Staff Report/Preliminary Plat dated 01/25/02Tri-City PlanningOffice
17 Second Street East - Suite 211
Kalispell, Montana 59901
Phone: (406) 751-1850
Fax: (406) 751-1858
tricity@centurytel.net
January 25, 2002
Chris Kukulski, City Manager
City of Kalispell
P.O. Box 1997
Kalispell, MT 59903
Re: Preliminary Plat Approval for the Amended Plat of Gateway West Addn. #34
Dear Chris:
The Kalispell City Planning Board met on January 15, 2002, and held a public hearing
to consider a request by Cascade Partnership for an eight lot commercial subdivision
located south of Two Mile Drive and west of the Gateway West Mall north and east of the
existing Crop Hail Building in the west part of Kalispell on approximately 11.312 acres
on property zoned B-3, a Community Business District.
Narda Wilson, of the Tri-City Planning Office, presented staff report KPP-01-3
evaluating the proposal. She noted that the applicants had requested three variances
from the subdivision regulations relating to road standards. No comments from the
public had been received. Staff recommended approval of one variance, denial of two
variances and approval of the preliminary plat subject to the recommended conditions
as amended.
At the public hearing, John Schwarz engineering for the applicant, spoke in favor of
the proposal and stated they had made a major investment in rehabbing in the
existing office building that was unoccupied for several years. He felt that special
consideration should be given to the roadway upgrade requirements since this
property was in the West Side Urban Renewal District and would add revenue to the
district and would promote redevelopment in the area.
After the public hearing the board discussed the subdivision proposal and the
variance requests. A motion was made and passed unanimously to accept the staff
recommendation and forward a recommendation to the city council that the
preliminary plat for the subdivision be approved subject to the conditions outlined on
attached Exhibit A.
Please schedule this matter for the February 4, 2002 regular city council meeting.
You may contact this board or Narda Wilson at the Tri-City Planning Office if you have
any questions regarding this matter.
Providing Community Planning Assistance To:
® City of Kalispell • City of Columbia Falls • City of Whitefish
Preliminary Plat Approval for Amended Plat of Gateway West Addn. #34
January 25, 2002
Page 2
Sincerely
Kalispell City Planning Board
Ron Van Natta
President
RVN/NW
Attachments: Exhibit A (conditions of approval)
Staff report KPP-01-3 and application materials
Draft minutes l/ 15/02 planning board meeting
c w/ Att: Theresa White, Kalispell City Clerk
c w/o Att: Cameron Calder, 160 Pfeifferhorn Dr., Alpine, UT 84004
Schwarz Eng., 1325 Hwy 2 West, Kalispell, MT 59901
H:\FRDO\TRANSMIT\KALISPEL\2001 \KPP-01-3.DOC
Preliminary Plat Approval for Amended Plat of Gateway West Addn. #34
January 25, 2002
Page 3
PRELIMINARY PLAT FOR OF
BOARDAMENDED CONDITIONS OF APPROVAL AS RECOMMENDED BY THE
KALISPELL CITY PLANNING
tt
The Kalispell City Planning Board is recommending the following conditions to the
Kalispell City Council for the above referenced conditional use permit request. A public
hearing was held on this matter at the January 15, 2002 planning board meeting:
1. That the development of the site will be in substantial conformance with the
approved preliminary plat which shall govern the general location of the lots and
accesses.
2. That the infrastructure for the subdivision shall be designed and constructed in
compliance with the City of Kalispell's Design and Construction Standards for
local streets which shall include a minimum 24 foot wide paved roadway, curb,
gutter, sidewalk and a landscape boulevard. This would include the full length of
Financial Drive with the exception of the north 230 feet where a 40 foot right-of-
way would be allowed and the internal subdivision road. Certification from an
engineer licensed in the state of Montana shall be submitted with the final plat
stating that all of the improvements have been constructed accordingly.
3. That a letter from the Kalispell Public Works Department shall be obtained which
states that the proposed plans and specifications all improvements including
sewer facilities, road paving, curbs, gutters, sidewalks, landscaping and drainage
systems have been reviewed and approved in accordance with Kalispell's Design
and Construction Standards and have been review and approved for compliance
with those standards.
4. A letter from the Kalispell Public Works Department shall be obtained which
states that a storm water drainage plan which addresses storm water
management using on -site retention methods has been reviewed and approved.
5. That the 100-year floodplain and Spring Creek drainage be indicated on the face
of the final plat and prohibiting the placement of structure in this area.
6. That a common mail facility be located for the subdivision and be approved by the
local postmaster.
7. The roads within the subdivision shall be named and signed in accordance with
the policies of the Kalispell Public Works Department and the Uniform Traffic
Control Devices Manual.
Preliminary Plat Approval for Amended Plat of Gateway West Addn. #34
January 25, 2002
Page 4
8. That a letter be obtained from the Kalispell Fire Department approving the
number and location of fire hydrants within the subdivision, the access and
suppression system and compliance with the Uniform Fire Code.
9. That any areas disturbed during construction be revegetated with a weed -free mix
in accordance with a plan approved by the Kalispell Parks and Recreation
Department.
10. That an easement be indicated on proposed Lots 1 and 2 to accommodate the
water line that runs through the lots and that a building pad area be designated
on the plat that ensures that no structure would be placed over the easement.
11. That the encroachment of the existing building within the setback area and right-
of-way on proposed Lot 1 be addressed to the satisfaction of the Kalispell Zoning
Administrator.
12. All new utilities shall be installed underground.
13. Street lighting shall be located within the subdivision and shall be shielded so
that it does not intrude unnecessarily onto adjoining properties.
14. That a minimum of two-thirds of the necessary infrastructure for this subdivision
shall be completed prior to fmal plat submittal.
15. That the preliminary plat shall be valid for a period of three years from the date of
approval.
H:\... \TRANSMIT\KCU 101 \KPP-1-3.DOC
Tri-City PlanningOffice
17 Second Street East - Suite 211
Kalispell, Montana 59901
Phone: (406) 751-1850
Fax: (406) 751-1858
tricity@centurytel.net
REPORT TO: Kalispell Mayor and City Council
FROM: Narda A. Wilson, Senior Planner
Chris A. Kukulski, City Manager
SUBJECT Preliminary Plat Approval - Amended Plat of Gateway West
Addn. #34.
MEETING DATE: March 4, 2002
BACKGROUND: This is a request for preliminary plat approval of an eight lot
commercial subdivision on approximately 11.31 acres located south of Two Mile Drive
and west of the Gateway West Mall. The zoning for this property is B-3, a Community
Business District. This district has a 7,000 square feet minimum lot size requirement
and the minimum lot width is 70 feet. All of the lots within the proposed subdivision
exceed the minimum lot size requirement of the district.
The property is currently undeveloped with the exception of an existing office building
known as the Crop -Hail Building located on proposed Lot 8 which contains 2.85
acres. The property would be subdivided to create seven additional lots that will be
accessed by a new internal roadway. Subdivision access will be from an existing
roadway off of Two Mile Drive, Financial Drive. Currently this functions as a private
driveway which serves this property and the Gateway West Mall. The applicants have
requested three variances from the subdivision regulations relating to road standards,
i.e. (1) to allow a 40 foot right-of-way for the north 230 feet of Financial Drive; (2) to
allow Financial Drive to remain as it exists and to add an eight foot wide bike path on
the east side of the road rather than to require upgrades with curb, gutter and
sidewalk; and (3) to not require sidewalks on the internal subdivision road. The
planning board and staff recommended approval of one variance, denial of two
variances and approval of the preliminary plat subject to the recommended conditions
as amended.
At the public hearing, John Schwarz engineer for the applicant, spoke in favor of the
proposal and granting the variances stating the developers made a major investment
in rehabbing in the existing office building that had been unoccupied for several
years. He felt special consideration should be given to the roadway upgrade
requirements since this property is in the West Side Urban Renewal District and
would add revenue to the district and would promote redevelopment in the area.
In attempting to resolve the issue regarding upgrades to Financial Drive, the planning
staff held discussions with the public works department regarding a reasonable
design that could be accommodated within the 40 foot right-of-way at the north 230
feet of Financial Drive. Although several options would be available, the most
practical design for the long term seems to be to provide a 40 foot right-of-way for the
Providing Community Planning Assistance To:
• City of Kalispell 9 City of Columbia Falls • City of Whitefish •
Preliminary Plat for Amended Plat of Gateway West Addn. #34
January 25, 2002
Page 2
entire length of Financial Drive, eliminating the additional 20 feet on the west side of
the roadway within the boundaries of the subdivision, or the southern approximately
250 feet of the road. Within the 40 foot right-of-way, there would be a minimum 24
foot wide roadway, two feet on each side with curb and gutter and an attached five
foot wide sidewalk on both sides (38 feet total) with street trees would be provided on
the southwest side of the road within the previously proposed right-of-way. No on -
street parking would be allowed. There are other options available such as
constructing the roadway as though a 60 foot right-of-way would eventually be
extended on the northwest side of the road or other creative designs that might
include a meander of the road to accommodate full improvements on the south half
and a modified design on the north half. However, other action is being recommended
because once the roadway has been constructed it becomes rather unlikely that those
improvements would be removed and replaced.
The applicants were concerned that the cost of the improvements to Financial Drive
could jeopardize the viability of the project. Since these could be considered off -site
improvements much the same as the improvements to Granrud Lane in association
with the Whitefish Stage Condominium project, the staff would recommend that the
council consider a similar provision for upgrading the roadway. The provision allowed
the final plat to be filed and the improvements to be made within within 24 months of
final approval of Phase I, after which time, if the developer is unable or unwilling to
complete the upgrades, a bond shall be posted in the amount of 125 percent of the
remaining improvements which are then to be completed within 12 months. Allowing
additional time for the improvements may ease the initial financial burden associated
with developing the subdivision and the developers an opportunity to market and sell
some of the lots within the subdivision.
The Kalispell City Planning Board held a public hearing at their regular meeting of
January 15, 2002. The board discussed the project and various options regarding the
construction of the roadway. A motion was made and passed unanimously to forward
a recommendation that the preliminary plat for this subdivision be approved subject
to the recommended conditions as amended.
RECOMMENDATION: A motion to adopt the resolution approving the preliminary
plat for this subdivision subject to conditions would be in order. Staff would
recommend that Condition 11 be deleted, Condition 2 as recommended by the
planning board be amended and an additional condition be added as follows:
That the infrastructure for the subdivision shall be designed and constructed in
compliance with the City of Kalispell's Design and Construction Standards for local
streets which shall include a minimum 24 foot wide paved roadway, curb, gutter,
sidewalk and a landscape boulevard. Except that a variance shall be granted
allowing a 40 foot right-of-way for the full length of Financial Drive with the
improvements to be reviewed and approved by the Kalispell Public Works
Department that include a minimum 24 foot wide paved roadway, curb gutter and
sidewalk with street trees to be placed within the previously required 20 foot right-
of-way. Thiswould inelade the full lengthofF4neaaeial Drive t A4th the o f
Preliminary Plat for Amended Plat of Gateway West Addn. #34
January 25, 2002
Page 3
subdn4sien read. Certification from an engineer licensed in the state of Montana
shall be submitted with the final plat stating that all of the improvements have been
constructed accordingly.
® The developer shall upgrade Financial Drive within 24 months of final approval of
the subdivision plat, after which time, if the developer is unable or unwilling to
complete the upgrades, a bond shall be posted in the amount of 125 percent of the
remaining improvements which are then to be completed within 12 months.
FISCAL EFFECTS:
41ft?)*i:7�►�4 �f
Narda A. Wilson
Senior Planner
Minor positive impacts once developed.
As suggested by the city council.
Report compiled: January 25, 2002
c: Theresa White, Kalispell City Clerk
Chris A. Kukulski
City Manager
Attachments: Transmittal letter and Exhibit A (conditions of approval)
Staff report KPP-01-3 and application materials
Draft minutes from 1/ 15/02 planning board meeting
H: \FRDO\TRANSMIT\KALISPEL\2001 \KPP-01-3MEMO.DOC
SCHWARZ ENGINEERING 406 755 1SSS 01150/02 02:21Pm P. 002
January 30, 2002
Chris Kukulski, City Manager
City of Kalispell
P.O. Box 1997
Kalispell, MT 59903
Sent Via Fax: 406.758.7758
Re: Preliminary Plat Approval - Amended Plat of Gateway West Addition No. 34
Cascade Business Park - Kalispell, Montana
Dear Mr. Kukulski:
We understand that a public hearing is currently scheduled for February 4, 2002 for the .
referenced project. Due to scheduling conflicts With our clients, we ask that you would
reschedule the public hearing until the next scheduled council meeting in March 2002,
or another council meeting. at your convenience.
Should questions arise regarding the scheduling request or the referenced project,
please do not hesitate to call our office.
Sincerely,
SCHWARZ ENGINEERING, Inc.
John P. Schwarz, P.E.
Cc: Project File # 1060.01
C:\Schwarz Englneering, Inc\Project files\Cascade Partnership\Chris Kukulskl,January 30, 2002.doc
Atkinson asked if the site plan indicated that a sidewalk would be placed along Hwy
93 and Meredith responded that the MDOT did not encourage a sidewalk along the
strip of land because they wanted to direct pedestrian traffic to the other side of the
road.
Atkinson moved to add Condition 5 to read "That a sidewalk be constructed
along Highway 93 the length of the property." Spooner seconded the motion.
There was some discussion among the board regarding the pedestrian access in the
area and the proposed reconstruction of Hwy 93 in this area.
On a roll call vote the motion to add Condition 5 passed with five in favor and
one opposed with Anderson, Atkinson, Brechel, Van Natta and Spooner voting in
favor and Rice voting in opposition.
The main motion passed unanimously upon vote.
Preliminary Plat Approval for Amended Plat of Gateway West Addition #34
Narda Wilson of the Tri-City Planning Office gave a presentation of staff report KPP-01-
3 saying this was a request for preliminary plat approval by Cameron Calder for an
eight -lot commercial subdivision on property located south of Two Mile Drive and west of
the Gateway West Mall on property that contains approximately 11.31 acres and is
zoned B-3, a Community Business District. Wilson said the applicants were asking for
three variances to the subdivision regulations. The first was a variance from the 60-
foot right-of-way to allow a 40-foot right-of-way for the first 230 feet of the road, which
was not part of the property. Wilson said they were also asking for a variance from the
requirement of upgrading Financial Drive to City standards, leaving the 24-foot wide
road as it is and adding an 8-foot bike path on the east side; and the third was a
variance from constructing sidewalks in the new internal subdivision.
Wilson said staff was recommending approval of the variance for 40-foot right-of-way
for property not owned by the applicant in the north 230 feet of Financial Drive, but
was recommending denial of the other two variances because they were not related to
special circumstances associated with the property but rather as a matter of
convenience or economics.
Wilson said staff was recommending approval of the preliminary plat subject to the 15
conditions as listed.
Public Comment - Proponents
John Schwarz, Schwarz Engineering, spoke in favor of the project and thanked staff
for their cooperation in helping with the project. Schwarz said he did not agree with
staff in denying two of the variances. He noted that the property is in the West Side
Urban Renewal District and this subdivision would increase the revenue to the
district. Also is provides redevelopment in an area that has been targeted by the City.
He also noted that the curve on Two Mile Drive at its intersection with Financial Drive
might warrant the relocation of Financial Drive in the future. He said the applicant
wanted an alternative road design for the internal subdivision road that did not
Kalispell City Planning Board Minutes
January 15, 2002
Page 6
include sidewalks, but if sidewalks were required they would use a standard road
section.
Public Comment - Opponents
There was no one to speak in opposition to the proposal.
Rice moved that the Kalispell City Planning Board adopt staff report KPP-01-3 as
findings of fact and recommend to the Kalispell City Council that the
preliminary plat be approved subject to the 15 conditions as listed. Atkinson
seconded the motion.
Rice said he agreed with the first variance to allow a reduction in right-of-way, but
regarding the second variance he said the driveway was being used as a city street
now, and wondered if the Board should ask the Council to look at turning it into a city
street.
Wilson noted that it would be the intention of the developer to turn those roads over to
the City as public streets once the subdivision improvements have been completed.
Atkinson asked if city staff had discussed the realignment of Financial Drive with Two
Mile Drive.
Wilson said no but in the future when Two Mile Drive was reconstructed the curve in
the road would likely be straightened and that an alternative access had not been
discussed with the public works department.
Van Natta said they could eliminate the landscape boulevard between the curb and
the sidewalk on one side of Financial Drive in Condition 2 to accommodate additional
improvements.
Atkinson said he felt they should eliminate the sidewalk on the west side of the
northern portion because when that piece of property is developed it would be very
clean for the city to require dedicating 20-feet and install a sidewalk.
Wilson said it would require a building permit to have the developer install sidewalks
and it would go through site review committee, who could ask for the sidewalk, but
didn't know if they could ask for public dedication of right-of-way. Wilson cautioned
the board from over engineering this issue, because the road might be put in the
middle of the right-of-way and the improvements would be extended from there.
Wilson said Atkinson's idea of having a sidewalk only on the west side would not be as
clean as it could be because the roadway might be centered in a 40-foot right-of-way
instead of 60-foot right-of-way.
Schwarz said the existing 24-foot road sits on the west side of the 40-foot right-of-way.
Schwarz said he liked Atkinson's idea, but asked why it would be better for the City to
have a five-foot sidewalk rather than an eight -foot bike path that was initially
proposed.
Kalispell City Planning Board Minutes
January 15, 2002
Page 7
sPT
Van Natta said he still wanted to see some sidewalks even if only on one side.
Wilson suggested amending the first and second sentences of Condition 2 to include
language that read "with the exception of the north 230 feet where a 40-foot right-of-
way would be allowed."
After discussion the board decided leave the first sentence as it was.
Atkinson moved to amend Condition 2 "The infrastructure for the subdivision
shall be designed and constructed in compliance with the City Of Kalispell's
Design and Construction Standards for local streets which shall include a
minimum 24-foot wide paved roadway, curb, gutter, sidewalk and a landscape
boulevard. This would include the full length of Financial Drive with the
exception of the north 230 feet where a 40-foot right-of-way would be allowed."
Brechel seconded the motion.
The motion passed unanimously upon vote.
The main motion passed unanimously upon vote.
Northwest Investments PartnershiD Conditional Use Permit for Casino
Narda Wilson of the Tri-City Planning Office gave a presentation of staff report KCU-
01-10 saying this was a request for a conditional use permit by Northwest Investments
Partnership, LLP to allow the operation of a casino in a B-2, General Business, zoning
district located at the northwest corner of North Meridian Road and Hwy 2 West north
of the existing convenience store / gas station, Michaels. Wilson said staff was
recommending approval of the conditional use permit subject to the four conditions as
listed and adding Condition 5 that would require an updated site plan be provided to
the Kalispell Building Department prior to construction.
Public Comment - Proponents
Matt Waatti, with Northwest Investments, spoke in favor saying they had submitted an
application a year ago, but at that time there had been a church that was too close,
but the church had now moved so they were applying again. He said they did not
have a license for locating the casino, but were making the space available for a
potential tenant.
Public Comment - Opponents
There was no one to speak in opposition to the proposal.
Brechel moved to adopt the staff report KCU-01-10 as findings of fact and
recommend to the Kalispell City Council that the conditional use permit be
granted subject to the conditions as listed. Atkinson seconded the motion.
The motion passed unanimously upon vote.
Kalispell City Planning Board Minutes
January 15, 2002
Page 8
•CASCADE
OFFICETRI-CITY PLANNING
SUBDIVISION REPORT
••
A report to the Kalispell City Planning Board and the Kalispell City Council regarding
a request for preliminary plat approval of an eight lots commercial subdivision. A
public hearing on this proposal has been scheduled before the planning board for
January 15, 2002 in the Kalispell City Council Chambers. The planning board will
forward a recommendation to the city council for final action.
A. Owner/Applicant: Cameron Calder
160 Pfeifferhorn Drive
Alpine, UT 84004
(801) 492-3828
Technical Assistance: Schwarz Engineering, Inc.
1325 Hwy 2 West
Kalispell, MT 59901
(406) 755-1333
B. Location: The property proposed for subdivision is located south of Two Mile
Drive and west of the Gateway West Mall north and east of the existing Crop Hail
Building in the west part of Kalispell. The property can be described as the
Amended Plat of the Amended Plat of Part of Gateway West Addition 34 located
in Section 12, Township 28 North, Range 21 West, P.M.M., Flathead County,
Montana.
C. Size: Total area: 11.312 acres
Area in Lots: 10.082 acres
Areas in Roads: 1.23 acres
Min Lot Size: 0.42 of an acre
Max Lot Size: 3.32 acres
D. Nature of the Request: The applicant recently purchase the building commonly
know as the Crop -Hail Building located on proposed Lot 8 which contains 2.85
acres. The entire site would be subdivided into seven additional lots that will be
accessed by a new internal roadway. Subdivision access will be from an existing
roadway off of Two Mile Drive, Financial Drive. Currently this functions as a
private driveway which serves this property and the Gateway West Mall.
E. Zoning: The zoning for this property is B-3, a Community Business District.
This district has a 7,000 square feet minimum lot size requirement and the
minimum lot width is 70 feet. All of the lots within the proposed subdivision
exceed this minimum lot size and lot area.
F. Existing Land Use: The primary use on this property is the existing office
building which is currently in various stages of remodeling. This office building
will be occupied by new tenants after being unoccupied for several years. Along
with the existing building is a parking lot, landscaping and an entrance into the
site. The property is otherwise undeveloped.
G. Surrounding Zoning and Land Uses Zoning: The area is a mix of residential
to the west and north and commercial/office uses to the east.
North: Multi -family dwellings, RA-1 zoning
South: Gateway Cinema, B-3 zoning
East: Stream / Gateway West Mall, B-3 zoning
West: Multi -family dwellings, RA-1 zoning
H. Relation to Master Plan Map: This property lies within the Kalispell City -
County Planning jurisdiction and is designated on the master plan land use map
as commercial. Within the plan itself this property is identified as part of the
commercial core of Kalispell. This subdivision is in compliance with the master
plan for the area. It may also be noteworthy that this property is within the
boundaries of the West Side Urban Renewal District.
I. Utilities:
Water:
City of Kalispell
Sewer:
City of Kalispell
Electricity:
Flathead Electric Cooperative (underground)
Telephone:
CenturyTel (underground)
Solid Waste:
City of Kalispell
Fire:
City of Kalispell
Schools:
School District #5, Edgerton School
Police.
City of Kalispell
This application is reviewed as a major subdivision in accordance with State statutory
review criteria and the Kalispell Subdivision Regulations.
A. Effects on Health and Safety:
Fire: The risk of fire in this subdivision can be considered generally low because
this is an urban area, has good access, will have fire hydrants located within the
subdivision and the types of uses proposed for the site do not present any
significant threat of fire.
Flooding: The topography of the site is generally
subdivision will need to give adequate consideration
retention methods. There is a natural wetland
floodplain near the southwest portion of the site at
stormwater retention in the past.
level. Development of the
for drainage using on -site
area within the 100 year
has been used in part for
I
Access: Primary access to subdivision will be from Financial Drive, a privately
owned and maintained roadway that comes south off of Two Mile Drive.
Financial Drive will provide access to the internal subdivision road that will go
west and end in a cul-de-sac. As proposed there will be two lots fronting along
Financial Drive with the remaining six lots accessing off the new internal
subdivision road. Once developed both of these roads will be dedicated to the
City and taken over as a City street. Access to all of the lots and to the
subdivision will be good once the roadways have been constructed. Access to the
subdivision from Two Mile Drive is good with regard to sight distance and general
access.
Financial Drive currently exists as a substandard private roadway from Two Mile
Drive to the Gateway West Mall parking lot and other businesses. The roadway
is approximately 24-feet wide and does not meet urban standards. The Kalispell
Subdivision Regulations would require that the roadway be upgraded to City
standards which would mean providing a 600 foot right-of-way and adding curb,
gutter and sidewalks on both sides of the street.
The developer has a 40-foot right-of-way for the first approximately 230 feet of
Financial Drive with the remaining approximately 230 feet with a 60-foot right-
of-way. They developer is asking for a variance to the 60-foot right-of-way
requirement to allow a 40-foot right-of-way for the first 230 feet of the road. They
would also like to leave the road as it is without upgrades besides adding a bike
path. Additionally they do not want to install sidewalks in the new internal
subdivision road.
The staff contacted the property owner to the north of this site, Jim Thompson,
regarding the dedication of an additional 20-feet of right-of-way to create a full 60
feet. He was hesitant to "dedicate" the additional property, but said that they
may be interested in selling the property.
As such, the developer has proposed three variances to the subdivision
regulations as part of the subdivision proposal. They are as follows:
Variance 1: A variance to Table 1 Section 3.09 Street and Roads - Design
Standards, the 60-foot right-of-way requirement. The developer is asking for a
variance to the 60-foot right-of-way requirement for the north approximately 230
feet of Financial Drive which is not part of this property to allow a 40-foot right-
of-way.
Variance 2: A variance to Section 3.08( C), Access, which requires that "Any
public or private street or road providing ingress and egress to a subdivision
shall meet the street design standards and specifications stated in Section 3.09
of these regulations." The developer is asking that the road that provides ingress
and egress to the subdivision, Financial Drive, not be required to be upgraded to
City standards, but rather allow the 24 foot wide roadway to remain as it and to
add an eight foot wide bike path on the east side of the roadway.
3
Variance 3: A variance to Section 3.11(A)Sidewalks "Sidewalks are required on
both side of the street in all residential and commercial subdivisions." The
developer is proposing to eliminate sidewalks from the new internal subdivision
road.
Evaluation of the variance requests based on the evaluation criteria under
Section 7.01, Variances, be addressed later in this report.
B. Effects on Wildlife and Wildlife Habitat:
Minimal impacts to wildlife and wildlife habitat can be anticipated as a result of
this subdivision since this property and site lie within an urban area of Kalispell
C. Effects on the Natural Environment:
Surface and groundwater: This subdivision will be served by public water and
sewer thereby minimizing any potential impacts to the groundwater from on -
site sewage treatment. A portion of Spring Creek lies to the south of the site
and the wetland area there has served in part as a storm water retention are for
the properties in the area.
Drainage: The southern portion of proposed Lot 7, a 3.32 acre lot, is located
within the 100-year floodplain and a portion of Spring Creek runs along its
southern boundary. Additionally, a portion of this site has traditionally been
used for storm water detention from properties in the area. A note should be
placed on the face of the final plat that notes the 100-year floodplain boundaries.
This site is relatively level and does not pose any unusual challenges to site
drainage. Curbs and gutters will be installed within the subdivision and a
storm drain management plan will have to be developed to address the runoff
from the site. An engineered drainage plan will be submitted to the Kalispell
Public Works Department for their review and approval.
D. Effects on Local Services:
Sewer: This property will be served by the City of Kalispell sewer which has been
extended to the site to serve the existing building on proposed Lot 8. Extension
of sewer to the west to provide service to the remaining lots will have to be
designed and constructed in accordance with the design specifications of the City
of Kalispell. Adequate capacity exists within the Kalispell sewage treatment
system to accommodate the additional needs created by this subdivision.
Water: City water currently serves the existing building on proposed Lot 8.
Water will be needed to be extended to serve to the other lots in the subdivision
and to provide adequate fire flows for an additional hydrants if needed. The new
water facilities will be required to be reviewed and approved by the Kalispell
Public Works Department and the Fire Department.
Schools: This subdivision is within the boundaries of School District #5,
however, no impacts to the school system can be anticipated as a result of this
development because of its commercial nature.
N
Parks: There are no developed City parks in the immediate area. However, there
are no City parks in close proximity. Impacts to the park system will be limited.
Parkland dedication is not required for commercial subdivisions.
Police Protection: This property is served by the Kalispell Police Department.
There would be limited impacts on the police department and adequate service
can be provided as a result of this subdivision.
Fire Protection: This property will be served by the City of Kalispell Fire
Department. Fire hydrants will need to be placed within the subdivision in
accordance with the Uniform Fire Code as part of the subdivision development.
The fire department will be able to adequately service this development
Refuse Disposal: Once these lots are developed, the City of Kalispell will provide
solid waste disposal to the site. Adequate space at the County landfill is
available for the solid waste which will be generated by the subdivision.
Medical Services: Kalispell Regional Hospital is approximately two miles from the
site. Kalispell ambulance service as well as ALERT are able to provide service to
this area. Access to the site will be good once the internal street is developed.
E. Effects on Agriculture and Agricultural Water Users Facilities:
Commercial development is anticipated in this area. Because this is in an
established and growing urban area, no impacts to agriculture or agricultural
water users facility are anticipated as a result of this subdivision. Some limited
agricultural use of this property has traditionally taken place, but not for several
years.
F. Compliance with Master Plan
The Kalispell City -County Master Plan Map designates this area as Commercial
and it is anticipated that this area will develop to service a broad sector of the
community and provide an area for a variety of retail and commercial uses. The
proposed subdivision complies with this land use designation.
G. Compliance with Zoning Regulations
This property is currently zoned, B-3, a Community Business zoning district.
The proposed subdivision complies with this minimum lots size and width
requirements of the B-3 zoning for newly created lots, with the exception of
proposed Lot 5 which has a 41 foot lot width, but could be considered an
irregularly shaped lot for zoning purposes. This district provides for a broad
range of commercial uses including professional offices, retail and restaurants to
name just a few. This subdivision is in substantial compliance with the Kalispell
Zoning Ordinance.
5
H. West Side Urban Renewal District
Enclosed with the staff report is a letter from the Kalispell Community
Development Director, Susan Moyer, addressing the use of urban renewal funds
within the West Side Urban Renewal District for upgrading Financial Drive to
City standards. The applicants have suggested that use of money in the district
might be an appropriate use because the City is encouraging redevelopment in
this area and the subdivision would add to the tax base.
You will note that Moyer outlines three methods of tax increment financing
assistance, not all of which are currently available in the West Side Urban
Renewal District. There is (1) off site utility improvements undertaken by the
City that benefits the community at large, (2) a three percent commercial loan
program for the renovation of existing structures, and (3) City loans not to exceed
10 percent of all improvement to encourage private projects.
As noted in the letter, past councils have prioritized projects for funding which
includes the retirement of debt for the acquisition for the Stream site, the
Meridian Road project, upgrade of Two Mile Drive and Appleway. Unfortunately
the district is not generating enough money at this time to implement a loan
program and at the present time the district is struggling to meet the required
cash reserve for the bond that was issued for the Stream project. It will be at
least two years until the reserve capacity will be met and the City can create a
loan program for the district.
H. Compliance with the Subdivision Regulations: The proposed subdivision does
not comply with the Kalispell Subdivision Regulations and the applicants are
requesting three variances to the subdivision regulations as follows:
Variance l: A variance to Table 1, Section 3.09 Street and Roads - Design
Standards, the 60 foot right-of-way requirement. The developer is asking for a
variance to the 60 foot right-of-way requirement for the north approximately 230
feet of Financial Drive which is not part of this property to allow a 40 foot right-
of-way.
Variance 2: A variance to Section 3.08( C), Access, which requires that "Any
public or private street or road providing ingress and egress to a subdivision
shall meet the street design standards and specifications stated in Section 3.09
of these regulations." The developer is asking that the road that provides ingress
and egress to the subdivision, Financial Drive, not be required to be upgraded to
City standards, but rather allow the 24 foot wide roadway to remain as it and to
add an eight foot wide bike path on the east side of the roadway.
Variance 3: A variance to Section 3.11(A) Sidewalks, "Sidewalks are required on
both side of the street in all residential and commercial subdivisions." The
developer is proposing to eliminate sidewalks from the new internal subdivision
road.
I
The Kalispell Subdivision Regulations provide for the granting of variances
subject to the adoption of findings outlined under Section 7.01(A) and findings
made that the following criteria are met, each of which is discussed below.
A. The granting of the variance will not be detrimental to public health, safety
or general welfare or injurious to other adjoining properties.
Variance 1: A variance to Table 1, Section 3.09 Street and Roads - Design.
Standards - ROW Variance -
If the street improvements could be placed within the 40 foot right-of-
way there would be no detriment to the public health and safety.
However, it could result in a situation where the public health and safety
of the public is compromised because it may prohibit the developer from
constructing the necessary improvements to City standards.
Variance 2: A variance to Section 3.08( C), Access - Improvements to Financial
Drive -
The lack of improvements to Financial Drive could result in a detriment
to the public health and safety because there would be a lack of urban
infrastructure anticipated for new development. The City standards are
intended to protect the public health and safety by insuring that certain
improvements to new city streets are met.
Variance 3: A variance to Section 3.11(A), Sidewalks - No Sidewalks -
The granting of this variance may be detrimental to the public safety and
general welfare since pedestrians and those in wheelchairs would not
have safe access to the lots within the subdivision.
B. The conditions on which the variance is based are unique to the property
on which the variance is sought and are not applicable generally to other
property.
Variance 1: A variance to Table 1, Section 3.09 Street and Roads - Design
Standards ROW Variance -
The developer does not have control of the northern 230 feet of the
roadway because the property adjoining this to the west is owned by
another individual. The full 60 foot right-of-way will be provided for the
remaining section of the roadway. This situation is not common to most
subdivisions.
Variance 2: A variance to Section 3.08( C), Access - Improvements to Financial
Drive -
Typically there would be a 60 foot right-of-way in which to develop the
needed infrastructure. The first 230 feet is a 40 foot right-of-way that may
create problems with the design of a full street in this area. Otherwise,
7
there are not specific circumstances that are unique to this property that
would not be generally applicable
Variance 3: A variance to Section 3.11(A) Sidewalks, No Sidewalks -
There are no unique circumstances associated with this subdivision that
would be peculiar to this site and not generally applicable.
C. Because of the particular physical surroundings, shape or topographical
conditions of the specific property, a particular hardship would result as
distinguished by a mere inconvenience if the strict letter of the regulations
were enforced.
Variance 1: A variance to Table 1, Section 3.09 Street and Roads - Design
Standards ROW Variance -
It is uncertain was to whether the lack of additional 20 feet in the north
230 feet of the roadway would create problems in designing a road that
meets urban standards. The road would be off -set and centered within
the 40 foot right-of-way. That would be a 24 foot wide road, two feet of
curb and gutter on both sides (28 feet), five foot landscape boulevard
and five foot sidewalks on both sides (48 feet), at least for the first 230
feet.
Variance 2: A variance to Section 3.08( C) Access - Improvements to Financial
Drive -
The lack of improvements to Financial Drive appears to relate to
economic reasons rather than a lack of the ability to design an urban
standard roadway, at least for the last 230 feet.
Variance 3: A variance to Section 3.11(A) Sidewalks, No Sidewalks -
The granting of this is not based on any unique circumstances and is
not abased on any physical or topographic constraints associated with
the property.
D. The variance will not cause a substantial increase in public costs.
Variance 1: A variance to Table 1, Section 3.09 Street and Roads - Design
Standards ROW Variance -
If the City were asked to acquire additional right-of-way, there would be
an increase in public costs. Otherwise there would not be.
Variance 2: A variance to Section 3.08( Q, Access - Improvements to Financial
Drive
The developer has suggested that possibly the City would assist in
developing the roadway with urban renewal funds because the property
■
is in the West Side Urban Renewal District. There are no funds in that
district available as a loan or for off -site improvements at this time.
Were there public funds available, the developer would want assistance
and this would be at a substantial cost to the public.
Variance 3: A variance to Section 3.11(A), Sidewalks, No Sidewalks
There would be no increase financially to the public as a result of this
variance
E. The variance will not, in any manner, vary the provisions of any adopted
zoning regulations or master plan.
Variance 1: A variance to Table 1, Section 3.09 Street and Roads - Design
Standards ROW Variance
The right-of-way variance would not vary any of the provisions of the
master plan or zoning regulations since the adjoining property is not
owned by the applicant.
Variance 2: A variance to Section 3.08( C), Access - Improvements to Financial
Drive
Section 27.22.040, Site Plan Review, provides a review mechanism for
new development that anticipates new development will comply with City
standards unless there is a valid reason to vary those standards. The
upgrade of Financial Drive appears to be based on economics rather
than unique characteristic of the site.
Variance 3: A variance to Section 3.11(A) , Sidewalks, No Sidewalks
The Kalispell Zoning Ordinance anticipates new development to comply
with City standards and the provision of pedestrian access and
sidewalks is a basic City standard for new development
RECOMMENDATION
REGULATIONS:
Variance 1: A variance to Table 1, Section 3.09 Street and Roads - Design
Standards - ROW Variance
This is the minimum variance needed since the developer does not have control
of the property to the north. It could result in a situation where the public
health and safety of the public is compromised because it may prohibit the
developer from constructing the necessary improvements to City standards
within this segment of roadway.
® Staff recommends: The request to allow the reduction in right-of-way from
60 feet to 40 feet be granted for property not owned by the applicant in the
northern section of Financial Drive of approximately 230 feet.
O
Variance 2: A variance to Section 3.08( C), Access - Improvements to Financial
Drive
It becomes questionable whether a City street can be designed within the 40
foot right-of-way section of Financial Drive. However, the variance to the
improvements appears to be an economic hardship rather than a hardship
associated with design challenges.
Staff recommends: The request to not require improvements to Financial
Drive be denied because the circumstances appear to be economic in nature
rather than being related to engineering or topographical challenges.
Variance 3: A variance to Section 3.11(A) , Sidewalks, No Sidewalks
Staff recommends: The request to eliminate the requirement for sidewalks
be denied since there are not unique circumstances under which the
variance is sought, but rather a matter of convenience and for economic
reasons.
Summary and Conclusion on Variances: The applicants have stated that they
would like special consideration for this project since it is within an urban renewal
district. The project will generate additional income into the district and will further
the long range redevelopment goals of the City for this part of Kalispell. Urban
renewal funds are not available to assist the developer at this time with a low interest
loan for a portion of the improvements, and it would not be eligible for matching EDA
grant funds since the developer is not in a position to ensure job creation and
monitoring for a long term period. The right-of-way variance appears to be a valid
request since it would not be fair to require the acquisition of private property as a
condition of subdivision approval.
That the Kalispell City Planning board adopt the staff report #KPP-01-3 as findings of
fact and recommend to the Kalispell City Council that the preliminary plat be approved
subject to the following conditions:
That the development of the site will be in substantial conformance with the
approved preliminary plat which shall govern the general location of the lots and
accesses.
2. That the infrastructure for the subdivision shall be designed and constructed in
compliance with the City of Kalispell's Design and Construction Standards for
local streets which shall include a minimum 24 foot wide paved roadway, curb,
gutter, sidewalk and a landscape boulevard. This would include the full length of
Financial Drive and the internal subdivision road. Certification from an engineer
licensed in the state of Montana shall be submitted with the final plat stating
that all of the improvements have been constructed accordingly.
10
3. That a letter from the Kalispell Public Works Department shall be obtained which
states that the proposed plans and specifications all improvements including
sewer facilities, road paving, curbs, gutters, sidewalks, landscaping and drainage
systems have been reviewed and approved in accordance with Kalispell's Design
and Construction Standards and have been review and approved for compliance
with those standards.
4. A letter from the Kalispell Public Works Department shall be obtained which
states that a storm water drainage plan which addresses storm water
management using on -site retention methods has been reviewed and approved.
5. That the 100-year floodplain and Spring Creek drainage be indicated on the face
of the final plat and prohibiting the placement of structure in this area.
6. That a common mail facility be located for the subdivision and be approved by
the local postmaster.
7. The roads within the subdivision shall be named and signed in accordance with
the policies of the Kalispell Public Works Department and the Uniform Traffic
Control Devices Manual.
8. That a letter be obtained from the Kalispell Fire Department approving the
number and location of fire hydrants within the subdivision, the access and
suppression system and compliance with the Uniform Fire Code.
9. That any areas disturbed during construction be revegetated with a weed -free
mix in accordance with a plan approved by the Kalispell Parks and Recreation
Department.
10. That an easement be indicated on proposed Lots 1 and 2 to accommodate the
water line that runs through the lots and that a building pad area be designated
on the plat that ensures that no structure would be placed over the easement.
11. That the encroachment of the existing building within the setback area and
right-of-way on proposed Lot 1 be addressed to the satisfaction of the Kalispell
Zoning Administrator.
12. All new utilities shall be installed underground.
13. Street lighting shall be located within the subdivision and shall be shielded so
that it does not intrude unnecessarily onto adjoining properties.
14. That a minimum of two-thirds of the necessary infrastructure for this subdivision
shall be completed prior to final plat submittal.
15. That the preliminary plat shall be valid for a period of three years from the date of
approval.
REPORTS\O 1 \KPPO1-3.DOC
SUHWARZ ENGINEERING, INC.
RECEIVED
December 5, 2001
DEC 10 2001
Ms. Narda Wilson TRI-CITY PLANNING OFFICE
Tri-City Planning Office
17 Second Street East, Suite 211
Kalispell, MT 59901
Re: Amended Plat of Gateway West Addition No. 34
Kalispell, Montana
Dear Narda:
On behalf of the owner and applicant of the referenced project, we are requesting that you
delay the public hearing to January. The purpose of this request is to provide time for further
discussion between the developer and the City of Kalispell on the variance request and to
ensure that all involved have a good understanding of the projects request.
Thank you for your time in meeting to discuss this project. We look forward to further
discussion and development of a workable request that is beneficial to both the City of
Kalispell and to the developer.
Please note that further correspondence on this project will reference the Cascade Business
Park.
Should questions arise regarding the referenced project or this request, please do not
hesitate to call our office.
Sincerely,
SCHWARZ ENGINEERING, Inc.
John Schwarz, P.E.
Cc: Cameron Calder, Cascade Business Partnership
Chris Kukulski, Manager, City of Kalispell
Project File # 1060.01
C:\Schwarz Engineering, Inc\Project Files\Cascade Partnership\Norda Wilson, December 5, 2001.doc
100 Financial Dr., Suite 120 • Kalispell, MT 59901 • Tel: 406.755.1333 • Fax: 406.755.1310 • www.schwarzengineering.com
November 13, 2001
Ms. Narda Wilson NGV 3 ,2
Flathead Regional Development Office
723 5th Avenue East
Kalispell, MT 59901
Re: Cascade Partnership
Kalispell, Montana
Dear Narda:
Please find enclosed preliminary plat application for the referenced project.
Please call me if you have any questions or require additional information.
Sincerely,
SCHWARZ ENGINEERING, Inc.
Marc Liechti
Enclosures
Cc: Cascade Business Partnership
Project File
C:\Schwarz Engineering, Inc\Project Res\Cascade Partnership\Narda Wilson, November 13, 2001.doc
1325 Hwy. 2 W., Suite A • Kalispell, MT 59901 • Tel: 406.755.1333 • Fax: 406.755.1310 • www.schwarzengineering.com
3 c�
This application shalt be submitted, along with all information required by the applicable
Subdivision Regulations and the Montana Subdivision and Platting Act, and the
appropriate fee to:
Tri-City Planning Office, 17 Second St East, Suite 211
Kalispell, Montana 59901 Phone: (406)751-1850 Pam (406)751-1858
Major Subdivision (6 or more lots) $600 + $20/lot
Condominiums (6 or more units) $600 + $20/unit
Mobile Home Parks & Campgrounds (6 or more spaces) $600 + $20/space
Amended Preliminary Plat $200
Subdivision Variance $100 (per variance)
Commercial and Industrial Subdivision Add $200 to base
preliminary plat fee
Pre -Application Meeting (Major and Commercial) $ 50
SUBDnaSION N AMENDED PLAT FOR AMENDED PLAT OF AMENDED PLAT OF
PART OF GATEWAY WEST ADDITION 34
• • 0 .
Name Cameron Calder, 100 Financial Dr LLC Phone 801.492.3828
Mailing Address 160 N. Pfeifferhorn Drive, Alpine, UT 84004
City State Zip
Name & Address SCHWARZ ENGINEERING, INC.
Name & Address 1325 Highway 2 West
Name & Address Kalispell, MT 59901
City/County.
City of Kalispell
Street Address Amended Plat of Part of Gateway West No. 34
Assessor's Tract No(s)
1 /4 Sec SE Section 12
Lot No(s)
Township 28 Range 22
Number of Lots or Rental Spaces 8 Total Acreage in Subdivision 11 .312 ac
Total Acreage in Lots
10.082 aclinimum Size of Lots or Spaces 0.42 ac
Total Acreage in Streets or Roads 1 .23 ac Maximum Size of Lots or Spaces 3.32 ac
Total Acreage in Parks, Open Spaces and/or Common Areas -0=
Single Family
Townhouse.
Duplex
Apartment
Commercial 8
Industrial
Condominium
Multi -Family
Mobile Home Park
Recreational Vehicle Park
Planned Unit Development
Other
131 4 ill Kv wws)1 • )„ wzTell 5m+
IMPROVEMENTS TO BE PROVIDED:
Roads: Gravel X Paved X Curb Gutter Sidewalks Alleys Other
Water System: Individual Multiple User Neighborhood X Public Other
Sewer System: Individual Multiple User Neighborhood _X_Public Other
Other Utilities: X Cable TV _X_Telephone X__Electric _X_Gas Other
Solid Waste: Home Pick Up Central Storage X Contract Hauler Owner Haul
Mail Delivery: Central X_Individual School District: N/A
Fire Protection: _X Hydrants Tanker Recharge Fire District: Kalispl@ll
Drainage System: On -site drainage swales with overflow to Ashley Creek
PROPOSED EROSION/SEDIMENTATION CONTROL: Sediment fence and
VARIANCES: ARE ANY VARIANCES REQUESTED? YeS (yes/no) If yes,
please complete the information below:
SECTION/REGULATION OF REGULATIONS CREATING S
3.09/Table 1, Road Design Standards for Local Subdivision Streets.
EXPLAIN THE HARDSEE[PTIffAT WOULD BE CREATED WITH STRICT
COMPLIANCE OF ULATIONS• The northerly 235' of Financial Drive hags
an existing 40' wide Right -of -Way
F-ROPOSED TO STRICT COMPLIANCESABOVE
REGULATIONS:None
2
1. Will the granting of the variance be detrimental to the public health, safety or
general welfare or injurious to other adjoining properties?
No. The existing road has been in service for many years.
2. Will the variance cause a substantial increase in public costs?
No. No additional cost to the public is anticipated.
3. Will the variance affect, in any manner, the provisions of any adopted zoning
regulations or Master Plan?
No. We see no effects.
4. Are there special circumstances related to the physical characteristics of the
site (topography, shape, etc.) that create the hardship?
Yes. The existing Right -of -Way is 40' wide.
S. What other conditions are unique to this property that create the need for a
variance?
None
3
The subdivider shall submit a complete application addressing items below to the Tri-
City Planning Office at least thirty (30) days prior to the date of the meeting at which
it will be heard.
1. Preliminary plat application.
2. 16 copies of the preliminary plat.
3. One reproducible set of supplemental information. (See Appendix A of
Subdivision Regulations for the city where the subdivision is proposed.
4. One reduced copy of the preliminary plat not to exceed 11" x 17" in size.
S. Application fee
6. Adjoining Property Owners List (see example below):
Assessor# Sec-Twa-Rn Lot/Tract No Property Owner & Mailing Address
I hereby certify under penalty of perjury and the laws of the State of Montana that the
information submitted herein, on all other submitted forms, documents, plans or any
other information submitted as a part of this application, to be true, complete, and
accurate to the best of my knowledge. Should any information or representation
submitted in connection with this application be untrue, I understand that any
approval based thereon may be rescinded, and other appropriate action taken. The
signing of this application signifies approval for the Tri-City Planning staff to be
present on the property r routine monitoring and inspection during the approval
and develowfi-ent o ss. '\ J,n 7„
As approved by the CAB on 4/5/00
Effective 6/1/00
(Date)
II
City of Kalispell
Post Office Box 1997 - Kalispell, Montana 59903-1997 -Telephone (406)758-7700 Fax(406)758-7758
RECEIVED January 4, 2002
'JAN 0 7 2002
Ms. Narda A. Wilson TM -CRY PLANNING OFFICE
Senior Planner
Tri-City Planning Office
17 Second Street East — Suite 211
Kalispell, MT 59901
RE: Cascade Subdivision/Potential
TIF Request For Assistance
Dear Narda:
This letter is in response to your request for input on the Cascade Subdivision. You and I briefly
discussed the possibility of using Urban Renewal funds for all or part of the costs to bring
Financial Drive up to city standards. The intent of an Urban Renewal District is to generate
increment that will allow urban renewal programs to be financed locally without reliance on
limited federal funds. The Westside Urban Renewal District is a relatively new district;
therefore, there are limited funds available at the present time.
The City has an adopted TIF Policy as how TIF assistance can be utilized to promote and
encourage development/redevelopment within Urban Renewal Districts. This policy was revised
in April 2001 to include the two new TIF districts. Unfortunately, the Westside and the
Airport/Athletic Complex Districts are relatively new and limited in the amount of increment
that is being generated at the present time. Therefore, not all three methods are currently in place
in all the districts. The three methods for TIF assistance are:
• A 3% Commercial Loan Program (through participating lenders) For Renovation of
Existing Structures
• City -made TIF Loans To Encourage The Implementation of Private Projects
• Off -Site Utility Improvements Undertaken By the City
Off -Site Utility Improvements Undertaken By The City
The intent of city -provided TIF assistance to a project is to spur development activities that will
benefit the community at large. A prime example was the use of TIF funds to punch First
Avenue East through to Idaho while the Tidymans project was under construction. Another
example was the replacement of "outdated infrastructure" around the Kalispell Center Mall
development. TIF funds are often used as "matching" funds for EDA grant applications for
TIF/WestsideDistrict/CascadeDevelopment
infrastructure and, as such, the developer and the City must be able to guarantee job creation and
be in a position to monitor such job creation over a federally designated period of time.
Previous City Councils have prioritized the following projects within the Westside Urban
Development District for TIF funding:
1. Retirement of the debt to Montana Board of Investments for the acquisition of the
Stream site.
2. The Meridian Road Project in conjunction with MDOT
3. The upgrade of Two Mile Drive from Meridian Road to the City limits.
4. The upgrade of Apple Way Drive
Any changes to the above City priorities for funding require a public hearing (including a
mailing to all property owners within the district), review and approval by the Kalispell
Development Corporation, and finally review and approval by the City Council.
City -made TIF Loans To Encourage The Implementation of Public or Private Projects.
As specified in state law, the City Council has established the following activities eligible for
assistance through TIF funding when sufficient increment exists:
• Land Acquisition
• Land Assemblage
• Landscaping
• Site Lighting
• On -site Utility Work and Utility Taps
• Parking — Paving and Striping
Development activities such as building permits, plan review, design or management fees are not
eligible activities to be funded with TIF. The eligible amount of on -site development activities
will be considered as part of the 10% limit based on the total project cost of the redevelopment
activity. The interest and repayment terms for a low interest loan from the City for
redevelopment purposes are:
1. 3% interest on loans not exceeding $74,999 for a maximum 15 year term
2. 4% interest on loans ranging from $75,000 to $125,000 for a maximum 15 year
term
3. 5% interest on loans over $125,000 (to be determined on a case -by -case basis) for
a maximum 20-year term.
TIF/WestsideDistrict/CascadeDevelopment
Unfortunately, the Westside Urban Renewal District is not generating enough increment at this
time to implement a loan program. We are required under the terms of our million dollar bond
sale for the Stream Project to have a cash reserve of $339,000. At the present time, we only have
$109,000 in this cash reserve account and are receiving "audit comments" as a result. Based on
the present projection of increment funding, it will be at least two years until the reserve capacity
will be met and we can look to developing a City -Made Loan Program within this district.
Commercial Loans For Renovation of Existing Structures
The City has established a 3% loan program through participating financial lending institutions
for interior/exterior renovation of existing structures. The maximum amount available is
$50,000 to one owner/one building for a maximum of 5 years. The TIF funds subsidize the
interest rate down to the 3% rate paid by the borrower. For example, a participating lender may
contract with the City to provide loan funds at 9%. At closing, the lender submits a statement to
the City of the actual dollar difference between 9% and 3% guaranteed for the borrower. The
City then cuts a check for the difference for a period of time not to exceed the 5-year limit.
At the present time this option is not available in either the Westside or the Airport/Athletic
Complex Districts. As additional increment is generated within the districts, this program will be
offered. y
I hope this gives you the information you need for your staff report. Please don't hesitate to
contact me if you have any questions.
Sincerel ,
Susan Moyer, Director
Community Development
TIF/WestsideDistrict/CascadeDevelopment
Thursday, November 21, 2001
Building Department Conference Room
Dick Amerman, Asst. City Engineer Jim Brown, Assistant Police Chief
Craig Kerzman, Building Official Chris Kukulski, City Manager
Susan Moyer, Community Dev. Director Dick Seddon, Fire Marshall
Narda Wilson, City Planner P. J. Sorensen, Zoning Administrator, Chair
Kathy Kuhlin, Recording Secretary
Nicholson-152-3rd Avenue W. N. (new office building) - Nothing new on this. Will
take off the agenda for now.
Express Care Valvoline - We gave comments but have not received anything new
from them - will keep on the agenda for now.
IURTAIIaV304--
Salvation Army - Have not received their site plan yet. Sprinklers may be required.
Planning Board Agenda Items
-Cascade Subdivision: formerly known as the Crop Hail building, is proposing a
new subdivision. They will need to ask for a variance for the adjoining right-of-way.
The project fronts the right-of-way 40 feet instead of 60 where the property begins
and then it would go to 60 feet. This is going to be a public street - they will dedicate
it to the City. Cameron Calden from Alpine, Utah is the developer. He bought the
Egghead building and the surrounding area. They will have to relocate the Century
Tel building. They didn't ask for a variance for their new 8 foot -wide bike path as
opposed to sidewalks; Public Works will consider the issues and report back next
week. Could require full ROW to be 60 feet and could require five foot wide
sidewalks be put in. Would like curb and gutter. Possible walkway connecting cul-de-
sacs for employees to walk to Stream.
-Cell Tower CUP: The project is behind Flathead Industries near the Kalispell
Center Mall. The Police Department may look at this cell tower as an option for
them. Building permit is for the foundation only.
R' RKMMMUIRT
Valcon - Canopy and pump enclosure. Slab has already been poured. Want a permit.
Dick Seddon will take a look at it but feels it will be O.K. No further site review
necessary.
Cath Lab (KRMC) - Office trailer off the Cath Lab. Fire Department is Q.K.
Permit will be issued.
314 Apartments (Peak Development) - will issue permit before effective date but
after the second reading this time, but not for future projects
Traffic Light at Dome Depot - Home Depot has some concern that their Certificate
of Occupancy could be in jeopardy without the light. They may end up putting in a
temporary light, but will need to have something up.
Senate Bill 242 - An injunction to the decision to stop issuing building permits in the
doughnut area outside of the City limits will allow our Building Department to again
issue permits. Craig said they will begin issuing them on Monday, November 26.
Greenacres Annexation - The annexation is on the City Council Workshop Agenda
for Monday. Narda said would rather see annexation "by petition" rather than by
being "wholly surrounded". Do it based on utilities. P. J. said "wholly surrounded"
is easier to do.
Development - Chris met with Jean Johnson regarding a new subdivision at Three
Mile Drive and Stillwater. It is a 20 acre parcel. They will run sewer and water and
there and bring it to City standards. They have also agreed to annex into the City.
There is a lot of development potential in this area. Jean also mentioned a possible
development farther out to Hart Hill. They would extend sewer there, also.
The meeting was adjourned at 11:00 a.m.
cc: Chris
Police
Craig
Fire
3CPQ
Parks
Pi
Public Works
Comm. Dev.
Thursday, November 29, 2001
Building Department Conference Room
ATTENDING:
Dick Amerman, Asst. City Engineer
Craig Kerzman, Building Official
Narda Wilson, City Planner
Kathy Kuhlin, Recording Secretary
Jim Brown, Assistant Police Chief
Dick Seddon, Fire Marshall
P. J. Sorensen, Zoning Administrator, Chair
Guests: Rulen Nixon, Owner of Cascade Subdivision; John Schwartz, Engineer for the Cascade
Subdivision; Mark Hilde, Owner of Pro Clean Car Wash; and Lisa Wurster, Engineer for the Pro
Clean/Valvoline Project
Express Care Valvoline - New Addition to Pro Clean Car Wash at 515 East Idaho -
Want to remove a tree. Property lines were designated. Eight employees maximum
for both businesses. Second floor addition generates additional parking requirements.
Water draining into the street is partly carryover water from pickup trucks. A new
drainage channel has been put in and the drainage is much better - no longer coming
from the building. The sidewalks are blocked by vehicles pulling out and then
stopping at the bottom ofthe driveway. New curb cut sidewalk. Six bays, but are not
counted as parking spaces. Vacuum stalls considered parking? Now showing 12
parking spaces. Need one space to be handicapped. Is stacking O.K.? Two spaces
in bays and two behind bays if busy. Everyone is agreeable to this. Site Review
would like them to keep a tree where the dying tree is to keep some separation in the
curb cut. No building plans were submitted, so we need the final site plan with
building drawings designated and then bring back to Site Review,
Cascade Subdivision - Preliminary Plat near Gateway West - Variance for width
along portion of Financial Dr. needed. When lot develops, additional right-of-way
will be required to go to 60 feet. Encroachment issue with Century Tel building.
Upgrade of roadway. They do not feel that Financial Drive will be used by business
traffic, but staff feels that the parcels will create more businesses and they will need
to use that road. In regard to the street within the subdivision, Mr. Nixon wants a
wider road and landscape median without sidewalks. Only variance that was requested
was for the right-of-way issue. They want to ask for both variances. Extensive
discussion regarding both roads and the sidewalks. A five foot sidewalk attached to
the curb in the public right-of-way (internal) along the wider street with a meridian
could be a possible solution, or eliminate the meridian and reduce roadway width and
put standard sidewalks in. Mr. Schwartz is to write a letter reflecting the further
request for a variance to not put in sidewalks. Could Financial Drive be improved
with TIF money when Two Mile Drive is improved? Mr. Schwartz will meet with
Narda at 3:30 p.m. Floodplain information from FIRM map should be used.
Tri-Star - CUP for cell tower near Kalispell Center Mall - will need to determine
their distance from the runway to satisfy FAA standards.
Woodland Floral - third preliminary review - Sharon Jackola had requested to revisit
this issue, but did not show.
Salvation Army - canopy over loading area (pending receipt of site plan) - Their new
site plan was reviewed. They are still working on the fire issues, but otherwise O.I.
with Site Review.
Flathead Credit Union - Preliminary review for CUP. Non -conforming - want to
expand about 35%; need to meet all three measurements (land area, footprint, square
feet). Site Plan was reviewed. Coffee Shack will be taken out. Need to have five
stacking spaces with 20 feet per space for a drive -up window. Maybe take out curb
cut to prevent back-up onto highway.
Papa John's - Amy asked Kathy to check about the bond status with Site Review.
Amy will need to speak with Dick Amerman to see if Public Works will be using the
funds to correct the problem or if she should release the funds back to Matt Waatti.
Methodist Parking Lot - The lot having been recently paved, Narda is concerned
that the City does not have the 5% landscaping that is required of other developers.
Planning Board - City -County Planning Board looking at attempting to dissolve.
More on this as it develops.
The meeting was adjourned at 11:20 a.m.
cc: Chris
Police
Craig
Fire
3CPO
Parks
PS
Public Works
Comm. Dev.
o .D112H a 1.1 DMA 10, #,1 A M-UIr
Thursday, December 13, 2001
Building Department Conference Room
ATTENDING:
Dick Amerman, Asst. City Engineer Craig Kerzman, Building Official
Susan Moyer, Comm. Dev. Director Dick Seddon,Fire Marshall
Narda Wilson, City Planner P. J. Sorensen, Zoning Administrator, Chair
Kathy Kuhlin, Recording Secretary
Cascade Subdivision - Regarding the Financial Drive improvements, the road does
benefit all Gateway West businesses and residents, but there is no reason for it not to
be improved. Discussion was held regarding these improvements. There needs to be
24 feet for the road, 10 feet for sidewalks, and 4 feet for curb and gutter. There
would still need to be a landscape boulevard. Perhaps they could get addition right-
of-way. No variance should be considered until they have pursued obtaining
additional property. We need to require them to meet the standards. Susan said that
particular TIF district does not have enough money in the fund to do this project
anyway. That fund is already committed for Stream, Meridian Road and Two Mile
Drive. Narda will call Jim Thompson regarding dedicating some land along that road.
This item will go to the Planning Board on January 15, 2002.
1500 Airport Road - Site Plan was presented. There is an existing building where
they are converting the inside. There will be three different uses: a massage therapist,
an athletic club, and office space. Existing parking lot, not quite conforming. 22
parking spaces are needed. Storage area could be knocked off and that area could be
used for parking spaces. Barbed wire fence is non -conforming. Take off barbed wire
and take out fence in the front. Need to clarify where the fence will be left in. The
Committee approves the project with the condition of there being enough parking
spaces to meet the number required and the fence be addressed.
Swimming Pool Hydrants - Under the fire code, two hydrants are needed with 1,500
gallon flow to supplement the sprinkling system. There is concern that 1,500 gallons
will not be obtained by two hydrants. Would prefer the water line be extended. Still
only a 6" dead end and then also provide the building's use/fill the pool from the same
line. Dick Amerman said he doesn't think that will work. He will call Andy Hyde and
discuss this with him. We need the water line at that end of the City for other future
projects, too. The City can upgrade infrastructure with the pool project. Put on
agenda for next week when Mike Baker will attend.
41"21 OVAII&MOLISOLOIN
Subdivision for Buffalo Commons - Final Plat - one triplex and two duplexes. J &
F Construction have started the building already. They are building to townhouse
standards. P. J. asked about driveway accesses along property lines between
buildings. Discussion was held and the group decided there is no problem. Hammer
head not needed.
Whitefish Stage Condo Project - Has been redesigned and will have to go back for
another Conditional Use Permit. Everyone will get referrals, and it will be on a site
review agenda.
Invitation for Bid - Susan has a financial institution that is interested in biding on
some property that is zoned B-Z and was concerned that banking was not one of the
included uses. The zoning book was consulted and it is a permitted use.
Hampstead - Has a contract for purchase of Mountain Motor Sports and the
surrounding property. They will renovate Mountain Montana Motor Sports into a
mini health clinic the be opened a few days a week. Full approval cannot be given
prior to receipt of all building plans. They will have a representative at Site Review
when requesting their permit in January.
One -Way Road - The road that goes to Charlotte and Crestline needs to become a
one-way road per Dick Amerman. Apparently the Fire Department has scraped the
wall a couple of times when they were forced to move over due to oncoming traffic.
The traffic would have to go to Conway to get to the highway.
Stratford Subdivision -South of Lone Pine and west of South Meadows. The one
house that is there is up for sale. They said they are taking out the traffic circle, which
was on the original plat. It is unclear if the change has ever been reviewed or
approved.
Kalispell Center Mall - Joe Russell is sending a letter to the Barbieri's regarding the
rat problem coming from the grain elevators to the mall.
Chinatown - Craig asked Dick Seddon to check the exits at the Chinatown because
he received a complaint about their exits.
The meeting was adjourned at 10:50 am
cc: Chris
Police
Craig
Fire
3CPO
Parks
PJ
Public Works
Comm. Dev.
Thursday, December 20, 2001
Building Department Conference Room
ATTENDING:
Dick Amerman, Asst. City Engineer
Craig Kerzman, Building Official
Dick Seddon, Fire Marshall
P. J. Sorensen, Zoning Administrator, Chair
Mike Baker, Parks & Rec. Director
Susan Moyer, Comm. Dev. Director
Narda Wilson, City Planner
Kathy Dublin, Recording Secretary
Guest: Andy Hyde from Carver Engineering and Sharon Jackola from Jackola Engineering
# i ;
Swimming Pool Hydrants - How many, where, and what kind office flow is needed?
1,500 gallons offlow per minute. Lower zone distribution center including Woodland
Park. Without the loop, we cannot provide the necessary flow. You might get 1,000
gallons offlow per minute ofpressure. Three hydrants is a possibility. Dick S. talked
about fire hydrant locations. The building is classified as a 5N building, but will
investigate impact of going to a 2N. The 6" main line cannot handle anything more
off of it. The water line could be brought from Center Street down the steep slope
of the hill and to the park, but may be better to put it in the road drainage ditch in the
Woodland Park Drive right-of-way. May be able to share the expenses with Public
Works. Mike will be in contact with Narda re: CUP.
Chokecherry Ridge - Preliminary Review - They have moved the buildings
(townhouses) closer to the street. Excavate around building with at least 10 feet from
new drop of slope and the building. Fairly level area around buildings. Two story
units with double (18 x 20) garages. The other lot may not make a viable lot. The
committee reviewed the accesses. Zoning height restrictions with a slope need to be
looked at. Stability of the slope was mentioned. Will cut sections and bring in a
profile at the next meeting. Considered a minor subdivision.
January Planning Board Meeting Items
Gateway West Subdivision - Jim Thompson may give us the 20 feet.
Whitefish Stage Condos - Revised plan. Octagonal loop system with access via a
internal drive system for the individual units. "T" turn around for fire access and
snow removal. They went from 304 to 214 units, now duplex and 4-plex units. Still
going in four phases.
North end of 8' Avenue E. N. and the east end of California. Four-plex. Copy of site
plan. RA-1.
Flathead Credit Union Revision to site plan. Highway access is still there, but we
will recommend that the access be eliminated.
Annexation - No preliminary plat. The property is north of Stratford/west of
Lonepine View. Lum Owens will be in with a subdivision. R-4 zoning request.
CUP for Casino - Matt Waati - in Westbrook Mall area. Parking issue needs to be
looked at.
' i i
Subdivision: north of State School Land, Stillwater Road and West Reserve Drive
in the West Valley Neighborhood Plan area - Annex property to extend sewer to it.
Many issues regarding the joint planning board and the growth policy.
The meeting was adjourned at 11:20 a.m.
cc: Chris
Police
Craig
Fire
3CPO
Parks
Pi
Public Works
Comm. Dev.
Thursday, December 27, 2001
Building Department Conference Room
ATTENDING:
Dick Amerman, Asst. City Engineer Mike Baker, Parks & Rec. Director
Jim Brown, Assistant Police Chief Craig Kerzman, Building Official
Chris Kukulski, City Manager Dick Seddon, Fire Marshall
P. J. Sorensen, Zoning Administrator, Chair Kathy Kuhlin, Recording Secretary
Preliminary Plat, Gateway West - Dick A. asked if anyond had spoken --with Jim
Thompson yet about giving the City 20 feet. Narda indicated last week that it looks
promising. Dick feels the success of the project is contingent upon the 20 feet in
question.
Revised Whitefish Stage Condos CUP - Nothing new.
Flathead Credit Union expansion - Dick A. said two-way traffic in alley won't
work. Not enough room.` Cars on Hwy. 93 can't be waiting to get in. Also, the
plans will need to be further refined and developed. Dick will write a memo to Narda
regarding these points.
'T
Four -Plea at East California and 81 Avenue E. N. - No major concerns at this
point; will need to adjust parking.
Initial zoning upon annexation of area south of Sunnyside - Will develop in the
future but doesn't have a plat yet. A developers extension agreement exists in the
area and expires in 2006.
Westbrook Square Casino CUP - P.J. is concerned about the parking issue. Need
a current plan for their parking. May be short on spaces.
1,! :I : i'
Chris said the County Commissioners' approved Phase H of the Stillwater Estates
final plat, scratching the language requiring sewer. Contiguous to the City - we need
Tri-City PlanningOffice
17 Second Street East — Suite 211
Kalispell, Montana 59901
Phone: (406) 751-1850
Fax: (406) 751-1858
tricity@centurytel.net
TO: Kalispell City Staff and Other Interested Parties
FROM: Narda A. Wilson, Senior Planner
DATE: December 18, 2001
RE: January 15, 2002 Kalispell City Planning Board Meeting
Attached with this memo is a copy of the legal ad, vicinity map, site plan or plat and
application for items that will go before the planning board on the above referenced
date for your information, review and comment.
® Preliminary Plat Gateway West Addn #34 Eight Lot Commercial Subdivision
® Revised Whitefish Stage Condos 214 Units Conditional Use Permit
• Flathead Credit Union Expansion Conditional Use Permit
® Four -Plea at East California St. and Eight Ave. E.N.
• Initial R-4 Zoning Upon Annexation South of Sunnyside Drive
® Westbrook Square Casino Conditional Use Permit
These items will go before the Site Development Review Committee in the Conference
Room of the Kalispell Building Dept. on:
• December 27, 2001
® January 3, 2002
Comments By:
• January 7, 2002 so that they can be incorporated into the staff report
These matters will go before the Kalispell City Planning Board on January 15, 2002 for
public hearing. Please bring your comments to the above referenced site review
committee meetings) or submit your comments in writing or by phone, prior to
January 7, 2002 so that they can be incorporated into the staff report to the planning
board. You can reach me at 751-1852.
If you need additional information regarding any of these items, please call me. Thank
you for taking the time to review and comment on these items.
Providing Community Planning Assistance To:
® City of Kalispell ® City of Columbia Falls ® City of Whitefish
Referrals KPB 01 / 15 / 02
December 18, 2001
Page 2
c: w/attachments: Dick Seddon / Randy Brodehl, Fire Dept.
Mike Baker, Parks and Rec
Chris Kukulski, City Manager
PJ. Sorenson, Zoning Administrator
Jim Brown, Police Dept.
Dick Amerman, City Engineer
Jim Hansz, Director Public Works
Susan Moyer, Community Development Director
Craig Kerzman, Chief Building Inspector
Charles Harball, Interim City Attorney
Steve Herzog, MDOT
Roberta Struck, Evergreen Water District
H: \... \AGREF\KALISPELL\KPB0115REF.DOC
M63:142:21 L, i
1, the undersigned certify that I did this date mail a copy of the attached
notice to the following list of landowners adjoining the property lines of the
property that is to be subdivided.
%11111
Assessor's #
Date: `,� - i r7- of
S-T-R Lot/Tract#
AND ATTACHED LIST
..�
•
ALPINE '., 4
SCHWARZ ENGINEERING
100 FINANCIAL DR SUITE 120
KALISPELL MT 59901
NOTICEOF
Preliminary Plat Gateway West Addn #34 Eight Lot Commercial Subdivision
Revised Whitefish Stage Condos 214 Units Conditional Use Permit
Flathead Credit Union Expansion Conditional Use Permit
Four -Flex at East California St. and Eight Ave. E.N.
Initial R-4 Zoning Upon Annexation 11 Acres South of Sunnyside Drive
Westbrook Square Casino Conditional Use Permit
The regular meeting of the Kalispell City Planning Board and Zoning Commission is
scheduled for Tuesday, January 15, 2002 beginning at 7:00 PM in the Kalispell
City Council Chambers, Kalispell City Hall, 312 First Avenue East, Kalispell. During
the regularly scheduled meeting of the planning board, the board will hold public
hearings and take public comments on the following agenda items. The board will
make a recommendation to the Kalispell City Council who will take final action.
1. Continued from the last meeting, a request by Cameron Calder for preliminary
plat approval of an eight lot commercial subdivision on property located south of
Two Mile Drive and west of the Gateway West Mall north of the existing Crop Hail
building in the west part of Kalispell. The property contains approximately 11.312
acres and the lots range in size from 0.42 of an acre to 3.32 acres. The property is
zoned B-3, a Community Business District. The property can be described as the
Amended Plat of Gateway West Addition #34 located in. Section 12, Township 28
North, Range 22 West, P.M.M., Flathead County, Montana.
2. A request by Whitefish Stage Development, LLC, for a revised conditional use
permit to the proposed condominium multi -family development, Whitefish Stage
Condominiums. The applicants are proposing a redesign of the previously
approved project by proposing 214 duplex and four -plea units on approximately
38.4 acres rather than the previously approved 304 units consisting of duplex,
six -plea and nine-plex units. This property has been annexed to the city of
Kalispell and zoned RA-1, Low Density Residential Apartment, which lists multi-
family dwellings as a conditionally permitted use. The condominiums would be
done in six phases. Primary access to the development would be from Whitefish
Stage Road and Granrud Lane. The property can be described as Assessor's
Tract 2 in the northeast quarter of Section 31, Township 29 North, Range 21
West, PM.M., Flathead County, Montana.
3. A request for a conditional use permit by Steven C. Maw to allow the
construction of a four -plea apartment unit on property zoned RA-1, Low Density
Residential Apartment, which lists multi -family dwellings as a conditionally
permitted use and would require a minimum of 3,000 square feet per dwelling.
The property where the four -plea would be located is at the east end of California
Street and the north end of Eight Ave. E.N. and contains approximately 12,197
square feet. The property can be described as Parcel A of COS 14785 (Assessor's
Tract 23KB) located in Section 8, Township 28 North, Range 21 West, P.M.M.,
Flathead County, Montana.
4. A request for a conditional use permit by Flathead Government Employees Credit
Union to allow the expansion of a non -conforming use. The applicants are
proposing the expansion of the existing bank facility on property zoned B-1,
Neighborhood Buffer District. Banks are not allowed either as a permitted or
conditionally permitted use in the B-1 zoning district, but any existing bank
would be considered a non -conforming uses. Non -conforming uses may be
allowed expansion up to a maximum of 50 percent subject to a conditional use
permit. The existing 3,042 square foot bank would be expanded by adding an
additional 655 square feet and expanding the drive -through facility. The banking
facility is located at 660 Sunset Boulevard. The property can be described as
Lots 3, 4, 5 and 6, Block 235 Addition #6 to Kalispell in Section 7, Township 28
North, Range 21 West, P.M.M., Flathead County, Montana
5. A request by Gaylon Owens for an initial zoning designation of R-4, a Two Family
Residential district upon annexation into the city of Kalispell. The proposed R-4
zoning has a 6,000 square foot minimum lot size requirement and allows
duplexes and single-family residences as permitted uses. The property proposed
for annexation contains approximately 10.736 acres and lies on the south side of
Sunnyside Drive, west of Ashley Creek in the southwest part Kalispell. The
property is currently in the County zoning jurisdiction and is zoned R-1, a
Suburban Residential zoning district which has a minimum lot size requirement
of one acre and is intended as a single-family residential district. The purpose of
the annexation and zoning is to accommodate future development which has not
yet been' proposed. The property proposed for annexation can be described as
Assessor's Tracts 8 located in Section 19, Township 28 North, Range 21 West,
P.M.M., Flathead County, Montana.
6. A request for a conditional use permit by Northwest Investments Partnership,
LLP to allow the operation of a casino in a B-2, General Business, zoning district.
Casinos are listed as a conditionally permitted use in the B-2 zoning district. The
property is located at the northwest corner of North Meridian Road and Hwy 2
West (Idaho Street). The proposed casino would be located at the east end of
Westbrook Square, north of the existing convenience store / gas station. The
casino would occupy space in an existing building and operate in accordance
with the provisions of their gaming license. The property address is 1011 Hwy 2
West and can be described as Lot 1, Block 1, Lewis & Clark Addition in Section
12, Township 28 North, Range 22 West, P.M.M., Flathead County, Montana
Documents pertaining to these agenda items are on file for public inspection at the
TH-City Planning Office, 17 Second Street East, Suite 211, Kalispell, MT 59901, and
are available for public review during regular office hours.
Interested persons are encouraged to attend the hearings and make their views and
concerns known to the Board. Written comments may be submitted to the Tri-City
Planning Office at the above address, prior to the date of the hearing, or contact Narda
Wilson, Senior Planner, at (406) 751-1850 for additional information.
Thomas R. Jentz
Planning Director
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GERM CALDER
REQUEST FOR PRELIMINARY PLAT APPROVAL FOR A
8 LOT COMMERCIAL SUBDIVISION ON 11,3 ACRES
B-3, COMMUNITY BUSINESS
CITY OF KALISPELL ZONING jUR SDI TION
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SUBDIVIDER: ENGINEER:
CASCADE PARNERSHIP SCHWARZ ENGINEERING INC.
160 N. PFEIFFERHORN DRIVE 1325 HIGHWAY 2 WEST, SUITE A
ALPINE, UT 84004 KALISPELL, MT 59901
SUBDIVISION DATA:
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.TOTAL AREA IN LOTS:
TOTAL AREA IN SUBDIVSION = 10.082 ACRES
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WATER:
KALISPELL CITY WATER SUPPLY
SEWER:
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ROAD:
BUILT PER ROAD SECTION
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