Resolution 3787 - Preliminary Plat - Elks RV ParkRESOLUTION NO. 3787
A RESOLUTION CONDITIONALLY APPROVING THE PRELIMINARY PLAT OF ELKS CLUB RV PARK,
A PORTION OF LOT 1 OF THE AIRPORT ADDITION, NW}, NWt, SECTION 20, T28N, R21W,
P.M.M., FLATHEAD COUNTY, MONTANA.
WHEREAS, Robert Nieboer, Trustee of the Kalispell Elks Building Association.
the owners of Tract No. 1, Resubdivision of Block 1, Airport Addition, Kalispell,
Flathead County, Montana, has petitioned for approval -of an RV Park located in Lot
1 of Airport Addition. NW}, NWk, Section 20, T28N, R21W, Flathead County, Montana,
to be known as the Elks Club RV Park.
WHEREAS, the Kalispell City -County Planning Board and Zoning Commission held
a hearing on said petition on the 8th day of March, 1988, to consider the RV Park
under the Subdivision Regulations of the City of Kalispell as now in effect, and
WHEREAS, said Kalispell City -County Planning Board and Zoning Commission and
the Flathead Regional Development Office has reviewed the proposed RV Park and
made a report to the City Council of the City of Kalispell, said report consider-
ing and weighing all public interest criterion set forth in Section 2.2(F) (3),
Subdivision Regulations of the City of Kalispell, and
WHEREAS, the City Council of the City of Kalispell has had an opportunity to
review the report of the Flathead Regional Development Office and has held a pub-
lic hearing as required under Section 2.2(F) (1), Subdivision Regulations of the
City of Kalispell and has found from the preliminary plat, and evidence, that the
RV Park is in the public interest, and
WHEREAS, the City Council of the City of Kalispell has based its public in-
terest findings upon the following Findings of Fact:
(A) Effects on Public Health and Safety:
Available Services: A full range of public services will be available from the
city to help ensure adequate protection of the public. In particular, police
and fire protection is readily available as is -emergency medical response. Prop-
er sanitation will be ensured via connection to sewer and water facilities to the
city system.
Natural Hazards: The property does not exhibit any obvious threats to public
health and safety from the natural environment. It is not subject to flooding,
soil instability or other inherent characteristics that would make the property
unsuitable for development.
Artificial Hazards: The addition of the RV Park to the Elk's Club will gener-
ate additional traffic to an area that is already hazardous from traffic con-
gestion, especially in the summer. The average daily vehicle trips through this
area along Highway 93 exceed 11.000. The large recreational vehicles will have
a particular difficulty turning northerly onto U.S. Highway 93 from Eighteenth
Street. Alternate points of access onto U.S. Highway 93.from the Elk's Club
are even less preferable. Traffic safety may be an occasional concern at that
critical intersection. The proposed use of the Elk's Club parking lot for cir-
culation of the RV could also create conflicts with pedestrians and overall
movement of parking lot vehicles. Of similar concerns, the boundaries of the
park need to be established with a fence to prevent vehicular, pedestrian, or
pet encroachment onto the airport facility.
(B) Effects on Wildlife and Wildlife Habitat:
This RV Park will have a negligible impact on wildlife. This property and other
adjoining properties are committed to urban uses that have already caused the
extirpation of many species of wildlife. No additional impact to wildlife is
expected.
(C) Effects on Natural Environment:
The property does not exhibit any natural features of particular significance.
The vegetative ground cover is mostly dominated by weedy species. No shrubs or
trees are located in the area of the RV Park. There are no nearby bodies of
water and the topography of the site is mostly flat. Drainage might be a prob-
lem on the site but the threat of ground water contamination will be minimized
by properly engineering a drainage plan and by utilizing the city facilities
for disposal of sewage.
(D) Effects on Taxation:
The proposed RV Park will create an additional tax obligation to the Elk's Club
in the amount of approximately $700 per year. The additional revenue may be suf-
ficient to offset the cost of provided public services since the development will
not create additional demands on schools or parks. The tourist nature of RV parks
will also make a positive contribution to the area's retail economy.
(E) Effects of Local Services:
1) Schools: School enrollment will not be affected by the RV Park.
2) Parks and Recreation: The Elk's Club and related facilities are expected
to satisfy the recreation needs of the park's residents. No additional demand on
city park facilities is expected.
3) Fire Protection: An RV Park should have a minimal impact on the Fire
Department. However, due to the outdoor nature of the RV Park, the chance of a
weed/grass fire may be increased unless the park site is properly groomed to pro-
vide green vegetation as opposed to dry weedy vegetation.
4) Police Protection: Demand for police service will mostly revolve around
traffic concerns or "behavior" at the Elk's Club. As previously described, in-
creased use of RV's in the area of Eighteenth Street and U.S. Highway 93 may con-
tribute to increased traffic accidents in an area that is already congested.
5) Roads: Each RV space will be accessed by a one-way road that enters the
"park" from Eighteenth Street. A 24 foot wide approach from the city street is
proposed with the width narrowing to 16 feet at the first RV space. The road con-
tinues southerly across the rear of the Elk's Club and then loops along the south-
erly end of the Elk's Club until "opening -up" into the main parking lot of the Elk's
Club. A portion of the pool facility fence will need to be removed to provide for
the one-way road around the southerly perimeter of the Elk's Club. This road should
be paved to ensure "dry" access in the spring and eliminate the dust problems associ-
ated with graded roads (air quality, pool contamination, etc.). Marked lanes should
be provided in the parking lot to provide a safe exit of the vehicles and to prevent
"overflow" parking of the Elk's Club into a traffic lane.
6) Water/Sewer: Connection of ten RV spaces to the city water and sewer fa-
cilities will not "over -burden" these facilities. Sufficient capacity is available
to serve the RV Park.
7) Solid Waste: A single refuse container is proposed. Two or more refuse
containers should be provided to ensure convenient disposal of garbage from the
individual spaces.
(B) Effects on Agriculture:
The subject property is within the city limits of Kalispell and is outside the in-
fluence of any nearby agricultural activities.
(G) Ex reseed Public Opinion:
1) Robert Neiboer, Trustee of the Kalispell Elks Building Association, spoke
on the Elks' desire to construct a RV Park for use by Elks' members and the general
public. Various travelers have used Elks' facilities for RV parking and the Elks
Club wanted to provide parking other than in the parking lot. He addressed concerns
the Elks Club had concerning paving the area and constructing a fence. Because of
cost considerations, the Elks Club did not believe it feasible to pave or fence the
area when they would not be assured of the RV Park's financial success. He did
indicate that the Elks Club would like to pave the area as soon as possible and
stated that he, as Trustee, would not object to a city requirement of paving or
fencing should the Park be expanded beyond its 10 unit area.
2) Kalispell Bus Depot and Days Inn Motel both submitted written comments on
the RV Park and indicated no objections.
3) No one from the public expressed any opposition to the RV Park.
L
(H) Need for RV Park:
The Elk's Club is attempting to offer the RV Park as a particular service to Elk
members visiting from other areas of the state and country. The visiting "Elks"
will benefit from the on -site food and recreational services of the Club and from
the convenient proximity to other Kalispell facilities. Since visitors to the
Elk's will continue to arrive in RV's, the proposed park will offer a dedicated
area for parking of the vehicles as opposed to the use of the parking lot.
Therefore, the Elk's Club is attempting to satisfy a demand for this type of
facility.
NOW THEREFORE BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF KALISPELL,
MONTANA, AS FOLLOWS:
SECTION I. That the application of Kalispell Elks Building Association,
for approval of the Elks Club RV Park, a proposal to develop ten recrea-
tional vehicle parking facilities on a portion of Lot 1, Airport Addition,
NW}, NW}, Section 20, T28N, R21W, Flathead County, Montana, is hereby ap-
proved subject to the following conditions:
1) That the RV Park be licensed as an RV Park by the Food and Consumer
Safety Bureau of the State of Montana Department of Health and Environ-
mental Sciences.
2) That all water and sewer utility extensions be built by "The Subdivider"
in accordance with plans complying with the Standards for Design and Con-
struction of the City of Kalispell, approved by the Director of Public Works
of the City of Kalispell.
3) That the approach from Eighteenth Street be paved to a 24 foot width
and meet the intersection standards of the City of Kalispell Subdivision
Regulations.
4) That the one-way road be improved to an 18 foot width and signed and
designated as to the direction of traffic, provided that the Elk's Club, so long
as the road remains gravel, seasonally 4pply dust abatement material to the
roadway to control dust and, provided further, that no expansion beyond the
10 unit park proposal shall be allowed unless and until the Elk's Club pave the
roadway and any additional roadways constructed in connection with said
expansion.
5) That the individual spaces be graveled with 3/4" crushed gravel and
seasonally be sprayed with a dust abatement material.
6) That the individual spaces be curbed so as to properly delineate the
parking paths.
7) That trees and shrubs be planted as described on the face of the plat.
The entire open space from the parking paths shall be planted with grass
and routinely mowed as a means of controlling weeds, dust and fires.
8) That an area in the southwesterly parking lot of the Elk's Club be
designated for "through traffic" to accommodate the vehicle flow of the
recreational vehicles and to prevent blockage of the exit from the RV Park.
9) That drainage improvements be installed in accordance to a plan approved
by the Director of Public Works of the City of Kalispell.
10) That the proper certification from the State Department of Health and
Environmental Sciences, State of Montana, be obtained for connection of
the RV Park to the city water and sewer facilities. That the toilet fa-
cilities of the Elk's Club be available on a 24 hour basis to the "tenants"
of the RV Park in accordance to the service building requirements for RV Parks.
11) That garbage facilities be provided within 150 feet of each space.
12) That the subdivider submit a "revised preliminary plat" to verify
compliance with the conditions of the approval as per Section 2.8(D),
Kalispell Subdivision Regulations.
13) That no space be rented, leased, or otherwise occupied until all
required improvements are completed or guaranteed for completion with
a subdivision improvement agreement.
SECTION II. The classification of said premises under the Kalispell Zoning
Ordinance shall not be changed by this action.
SECTION III. This preliminary plat shall be effective for a period of three
years following passage of this Resolution.
SECTION 1V. In lieu of filing a final plat, the subdivider shall submit a
plat conforming to the requirements for a preliminary plat contained in
Section 2.2, Preliminary Plat, to the F.R.D.O. The plat will be reviewed
to assure that it conforms to the approval conditions of the preliminary
plat. Upon approval it shall be certified by the City Council. The ap-
proved plat shall be maintained in the Flathead Regional Development
Office.
.PASSED BY THE CITY COUNCIL OF THE CITY OF KALISPELL.AND APPROVED BY THE MAYOR
THIS __Jgth DAY OF APRIL, 1988.
r.
1
In "Ed" Kennedy Jr., Rayor
ATTEST:
City Clerk-Treasufer
I, the undersigned, City Clerk of the City of Kalispell, certify that the
foregoing is a true copy of the Resolution passed by the City Council of the
City of Kalispell, Montana at a regular meeting held
City Clerk of the City of Ialispell