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Tronstad Public Comment from Colby ShawApril 24, 2024 Colby Shaw 89 Tronstad Drive Kalispell, MT 59901 To Mayor Johnson and City Council members, This letter is to address the proposed subdivision of Tronstad Meadows / Whitetail Crossing on Tronstad Road. This is a Word document and I have included another Word document that gets into more specifics about Water, Traffic Light and Zoning. I sincerely hope that you all drive around Tronstad Road and get familiar with the surrounding homes and neighborhoods including Ponderosa Estates. Have a look at the subject property and the views it has to Glacier Park and Big Mountain, the band of Trees on the perimeter of the property that host deer, foxes, owls, eagles and most other bird species. Please have a look at the intersection of Hwy 93 and Tronstad Road, the porkchop ¾ turn that has very little if any shoulder and what is there are big gravel dirt holes and no right turn deceleration lane turning off Hwy 93 onto Tronstad Road heading East (City installed the ¾ turn and no other improvements). I will try to attach photos under public comment. Also, notice the intersection of Tronstad Road and Whitefish Stage and some of the view that is blocked to be able to turn onto Whitefish Stage. Currently the 110 acres is Zoned County R2.5 which would allow approximately 45 plus homes. The properties surrounding these 110 acres are all SAG5 and SAG10 County Zoning which includes 1, 5, 10-acre tracts along with 170 acres bordering the proposed subdivision owned by the Koenig Family. All these properties have their own private wells and Ponderosa has a community well. There are livestock and horses all around this area as it’s rural in nature. The subject property is outside of the Annexation boundary and as the Staff report states on page 3 “Those Areas beyond the annexation boundary would require “ADDITIONAL SCRUTINY” and possibly be subject to various alternative methods both in terms of the method of annexation as well as the timing and provision of municipal services.” I feel what needs to be scrutinized is the public safety concerns which includes addressing prior to any annexation: • Traffic Light - Realistic install timeline at Intersection of Tronstad Road and Silverbrook Estates as they are not lined up and acquisition of properties must happen to be installed. MDT does not have proper traffic study and will take a lot of time to address a proper traffic study to consider all warrants needed to install. Per MDT if properties cannot be acquired then other mitigations such as round a bout will be considered at this intersection. Also, MDT is concerned with intersection of Tronstad Road and Whitefish Stage. • Water – City has planned on either using existing Well on property or installing a new well on property to augment water in Stillwater Village, Silverbrook, Eagle Valley Ranch, Kalispell North Town Center and Dusty Acres. What will happen to the aquifer for all the surrounding private wells? There needs to be a lot of testing and discussion with DNRC. If new wells are not created is the water at safe levels to supply the new subdivision? • Pedestrian and Bicycle path Plan and installation – Without pedestrian paths being connected to the Northern Kalispell City District how can this subdivision truly be felt as its part of City? Kids will want to ride their bikes on Tronstad Road to access Ponderosa Estates and they may have friends living over in Silverbrook Estates (City) which has a Club House pool, basketball and tennis courts and has access to Stillwater River. Just a mile or so up Hwy 93 on the West side of 93 is Majestic Valley Arena and Glacier Range Riders Baseball field. With the right pedestrian bike paths these can all be accessed easily. However, crossing Hwy 93 without a traffic light is very dangerous and kids will do it! • Zoning – R3 allowing 380 homes is just too much density in this Rural neighborhood. There are downtown Kalispell City lots that are 7000 square feet and on the East side of Kalispell you will find lots .25 to .5 acre. Silverboork Estates have lots .5 acre and larger and are more appropriate sizes. R1 Intent – This district would normally be in transition areas that fringe on the city and serve as a buffer between urban/agricultural uses. If Annexed, R1 is the most appropriate, and State requires housing for all sectors and income levels. Just because R1 hasn’t been the flavor of the city for years it is still allowed Zoning and fits perfect for this neighborhood. It allows larger lots that give more flexibility for families with detached garages, accessory dwelling units (more and more families living together). Montana is about having some space and land, let folks have that! • Tree Buffer – There are currently about 1000 or more trees that create a buffer around the perimeter of the subject property that has acted as a wind break, dust break and good for privacy. The Tree buffer has been home to generations of foxes, deer, owls, pheasants and eagles. A walking path around this buffer would still allow wildlife to exist and create a great trail for families to walk dogs or kids around and still be able to take in all the amazing views this location has to offer. MTN MAX is a business dealing with Fieber Optics. They currently have an 8-foot easement on the West property line of the proposed property. However, there is no agreement on how the easement property will be maintained. FYI, the Tree buffer has not been maintained ever and always looks great with natural grass filling in between the trees. • Koenig Subdivision – What will happen to Tronstad Road in front of my subdivision if the property is annexed and the road is widened in front of Qual Meadows and Tronstad Meadows? Will there be a bottle neck where the road is 10 foot narrower then either side of Tronstad Road to the East and West? City of Kalispell Growth Plan 2035 talks about issues in Chapter 2 page 14 “Needs to be joint planning between the City and County.” Has this been done? Does the City look to County commissioners for input? Also, page 15 states goals – “Seek ways to provide for the greater public participation in the Development Review Process.” I really hope you as City Council members really look at this closely and listen to your public comments and concerns. It is an out of State developer who has bought this property and will want to develop this property in their best interest. The property is in Montana and needs to be developed based on what fits the community and area, not because a developer has a lot of partners and the more lots they can sell the more profit for each partner. The Community in this Neighborhood has lived here for 5,10,20,30 and even over 50 years. We are your eyes and ears of what would work in this neighborhood, please consider us! We are here living NOW affected by this NOW, not what is going to be best 50-100 or even 200 plus years from now. A PUD would even be appropriate to ensure a development is constructed with Montana in mind. I ask of you as a City Council Member, Montanan, and my Neighbor to please guide this development into something that is not like what is being done already in City of Kalispell limits, but a unique Montana rural vibe subdivision with less density. 380 lots being sold in which a person can build basically whatever look and design and will have no consistency and not the type of subdivision needed. A PUD will give direction and consistency! Look at Harvest View Estates (Koenig developed and in County) and Stillwater Estates (City). These both had thought into the subdivisions and are consistent with themes that fit Montana. Have lots size of R1 zoning and be able to play catch with your child or grandchild in the backyard! Respectfully Submitted Colby Shaw WATER: GWIC WELL- 152969 Problems • Well was drilled as an irrigation well, not a public water supply well. • Well does not have the proper surface seal grouting required for a public water supply well. • Well was never flow tested as a public supply well and may influence water level in neighboring wells. • Well has traditionally been used 3-4 weeks a year, not 24/7/365 as a public supply well. • Well does not meet DNRC public water supply well standards. • Water from well has never been tested for water quality or contamination. • Existing Water Right: 76LJ30011383 has a period of use April 15 to October 31. This excludes year-round use of the well. • Even if a new well is drilled on property it can still affect surrounding private wells. INFO provided by Jim Chambers (Chambers Drilling) He installed the well and many wells in this neighborhood. A memorandum was written by Keith Haskins (Deputy Director Public Works) to PJ Sorensen (Senior Planner) April 2, 2024. Was available on 4/9/2024 to the public under the documents provided for the Planning Board meeting April 9, 2024. • The Water Facility plan update completed in 2018 did not include the proposed development area (Tronstad Meadows / Whitetail Crossing) in the service area used for the basis of planning for the report. City intends on using this well to augment City existing wells to service the growth area including Stillwater Village, Silverbrook, Eagle Valley Ranch, Kalispell North Town Center and Dusty Acres. • Sanitary Sewer: The Wastewater Facility Plan Update completed in 2019 did not include the proposed development (Tronstad Meadows / Whitetail Crossing) in the service area used for the basis of planning the report. Development will need to analyze the impacts to Lift Station 39 in Silverbook if their effluent will be routed through that lift station. Upsizing and other improvements to Lift Station 39 may be necessary. Jim Chamber is looking more into the sewer concerns so if anyone knows more about this and can find out, it would be great. The water well 76LJ30011383 has water rights to CAE Properties, Tronstad Meadows LLC, Brian Kelly and Robert Koenig. • Under the City Subdivision Design Standard Regulations Water Rights are to be transferred to the City. 28.3.08 • DNRC has confirmed Brian Kelly and Robert Koenig in fact have these water rights and would have to sign off on them before any changes to that well can happen. • Water Right number: 76LJ40587-00 is water right to Stillwater River surface water for irrigation purposes and the total volume of this water right shall not exceed the amount put to Historical and beneficial use. There are approximately 8 neighbors that have the rights to this water right. The concern is this water right may be helping feed the well the developers want to give to the city. • All neighboring properties that have a well may be affected using the well on the proposed subdivision. Aquafer may be no longer adequate to feed our neighboring private wells. TRAFFIC LIGHT • Chad Graham (City planning board and City Council President) – strongly feels Traffic light should be installed sooner then later for proposed subdivision. • I spoke with Rebecca Anderson (406-751-2066) with MDT today 4/16/2024. She stated that traffic lights are warranted based on 8 criteria that is volume based. She stated its on the website and I have yet to find them. I explained to her that there is a 3 acre parcel on the Northwest corner of the intersection of Tronstad Road and Highway 93 and it’s privately owned by the Meyer’s Family Revocable Trust. Rick Meyer was a vet/owner of Country Animal Clinic but since retired and living in Maryland. I reached out to the Animal Clinic to see if they could get the message to them to call me. I would like to know their intentions with land. The only way a traffic light can go in the intersection is it would have to line up with Silverbook and the City would need to purchase land from the Meyers. Rebecca stated if that was not possible, they would have to mitigate something different at the Hwy intersection and around- a- bout was discussed which would not allow the density the developers are looking for. Also, Rebecca was concerned that there was no mention about the intersection of Tronstad and Whitefish Stage in the Traffic Impact Study as she feels this needs to be mitigated. • Spoke with Joe 4/17/2024 (406-444-7295) with MDT in Helena. Unless Silverbrook and Tronstad are lined up there will be no Traffic Light. Also, Joe stated there will be a ¾ movement turn places in Silverbook estates southern entrance prohibiting left hand turns to travel North on 93. ZONING • If for some reason they annex this property into the City with the Water and Traffic concerns R3 is not the correct zoning. R1 needs to be pushed as the intent of this district zoning is for transition areas that fringes on the city and serve as a buffer between urban / agricultural uses. • R1- 20,000 sq ft min. size lots approx. .42 acre. Anticipate 150-170 homes so less then half proposed on R3. • R1 would be allowed in areas designated as suburban residential on the Kalispell Growth Policy Future Lane Use Map. Proposed subdivision land is in fact located in this area / district. There are other talking points such as all subdivisions already approved with vacant lots and houses to be built with listing days up to 140 days, Schools and etc.