Resolution 4323 - Adopt West Valley Neighborhood Plan1562
RESOLUTION NO. 4323
A RESOLUTION ADOPTING A RECOMMENDED NEIGHBORHOOD PLAN AMENDMENT TO
THE KALISPELL CITY -COUNTY MASTER PLAN.
WHEREAS, on the 7th day of April, 1986, the Kalispell City Council
adopted the Kalispell City -County Master Plan by
Resolution No. 3641, and
WHEREAS, on the 6t3l day of February, 1986, the Flathead County
Board of Commissioners adopted the Kalispell City -County
Master Plan by Resolution No. 578A, and
WHEREAS, on the 2nd day of July, 1990, the Kalispell City Council
adopted a Neighborhood Plan Amendment to the Kalispell
City -County Master Plan by Resolution No. 3939, and
WHEREAS, on the 8th day of September, 1990, the Kalispell City
Council adopted a Neighborhood Plan Amendment to the
Kalispell City -County Master Plan by Resolution No. 4075,
and
WHEREAS, on the 4th day of April, 1994 the Kalispell City Council
adopted a Neighborhood Plan Amendment to the Kalispell
City -County Master Plan by Resolution No. 4148, and
WHEREAS, on the 19th day of September, 1994, the Kalispell City
Council adopted a Neighborhood Plan Amendment to the
Kalispell City -County Master Plan by Resolution No. 4180,
and
WHEREAS, on the 5-h day of December, 1995, the Kalispell City
Council adopted a Neighborhood Plan Amendment to the
Kalispell City -County Master Plan by Resolution No. 4189,
and
WHEREAS, public participation in the Neighborhood Plan has
included 22 neighborhood meetings, a neighborhood
newsletter, and surveys mailed to each landowner in the
plan area, sponsored by the West Valley Steering
Committee, and
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WHEREAS, several affected county, state and federal agencies and
utility companies were notified about the plan and some
submitted recommendations, and
WHEREAS, on the loth day of December, 1996, the Kalispell City -
County Planning Board held a public hearing, after due
and proper notice, received public comment upon, and
received and evaluated the proposed plan amendment in
terms of environment impact, site potentiality and
availability of services, and
WHEREAS, at the conclusion of said public hearing and after
consideration of the proposed amendment, the Kalispell
City -County Planning Board by Resolution No. KNP-96-2,
pursuant to Section 76-1-603, MCA, recommended to the
City Council of the City of Kalispell, Montana, and, to
the Flathead Board of County Commissioners that the
Kalispell City -County Master Plan as amended through
Resolution No. 4180 be further amended through the
adoption of a West Valley Neighborhood Plan to serve as
a basis for future development of the property in the
vicinity, and
WHEREAS, the City Council of the City of Kalispell considered it
advisable that they consider the recommendation of the
Kalispell City -County Planning board and adopted a
Resolution of Intention to Adopt, Revise or Reject a
Recommended Neighborhood Plan Amendment to the Kalispell
City -County Master Plan, in February 18th, 1997, and
WHEREAS, the Flathead Board of County Commissioners reviewed the
recommendation of the Kalispell City -County Master Plan
and made four (4) amendments to the proposed West Valley
Neighborhood Plan, and
WHEREAS, on April 7th, 1997, the City Council held a hearing
pursuant to said Resolution of Intention.
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NOW THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF
KALISPELL, AS FOLLOWS:
SErTION I. That pursuant to Section 76-1-604, MCA, the
City Council of the City of Kalispell hereby
adopts the West Valley Neighborhood Plan as
amended by the Flathead Board of County
Commissioners, as set forth in Exhibit "An
attached hereto and thereby made a part
hereof.
PASSED BY THE CITY COUNCIL AND APPROVED BY THE MAYOR OF THE CITY OF
KALISPELL THIS 7th DAY OF APRIL, 1997.
sP. 'P- -91 PIA r;�
..-D. Rauthe, Mayor
ATTEST:
i��'gzd,
Debbie Gif foouu4c
Clerk of Council
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NEIGHBORHOOD PLAN -- NOVEEMBER 1, 1996
1113:3 w! !
BACKGROUND..............................................................I
PROCESS...................................................................I
WEST VALLEY STEERING COMMITTEE .................................. 3
TECHNICAL ASSISTANCE .............................................. 3
PUBLIC PARTICIPATION ................................................ 4
PLANNINGAREA............................................................7
EXISTING REGULATIONS.................................................... 7
PLANELEMENTS...........................................................10
LANDUSE.................................................................II
AGRICULTURE.......................................................II
FOREST..............................................................13
RESIDENTIAL........................................................16
COMMERCIAL/INDUSTRIAL........................................... 18
OPEN SPACE.........................................................18
WEST VALLEY LAND USE GOALS ............................................ 23
AGRICULTURE/FORESTRY POLICIES ................................... 23
RESIDENTIAL POLICIES ............................................... 23
COMMERCIAL/INDUSTRIAL POLICIES .................................. 24
OPENSPACE.........................................................24
PUBLIC SERVICES..........................................................25
UTILITIES............................................................25
Natural Gas.....................................................25
Telephone.......................................................25
Electricity.......................................................26
EMERGENCY SERVICES ............................................... 28
POLICE PROTECTION ........................................... 28
FIRE PROTECTION .............................................. 28
EMERGENCY MEDICAL ......................................... 31
HAZARDOUS MATERIAL RESPONSE ............................. 31
TRANSPORTATION...................................................34
SCHOOLS............................................................36
PUBLIC SERVICES GOALS ................................................... 40
EMERGENCY SERVICES ............................................... 40
TRANSPORTATION...................................................40
West Valley Neighborhood Plan (1111196)
SCHOOLS............................................................40
IMPLEMENTATION.........................................................41
IMPLEMENTATION GOALS ................................................... 42
IMPLEMENTATION POLICIES .......................................... 42
Page ii
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West Valley Neighborhood Plan (1111196)
The West Valley Neighborhood Planning process really began during the mid 1970s
when the community adopted zoning regulations and established a West Valley
Land Owners Association. However, over the years the role and identity of the
"Owners Association" has become less defined and the legal stability of the zoning
district has increasingly been in question. The need to update the West Valley
Planning And Zoning Regulations to reflect the more traditional zoning statutes of
76-2-201 et seq., MCA, has been a long standing objective of the County
Commissioners.
The original intent of the West Valley Planning and Zoning District was to minimize
conflict with agricultural and timber practices in the area. With this as an objective,
minimum lot sizes were set at 40 acres. But over the past 20 years, the liberal use
of 'occasional sale" and "family transfer" exemptions and the granting of variances
has transformed many areas of West Valley into rural residential neighborhoods.
The preparation of Neighborhood Plans has been gaining increased interest
amongst local communities in recent years. Example plans includes those prepared
for Bigfork, Lakeside, Little Bitterroot Lake, and the Canyon. The Flathead Regional
Development Office (FRDO) has offered to assist any "neighborhoods" wishing to
pursue a planning process and the County Commissioners reserved funding to hire
a planning consultant to help facilitate the neighborhood planning process.
The impetus to pursue a formal review of the West Valley Planning and Zoning
District evolved from a proposal to establish a neighborhood convenience store in
the area of the West Valley School. Reaction to this proposal lead to a series of
citizen -initiated meetings during the fall of 1995 to discuss this and other issues
pertaining to the West Valley Planning and Zoning District. A citizen steering
committee formally requested assistance from the County Commissioners to help
prepare a neighborhood plan for West Valley.
A vicinity map of the West Valley area is included on the following page.
The planning process was designed to be flexible and to pace the interests of the
community. Every effort was made to invite all landowners to participate in the
process. Mailings of a survey and newsletter to all landowners in the planning area
were utilized to enhance public awareness and to give everyone an opportunity to
express ideas and concerns. Monthly meetings were held to solicit input from
community members and to provide routine updates on progress. A steering
committee of local land owners offered overall guidance to the process.
West Valley .Neighborhood Plan
Vininifv Alan
Vest Valley Neighborhood Plan (1111196)
WEST VALLEY STEERING COMMITTEE
The decision to develop a neighborhood plan for West Valley emerged over a
period of several months following discussions at the neighborhood level with
technical advise from the Flathead Regional Development Office. Following the
initial meeting of "interested" citizens on August 14, 1995, Bonny Ogle commented
in a follow-up letter to all attendees that it may be time to update the existing plan.
"After you are brought into the world, there is a need for at
least an occasional check -zip even if you feel just fine.
Otherwise, you may end zip going to a doctor when you
don't feel well only to find out you have an incurable
disease which could have been dealt with at an early stage.
Our land and community are facing these same problems
now. "
Bonny Ogle (911195)
It was agreed by those attending the meeting in September 1995 to formally
organize as a "Steering Committee" to help define and guide a planning process for
West Valley. Judy Hepper was approved as "Chairperson" of the Steering
Committee. A monthly meeting schedule was approved and membership and/or
participation on the Committee was determined to be open to anyone owning land
or living in the community.
The initial meetings held by the Steering Committee between September 1995 and
January 1996 largely focused on efforts of "education" and community awareness.
Various speakers were invited to address such topics as "schools", "police
protection", "roads", and "taxes". An important product of those early meetings
included a preliminary listing of those aspects of the community that are "positive"
and "negative" and a listing of "concerns" relative to regulations. The school district
boundary was selected as the planning boundary.
TECHNICAL ASSISTANCE
The FRDO advised the Committee in October 1995 that the County may hire a
planning consultant to assist the planning efforts of two "neighborhoods" in the
coming year and that it might be appropriate to request this type of assistance. The
Steering Committee determined that some technical advise and/or facilitation may
be appropriate to the process and made the request to the County Commissioners.
The request was granted and Montana Planning Consultants of Kalispell was
assigned by the County Commissioners to assist with the preparation of a West
Valley Neighborhood Plan.
West Valley Neighborhood Plan (1111196)
The primary role of the Planner was that of a facilitator and information gatherer.
The collected information was presented in mapped and written formats for
consideration by the Steering Committee, who had the ultimate responsibility for
approving the final language of the Plan.
Public participation and involvement was encouraged throughout the process. The
Steering Committee evolved out of a small group of interested citizens and
expanded to anyone interested in the process. Meeting sign-up sheets were used
to establish a meeting notification list.
Other efforts to involve citizen involvement included the mailing of a newsletter and
land use surveys to all land owners in the planning area. The newsletter helped to
explain the intentions of the planning process and invited public participation. The
survey offered every landowner an opportunity to express personal viewpoints and
to "vote" on various issues. Both of these documents and the survey results are
included in the Appendix.
Monthly meetings were held at the West Valley School in an effort to actively
encourage citizen participation. Hands-on exercises were conducted to identify and
rank community issues. Major agenda topics for each public meeting are listed
below:
SEPTEMBER 14, 1995
► Formalize a Steering Committee
► Agree on Study Area
► Planning Process and ID Community Concerns
► Establish meeting Dates
► Public Notification
OCTOBER 18, 1995
► Presentation by School District
► Presentation by Sheriffs Office.
NOVEMBER 15, 1995
► Strengths & Weaknesses of Present West Valley Plan & Regulations
DECEMBER 6, 1995
► Discussion/review of issues identified in November
West Valley Neighborhood Plan (1111196)
►
Community outreach ideas
►
Representation/membership of Steering Committee
►
Designation as a county Neighborhood Plan area
JANUARY 24, 1996
►
Presentation by Flathead County Road Superintendent
►
Presentation by FRDO staff on Consolidated Mill Levy
►
Introduction of planning consultant
FEBRUARY 7, 1996
►
Presentation of Draft Maps
►
Meeting Schedule
►
Draft Survey
►
Draft Newsletter
MARCH 20, 1996
►
Recap of Past Meetings & General Overview of Planning Process
►
Progress Report on Mapping Efforts & Technical Reports
►
Survey Results
►
Sub -Neighborhood Identification Exercise
APRIL 17, 1996
►
Recap of Last Meeting
►
Break-out Groups to List Community Issues
MAY 15, 1996
►
Recap of Last Meeting
►
Ranking of Community Goals & Objectives
JUNE 19, 1996
►
Review of Draft Goals & Policies Plan
JULY 17, 1996
►
Final Plan -- Approval of Amendments
►
Regulatory Concepts — Clustering, Convenience Store
JULY 31, 1996
West Valley Neighborhood Plan (1111196)
►
Committee Discussions on Clustering & Home Occupations
AUGUST 21, 1996
>
Discussion of Horne Occupations & Clustering Performance Standards
►
Discussion of Performance Standards for Convenience Store
AUGUST 29, 1996
►
Release and Mailing of Draft Regulations Together with Survey
SEPTEMBER 18, 1996
►
Overview of Draft Zoning Regulations
►
Results from Zoning Survey
SEPTEMBER 25, 1996
►
Zoning Subcommittee Meeting on Citizen Advisory Group Provisions & Home
Occupations
OCTOBER 2, 1996
►
Zoning Subcommittee Meeting on Density Provisions (Part 1)
OCTOBER 14, 1996
►
Zoning Subcommittee Meeting on Density Provisions (Part 11)
OCTOBER 21, 1996
►
Zoning Subcommittee Meeting on Convenience Store Criteria
OCTOBER 23, 1996
►
Zoning Subcommittee Meeting on List of Permitted Uses
OCTOBER 30, 1996
►
Zoning Subcommittee Meeting on Expansion Provisions for Existing Subdivisions
OCTOBER 30, 1996
►
Presentation by Zoning Committee on Recommended Changes to Proposed Zoning
Regulations
►
Recommendation by Community to Forward Regulations to Planning Board
West Valley Neighborhood Plan (1111196)
1 WWAI \\ 11\ IffA. lk
The boundaries of the planning area coincide to the boundaries of the West Valley
School District. Said boundaries overlap into the planning jurisdiction of the
Kalispell City -County Master Plan. Approval of the West Valley Neighborhood Plan
will require an amendment to both the Flathead County Master Elan and Kalispell
City County Master Plan. Refer to the Basemap of the planning area on the
following page.
EXISTING REGULATIONS
State law requires zoning to be in conformance with an adopted Master Plan or
"Development Plan". The West Valley Zoning District is considered to be an
"Agricultural and Timber" district that requires large minimum lot sizes. An
amendment to the 1978 West Valley Planning & Zoning District would be necessary
to recognize "other" land use opportunities in the area. The purpose of the West
Valley Neighborhood Plan is to identify land use options based on the various
physical, biological, social, and public services features of the area. The findings
of the Plan establish the framework and justification for updating the regulations.
The purpose statement of the West Valley Planning & Zoning District is: "all lands
both timber & farm land to be classified and maintained as food and fiber
agriculture." The accompanying regulations generally apply to all lands in the area
of School District 1, with a few exceptions. Portions of the original district have
been abandoned and replaced with more traditional zoning classifications, including
all that area lying within the planning jurisdiction of the Kalispell City -County Master
Plan. A change of zoning to Suburban Agriculture SAG-10 has also been approved
in the area of Saddlewood Subdivision. Refer to the Zoning Map at the end of this
Section.
The uniform application of a single zoning district to such a large area fails to
recognize the variability of land features throughout the district. Not all the land can
easily be classified as either "timber" or "agriculture", especially when considering
how the land use character of the area has changed dramatically, even with zoning
in place. The liberal use of subdivision exemptions (family transfers, occasional
sales) over the past 17+ years has created a suburban development pattern in
many locations. Other changes occurring in the area and vicinity, including
changing public attitudes, combine to create the rationale for amending the West
Valley Planning & Zoning District.
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West Valley Neighborhood Plan (1111196)
PLAN ELEMENTS
Information was collected on a variety of topics and presented to the steering
committee and general public as part of the planning process. The mapped and
written information helped to present a factual framework when discussing topics
of land use and public services.
Elements of the plan are organized as follows:
Open Space
Each of the Plan Elements is introduced by lead-in discussions on related topics
followed by a listing of community Goals & Policies.
10
Nest Valley Neighborhood Plan (1111196)
The land use character of West Valley is primarily a mixture of "Residential",
"Agriculture", and "Forest". Agricultural lands are generally located to the east,
forest to the west, and residential in between.
_
It is difficult to determine the actual amount of agricultural lands in the planning area
since even casual agricultural practices, such as the keeping of livestock, is
occurring on small acreages throughout the area. However, in simplified terms,
most of the prime agricultural soils and actual farming practices occur in an area
extending from West Valley Drive on the west to the Whitefish River and Highway
93 on the east. (Refer to the Soils Map on the following page.) The total land area
within that general boundary is nearly 9,000 acres.
Agricultural pursuits in West Valley are extremely diverse. Important crops include
cereal grains (wheat, barley), hay, potatoes, and peppermint. One of the largest
dairies in Montana is also located within the planning area.
ISSUES: The general issues facing all agriculture in the county was extensively
discussed during the recent Flathead County Master Plan Update. Although the
voters of Flathead County chose not to support the Plan Update in a recent election,
the Agriculture White Paper prepared during that process still has relevance and
value to the West Valley Neighborhood Planning Process. The White Paper clearly
describes the dilemma faced by farmers as a result of increasing real estate values,
rural development pressures, increasing nuisance complaints, high tax burdens,
and general absence of flexibility in zoning regulations. Suggested solutions to
resolve some of the agricultural issues include:
► passage of a "Right to Farm Ordinance";
► enable the formation of Agricultural Districts;
► establish an Agricultural Lands Protection Committee;
► rural cluster incentive;
► transfer development rights (TDR);
► encourage conservation easements and limited development; and
► purchase of development rights program (PDR)
ff
4000 2000
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°oils
30, 1996
11'29N
7'28 N
Source: Soil Survey Upper Flotheod Valley Area, Montana, USDA Soil Conservotion Service 1960
4000
Scale: I inch = 4000 feet
C
MONIANA PLANNING CONSUl1AN15
Pa U., 7601 K.1;sP . M159904
(406) 756-12J6
Map Class
Mop Closs
SymbolNo.
Description
SymbolNo.
Description
Ad
5
Alluvial land, poorly drained
Pf
6
Prospect stony loam, 7-- 12% slopes
Ab
6
Alluvial land, well drained
Pg
6
Prospect stony loam, 12-207 slopes
Bs
2
Blanchard very fine sandy loam, 0-77 slopes
Ph
6
Prospect stony learn, 20--45% slopes
Bt
4
Blanchard very fine sandy loam, 7-12% slopes
So
1
Somers silt loam, 0-3% slopes
Bu
6
Blanchard very fine sandy loom, 12-20% slopes
Sm
3
Stryker silt loom, sandy subsoil, 0--437 slopes
By
6
Blanchard very fine sandy loam, 20-45% slopes
To
2
Tally, Blanchard, & Flathead soils, 0--3% slopes
Cd
2
Corvallis silty clay loam, 0-3%
Tb
2
Tally, Blanchard, & Flathead soils, wind eroded, 0-3% slopes
Do
6
Demers-Kolispell silt loam, 0-37 slopes
To
2
Tally, Blanchard, & Flathead sods, 3--77 slopes
De
3
Depew silty clay loom, 0-3% slopes
Te
3
Tally, Blanchard, & Flathead soils, 7- i2/, slopes
Df
3
Depew silty cloy loom, 3-77 slopes
Tg
4
Tally, Blanchard, & Flathead soils, 12--207 slopes
Ho
2
Half Moon silt loam, 0-3% slopes
Wp
2
Walters very fine sandy loam, 0-7% slopes
Hb
3
Half Moon silt loom, 3-8% slopes
Wr
5
Whitefish cobbly silt loam, 0--7% slopes
He
2
Half Moon very fine sandy loom, 0-3% slopes
Ws
6
Whitefish cobbly silt loam, 7- 12% slopes
Hd
3
Half Moon very fine sandy loom, 3-71- slopes
Wt
6
Whitefish cobbly silt loom, 12-207 slopes
Hf
6
Half Moon soils, 12-45% slopes
Wu
6
Whitefish cobbly silt loam, 20--457 slopes
Kb
4
Kalispell gravelly loom, mod. deep over gravel, 3--7% slopes
Wv
3
Whitefish gravelly silt loom, 7-- 12% slopes
Kc
4
Kalispell groveNy loom, mod, deep over gravel, 7-12% slopes
Wzo
2
Whitefish silt loom, 0--37 slopes
Kd
6
Kalispell gravelly loom, mod. deep over gravel, 12-401 slopes
Wzb
.3
Whitefish silt loom, 3-77 slopes
Ke
2
Kalispell learn, 0-3% slopes
Wze
5
Whitefish stoney silt loom, 0- 7% slopes
Kf
2
Kalispell loom, wind eroded, 0-3%
Wzf
6
Whitefish stoney silt loam, 7-12% slopes
Kg
2
Kalispell loom, 3-77 slopes
Wzg
6
Whitefish stoney silt loam, 12-20% slopes
Kk
3
Kalispell loam, 7-12% slopes
Wzh
6
Whitefish stoney silt loam, 20--45% slopes
Km
4
Kalispell loam, 12-25% slopes
Ya
3
Yeoman cobbly loam, mod. deep over sand, 0-37 slopes
Kn
3
Kalispell loom, mod. deep over gravel, 0-7% slopes
Yb
3
Yeoman cobbly loom, mod. deep over sand, 3-7% slopes
Ko
6
Kalispell loam, mod. deep over gravel, 7-12% slopes
Yc
6
Yeoman cobbly loam, mod. deep over sand, 7-12% slopes
Kza
3
Kalispell- Tuffit silt looms, 0-3% slopes
Yd
6
Yeoman cobbly loam, rnod deep over sand, 12- 25% slopes
Kzb
3
Kolispelf--Tuffit silt looms, 3--7% slopes
Yk
3
Yearn on cobbly loam, rnod. deep over sand, 0-J% slopes
Kzc
6
Kalispell-Tuffit silt looms, 7-20% slopes
Yh
3
Yeoman gravelly loom, mod. deep over sand, -5 7% slopes
Mg
4
Mires gravelly loom, 0-3%
Ym
6
Yeoman gravelly loam, moddeep over sand, 7--12% slopes
Mr
7
Moutainous fond
Yn
6
Yeoman gravelly loom, mod. deep over sand, 12--20% slopes
Ms
5
Muck and peat
Yo
6
Yeoman gravelly loom, mod. deep over sand, 20-40% slopes
Po
2
Prospect loam, 0-3% slopes
Yp
2
Yeoman loam, mad, deep over sand, 0-3% slopes
Pb
2
Prospect loom, 3-77 slopes
Yr
2
Yeoman loam, mod. deep over send, 3-7% slopes
Pc
3
Prospect loom, 7-12% slopes
Ys
3
Yeoman loom, rnod, deep over send, 7-12% slopes
Pat
4
Prospect loom, 12-20% slopes
Yza
5
Yeoman stoney loam, mad, deep over sand, 0-- 7% slopes
Pe
5
Prospect stony loom, 3-77 slopes
Yzb
6
Yeoman stoney loom, mod, deep over sand, 7-20% slopes
Yzc
6
Yeoman stoney loam, mod. deep over sand, 20--357 slopes
West Vullev Neighborhood Plan (1111196)
FOREST
A substantial portion of the West Valley Planning area is forest covered and exhibits
variable to mountainous terrain. (Refer to the Topography Map at the end of this
Section.) Forestry practices are routinely pursued on many of these lands. The
ownership pattern of the lands lying west of Farm -to -Market Road is dominated by
large tract ownership (see attached Ownership Map) as outlined below.
OWNERSHIP
TOTAL ACRES
Montana Forest Products
2,223 acres
Stoltze Lumber Co
7,397 acres
USDA Forest Service
3,705 acres
State
1,887 acres
ISSUES: The timber industry shares many of the same concerns as identified for
"agriculture". Many people view corporate timber lands as being "public" so
trespassing is a major concern. Nuisance complaints concerning dust and logging
traffic are increasing as people move deeper into the woods. The forest landowners
worry about the high cost of taxes that could result with the creation of Rural Special
Improvement Districts to pay for road improvements in rural areas. A substantial
portion of the forested areas are located on steep topography. Steep slopes,
remote access, together with dense forest vegetation combine to create high fire
hazard situations in some locations.
A Forestry White Paper prepared during the Flathead County Master Plan Update
helped to identify recommendations to address forest -related issues and include the
following:
► Flathead County should pass a "right to Forestry" ordinance;
► Flathead County should encourage forestry through tax incentives and land
trades that result in consolidated forest ownership;
► Flathead County should work with cities, other public agencies, and private
landowners to encourage continued productive resource management;
► As a matter of policy, Flathead County should recognize the multiple use
opportunities on private and public forests, while affirming the primary
economic function of private forests;
► Resource industries should use management practices that protect the
environment and maintain the long-term productivity of the resource base.
► As a matter of equity, forest owners should be allowed to realize other, non -
forest related land values through well -planned, environmentally sensitive
development.
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West Valley Neighborhood Plan (1111196)
IN 1���,f�
Residential dwellings and small lots comprise a third major land use component of
the West Valley area. Although not calculated, the number of dwellings and
residential lots has increased significantly over the past 17 years, despite the 40
acre minimum lot size requirements of the West Valley Planning & Zoning District.
Lot numbers have increased via the liberal use of subdivision exemptions, such as
the occasional sale and family transfer exemptions. It is estimated that
approximately 1,420 separate tracts of land now occur in the West Valley planning
area. A windshield survey indicates up to 700 dwelling units. (Refer to the Land
Use Map on the following page.) The 1990 Census for the area of School District
1 estimated 828 dwelling units and a total population of 2,135.persons. Major
population clusters in the planning area include:
• McMannamy Draw
• Rhodes Draw
• West Valley Pines
• Pleasant Hills
• Coclet Lane
• Grand Vista Drive
• Sunday Lane
• Church Drive by Stillwater Lutheran Church
ISSUES: Residential land use issues were determined from survey results and
group work sessions. Residential densities are expected to remain sparse while
recognizing opportunities to divide lands where justified based on criteria related to
the availability of services, topography, soil type, etc. Generalized conclusions are
listed below.
► "Sub -neighborhoods" exist within the larger West Valley area;
► Land use densities in the 5-20 acre range are appropriate in some areas;
► Clustering is an important tool to minimize sprawl and the loss of farmland;
► Opportunities probably exist for expansion of existing subdivisions;
► Control the spread of noxious weeds;
► The residential character should be single family -- multi -family dwelling units
and mobile home parks are to be discouraged; and
► Target new residential subdivisions away from prime agricultural soils and
forest lands.
16
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COMMERCIAL/INDUSTRIAL
Few freestanding commercial or industrial uses are located within the planning area.
Although the existing regulations for West Valley have considerable flexibility for the
creation of residential lots, few allowances are permitted for commercial or industrial
uses. "Cottage Industries" are permitted by the existing regulations and many of
these home based businesses do exist in the planning area. Existing Industrial
uses include a saw mill, gravel operations, and various agricultural -dependent uses,
such as mint stills.
ISSUES: Public opinion on this subject appears to oppose any dramatic change
from the philosophy of the existing regulations pertaining to these uses. In general,
new industrial uses are not to be encouraged but some allowance for limited retail
commercial may be OK, with restrictions. Issue statements concerning industrial
uses and commercial uses are listed below.
► Prevent strip commercial development;
► Permit home occupations;
► Continue to prohibit commercial uses but allow consideration of a
neighborhood convenience store (mini -mart);
► Allow opportunities for gravel extraction; and
► Industrial uses should not be permitted except those accessory to normal
farm operations.
Open space is a description of land that is either natural or "open" in the sense that
it is undeveloped. General perceptions of open space include forest land and farm
land. The traditional use of the phrase, 'open space", is normally associated with
public lands or protected natural resources. In West Valley, the ratio of public lands
to private lands is (1:8). The general landscape of West Valley appears to be very
open due to the abundance of farm and forest land. However, the owners of the
farm land and private forest lands are quick to point out the distinctions between
public versus private lands. Permanent open space on private lands cannot be
guaranteed without purchase or easement agreements. Large minimum lot size
requirements is not the long term or best solution to the preservation of large
contiguous areas of open space.
Significant natural features can be identified for special consideration when
development is proposed. Important local natural features include the Stillwater
River corridor, small lakes & streams, and wetlands. Slopes in excess of 25% often
pose as limitations to development and should be protected to the extent possible.
N
West Valley Neighborhood Plan (1111196)
Prime agricultural soils are also considered to be a significant local resource. A
"school" section of State land (Section 36, Twn 29N, Rng 22) is located just north
of Kalispell along U.S. Hwy 93. Historically, the land has been farmed with a small
area reserved for a DNRC office. In recent months, the city of Kalispell has been
pursuing a lease option for the southerly 160 acres of the 640 acre section to
establish a large recreation complex, consisting of ball fields and other similar uses.
Accordingly, a "public designation" is being suggested for the affected area of land.
West Valley also provides suitable habitat for elk and deer (refer to the Elk &
White-tailed Deer Distribution Maps). Some of the more significant habitat
features, such as riparian habitat, should also be protected to the extent possible
(refer to the Water Features & Floodplain Map). "Incentives" was cited as an
important philosophy to help maintain open space in West Valley. Other stated
issues are as follows.
► Protect water quality;
► Protect air quality;
► Sustainable use of forests;
► Preserve agricultural areas;
► Discourage clearcuts except in extraordinary circumstances deemed
appropriate and necessary by accepted silvicultural practices;
► Maintain recreation access to public forest lands and seek to maintain an
open lands policy on private forest lands in cooperation with the affected
landowners; and
► Better enforcement of game laws.
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WEST VALLEY LAND USE GOALS
TO PLAN FOR THE WISE USE OF LAND IN WEST VALLEY
TO MAINTAIN THE RURAL AND SCENIC QUALITY OF WEST
VALLEY
TO PROTECT AIR AND WATER QUALITY
TO PROTECT PRIVATE PROPERTY RIGHTS
AGRICULTURE/FORESTRY POLICIES
► Encourage the use of conservation easements, transfer of development
rights, and other such tools to help maintain farm and forest land
► Provide incentives, such as density bonuses, in exchange for permanent
open space
► Support right to farm and timber legislation
► Discourage conversion of prime agricultural soils to non-ag uses
► Recognize some opportunities to develop residential uses in forested lands
and on inclusions of "poor soils" within a larger agricultural district or farm
RESIDENTIAL POLICIES
► Promote the use of clustering to offer flexible lot sizes and to maintain open
space
► Establish residential land use densities based on such considerations as soil
type, existing development patterns, fire hazards, distance to services, and
topography
► Consider fiscal and service impacts of new development
► Development of new uses and subdivision of land should not conflict with
normal and customary forest or agricultural practices occurring in the vicinity
and covenants of new subdivisions should reference that such activities may
be occurring in the vicinity
23
West Valley Neighborhood Plan (11 /1196)
► Encourage control of noxious weeds
► Maintain an overall low density of development
COMMERCIALIINDUSTRIAL POLICIES
► A neighborhood convenience store may be an acceptable use in West Valley
P. Provide opportunities for home -based businesses in West Valley
P. Legally existing commercial or industrial uses shall be "grandfathered"
► Maintain/enhance opportunities to access State and Forest Service lands
within the planning jurisdiction in cooperation with other intervening
landowners, as appropriate
► Discourage alteration of river banks and wetlands
► Provide incentives, such as density bonuses, to establish large contiguous
areas of permanent open space
► Steep slopes, wildlife habitat, water features, and other such criteria should
be used to help identify and prioritize lands for long-term protection
24
West Valley Neighborhood Plan (1111196)
PUBLIC SERVICES
Opportunities and/or constraints to development are often affected by the adequacy
and type of available services. Public sewer and water systems are absent from
West Valley. Treatment of sewage is generally provided by individual septic
systems. Most residential dwellings are served by individual wells with the
exception of several subdivisions that have community water systems. Other public
services available to the West Valley area are described below.
Four major utility companies service the West Valley area. The Montana Power
Company supplies natural gas, PTI Communications supplies telephone service,
and Pacific Power and Light Company and the Flathead Electric Cooperative
provide electrical service. In addition, AT&T has a fiber optic cable which runs
through the southeastern portion of the District along West Springcreek Road,
Farm -to -Market Road, Stillwater Road and West Reserve Drive. Refer to the
Utilities Map at the end of this Section.
Natural Gas: Natural gas service is supplied to only a few residences in the West
Valley District. Gas pipelines run down Three Mile Drive as far as Meadow's Lane
and to the end of Meadow's Lane. Lines also run along West Reserve to the
western edge of Country Estates.
Montana Power Company's (MPC) general policy for extending new gas lines to an
area is that there needs to be approximately 30 customers/mile. If the density is
less than this, installation is not cost-effective. In certain situations, MPC will
provide gas service to remotely located customers if the customer is willing to pay
for installation of the pipe line.
Over the past five years MPC has assessed the possibility of bringing gas to the
Pines Development and the West Valley School off Farm -to -Market Road, and to
the Pleasant Hill development off West Valley Road. At the time, there were not
enough customers to make installation of the lines cost-effective. Gas lines will be
installed to a new subdivision planned for the intersection of Four Mile Drive and
Highway 93, with service possibly extended further down Four Mile Drive. At this
time, there are no other plans for extension of gas service into the West Valley
District. If development continues to grow in this area, MPC will continue to
reassess extension of their existing gas lines.
Telephone: Telephone service is provided throughout the West Valley District by
PTI Communications. PTI does not report any particular service problem areas in
the District nor do they anticipate problems with servicing additional developments
or homes.
25
West Valley Neighborhood Plan (1111196)
PTI has six wire centers located throughout West Valley at the following
intersections: West Springcreek Road and Three Mile Drive (128 lines), Coclet Lane
and Farm -to -Market Road (640 lines), Lost Creek Drive and Farm -to -Market Road
(256 lines), McMannamy Draw Road and Saddlewood Drive (64 lines), Rhodes
Draw Road and Mountain Meadow Road (481 lines), and up Mountain Meadow
Road (128 lines). Transmission lines are located both underground and overhead,
although over 90% of the new or replacement lines now going in are underground.
Presently, only voice service is provided in the area, but PTI hopes to upgrade the
system over the next few years to also provide Broad Band Service. Broad Band
Service has a wider signal and faster digital signaling which will enhance digital
(computer) access through the phone lines. The Kalispell center is being upgraded
in 1996 to access the Integrated Service Digital Network (ISDN), and plans are to
upgrade outlying wire centers, such as those in West Valley, in 1997.
Electricity: Flathead Electric Cooperative, Inc. (FEC) provides electrical service to
the majority of the West Valley District. Pacific Power and Light Company (PPL)
provides service in the south-eastern corner of the District, generally in the area
south of West Reserve Drive and east of West Valley Drive. PPL also has
transmission lines running up Farm -to -Market Road, stopping just south of the West
Valley School.
Electricity is provided to the West Valley District through a network of single, double
and triple phased lines. Triple phase lines run primarily along well -traveled and
populated routes, such as Farm -to -Market Road and Church Drive. These lines
split into double and single phase lines as they move into less populated areas,
such as up McMannamy Draw or Rhodes Draw. Neither FEC or PPL report any
particular problems in the West Valley District nor do they anticipate any problems
servicing additional developments. At most, a new development might require
increasing the phasing of adjacent lines.
Over the next year, FEC is planning to do construction at their substation located
at the intersection of West Valley Drive and West Reserve Road to increase
visibility at the intersection. This substation services the West Valley area. FEC
also indicated that general maintenance is needed throughout their distribution
system, including West Valley.
PPL is planning to spend approximately $40,000 over the next few years to replace
transmission poles along Three Mile Drive and Farm -to -Market Road.
ISSUES: No particular issues were identified by the landowners in West Valley
concerning these services.
26
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West Valley Neighborhood Plan (1111196)
EMERGENCY SERVICES
Emergency services in the West Valley School District are provided by numerous
organizations and are dispatched through the Flathead County Sheriff's Department
(9-1-1). In most instances, the West Valley Volunteer Fire and Rescue Department
is automatically dispatched in any emergency situation. Other organizations are
dispatched as needed depending on the nature of the emergency.
POLICE PROTECTION: Police protection in the West Valley School District is
provided by the Flathead County Sheriffs Department, which is stationed in
Kalispell. Five uniformed officers are scheduled to be on duty in the County at any
given time. Two of these officers are assigned to cover the Kalispell area, which
includes West Valley. Generally, one officer covers the northern part of the
Kalispell area and the other covers the southern part, although their position and
availability may vary depending on other County -wide needs.
The Sheriff's office indicates that there are no particular problems or concerns
which are specific to the West Valley area. They do have a County -wide concern,
however, about their ability to provide adequate services, particularly during the
summer, due to the lack of personnel.
During the summer months, the office basically only has the resources to respond
to emergency calls; routine preventative patrols are very limited. Because of the
shortage of officers, the response -time to a call can vary considerably and is a
factor of where the officers are located, where the call is coming from, and what
else is going on in the County. During busy times, calls are prioritized and officers
respond to calls as they are able. The Department has received some complaints
from people living in remote locations who expect the same type of service as they
might get living in a city.
FIRE PROTECTION: The West Valley Fire and Rescue Department, the Montana
Department of Natural Resources and Conservation (DNRC, formerly the
Department of State Lands), and the United States Forest Service (USFS) are all
involved with fire suppression efforts in West Valley. The West Valley Fire and
Rescue Department and the DNRC have overlapping jurisdictional areas within the
West Valley School District (Refer to Fire Protection Map at the end of this
Section).
In general, the West Valley Fire and Rescue Department responds to all fire calls
within the West Valley School District, while the DNRC and the USFS only respond
when there are wildland fires. DNRC crews are automatically dispatched to wildland
28
West Valley Neighborhood Plan (1111196)
fires located within their Fire Protection Zone (Map 1). DNRC and USFS crews
assist the West Valley Department if their assistance is requested, or if a structural
fire shows signs of raging out of control. In the event of large structural fires, Fire
Districts from around Flathead Valley would cooperate in fire suppression efforts.
West Valley Volunteer Fire and Rescue Department: This Department
has served the West Valley community since 1968. The Department
considers its number one priority to be providing rescue to ensure human
safety. Fighting fires and protecting property is the number two priority. The
types and numbers of calls responded to over the past three years are
shown below. The majority of fire calls received are brush or grass fires.
Calls Received at the West Valley Fire and Rescue Department
Year
Fire
Rescue
False Alarms
1993
25
5
8
1994
65
19
18
1995
40
38
10
The West Valley Fire District encompasses the majority of the School District
and also extends further east and north roughly bounded by Whitefish Stage
Road and Hodgson Road. The most western sections of the School District
are not included in the Fire District (Map 1). For the most part, the lands in
these areas are owned by the State of Montana, the United States Forest
Service, or the Stoltze Lumber Company. There are also some privately -
owned lands and homes outside of the Fire District, however, such as along
O'Neil Creek Road. The West Valley Fire and Rescue Department will
respond to an emergency in these areas, but the homeowner's insurance
company would then be billed for the service.
There are 28 volunteer fire fighters in the Department. Most of the
volunteers have in excess of 100 hours of training per year in addition to the
30 hours required by the state. Training may include training in fire fighting,
wildland fire suppression, the handling of hazardous material incidents,
vehicle extrications, helicopter safety, low level rope rescues, and medical
treatment.
The Fire and Rescue Department operates out of two stations. Station #1
is located on West Valley Drive and Station #2 is located on Whitefish Stage
Road. Station #1 houses three trucks: a four-wheel drive Brush Truck which
holds 300 gallons of water and is used for fighting wildland fires; a Class One
Engine which holds 1,000 gallons of water; and a Type Three Tender which
holds 4,000 gallons of water. Station #2 houses three trucks: a Class One
WE
Guest Valley Neighborhood Plan (1111196)
Engine which holds 1,000 gallons of water; a Type Four Tender which holds
3,500 gallons of water; and a 1959 Tender. The department plans to sell the
1959 Tender in 1996.
Response time to an emergency situation varies depending on the type of
call, the location of the call, and the time of day. In general, the farther the
call is from the fire station, the longer the response time will be. Response
time may also be slower during the work -day since many of the volunteers
work in Kalispell or other areas away from West Valley. Many of the
volunteers do carry emergency gear in their personal vehicles, however, so
they can respond directly to a call if they don't need to report to the station.
As one example of the Department's response time, it would take
approximately 10 minutes for the first fire engine to be on the scene at a fire
in Pleasant Hill Estates.
The West Valley Fire and Rescue Department receives funding from
Flathead County, private fund-raising efforts, and private donations. For the
1995/1996 fiscal year, tax revenues from the County total $67,000 and the
total projected budget is $188,000. The projected budget includes
construction of a new fire station using $80,000 in Reserve Funds set aside
for capitol expenditures. Private fund-raising efforts in 1996 include a fund-
raising dance held in March to raise money to purchase a semi -automatic
defibrillator. The Department is also supported by the West Valley Volunteer
Fire and Rescue Department Auxiliary which provides physical and
emotional support to the fire fighters. The Auxiliary conducts its own fund-
raising efforts.
The West Valley Volunteer Fire and Rescue Department is planning to build
a new, larger station in 1996 which will replace Station #1. The department
has purchased a three -acre piece of property on Farm -to -Market Road just
north of the West Valley School and hopes to break ground on the new
building in June or July, 1996. In addition to the Reserve Funds, the
Department will probably also need to take out a loan to cover all building
expenses. The Department is not sure what they will do with the existing
Station #1. There has been talk of either selling the building to raise money
for the Department or of using it in its existing location as a training facility.
The land is under a lease agreement with Mr. Grosswiler.
DNRC and USFS: These agencies are dispatched out of the Flathead
Interagency Dispatch Center in Kalispell for wildland fire control. This
Dispatch Center is primarily operational during the fire season, which runs
from April to September. In the West Valley area, response would either be
out of the DNRC's Kalispell Fire Unit based on Route 93 in Kalispell or out
30
West Valley Neighborhood Plan (1111196)
of the USFS Tally Lake Ranger District. The two agencies operate under a
"Closest Forces Concept", where the closest or most accessible units of
either agency are dispatched to an emergency situation. These government
agencies can provide fire suppression equipment above that provided by the
West Valley Department, including two airplanes, two helicopters, two trucks
from the Tally Lake District, eight trucks from the Kalispell Fire Unit, and
access to a 20 person hotshot crew.
EMERGENCY MEDICAL: As mentioned above, the West Valley Volunteer Fire and
Rescue Department provides emergency medical care within West Valley and is
automatically dispatched on all calls. All of the Department's engines are equipped
to provide Basic Life Support and all carry full trauma bags. Six of the volunteers
are trained as Emergency Medical Technicians (EMT), five are First Responders,
and five are trained to use defibrillators. A number of the volunteers carry personal
medical emergency gear in their personal vehicles so they can respond more
quickly to a call. The volunteers work in conjunction with medical personnel on the
Kalispell Ambulance and the ALERT Air Ambulance if patient transport is required.
Transport of medical emergency victims is provided by the Kalispell Ambulance and
the ALERT Air Ambulance. The Kalispell Ambulance is dispatched on all medical
calls and is able to provide Basic Life Support and ground transport to Kalispell
Regional Hospital. Based on the severity of the injury and the accessibility of the
location, the ALERT Air Ambulance may also be dispatched. ALERT can be in the
air generally within seven minutes of a call and can provide Advanced Life Support.
Flathead Search and Rescue is dispatched through the Flathead County Sheriff's
Department and is primarily used in situations involving lost or missing individuals.
Historically, search and rescue operations in the West Valley area have usually
involved finding lost hunters or children. Present membership is 40-50 people and
includes some with specialized training and/or experience in the operation or use
of equipment for land and water searches. Equipment includes a response truck,
boats, snowmobiles, search dogs, avalanche rescue equipment, ropes and
technical equipment.
HAZARDOUS MATERIAL RESPONSE: Response to the spillage of hazardous
materials is coordinated through the County Disaster and Emergency Services
Office, working closely with the County Environmental Health Department. The
majority of incidents requiring a response either involve spillage of fuels from cars
and trucks or spillage of farming chemicals. These are usually small spills and can
be cleaned up by the Disaster and Emergency Services Office and the West Valley
Fire and Rescue Department. In the rare situations where the severity of the spill
makes cleanup beyond the capability of the local response team, the Disaster and
Emergency Services Office contracts with the Olympus Environmental Company out
a]
West Valley Neighborhood Plan (1111196)
of Helena and Spokane.
ISSUES: Presently the West Valley Rescue and Fire Department obtains water
from local agricultural irrigation systems during the summer and from hydrants, such
as in Country Estates, during the winter. This system is satisfactory in the summer,
but is not very convenient during the winter. As a replacement for this current
system, the Department is presently negotiating access to a private well near the
Fox Farm Road/ West Valley Road intersection. The Department is helping to
develop the pump system with hookups for their tanks already plumbed into the
system so they can have easy, year-round access to a reliable water source. They
are also hoping to develop a water storage system at the site.
Because of the large number of calls received that are brush or grass fires, there
are some concerns about subdivision in the valley. As farmlands are subdivided
and sold to homeowners in lots of 40 acres or less, grass fires seem to have
become an increasing concern. Many of these newer homeowners do not cultivate
or graze their land, and rather allow grasses and brush to grow to the point that they
become a serious fire hazard.
32
West Valley Neighborhood Plan (1111196)
TRANSPORTATION
West Valley has an abundance of roads -- both private and public. There are no
rail facilities or air fields. Designated public bike paths are also absent from the
area.
General access to West Valley is conveniently provided by major road systems.
U.S. Highway 93 is located adjacent to West Valley on the east. Primary east/west
routes include Three Mile Drive, West Reserve Drive, and Church Drive. Major
north/south roads include Stillwater Road, West Springcreek Road, West Valley
Drive, and Farm -to -Market Road. A "West -Side" by-pass to Kalispell is also being
proposed, which could have a significant affect on local and regional traffic
circulation patterns and land use in general. Other major road systems include Lost
Creek Drive, Mountain Meadow Road, Bald Rock Road, Clark Drive, Coclet Lane,
Brown's Road, Rhodes Draw Road, and McMannamy Draw Road. Those roads
classified as Minor Arterials or Collectors are listed below. All other roads are
considered to be "local" roads. Refer to the Transportation Map on the following
page.
MINOR ARTERIAL I COLLECTOR
West Reserve Drive I McMannamy below Brown's Road
I Three Mile Drive I Rhodes below Bald Rock Road I
Farm -to -Market Road
The classification of roads is mostly determined by traffic volume. In most cases,
traffic counts are not routinely monitored in the area so these listings may not be
current.
ISSUES: Most of the issues related to "roads" pertain to maintenance and dust.
However, it was noted in the January 1996 meeting of the West Valley Steering
Committee that snow removal had been exceptional on the county roads for the
current year. Road washouts on McMannamy Draw Road were particularly
troublesome during the spring of 1996. Road reconstruction was cited as being
necessary for most of the gravel surfaced roads in the hilly portion of the planning
area. The Steering Committee was advised by the Road Superintendent that
money was generally not available for road reconstruction or paving. Other issues
noted by the farming community was the difficulty created by road weight limits
during spring break-up.
34
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1••J
West valley Neighborhood Plan (1111196)
SCHOOLS
The area to the west of Kalispell is one of the most rapidly growing parts of Flathead
County. The area has a reputation for lower taxes, land values and rental costs,
and has thus attracted many people, including many young families. School
enrollment in the West Valley area has increased steadily since the creation of
West Valley Elementary School District #1 in 1962 (See Figure). This School
District was created from five pre-existing School Districts and serves grades K-8.
The District is surrounded by the following other School Districts: Olney -Bissell
District #58 to the west and north, Marion District #54 and Smith Valley District #89
to the south, Kalispell District #5 to the east, and Whitefish District #44 to the
I.AWIEST VALLEY SCHOOL
ENROLLMENT
300 - -- 297 298 293 300
264,I
250 24e_1,
zao
230."
U'200 t9 ,,98 200
G I l
,175
(!� 160 158 I j j
LL 150 150I t-46 ist
0 140
126130 21 7 � i � ;
i. 114 118 71] 119
M 100 96 90
88
Z 57: 60 68
50
i
1967 1977 1987
1962 1972 1982 1992
YEAR
northeast. After completing elementary school, West Valley students attend Junior
36
West Valley Neighborhood Plan (1111196)
High and High School in Kalispell.
Between 1985 and 1994, enrollment in the West Valley School District increased
48%, as compared to 24% for the rest of the County K-8 School Districts combined.
During this same time, the enrollment at Kalispell Regional High School only
increased 2%. The tremendous increase in the number of students in West Valley
has put serious pressures on the School District. It has struggled, and continues
to struggle, with ways to come up with the resources necessary to support the
growing number of students at a time when voters are not likely to support tax
increases. The good news is that enrollment has appeared to stabilize to 300±
children over the past 4 years.
The costs of operating the school since 1962 are shown below.
Year
General
Fund Budget
Cost Per
Pupil
Salaries
of Staff
Number of
Teachers
1962/1963
$ 15,637
$ 289
$ 12,000
3
1969/1970
$ 55,480
$ 491
$ 36,012
5
1974/1975
$ 84,956
$ 639
$ 61,641
7
1979/1980
$ 177,967
$ 1,141
$ 107,685
'10
1984/1985
$ 320,866
$ 1,945
$ 242,698
13
1989/1990
$ 398,089
$ 2,028
$ 369,669
14
1994/1995
$ 990, 568
$ 3,381
$ 860,055
23
The voters have approved four more Building Bonds for improvements to the school
building since 1962 (see below). Funds for smaller projects have come from the
General Fund Budget.
Year
Retired
Amount
Purpose
Enrollment
1962
Yes
$42,000
North 1
57
1966
Yes
$20,000
North 2
88
1966
Yes
$10,000
Gymnasium
88
1973
Yes
$90,000
South
114
1980
Yes
$304,000
Connects
140
1990
February, 2005
$480,000
West
240
The design capacity of the existing 30,000 sq. ft. school is 275 students. As of
February 1, 1996, there were 308 students enrolled in the school, with 23 members
of the teaching staff. To accommodate these additional students, two rooms in the
basement have been converted to temporary classrooms, but these rooms are not
adequate. Including these basement rooms, the present building has: 18
37
West Valley Neighborhood Plan (1111196)
classrooms, a library, a fine arts room, a gymnasium which also serves as the lunch
room, boys and girls locker rooms, a counseling room, several offices, four sets of
bathrooms, two support rooms, a work room, and a janitor's room. The school does
not have a separate lunchroom or kitchen for preparing hot lunches.
ISSUES: As mentioned above, the population growth in West Valley and increased
student enrollment is currently a major issue for the School District. The present
school is already exceeding its design capacity and two make -shift classrooms have
been set up in the basement to accommodate the increased number of students.
Relaxed zoning regulations that permit higher densities of development could again
accelerate school enrollment in the District.
Funding: To raise money for enlarging the school, a bond Issue for
$760,000 and a Building Reserve for $321,000 over five years were put to
the voters in April, 1995 and June, 1995, respectively. In both cases, the
voters were unwilling to accept the additional tax burden of expansion. The
School Board is presently discussing alternative solutions, including putting
another school bond before the voters, or using the nearby Grange building
as a possible satellite site. The present bonding capacity is $910,348, with
a current outstanding bond balance of $400,000. The bonding capacity is
45% of the taxable value.
Transportation: The West Valley School District has never been able to
afford to operate a bus system. The insurance costs and number of buses
that would be needed to cover the large district make bussing cost -
prohibitive. In addition, many students live up "draws" where the roads are
too narrow and dangerous for buses to navigate safely. Instead, students
are transported to school by their parents and individual transportation
contracts are developed for those students who live greater than three miles
from the school. Transportation contracts are calculated at a rate of 21.25
cents per mile for each mile over three for each day the parent drives a child
to school. In the 1995/1996 school year, the parents of 88 students entered
into transportation contracts with the School District.
Hot lunch program: The West Valley School District does not provide hot
lunches for its students because of spatial and cost constraints. At present,
the school does not have a separate lunchroom or kitchen in which to
prepare hot meals. Children eat lunch in the gymnasium, which means that
both lunch time and gym classes are impacted. Back in the 1970's, hot
lunches were shipped to West Valley from the Evergreen School District, but
this program was dropped in the early 1980's because of the expense. A
survey was sent to the parents asking for support of the Evergreen lunch
program and the majority indicated they did not want to continue paying for
38
West Valley Neighborhood Plan (1111196)
it. One of the existing classrooms is slated as the future kitchen, but that
space is still needed as a classroom.
Septic system: The West Valley School is presently operating using a
gravity -fed septic system which was originally installed in 1962. When plans
for a new addition to the school were developed in 1993, the Flathead
County Environmental Health Department informed the School Board that
the existing septic system would need to be replaced by a new pumped
system because of the increased size of the school. At that time, cost
estimates for the new septic system were over $30,000.
Facility space: The school site already exceeds the property boundaries and
has limited opportunities for expansion without acquiring additional land.
39
West Valley Neighborhood Plan (1111196)
TO EVALUATE THE PUBLIC COSTS OF NEW DEVELOPMENT
TO MAINTAIN THE CURRENT LEVEL OF PUBLIC SERVICES IN THE
WEST VALLEY AREA
TO BALANCE GROWTH WITH THE PROVISIOWAVAI LABILITY OF
PUBLIC SERVICES
EMERGENCY SERVICES
► New residential developments should be located within the jurisdictional
boundaries of the West Valley Fire & Rescue Department
► State wildfire prevention guidelines should be implemented for all dwellings
located within wooded areas
► Recognize the limitations of police, fire, and emergency medical services to
remote locations and to West Valley, in general
�.'
► Coordinate with the County Road Department to help prioritize improvements
to local roads
► Consider opportunities for bike paths along Farm -to -Market Road and West
Reserve Drive to separate vehicles and bikes
► Consider the adequacy of existing roads when reviewing new development
proposals
Seek solutions to the existing building and classroom crowding at the School
0. Secure additional land area for expansion of the existing school
► Evaluate new development proposals in consideration to impacts to the
school
40
West Valley Neighborhood Plan (1111196)
The Neighborhood Plan is a compilation of useful information concerning all aspects
of the West Valley Neighborhood. The Plan examines the various physical,
biological, and social elements of the area to establish a benchmark from which all
future land use proposals can be measured. More importantly, the Plan presents
a future vision for West Valley.
The identified goal and policy statements compliment the findings of the land use
survey. Based on the survey results, the top 4 reasons for choosing to live or own
property in West Valley are:
► rural setting;
► lots of open space;
► low crime rate; and
► easy commute.
The most frequently listed problems with living in West Valley were:
► high property taxes;
► uncontrolled development; and
► poor quality of roads.
Implementation of the Plan is necessary to address the identified local issues and
to achieve community goals. Subdivision and zoning regulations are the primary
tools of plan implementation. Subdivision regulations can assess compliance of
proposed land divisions with the Neighborhood Plan and zoning regulations and
require mitigation measures as appropriate. Review of subdivision proposals also
offers an opportunity for public review and comment. Zoning regulations offer the
most efficient means for plan implementation. Land use regulations generally
establish allowable uses, set minimum lot sizes, and identify performance
standards for new development.
ISSUES: Feedback from the public participation process indicated that regulations
are considered necessary to protect the quality of life in West Valley. General
consensus was that the regulations should be simple to understand and offer
flexibility in application. For example, the regulations should recognize opportunities
for residential development in areas having "poor" soils when services are readily
available. Lot sizes should not necessarily be "fixed" but, instead, be based on a
density allocation that may vary from one location to the next. Protection of private
property rights is also considered to be an important element of consideration when
drafting the _regulations. From this perspective, regulations must offer protection of
existing uses and recognize differences in land use opportunities throughout the
planning jurisdiction. A local citizen's review panel is necessary to provide local
input into the decision -making process. Based on the land use composition of the
planning area, it would be appropriate to include representatives of the timber
industry and farming community as members of the panel.
41
West Valley Neighborhood Plan (1111196)
TO ESTABLISH A SET OF REGULATIONS THAT ADDRESS AND
IMPLEMENT THE SPECIFIC GOALS AND OBJECTIVES OF THE
WEST VALLEY AREA
TO INCORPORATE LOCAL PARTICIPATION IN THE REGULATORY
V.EVIEW
PROCESS
IMPLEMENTATION POLICIES
► Establish a flexible regulatory system to guide and review development
proposals
► Provide regulatory incentives to promote the protection of ag land, forest
land, and other significant natural resources
P. Provide for a regulatory system that is easy to understand and administer
► Establish a citizen's review panel to advise the Planning Board and Board of
County Commissioners on land use activities subject to review
► Freestanding commercial signage should be prohibited
► Coordinate the rate, amount, and location of new development with the
available level of services.
42
f i '
SECTION! f
■
PURPOSE:
The purpose of these regulations is to promote orderly growth and
development in the West Valley area of Flathead County,
Montana consistent with the community vision statements as
expressed by the text and map exhibits of the West Valley
Neighborhood Plan, County Resolution #
JURISDICTION:
These regulations shall have application to all lands lying within
the boundaries of West Valley School District #1, which
boundaries are on file and of record in the Clerk and Recorders
Office, Flathead County, Montana.
AFFECT:
These regulations shall supplant the West Valley Planning &
Zoning District established in 1978 with adoption of County
Resolution # . These regulations are not intended to replace
the regulations of the those lands lying within the West Side
Zoning District, except the provisions pertaining to residential
clustering and the role of the Land Use Advisory Committee shall
have application to all lands lying within said District.
RELATIONSHIP TO
The West Valley Zoning Regulations shall be incorporated by
FLATHEAD
reference and by application into the Flathead County Zoning
COUNTY ZONING
Regulations. In situations of conflicting language/provisions
REGULATIONS:
between the wording of the Flathead County Zoning Regulations
and the regulations for the West Valley Zoning District, the latter
shall prevail.
LAND USE
A citizen land use advisory committee of 7 individuals shall be
ADVISORY
established by the Board of County Commissioners to advise the
COMMITTEE
Flathead County Planning Board, Kalispell City -County Planning
Board, Flathead County Board of Adjustment, and Board of
County Commissioners, as appropriate, on all land use matters
subject to the [application] review of the Flathead Regional
Development Office. Said Committee should include
representation from both the timber and agricultural industries.
All members must be land owners within the District.
West Valley Zoning Regulations — (I I/l/96)
FORMAT: These regulations are intended to regulate the type, size, density,
bulk, height, and location of land uses. This is accomplished via
the use of a performance -based approach, wherein allowable
land use types and density are determined by defined criteria
related to the availability and adequacy of public services, public
health and safety, and the natural environment.
PROCESS: Permitted uses, expansion of existing uses, and subdivision of
land shall be in accordance to the performance criteria as set
forth in these regulations. Conformance to the regulations shall be
determined by the Flathead Regional Development Office
(FRDO).
SECTION -.APPLICATION
GENERALUSE
ALLOWANCES
Single family residential dwellings, agricultural uses and activities,
and forestry/logging practices are generally permitted throughout
the District. Specific criteria address provisions for a
"Neighborhood Convenience Store", "Home Occupations", and
"Residential Clustering".
SECTIONi I - _Aj
, i ,- l OF •
AGRICULTURE
COMMERCIAL
SIGNS
STRUCTURE
HEIGHT
Generally permitted throughout the District. When practiced on
lots 10 acres or less in size, the keeping of fowl and livestock
shall be as described by the "Livestock" Performance Standards
of the Flathead County Zoning Regulations.
Commercial signage is generally prohibited throughout the district
including billboards and other freestanding signs. Exceptions are
made by reference to particular uses as noted elsewhere in these
regulations.
The maximum height of any new structure, with the exception of
normal and customary agricultural outbuildings, is 35 feet.
West Valley Zoning Regulations — (I 1/l/96) 2
MINIMUM YARD
REQUIREMENTS
ACCESSORY
USES
MINIMUM LOT
SIZE
The minimum distance between any new structure and any
property line or public road, lake, or stream shall be 20 feet,
except a setback of 50 feet shall be required when adjacent to
any perennial water body or when specifically stated otherwise in
these regulations.
The definition, general provisions, and restrictions for accessory
uses shall be as set forth by the Flathead • County Zoning
Regulations as applicable to all agricultural and suburban
agricultural districts.
A density allowance will establish [new] lot sizes for any given
location in accordance to the "Density Performance Standards"
set forth by these regulations, but in no instance shall any lot have
a total area of less than 1 acre.
20 ACRE
All property within the District is eligible for a 20 acre residential
DENSITY
density. A bonus density of up to 1 dwelling unit per 5 acres on
the average is permitted by clustering (refer to Cluster provisions).
15 ACRE
Property must conform to the following criteria:
DENSITY
1. No proposed lot shall have more than 10% of the lot area
classified as having soils with Capability Classes I, II, III, or
IV as identified by the 1960 Soil Survey for the Upper
Flathead Valley Area.
10 ACRE
Property must conform to the following criteria:
DENSITY
1. The average slope of any proposed lot shall be less than
25%.
2. No proposed lot shall have more than 35% of the lot area
classified as having soils with Capability Classes I, II, III, or
IV as identified by the 1960 Soil Survey for the Upper
Flathead Valley Area,
3. All lots shall be located within a rural fire district.
4. All lots shall be located within 1,500 feet of a road
maintained by the county and have access [to] and use of
said road.
West Valley Zoning Regulations — (I I/l/96)
5 ACRE DENSITY
EXPANSION OF
EXISTING
PLATTED
SUBDIVISIONS
Property must conform to the following criteria:
1. Lots having a net area of less than 10 acres shall have an
average slope (see definition section) of 15% or less. For
example, suppose a 20 acre tract of land has highly
variable topography. You could choose to create 3 small
lots on the more gentle topography and create a 4rh large
lot (>I0 acres) on the steeper topography;
2. All lots shall be located within a rural fire district.
3. No proposed lot shall have more than 20% of the lot area
classified as having soils with Capability Classes I, 11, 111, or
IV;
4. No more than 25% of the area of any lot under 10 acres in
size shall be encompassed by an area designated as
being within the 100 year floodplain, wetlands, river, lake,
or any combination thereof; and
5. Each lot must be within 300 feet a road maintained by the
county and have direct or indirect access to said road.
Lands located within the perimeter of existing platted subdivisions
(those where subdivision lots average 2 acres or less) are eligible
for additional subdivision. To be eligible for subdivision, including
boundary line adjustments and resubdivisions, all new or
amended lots must have access and use of the water and road
systems of the existing subdivision and be subject to the covenant
restrictions of the existing platted subdivision.
SECTION PERMITTED AND CONDITIONALLY
PERMITTED USES
■
Uses permitted throughout the district include:
1. Agricultural/horticultural uses, practices, and related
accessory uses
2. Cemeteries
3. Churches
4. Community meeting centers (public)
5. Day care (child or adult)
6. Dwelling/single family (includes type `A' or 'B'
manufactured homes as defined by the Flathead County
Zoning Regulations, excepting class 'B' need not be on a
West Valley Zoning Regulations — (I I/l/96) 4
CONDITIONALLY
PERMITTED
USES
permanent foundation but must be skirted)
7. Family hardship dwelling
8. Farm/ranch/caretaker employee housing
9. Grange
10. Home Occupation (See related performance standards)
11. Neighborhood convenience store (See related perfor-
mance standards)
12. Nurseries (plant)
13. Post office
14. Produce stands
15. Recreation facilities (public)
16. Schools
17. Silvicultural and related management practices
18. Minor utility service facilities
Uses which may be permitted pursuant to public comment and
review by the Flathead County Board of Adjustment include:
1. Animal hospitals/veterinary clinics
2. RV parks with no tent camping
3. Camp and retreat center
4. Golf course and related facilities (dwelling lots must be
approved through the cluster provisions of these
regulations)
5. Gravel extraction
6. Gun clubs
7. Commercial hunting ranch for small game
8. Kennels
9. Commercial stables/riding academies
10. Utility towers/antennas and other major utility service
facilities
SECTIONPERFORMANCE
STANDARDS
GENERAL
A. Home occupations are generally permitted throughout the
District.
B. A home occupation is defined as any occupation,
profession, activity or use which is clearly a customary,
incidental and secondary use of a residential lot and which
does not alter the exterior of the property or affect the
residential or agriculture character of the property or area.
West Valley Zoning Regulations — (11/l/96) 5
SPECIFIC
STANDARDS
1. Home occupations may be allowed in accessory buildings
as well as residential buildings.
2. Business must be operated by the individual(s) who own
and live on the property.
3. Home occupation should be incidental to the primary
residential use.
4. Home occupation should not effect the residential or
agricultural character of the property and shall be
compatible with the existing buildings.
5. All parking shall be maintained on site.
6. Up to 10 daily vehicle trips may be permitted by a home
occupation. More than 10 trips shall require review of the
home occupation as a conditional use.
7. Any outdoor storage of materials shall be shielded from
public view.
8. Signs are permitted for a total of ten square feet for
business identification.
9. Up to five employees may be permitted. More than 5 will
require review as a conditional use.
10. Any hazardous waste generated shall be disposed in an
environmentally safe manner.
A. The minimum size of the tract of land subject to the cluster
development shall be 20 acres.
B. Clustering is not mandatory but may be used as an option
to subdivide property.
C. All subdivided lots or multiple dwellings on a single tract of
land shall be clustered or aggregated in close association
with each other so as to prevent a scattered development
pattern.
D. The use of this clustering provision shall require review as
a subdivision under the Flathead County Subdivision
Regulations or as a conditional use if multiple dwellings
are being placed on property without subdivision into lots.
E. The required open space shall be exterior to the created
lots and, if applicable, should not be segregated from a
larger remaining tract of land. (The open space cannot be
part of any lot but must remain as a single contiguous tract
or a portion of a larger parent tract of land.)
F. The preferred use of the required open space is agriculture
West Valley Zoning Regulations — (I 1/l/96)
■
or silviculture. Any open space 20 acres or larger in size
is eligible for a single residential building site of no larger
than 2 acres in size. The open space and associated
building site can be sold as a single tract of land but is not
eligible for further subdivision.
10 ACRE
1. The net residential density shall be 1 unit per 10 acres.
CLUSTER
2. A minimum of 50% of the eligible property shall be
PROVISION
reserved as permanent open space. For example, a 20
acre parcel can be subdivided to create 2 lots if clustered
by creating two contiguous lots having a combined lot area
no greater than 10 (gross) acres. Of the original 20 acre
tract, 10 acres must be left as permanent open space via
a conservation easement, deed restriction, or similar
instrument.
5 ACRE CLUSTER
1. The gross residential density shall be 1 unit per 5 gross
PROVISION
acres.
2. Individual lot sizes shall not exceed 1 net acre.
3. Permanent open space shall be provided at a ratio of 3.8 -
4.0 acres per lot or dwelling. For example, a 20 acre
parcel can be subdivided to create 4 lots if clustered by
creating 4 contiguous lots having a combined lot area no
greater than 4 net acres. Of the original 20 acre tract,
approximately 16 acres must be left as permanent open
space via a conservation easement, deed restriction, or
similar instrument.
GENERAL
A. A neighborhood convenience store in the West Valley
District may be permitted in accordance with strict
architectural, size, use, and locational criteria.
B. It is not the intent of theses regulations to promote,
encourage, or permit general retail commercial uses within
the District.
C. For the purposes of these regulations, retail commercial is
defined as a business serving the convenience commercial
needs of a neighborhood community as opposed to a
West Valley Zoning Regulations — (11/l/96)
SPECIFIC
STANDARDS
business that is a producer or wholesaler of goods or one
which attracts business from outside the district. Retail
commercial is limited to a retail neighborhood convenience
store that may include associated automobile gasoline
services.
D. Building architecture shall be compatible to a rural
residential setting by emphasizing log or wood exterior with
a pitched roof line and asphalt composition, tile, or wood
shingles in natural colors, and limited commercial signage.
E. Compliance with the requirements set forth herein shall be
determined by application and review by the Flathead
Regional Development Office (FRDO). Appeal of any
decision by the FRDO shall follow the process set forth in
the Flathead County Zoning Regulations as applicable to
Conditional Uses.
1. The commercial structure shall not exceed 2000 square
feet of base floor area.
2. No store shall be permitted within 1 mile of any school.
3. Minimum lot size shall be 3 acres.
4. A maximum of 4 fueling pumps may be permitted.
5. The store dumpster site shall be provided to the rear of the
building and be screened from public view. Any
mechanical/refrigeration equipment or propane tanks
located exterior to the building shall be appropriately
screened from public view.
6. All structures shall be set back a minimum of 100 feet from
any lot line adjoining a public road and 35 feet from all
other lot lines. Parking and other paved surfaces shall not
extend into the required landscape areas.
7. Maintained fencing with weed control shall be required on
all commercial lot lines having frontage with a public road.
8. Signage shall be limited to a single -faced wall identification
sign not to exceed 36 square feet. Gas price signage shall
be small -faced and may be placed below the roof line of
the gas island canopy. Outside security lighting is
mandatory during hours of darkness. Lighting shall be
shielded to prevent light from shining onto adjacent roads
or properties; lighting shall not blink, flash, or rotate.
9. Parking shall be provided at a ratio of 1 space (9'X20') per
150 square feet of gross floor area.
10. All parking, circulation, and approaches shall be either'be
asphaltic or portland cement concrete and appropriately
West Valley Zoning Regulations — (11/1/96)
striped to designate traffic flow direction and parking
spaces.
11. Landscaping consisting of grass, shrubs, and tree species
shall be required for any side of the property having
frontage along a public road. Said landscaping shall
extend the entire length of the developed frontage, except
for the driveway entrances, and have a depth of at least 35
feet as measured inward from the public road right-of-way.
Said required perimeter landscaping shall be irrigated with
an underground sprinkling system and be maintained
throughout the growing season.
12. No liquor shall be sold from the premises nor shall gaming
(gambling) machines be permitted. Up to a maximum of
15% of the interior store area may be dedicated to
convenience food and beverage services. A single upstairs
apartment unit may be permitted when architecturally
incorporated into the overall building design.
13. Wall finishes shall emphasize natural wood features such
as log or beveled cedar siding, stained to natural wood
tones. Windows shall not have mirrored glazing. The roof
shall have a minimum 6:12 pitch, utilizing Class `A' roofing
material. The fueling island canopy shall have a visual
expression of log or timber framing (or as otherwise
modified for reasons of fire safety) with a sloped roof of a
4:12 minimum pitch in a gable shape.
14. Fire protection measures shall be incorporated in
consideration of comments received from the West Valley
Volunteer Fire Department.
15. The store shall not be open for business between the
hours of 10:00 PM and 6:00 AM.
16. Outside PA (public address) systems are prohibited.
17. Prior to the development of a store, the landowner shall
prepare a professional traffic mitigation study and present
it to the West Valley Land Use Advisory Committee for
review and approval.
West Valley Zoning Regulations — (I I/l/96)