going to fulfill the intent of this design standard. d. Monument signs are preferred over pole signs. A2Z Response: Signage for the RV Park will be in conformance with the applicable city, county and state regulations. Signage of the monument type will be given first priority in consideration. e. Four sided architecture should be the norm for all properties abutting the gateway entrances. A2Z Response: The proposed development will have only a few permanent structures, but they will by necessity be the type to have architectural detailing on all four sides. This is desirable since customers using the park will be travelling internally to all areas, and unfinished building sides would be seen by almost all the users. f. Billboards should be prohibited in the commercial and residential zones. Existing billboards in these zones should be considered a primary use. Such existing billboards should be phased out in these zones under the following schedule: at the end of their current lease or when another primary use is proposed on the same parcel or tract of land. A2Z Response: The development will not host off -site commercial billboards. g. The scale of any commercial development should be sized to serve the immediate neighborhood (i.e. Somers, South Kalispell) as opposed to regional in scale. A2Z Response: The proposed project is intended to serve the tourism industry and tourists traveling to and through Kalispell. This will be of a benefit to residents in Kalispell as it would allow traveling family and friends to stay in the city of Kalispell with their RV's. 19. Development in the commercial areas should be mixed use in nature creating an overall integrated neighborhood as opposed to linear strip commercial development fronting the gateway entrances. A2Z Response: This project is intended to provide a commercial/residential buffer to mitigate existing linear strip commercial and highway industrial development already in place along US93• 20. Additional setbacks along with fencing, berming and landscaping should be used to buffer new residential and school development adjacent to existing land zoned for industrial uses. A2Z Response: The proposed RV park itself would provide the buffer between industrial uses near the highway and residential uses near Ashley Creek. 21. A vehicular/pedestrian connection should be provided connecting properties to the north and south of the proposed Highway 93 Bypass to provide the following: a. Offer a parallel route to Highway 93 Basecamp Outpost LLC Page 6 A2Z Engineering, PLLC PUD Application Exhibit A2Z Response: The proposed city street that will be developed adjacent to the RV park will have pedestrian facilities (sidewalk) that runs north -south parallel to US93. This sidewalk will connect to sidewalks crossing US93 Bypass at the existing round -about. b. Reduce traffic on Highway 93 A2Z Response: The proposed city street along the eastern edge of the RV park will allow for some traffic to avoid using US93• c. Provide options for internal travel within developments to the north and south of the Highway 93 Bypass A2Z Response: The proposed city street along the eastern edge of the RV park will allow for some traffic to avoid using US93. Should the RV Park purchase additional lands to the east of the current site, a grade separated pedestrian crossing may be constructed to provide additional pedestrian and bicyclist safety. d. Reduce the need for additional access points on Highway 93 A2Z Response: The proposed city street along the eastern edge of the RV park will tie into US93 and US93 Bypass at existing shared use approaches. No new access points onto US93 or the US93 Bypass are proposed. 22. Advocate the design and site layout of new residential development adjacent to industrial zoned property, Highway 93 and the future bypass to incorporate noise reduction techniques so that the new development will not be affected by noise that exceeds 6o dBA at the property line. A2Z Response: The project will not place permanent residential structures immediately adjacent to the US93 Bypass, so there won't be a need for noise reduction techniques. 23. Encourage the use of setbacks and earth berms as noise reduction techniques in residential development to mitigate noise impacts and discourage the use of sound walls. A2Z Response: The project will not place permanent residential structures immediately adjacent to the US93 Bypass, so there won't be a need for noise reduction techniques. 24. A future fire station site should be provided in the area. The site should include an area no less than 2 acres. A2Z Response: The subject property has been for sale for many years without becoming the focus of a fire station project. 25. Park and trail locations should be located and developed in accordance with the parks and recreation comprehensive master plan. A2Z Response: A major pedestrian bicycle trail facility already passes through the property. This development will seek to enhance the value of that facility. Recommendations: Basecamp Outpost LLC Page 7 A2Z Engineering, PLLC PUD Application Exhibit 1. New development along the Highway 93 South Corridor shall be required to connect to public services and utilities. A2Z Response: The proposed project will connect to the City of Kalispell's public services and utilities. 2. The City of Kalispell shall explore incentives to encourage appropriate industrial development and expansion of existing businesses in this area. A2Z Response: Acknowledged. 3. Architectural design standards should be adopted that require high quality design in architecture including four sided architecture, landscaping, lighting, signage and parking lot design. A2Z Response: The PUD submittal shall address those issues. 4. Coordinate an overall access plan with the Montana Department of Transportation to avoid the haphazard placement and approval of new access onto Highway 93 South. A2Z Response: This project will utilize existing shared approaches already existing on the adjacent highways. No new approaches are proposed. 5. Ensure that large scale developments adequately mitigate impacts associated with traffic and the provision of services to the area. A2Z Response: A traffic impact study and studies of the extension of city utility services will be provided as part of the engineering design process for the project. 6. Avoid inappropriate development of general commercial type uses along the highway corridor south of the Four Corners commercial POD and favor the development of light industrial and e-commerce based businesses instead. A2Z Response: Acknowledged. 7. Continue to coordinate land use policies with Flathead County and Lakeside Sewer District to insure that new development along the Highway 93 South Corridor is served by public water and sewer. A2Z Response: Acknowledged. 8. Plan for the future provision of fire and police services and facilities for the Highway 93 South Corridor area. A2Z Response: Acknowledged. 9. Continue to review, revise and update standards, policies and regulations that will insure high quality development that meets the needs of the local and regional economies and communities. A2Z Response: Acknowledged. Basecamp Outpost LLC Page 8 A2Z Engineering, PLLC PUD Application Exhibit lo. Continue working on a phased approach to the expansion of the potential utility service area with the Lakeside/Somers inter -governmental bodies as well as the local community. A2Z Response: Acknowledged. Basecamp Outpost LLC Page 9 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 IIJ c� C W Ut1 p 'u`b O CD O (b W Q4 R q ''y W W O W W �J p (D C ►'T W S. 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W (D W W (D CT W b `c ° (D b O ,p ti CT b (b b ZL SZ cti O CD C O W Cn y (O/1 O c� ~ C/I o y Cp COW C (D pq o O rb CD Cp o ° ►�� O W p4 �C �. b✓ O o ° `2O (�D W n W� a° n ti ° zv rn c o cn ° w `� 04 W br o W ° CO Q. b (� cn p ;: `" o co ° b R by 0�0 G i.: b" b ti, 2 cn '� ZU m�, tZ � b W C �? O 1 o Q y' ~' 2 _ Q (b . P O O° O C) 0 G CD y is in State Plane grid meters per R/W plans (not ground data). 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 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 ' 0 CIO, G G05 c S89°44'58'E 1319.34' TRACT 1 LEGEND: 44.718 Ac. e1/4 Corner (as note 1/16 Corner (as not D Set 1/2"x24" Rebar Found 1/2" Rebar & 0 Found 5/8" Rebar ( o Found 2" Alum. Cap ® Found (as noted) (R) Record Information (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 Nll °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 NOO°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' \ RADIAL BEARING TA Number I BEARIM Nil S10°10'13 R12 N07°31 '34 R13 S00°2343 R14 N10°40'56 R15 S10°40'58 R16 N77°12'52 R17 N77°36'54 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 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 11 % FO, q- �io 'I- ft-rmrX LH—A7 a Y■ All'W 41W *pF� S�V4 ponces )ovv+ Clung NJIs3a .u; dkEQ�j �w.r ww 7N na 1--HJHOd �ri+.� �� �131h11h+1 III�'rF��c1YnW'tir N N �� 6 ° m O j U U m� U O cs>a 0 T m U O W W i O j Qm) -> K� UU � V T6\T T p z Ul Ul Ul N _ O>= 6\ 6\ 6) 6\ N N N N° O N O > N OU N T i W IL U L W S F IWL S F m V1 � 9 o N U � N o � � O N m c LLI �E �o T3 N o - �_ j N — O � Z N UN- N ® v0 -1 V V I aeno N 3S pooh *\) a6po� lood 6p19 oa?J '�- - I .TT _ l��-ll�I_,/III�IIIIl�I1I �r n 3 1 \I 11 11 \I 11 11 \I 11 11 1 11 \I 1 ` 11 \I 11 11 \I 11 11 11 11 \I 1 / I �';i l 1 1 1� 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 111 11 jl 111 jl jl 11 1 1 I // ' �I'"I II II II >II\\ —II —II II II II II II II II II II II II II II II II II I II II II II II II I I // ``.` ';: �---------L-J-�--i-1-1-1 T+ �T� ty-I{- LL I ��1 1 1T1r LJ -I- - - - - - T __ // _ ��♦ 1 r"'"_ _ I �� I I I I I I ,- ♦ -------- I I I I I I I I"- _ i — __ I I asnoN .Io3c� dwe� pooh L I ---I/-TII- --Jr/-IIT- --1I-lI T--___I T___I___Ii T_-_I __-II T-`_-_I- T--I - r--- I 7 2A / I% //I'1` ♦ �IFI 1111 --_--_'�_-_,._-_-JIiI �I�I --' --_-���__ -- IIUJII / / rI-4 --` i1 IF _ ` I "- 1 I 2"11mv11 / 1I / I / r1rl �rl I I I I I I I i I I I I� JT� r r_ r_— _ I I ��-I r r I .♦ i _r t�—�-+ �- �a��� I -__—_ -� I li li Ii li li Ii li li li Ii li li Ii li li Ii li li li li i I 1 1 1 l 1 1 l 1 1 1 1 1 1 1 1 1 1 1 1 1 l --J �' ��` �� �� �;�-- --y ♦ �P : `� I� I; 11 I I I; 1 1 1 1 1 1 1 i IWWV I� II II I� II II II II II II 1 i( -I 1 1I /I II /I /I Ii /1 /I II /i /I II /I /1 I / I / I I / I I /� I I /- �` ♦ / r 1 r r r 1 r r r r r r 1 r r 11 rl rl rl rl rl rl rl 11 ri ri 11 // �;�-- " _ -T-T T T r r r r T r r r r' - �I � T��r� - � d/ -\\' ♦ I:'♦ F01 o _ u 01 o > u � Q S �N N NN co co N N N N N O_ � O O O O O — LO .,......,.....�. N N N c0 "" a O O O O O s s Lv p Q :(� O O O O O LO S S S S S O S (3 O D- D- D- Z tt1 Z Q O UN- n"- i t'f�-on- - - - - - -- - — - -- -- ---- - �777777-r Q m 16- M M M M M M M = I= M • i riiiiii ��llll Z/I lI IIII asnoN .�o3c� dwe� pooh a6po� look 6p19 oa?J ' sb � J wi7I w , \ I l\ I -------------------------- N N = O N O 2 O c6 N Z N X= tt1 cL N O N N N N �' N N n= N N c� s S? O N y tt1 = j 0 0 _-ZW OQ-Z N N N N Ny E- ��� Z �>-Z � L �N N 6�0 >+� S S lC1 y O Q Q O � � (6 C � C � Q N N S N P N S Q N c6 - y 3 C N y y 6 6 E(S) N N O c6 N_ O U c6 y InLL- y lC1 i+ N = C (6 y C S S O c6 SL c S y ~ Lu N O U O `� y S -�' y O N O SL N �ILQ O In sz-,y (S) y y O Z _ N cn i I I III 1 / I 0 a ( I M \J 1 1 1 �1 1, I i`II I I I I RESOLUTION NO. KGPA-18-01 AN AMENDMENT TO THE CITY OF KALISPELL GROWTH POLICY PLAN -IT 2035 A RESOLUTION RECOMMENDING ADOPTION OF AN AMENDMENT TO THE KALISPELL CITY GROWTH POLICY PLAN -IT 2035 ADOPTED JULY 3, 2017 TO BE KNOWN AS THE MONTANA BASE CAMP MAP AMENDMENT WHEREAS, the current Kalispell Growth Policy Plan -It 2035 was adopted by the Kalispell City Council on July 3, 2017 with Resolution No. 5821A; and WHEREAS, since that time there has been significant infrastructure changes in the area with the Kalispell Alternate Bypass, new sewer and water lines adjacent the property in U.S. 93 South, and increased tourism, which is provides an economic boon the valley and local businesses; and WHEREAS, Siderius Family Limited Partnership owns the subject property and has given permission to submit applications on his behalf to Basecamp Outpost, LLC where the map amendment is being requested; and WHEREAS, Basecamp Outpost, LLC is requesting the subject property have the land use designation changed from Urban Residential to Urban Mixed Use to accommodate an R.V. Park in proximity to the new infrastructure improvements and to accommodate the traveling public which provides an economic boon to the local economy; and WHEREAS, the plan amendment is consistent with surrounding development and the goals and policies of the City of Kalispell Growth Policy Plan -It 2035; and WHEREAS, the Kalispell City Planning Board held a public hearing on July 10, 2018 at 6:00 PM in the Kalispell Council Chambers after due notice to the public and received comments upon the proposal and evaluated the proposed plan amendment in accordance with the goals and policies of the Kalispell City Growth Policy Plan -It 2035; and WHEREAS, the City of Kalispell Planning Board did adopt staff report KGPA-18-01 as findings of fact; and WHEREAS, the adoption of this resolution would effectively amend the Kalispell Growth Policy Plan -It 2035 Map to reflect 50.33 acres of the subject properties being changed to the Urban Minced Use land use category; and NOW THEREFORE BE IT RESOLVED, that the Kalispell City Planning Board recommends to the Kalispell City Council, Exhibit A — Montana Base Camp Growth Policy Future Land Use Map Amendment, be adopted as an amendment to the Kalispell Growth Policy Plan -It 2035. July 10, 2018 President Kalispell City Planning Board