Resolution 4480/Neighborhood Plan AmendmentRESOLUTION NO. 4480
A RESOLUTION ADOPTING A RECOMMENDED NEIGHBORHOOD PLAN AMENDMENT TO
THE KALISPELL CITY -COUNTY MASTER PLAN.
WHEREAS, on April 7th, 1986, the City Council adopted the
Kalispell City -County Master Plan by Resolution No. 3641,
and
WHEREAS, the Montana Department of Natural Resources, in 1997,
made an application to amend said Master Plan by changing
the designation of approximately 600 acres of state
school trust land located in Section 36, Township 24N,
Range 22W, P.M.M., Flathead County, Montana, and
WHEREAS, on March 9, 1999, the Kalispell City -County Planning
Board held a public hearing, after due and proper notice,
received public comment upon, and received FRDO report
#KNP-99-1 which evaluated the proposal based upon the
goals and objectives of the Master Plan, the purpose of
zoning and current circumstances in the planning
jurisdiction, and
WHEREAS, at the conclusion of said public hearing and after
consideration of the proposed amendment, the Kalispell
City -County Planning Board adopted report #KNP-99-1, as
the findings of fact and recommended that the Kalispell
City -County Master Plan be amended through the adoption
of a Neighborhood Plan to serve as basis for future
development of the property encompassing said School
Trust Land, and
WHEREAS, the City Council of the City of Kalispell considered it
advisable that they consider the proposed Neighborhood
Plan amendment and the recommendations of the Kalispell
City -County Planning Board, and adopted a Resolution of
Intention to Adopt, Revise or Reject a Recommended
Neighborhood Plan Amendment to the Kalispell City -County
Master Plan (Resolution No. 4471), and
WHEREAS, on June 7th, 1999, the City Council met, held a public
hearing and considered Resolution No. 4480, and
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WHEREAS, based upon the report (#KNP 99-1), the Minutes and
recommendations of the Kalispell City -County Planning
Board and the input received at the hearing of March 9,
1999, the Council may, under § 76-1-604, MCA, adopt a
resolution either adopting, revising or rejecting the
requested amendment to the Kalispell City -County Master
Plan.
WHEREAS, the City Council hereby adopts as the findings of fact
#KNP 99-1, as adopted by the Kalispell City -County
Planning Board.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF
KALISPELL, AS FOLLOWS:
SECTION I. That pursuant to Section 76-1-604, MCA, the
City Council of the City of Kalispell hereby
adopts #KNP 99-1 as the findings of fact
contained herein and adopts the requested
amendment to the Kalispell City -County Master
Plan to change the land use designation of the
property described as Section 36, Township 29
North, Range 22 West, P.M.M. Flathead County,
Montana, as set forth in the DNRC
Neighborhood Plan for said land.
PASSED AND APPROVED BY THE CITY COUNCIL AND SIGNED BY THE MAYOR OF
THE CITY OF KALISPELL, THIS 7th DAY OF JUKE, 1999.
I� r w
Wm. E. Boharski
Mayor
Attest:
Theresa White
City Clerk
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ONFZG NCI AM309HOOD PLI\N
SeGTION 3to
Kk_I'D'P6L_L_, MONTI\W\
A proposed amendment to the:
KalispellCity-County Master Plan
Prepared 'by:
Montana Planning Consultants
P.O. Box 7607
Vnlic'nall Mnnfmnn j;gond
INTRODUCTION
This document is a Land use plan to guide the future use and development of School Trust
L-and generaLLy described as being Located within Section 56, Township 29N, Range 22V
P.M.M. The Montana Department of Natural Resources and Conservation (PNRC) is a state
agency responsible, in part, for the management of 5chooLTrust L-ands. Section 56 is Located
adjacent to the northerly city Limits of 4aLi5peLL. The PNRC has prepared this plan in
consideration of 2 primary objectives: (1) to achieve a public mandate to generate revenue for
the state school system and (2) consider issues of neighborhood compatibiLity and reLationships
to LocaL Land use plans and reguLations.
It is the intent of this planning process to integrate with the 4aLi5peLL City County Master
PLan. This wiLL be accompLished by incorporating the plan for Section 36 into the V—aLispeLL
Master PLan via the master planning process identified under Section 76 -1-601 et seq, MCA..
This wiLL involve public hearings and approval by the fLathead board of County Commissioners
and the City Council of 4aLispel A "state" planning process involving schooL trust Lands that
seeks to integrate into the LocaL planning process is a new concept. Under Montana statutes,
the PN RC is mandated to .... "seek the highest development of state-owned Lands in order that
they might be placed to their highest and best use and thereby derive greater revenue for the
support of the common schooLs, the university system, and other institutions benefitting
therefrom, and that in so doing the economy of the LocaL community as weLL as the state is
benefitted as a resuLt of the impact of such development," Section 77-1-601, MCA. Other
Montana codes essentiaLLy exempt state properties from being subject to most zoning (76-2-
402, MCA) and subdivision (section 76-5-205, MCA) provisions. Pespite the apparent
advantage that some of these exemptions may offer, this PLan is proposing that AL
development proposals in Section 36 adhere to LocaL planning and zoning reguLation5. by
foLLowing this plan, the Long term objectives to generate revenue for the schooL trust fund and
promotion of neighborhood compatibility can be achieved.
A "state" neighborhood plan also differs in other respects from other neighborhood plans. Not
only does the plan involve Lands in state ownership but the plan also anticipates a Long term
development scenario. used on a number of considerations and circumstances, this plan is
Likely to have appLication over a period of decades as opposed to a traditional time period of Less
than 10 years. IntegraL components of the plan include identification of Land use pods, phasing
of development, and performance standards for development.
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Justification
Section 36 is located on the north side of Kalispell. The SE1/4 of the Section is within the city
limits of Kalispell. All but approximately 20 acres of Section 36 is state-owned and managed as
school trust land. The property is within the northerly growth pattern of the City. Consideration of
this property for future development and expansion of the city limits is essential for a variety of
reasons, among which is to minimize leap frog development beyond this property to less desirable
locations.
The DNRC has long recognized the need for a land use plan for the property. The north side of
Kalispell is experiencing rapid change and development pressures. In the absence of a
comprehensive land use plan for the property, decisions on use proposals can be made without
understanding the cumulative affects of incremental decision -making relative to such fundamental
considerations as transportation, extension of services, and compatibility of uses. Had a plan been
in place several years ago, more informed decisions may have been possible concerning such
proposals as the city sports complex and routing of the west side bypass, which now greatly
influence how the remaining property can be effectively utilized.
In an effort to wisely plan for future growth in Section 36, the DNRC decided to undertake a
neighborhood planning process. Although this process was not formerly underway until the spring
of 1998, an initial proposal to "master plan" the property was made by the DNRC in 1991 and a
formal request for funding was made in 1997 when the West Valley Neighborhood planning process
was underway. v
As suggested in the "Introduction" section of this Plan, the development of a neighborhood plan on
state-owned lands is unique. Why subject state property to specific land use goals and policies when
it is exempt form most planning regulations? Section 36 is somewhat unique among state-owned
lands. Factors favoring the development of a plan for this particular section include the following:
► Portion of the property (25%) is already inside the city limits;
► One mile of frontage (east side) along U.S. Highway 93;
► Bisection of the property by the proposed West Side Bypass;
► One mile of frontage (north side) along West Reserve Drive, a minor arterial,
► One mile of frontage (south side) along Four Mile Drive;
► One mile of frontage (west side) along Stillwater Road;
► Industrial and neighborhood commercial uses on the east side of U.S. Highway 93;
► Moderate to dense residential development to the north of property;
► Urban scale development to the south of property,
Community college on the east side of U.S. Highway 93; and
► City utility services available for extension to property.
Based upon these and other characteristics, the property can no longer be labeled as "fringe" lands.
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The property is best described as "urban -interface" and should be planned accordingly. The
difficulty with this label is public perception. State-owned lands are perceived by many as being held
in perpetuity as forest or agricultural lands, when in fact, school trust lands, such as Section 36, were
granted by the federal government to Montana for the sole purpose of generating revenue for the
Montana school system. Section 36 retains an agricultural "appearance" but revenue from the lease
of land for agricultural purposes is modest compared to other revenue options so the transition to
non-ag uses can and should be expected in the near future. How that transition occurs will be guided
by this plan.
Process
The Kalispell DNRC Office hired a consultant in May 1998 to initiate a planning process for Section
36. The role of the consultant also included representing the interests of the DNRC in the ongoing
process by the Kalispell City County Planning Board to update the Kalispell City -County Master
Plan.
A Neighborhood Planning process was selected as the preferred strategy for preparing a land use
plan for Section 36. This process encourages an active participation by the public, especially those
owning property in the immediate vicinity. The planning effort was not constrained or otherwise
affected by any preconceived or preferred outcome by DNRC nor was the planning effort
spearheaded by any pending actions or proposals on the land. An overall guiding premise was to
seek neighborhood compatibility of uses within the constraints of the DNRC's role as a land
manager responsible for generating the largest legitimate return of revenue from the leasing of school
trust lands. Other underlying premises of the planning effort were that (1) no lands would be sold
or conveyed as separate lots, and (2) the DNRC would not directly participate in the development
of the land. In other words, all proposed uses would be developed on leased lots and the DNRC
would not participate in the development of any structures, roads, infrastructure, or any other
improvements.
Public Involvement
Public involvement was encouraged via several avenues. Initially, a list of potentially interested
parties was prepared by the consultant and DNRC personnel, including names of adjoining
landowners and/or homeowner associations and public officials. This initial list was used to
announce the first in a series of 4 general public meetings. The mailing list was expanded to include
all meeting attendees and others showing an interest in the process. Another effort to Crain public
exposure and input into the process was to attend various homeowner association meetings. meet
individually with interested parties. and speak at various club meetings. All public meetings held
by the DNRC concerning the planning process were held at the Summit in Kalispell. The scope of
each public meeting is briefly outlined below.
Meetin^ 1. This meeting was held on August 19. 1998. The purpose of this initial meeting vas to
introduce the planr?ng concept to the public and seek public involvement in the process. A base map
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of the property and surrounding area was presented.
Meeting 2. This meeting was held on September 30, 1998. The purpose of this meeting was to
present a draft land use map that depicted 4 land use pods. A list of land uses associated with each
POD was handed out to the audience and discussed. Attendees were asked to send any comments
or suggestions to the consultant. The participants discouraged such uses as the fairgrounds, strip
commercial, and casinos.
Meeting 3. This meeting was held on November 17, 1998. The purpose of this meeting was to
present the goals and policies of the plan and the draft transportation plan. Overheads were used to
discuss the goals and policies. All attendees received copies of the land use map, transportation map,
and goals and policies.
Meeting 4. This meeting was held on December 14, 1998. The purpose of this meeting was to
address all the issues raised by the public since the start of the process. This was facilitated by
handing out an issue/response form. The format of the meeting was question/response. A time
schedule for adoption of the plan was also presented.
As noted previously, various agency officials were also invited to participate in the process. Among
those was the chair of the Kalispell City -County Planning Board, City Manager and Mayor of
Kalispell, and Flathead County Board of Commissioners. In an effort to more adequately inform
these governing bodies of the process and progress, work sessions were held with the
Commissioners and with the Planning Board in January 1999.
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State School Section 36
•- Montana
PLANNING STATEMENT: It is in the best interest and to the great
advantage of the state of Montana to seek the
highest development of state-owned lands in
order that they might be placed to their highest
and best use and thereby derive greaterrevenue
for the support of the common schools, the
university system, and other institutions
benefitting therefrom, and that in so doing the
economy of the local community as well as the
state is benefitted as a result of the impact of
such development (77-1-601, M.C.A.).
-----------------------------------
NEIGHBORHOOD GOALS: (ITo establish a framework for the review of land
use options and proposals
ZTo provide for a systematic and logical
development pattern by considering phasing and
priority of development between land use pods and
within land use pods
(0)To recognize the preference of the State of
Montana to "lease" rather than to "sell" land
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®To maintain a pleasing highway corridor entrance
to the city of Kalispell
(3)To consider issues related to the proposed west
side bypass alignment and power line corridor that
bisect the property
®To seek a compatible mix of land uses within the
property and with that of the surrounding area
CTo identify an integrated internal transportation
system that serves to link land use pods and
minimize approaches onto public roads
®To seek a "level of services" consistent with the
rate, amount, type, and location of development
OTo identify acceptable criteria for development
The land use plan for Section 36 is guided by these general Neighborhood goals and
by the goals and policies of four (4) distinct land use PODS. The land use pods
were identified based on a variety of parameters including scale, type, and density
of nearby land uses; associated transportation network; compatibility of uses; and
other considerations, such as public comment. For example, the mixed residential
pod is located away from the highway, abuts other residential areas, and is more
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"remote" in terms of access. The mixed professional pod is bounded by the
alternate route for U.S. Highway 93 (bypass) on the south and by West Reserve
Drive on the north, a minor arterial. Most types of retail commercial uses in this area
were contrary to neighborhood opinion. The proposed uses in the professional pod
provide an excellent transition of uses between the proposed highway uses and the
"suburban" area located on the north side of West Reserve Drive. The identification
of the mixed commercial pod adjacent to the highway is appropriate given the
highway and bypass influences. Phasing policies of this plan establish additional
safeguards to the logical development pattern of the property. Refer to the Land
Use Map (MAP Exhibit A) for the locations of the PODS. Uses appropriate to each
POD are listed in Text Exhibit A.
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MIXED COMMERCIAL
The Mixed Commercial POD is located on the west side of U.S. Highway 93. The
development strategy for this POD is to provide a suitable location for commercial
uses at an urban scale density without creating a strip commercial appearance.
Certain commercial uses are restricted and highway adjacent landscaping is
required. This area is expected to be annexed and provided with a full range of city
services. Development of this POD has priority over the development of the other
land use PODS.
GOALS: OO To identify the appropriate location for commercial
uses
OO To minimize the appearance of highway strip
development
Os To identify appropriate commercial uses
®To identify appropriate development standards
Policies:
1. Retail commercial development should have convenient access onto U.S.
Highway 93 via no more than 2 controlled access intersections;
2. Individual commercial uses should not have direct access onto the highway
but should be served by a secondary internal road system;
3. Uses should not have a highway orientation and lease lot boundaries should
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be setback from the highway right-of-way to provide for a continuous and
commonly held highway landscape corridor;
4. Use allowances should allow for a mix of commercial and professional office
opportunities but "strip -type" uses characterized by substantial outdoor
storage and display of products, such as car lots and trailer sales should be
5. Taverns and gaming/gambling uses are inappropriate;
6. A village or cluster concept of development is encouraged versus a linear
orientation of uses;
7. A common landscape philosophy should include street trees and plantings
associated with parking lots and buildings;
8. Exterior lighting should be low profile and direct light inward and downward;
9. Signage should be low profile by permitting only ground and wall signs.
Freestanding (pole) signs should not be permitted;
10. Exterior appearance of walls and/or roofs of commercial buildings visible from
the Highway should contain architectural elements found on the "front"
portions of the buildings. Walls and surface planes should be broken up in
such a manner as to create a visual interest, avoiding monotony. Applied
finishes of buildings should be predominantly earth tones.
11. Buildings having a footprint size greater than 60,000 sq ft shall be located a
minimum of 300 feet from the highway right of way; and
12. All portions of the lot area lying outside the building footprints and parking
lot(s) shall be landscaped and irrigated.
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• •'
The Mixed Professional POD is generally located between the alternate route for
U.S. Highway 93 (bypass) and West Reserve Drive. The land use theme is more
"office" rather than retail commercial. Development priority and intensity of use is
from east to west to provide a gradual transition into the more rural landscape to the
west. Development is expected to be at a "suburban" density. The need for city
services and annexation will be evaluated as development interests become more
apparent. This POD is identified for Phase 11 development priority.
GOALS: OTo identify an area suitable for transitional
commercial uses, such as offices and other similar
and compatible uses
OO To establish use priorities and phasing of
development
Os To seek neighborhood compatibility via
establishment of performance criteria for all new
development
Policies:
1. Offices are preferred uses. Retail commercial uses should be discouraged
except for small convenience retail as normally permitted in a neighborhood
business zoning classification;
2. Restrict development of non-agricultural uses to less than 20% of the pod until
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at least 50% of the Mixed Commercial pod is leased for development. This
20% allowance shall not permit freestanding retail or convenience commercial
uses. This limitation would not apply to school or equestrian facilities.
3. Promote a generous green space requirement around all structures, including
the provision of common pedestrian trails;
4. Open space and a low density pattern of development can be promoted, if
appropriate and desirable, by providing on -site treatment of sewage;
5. Structures should not exceed 35 feet in height and should have natural earth
tones as the primary exterior color;
6. Uses should have an inward orientation with no direct frontage onto any public
...
7. Agricultural uses and activities are acceptable;
8. Exterior lighting should be low profile and direct light inward and downward;
9. Signage should be low profile by specifically excluding freestanding signs
other than ground signs; and
10. Landscaping adjacent to roadways and parking lots will be encouraged. All
portions of lots lying outside the building footprints or paved surfaces shall be
landscaped and irrigated.
Re
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MIXED RESIDENTIAL
The Mixed Residential POD is generally described as being located in the SW1/4 of
Section 36. The transportation plan suggests a realignment of Four Mile Drive to
improve traffic circulation in the area. The primary land use theme is "residential"
but other compatible uses are also permitted. This POD is identified as Phase III in
terms of development priority. As with the Mixed Professional POD, development
priority and intensity is from east to west, such that the lowest density of
development would occur near Stillwater road. The need for city services will
depend on the type and intensity of uses that develop within the POD. Apartments,
dormitories, or a large office complex are examples of uses that would benefit from
city services.
GOALS: OO To identify an area for transitional residential uses
that may include a mix of residential, quasi -
residential, and office uses
OO To recognize roadway access limitations from
Four Mile Drive
Os To seek neighborhood compatibility through
establishment of performance criteria, development
priorities, and phasing
Policies:
1. Restrict development of non-residential and non-agricultural uses to less than
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20% of the pod until at least 50% of the Mixed professional pod is leased for
development or 50% of this pod is occup ed by residential uses, whichever
comes first. This limitation would not apply to public facilities.
2. Promote a generous green space requirement around all structures, including
the provision of common pedestrian trails;
3. Open space and a low density pattern of development can be promoted by
providing on -site treatment of sewage, whenever appropriate, desirable, and
feasible;
4. Structures should not exceed 35 feet in height and should have natural earth
tones as the primary exterior color;
5. Uses should have an inward orientation with no direct frontage onto any public
road;
6. Agricultural uses are acceptable;
7. Exterior lighting should be low profile and direct light inward and downward;
8. Signage should be low profile by specifically excluding freestanding signs
other than ground signs; and
9. Landscaping adjacent to roadways and parking lots will be encouraged. All
portions of lots lying outside the building footprints or paved surfaces shall be
landscaped and irrigated.
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The City of Kalispell has entered into a 40 year lease with the DNRC for most of the
SE1/4 of Section 36. The property is being developed as a sportfield complex. This
plan recognizes this existing lease and does not intend to modify any provisions of
that existing lease. Any change to the lease agreement that would anticipate
alternative land uses or mode of operation would be subject to an amendment to the
Kalispell City County Master Plan.
GOALS: OTo recognize an existing lease arrangement with
the City of Kalispell for a sports field complex
CTo provide linkages to the sports fields from other
land use pods
Os To consider appropriate land uses adjacent to the
sport fields
Policies:
1. Consider opportunities to provide pedestrian pathway and roadway
connections between the sports fields and other land use pods;
2. - Provide a land use transition buffer, if appropriate, between the sports
complex and other land use pods; and
3. Encourage the development of support services for tourists and visitors to the
sports fields, primarily in the adjoining Mixed Commercial pod.
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TRANSPORTATION
The State school trust section is approximately 1 mile square. The property is
bordered on the east by U.S. Highway 93, on the north by West Reserve Drive, on
the west by Stillwater Road, and on the south by Four Mile Drive. The proposed
alternate route (bypass) of U.S. Highway 93 bisects much of the property. It is the
intent of this plan to minimize the number of new approaches onto these existing
transportation corridors. Map Exhibit A identifies a primary internal transportation
system for the property. The map is meant to depict the general locations of these
collector roads. The exact locations and alignments will be determined upon further
review by regulatory agencies, engineering evaluations, and land development
considerations. Not shown are the secondary roads that would provide more
immediate access to individual developed lease sites.
GOALS: OTo minimize the number of approaches onto the
existing public transportation system
OO To identify the general alignment of the internal
collector roads
®To recognize the proposed alignment of the
alternate U.S. Highway 93 (bypass) through he
property
Policies:
1. Attempt to limit the number of approaches onto the county roads as shown on
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the Land Use Map or to a spacing of no less than 1,300 feet;
2. Prohibit direct access of any individual use onto any of the perimeter public
roads;
3. Attempt to coordinate approach alignments, whenever possible, with those on
opposite sides of the highway/county roads;
4. Consider the realignment [and related abandonment] of Four Mile Drive as
shown on the Land Use Map;
5. Provide for an internal connection between land use pods including a crossing
of the highway bypass near the center of the Section and as shown on the
Land Use Map;
6. Coordinate the development of the road system with phasing of development;
7. Attempt to identify opportunities for a coordinated system of pedestrian trails
in conjunction with development proposals;
8. Provide landscaping adjacent to all developed roads;
9. Clearly define lessee responsibility for roadway improvements and
proportionate share of maintenance; and
10. Minimize the intrusion of structural facilities within the proposed highway
bypass alignment.
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The DNRC agrees to voluntarily adhere to the provisions of this plan and to any
zoning regulations adopted pursuant to this plan. As such, the DNRC and lease
proposals will be subject to the same level of plan and zoning review as any other
non -government entity. Amendments to this Plan and subsequent zoning requests
will follow the procedures set forth by state statutes as applicable to the private
sector. The purpose of this self regulation is to enhance public confidence in this
plan and to promote a well planned community entrance to Kalispell.
GOALS: Wo use this plan by the DNRC and land use
regulatory agencies as a "blueprint" for the wise use
and development of the State School Trust land
OTo seek adoption of this Plan as an official
amendment to the Kalispell City -County Master
Plan
OTo identify responsibilities for development of
common elements by individual lease holders
®To adhere to local zoning regulations adopted
pursuant to the provisions of this plan
Policies:
1. Individual lease holders shall be responsible for the development of all the
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infrastucture, including roads, water supply, sewage treatment, electricity,
telephone, and landscaping necessary to serve the use;
2. All utility extensions shall be underground;
3. Encourage orderly development by promoting an east to west infill pattern in
the Mixed Professional and Mixed Residential land use pods. The Land Use
Map indicates a "Green" buffer on the west side of the Section that is not
intended to be developed for any non agricultural use until at least the year
2010;
4. Common or shared service and landscape elements will be subject to special
assessments for the care and maintenance of those elements;
5. Lease agreements with individual lease holders should include reference to
the adopted plan and identify individual responsibilities of development,
including consideration of architecture, open space, landscaping, travel ways,
and extension of services;
6. The proposed west side highway bypass alignment may be considered for
non-structural uses pending actual securement of the right-of-way by the
appropriate federal/state authorities;
7. The DNRC should adhere to the provisions of this plan when particular uses
or activities are proposed for the property;
8. A Montana Environmental Policy Act (MEPA) review and analysis will be
prepared for each proposed lease consistent with state law;
9. Seek a cooperative process between the DNRC and the Flathead Regional
Development Office (FRDO) to check compliance with the goals and policies
of this plan whenever a particular use is proposed; and
10. Attempt to adopt zoning regulations as a mechanism to assist in the
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implementation of this plan, especially relative to such aspects as the type
and location of uses. A Memorandum of Agreement shall be sought with the
affected governing bodies to ensure state compliance with the adopted zoning
regulations.
MIXED COMMERCIAL
Assembly halls, coliseums, stadiums.
Beverage shops, coffee or wine
Car wash
Churches
Community meeting hails
Convenience stores
Convention center
Cultural facilities (museums, theaters, libraries, etc)
Day care homes or centers
Delicatessens
Educational facilities (private and public schools colleges, and universities; trade schools,
music, dance, theater lessons)
Equestrian facilities
Farming of crops
Financial services and institutions
Food stores
Gardens and horticultural facilities including nurseries
Gas stations
Health clubs
Light Industrial (No outside storage or outside assembly, no stack emissions)
Medical and dental facilities
Motels
Offices, private or public
Parks, private or public
Personal care facilities (massage, barber/beauty, tanning)
Public or quasi public buildings (fire stations, chamber of commerce facilities, etc)
Radio or television broadcast stations
Recreational facilities, outdoor or indoor (tennis courts, bowling alley, golf course, ice skating
arenas, swimming pool, etc)
Recreational theme parks (zoos, aquariums)
Recreational vehicle parks
Retail facilities (e.g., baked goods, clothing, gifts, drug, pharmacies, furniture, hobby, flowers,
art, music, shoes, antiques, candy, sporting goods)
Restaurants (no liquor sales - beer and wine only)
Travel agencies
Exhibit A -1
Veterinary services and facilities
Warehouse retail
MIXED PROFESSIONAL
Beverage shops, coffee or wine
Car wash
Churches
Community meeting halls
Convenience stores
Cultural facilities (museums, theaters, libraries, etc)
Day care homes or centers
Delicatessens
Educational facilities (private and public schools , colleges, and universities; trade
schools, music, dance, theater lessons)
Equestrian facilities
Farming of crops
Financial services and institutions
Gardens and horticultural facilities including nurseries
Health clubs
Medical (including nursing homes and elder care) and dental facilities
Offices, private or public
Parks, private or public
Personal care facilities (massage, barber/beauty, tanning)
Public or quasi public buildings (fire stations, chamber of commerce facilities, etc)
Recreational facilities, outdoor or indoor (tennis courts, bowling alley, golf course, ice
skating arenas, swimming pool, etc)
Recreational theme parks (zoos, aquariums)
Residential care facilities (nursing, assisted living, retirement)
Travel agencies
Veterinary services and facilities
MIXED RESIDENTIAL
Churches
Community meeting halls
Exhibit A -2
Day care homes or centers
Dormitories (college)
Dwellings, single or multifamily
Educational facilities (private and public schools , colleges, and universities; trade
schools, music, dance, theater lessons)
Equestrian facilities
Farming of crops
Gardens and horticultural facilities including nurseries
Manufactured home park (class "A" only)
(Nursing homes and elder care
Offices, professional
Parks, private or public
Public or quasi public buildings (fire stations,- chamber of commerce facilities, etc)
Recreational facilities, outdoor or indoor (tennis courts, golf course, ice skating arenas,
swimming pool, etc)
Residential care facilities (nursing, assisted care, independent, retirement)
SPORTS FIELDS
Ball fields (e.g. soccer, football, baseball, softball, tennis, volleyball)
Skating rink (public only)
Concession stands (accessory only)
Exhibit A -3
Map Exhibit A
:ands Neighborhood Plan
Land Use Map
February 8, 1999