Resolution 4255 - Annexation - Triangle Development1259
RESOLUTION NO. 4255
A RESOLUTION TO PROVIDE FOR THE ALTERATION OF THE BOUNDARIES OF THE
CITY OF KALISPELL BY INCLUDING THEREIN, AS AN ANNEXATION, A TRACT
OF LAND DESCRIBED AS ASSESSOR'S TRACT 1B LOCATED IN SECTION 6,
TOWNSHIP 28 NORTH, RANGE 21 WEST, P.M.M. FLATHEAD COUNTY, MONTANA,
TO BE KNOWN AS TRIANGLE DEVELOPMENT ADDITION NO. 271; TO ZONE SAID
PROPERTY RESIDENTIAL/PROFESSIONAL OFFICE, R-5, TO AMEND THE CITY
ZONING MAP ACCORDINGLY AND TO DECLARE AN EFFECTIVE DATE.
WHEREAS, the City of Kalispell has received a petition from
Triangle Development, the owners of the property described as
Assessor's Tract 1B located in Section 6, T28N, R21W, P.M.M.,
Flathead County, Montana, requesting that the City of Kalispell
annex the territory into the City with a Residential
Apartment/Office, RA-3, zoning classification, and
WHEREAS, the Flathead Regional Development Office has made a
report on Triangle Development Addition No. 271, Annexation and
Zoning Request, #KA-96-1, dated March 4, 1996, and recommended that
a zoning classification of Residential/Professional Office, R-5
would be more appropriate, and
WHEREAS, the Kalispell City -County Planning Board and Zoning
Commission recommended that the territory be annexed into the City
of Kalispell and be zoned Residential/Professional Office, R-5, and
WHEREAS, based upon the report of the Flathead Regional
Development Office and the recommendation of the Kalispell City -
County Planning Board and Zoning Commission, the City Council of
the City of Kalispell finds that the recommended zoning
classification for the territory is appropriate based upon the
following criterion:
Does the Requested Zone Comply with the Master Plan?
The Kalispell City -County Master Plan designates this
area as High Density Residential. The proposed RA-3
zoning would be in compliance with the Master Plan
designation. The plan states in part that "High density
urban residential growth is projected to occur ... north
and west of Whitefish Stage Road adjacent to the golf
course..."
Is the Requested_• Zone Designed to Lessen Congestion in
the Streets?
Direct access to this property is by way of Whitefish
Stage Road which is indicated on the Master Plan map as
a minor arterial. The district intent of the RA-3
district states that the location of this district
depends on proximity to major streets, arterials and
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business district. The intent of the R-5 district also
states that this district should be associated with
arterial or minor arterial streets. Furthermore,
Whitefish Stage Road, between the city limits and West
Reserve Drive, is listed as a priority on the Kalispell
Urban Area Transportation Plan for upgrading. No design
plans have been developed and right-of-way acquisition is
currently underway. It appears that either of these
districts would be appropriate along Whitefish Stage Road
and that the roadway would be adequate to accommodate
potential traffic generated from this property.
Will the Requested Zone Secure Safety from Fire, Panic
It does not appear that fire and safety issues are
significant with regard to this site. Easy access is
available from Whitefish Stage Road, there is good sight
visibility in both directions ingressing or egressing the
property, the terrain is generally level and the property
is close to services. No significant impacts could be
anticipated with regard to safety hazards, fire or other
emergency situations.
Will the Requested Change Promote the Health and General
Welfare?
The master plan has designated this area as high density
residential which would be considered appropriate for
this area and the community because of the property's
proximity to Buffalo Hills Golf Course. The location
makes it a prime area for development because of the
recreational amenity as well as the open space that this
area provides. Additionally, a minor arterial will serve
the property for access. It appears that the proposed
zoning would promote the goals of the master plan and,
hence, the health and general welfare of the residents of
the community.
Fill the Requested Zone Provide for Adequate Light and
Air?
Adequate light and air would be provided by the setback
requirements and the height limitation on structures.
These development standards are generally consistent with
other residential development in the area and would
provide for adequate light and air.
Will the Requested Zone Change Prevent the overcrowding
of Land or Undue Concentration of People?
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Minimum lot size requirements for the existing County RA-
M and the proposed City'RA-3 are similar with the current
zoning requiring 7,500 square feet and the proposed
zoning requiring 7,000 square feet. With the
availability of public services in the area and
considering other development in the immediate area it
does not appear that the proposed district would result
in the overcrowding of land or undue concentration of
people.
Will the Requested Zone Facilitate the Adequate Provision
of Transportation, Water Sewer Schools Parks and Other
Public Requirements?
Full public services and facilities currently exist or
can be made available to this property. Good access,
public water and sewer, police and fire protection as
well as open space and recreational amenities are in the
immediate area of this site.
Does the Requested Zone Give Consideration to the
Particular Suitability of the Property Particular
Uses? .,
The proposed RA-3 zoning district does appear to allow
many permitted and conditional uses which would be
suitable for this area particularly single, duplex and
multi -family dwellings. This district also allows a
number of non-residential uses which could be developed
on this property along Whitefish Stage Road, a minor
arterial, and the rather odd triangular shape,
development of the 2.7 acres presents several viable
alternatives. Its proximity to the roadways provides for
easy ingress and egress as well as high visibility, which
would be important to a commercial activity. Its
proximity to the golf course and some high end
residential development, makes it desirable for high
density residential development. Under either scenario,
it does appear that this property is suited for the uses
which are permitted under the RA-3 district.
Does the Requested Zoninq Give Reasonable Consideration
to the Character of this District?
Most of the development which has taken place in this
area is single family and multi -family residential
development. Some commercial development has taken place
at the corner of West Reserve and Whitefish Stage Road
approximately 1,000 feet to the north of this property.
The intent of the RA-3 district is to allow some limited
businesses at locations which are compatible with
residential apartment uses and to serve as a buffer zone
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between other commercial districts and residential areas
within or adjacent to business corridors. It does not
appear that the proposed district is consistent with the
intent of the district.
It appears that the R-5 district, a Residential/
Professional office district might be more compatible
with existing development, more closely reflect the
intent of the district and would also meet the master
plan designation of "high density residential". The
intent of the R-5 district is to allow office structures
which are architecturally harmonious with adjacent
residential development and would be located along
arterials or minor arterials.
Both the RA-3 and the R-5 are intended to provide a
buffer between residential and commercial districts. No
commercial development or zoning is present in the
immediate area, hence, the character of this area does
not meet the specific intent of the proposed district.
ld the Proposed Zoning Conserve the Value of
ldinas?
Under the proposed zoning a variety of residential and
non-residential uses would be allowed either outright or
conditionally permitted according to specific development
standards. Any new development would be required to be
constructed accordingly. It does not appear that the
proposed district would have an adverse impact on the
value of buildings in the area.
Will the Requested Zone Encourage the Most Appropriate
Use of the Land Throughout the Jurisdiction?
Because of the shape, size and location of this property
it is difficult to judge what the most appropriate use of
this land would be and hence its effect of 'the use of
land within the planning jurisdiction. Because of this
property's proximity to Whitefish Stage Road, a busy and
accessible roadway, it is appealing for office
development. on the other hand, because of its proximity
to the golf course, this property could be considered
prime for multi -family townhouse development. The size
and shape of the property are limiting factors primarily
with regard to residential development because it would
be difficult to provide enough privacy and buffering
between the roadway and the living units. It appears
that the proposed zoning may provide for the most
appropriate land through the jurisdiction.
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WHEREAS,
on the 6th
day of November, 1995 the City Council of
the City of
Kalispell
adopted, pursuant to Section 7-2-4610,
Montana Code
Annotated,
an Extension of Services Plan which
anticipates development
of City services for approximately five
years in the
future, and
WHEREAS, the City has caused to be developed a "mini -extension
of services plan", attached hereto as Exhibit "A" and thereby made
a part hereof, for the territory by this Resolution annexed to the
City of Kalispell, and
WHEREAS, said "mini -extension of services plan" provides for
the extension of municipal services or maintenance of existing
services within the area of Triangle Development Addition No. 271,
subject to annexation, including water, sewer, storm drainage,
streets, garbage collection, police protection and fire protection,
and
WHEREAS, said "mini -extension of services plan" provides for
financing the extension of municipal services or maintenance of
existing services by utilizing funds allocated and expended,
pursuant to the annual City budget without incurring additional
bonded indebtedness, and
WHEREAS, Triangle Development Addition No. 271 is included
within and conforms to the Kalispell City -County Master Plan, and
WHEREAS, the City of Kalispell desires to annex said property
in accordance with Title 7, Chapter 2, Part 46, Montana Code
Annotated.
NOW THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY
OF KALISPELL AS FOLLOWS:
SECTION I. That all the real property as is more
particularly described as Assessor's Tract iB located in
Section 6, T28N, R21W, P.M.M., Flathead County, Montana,
shall be annexed to the City of Kalispell and the
boundary of the City is altered to so provide, and shall
be known as Triangle Addition No. 271.
SECTION II. Upon the effective date of this Resolution,
the City Clerk of Council is directed to make and
certify, under the seal of the City a copy of the record
of these proceedings as are entered on the minutes of the
City Council and file said documents with the Flathead
County Clerk and Recorder.
From and after the date of filing of said documents as
prepared by the City Clerk of Council, or on the
effective date hereof, whichever shall occur later, said
annexed territory is part of the City of Kalispell and
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its citizens and property shall be subject to all debts,
laws and ordinances and regulations in force in the City
of Kalispell and shall be entitled to the same privileges
and benefits as are other parts of the City.
SECTION 111. The territory annexed by this Resolution
shall be zoned Residential/Professional Office, R-5.
SECTION IV. This Resolution shall be effective 30 days
from and after its passage by the City Council.
PASSED AND APPROVED BY THE CITY COUNCIL AND MAYOR OF THE CITY
OF KALISPELL THIS (Srt DAY OF '1996.
DouglaW D. Rauthe, Mayor
ATTEST:
CLUL�L '�� K(J. �M
-c
Debbie Gif CMC
Clerk of C n 1
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EXHIBIT' A
TRIANGLE DEVELOPMENT ANNEXATION
EXTENSION OF SERVICES PLAN
PREPARED BY THE
FLATHEAD REGIONAL DEVELOPMENT OFFICE
MARCH 41, IM
The subject property is within the Service Area Boundary of the Cky of Kalispell as descnlxd
by the Extension of Services Plan adopted by the City of Kalispell on November 5, 1995
(Resolution #4241). This broad -based extension of services plan, kWether with this 'mini -plane
comprise the Extension of Services Plan for the Triangle Development annexation.
E R :
W_&r: A ten inch municipal water line exists along the west side of Whitefish Stage Road
owned by the Evergreen Water District. Adequate capacity to sem the site is available once
the extension is made.
Se er: A 15 inch municipal sanitary sewer line exists along the apt side of Whitefish Stage
Road which is owned by the North Village Sewer District. The district has sufficient capacity
to service this property when extensions are made.
Storm Drainage: No area wide storm drainage system exists in the area. Infiltration and natural
absorption areas are proposed to mitigate any potential storm runoff associated with development
of the site.
S_t=: Whitefish Stage Road is a two land paved County Road which is designated on the
Kalispell City -County Master Plan as a minor arterial. This roadway is Tested as a priority for
upgrading in the Kalispell Urban Area Transportation Plan. Currently. no design plans have
been started and no right-of-way acquisition has occurred.
garbage Collection: Available by contract from private companies.
Police Protection: Flathead County Sheriff's Department.
Fire Protection: West Valley Fire Department.
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Wa Ott : Water supply would be able to be car Wed to ttu property firm &e water main n---
along the west side of Whitefish Stage Road. The applicants are proposing a one inch water
service line wren do site is devctoped.
Se .re : Sewer can be provided by way of an existing 15 inch main which runs along the west
side of Whitefish Stage Road which is owned by the North Village Sewer District A four inch
sewer service line is proposed to serve the site at the time of &vclopment.
S I pra'ina_ : No storm drain system exists in the area nor is one be ft proposed. Storm
flows could be handfed on site with natural absorption areas for ikon. Development plans
for this site have provided designated infiltration areas on the property. The terrain is generally
level with little vegetation resulting in minimal erosion problems during and after development.
ets: Whitefish Stage Road is a two lane paved County road with mdMient capacity to serve
this site. At the time this roadway is upgraded, additional right-of-way may be requimd. The
developer has anticipated this right-of-way acquisition and is willing to set aside ten feet of
fugue rigbtt-of=way in anticipation of this expansion.
['.arha�e Collectioil: The City of Kalispell can and would provide solid waste pkk-W for the
site when this property becomes eligible for municipal service.
Police/Fir : City of Kalispell Police Department and Fire Department will be available to
provide services to this property upon annexation at approximately the same level as other
properties within the city.
EIfTENSION AND FINAN9E STRATEGEES:
Extension of services to this property are minimal because most of tie necessary
in already in place. Improvements to the property associated with the development of the site
would include the extension of service lines from existing water and- sewer mains which run
along the right-of-way in front of this property. No special asset or financigg appear to
be required and any financing of these improvements would be bane by the developer.
FA ... 1KA96-RPT
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