07/02/07 Tandy, et al letterHonorable Mayor Pam Kennedy July 2, 2007
and Councilors
City of Kalispell
312 1" Ave. East
Kalispell, MT 59901
Re: Proposed Valley Ranch development
Dear Mayor Kennedy and Councilors:
We, N. 93 Concerned Citizens, are neighbors to the proposed Valley Ranch development and are
concerned and involved citizens of the Kalispell community. We reside in Ponderosa Estates,
Surcheck Lane and Tronstead which borders the proposed development on the north and east.
We are not against development of the subject property ----- we know it is going to be developed.
Our concern is that it be developed in a responsible manner that. is sensitive to our neighborhood
and protects our substantial investment in our homes and properties.
It is our understanding that a PUD (planned unit development) that was originally submitted with
this proposed development has been withdrawn. While we were by no means in agreement with
the PUD plan as submitted, it did provide some protection for the character and qualities of our
neighborhood. It called for buffers, 1/3 acre lots on our boundaries, and a variety of open spaces,
`Including a ,homeowners' park area adjacent to our own. `However, even ,with the PUD
withdrawn, the applicants still propose annexation to the City with an initial zoning of R-2. We
respectfully request that R-2 zoning not be granted for this property.
Current zoning on the subject property is SAG-10 (Flathead County zoning). As you know, that
allows one unit per 10 acres. We request that if this property is to be annexed, it be brought into
the City with an initial zoning of R-1. Kalispell R-1 city zoning allows one unit per acre (net).
That is ten times the amount of development allowed by Flathead County zoning. As you can
see, just by annexing the applicant's property and zoning it R-1, you have increased its
development potential, and therefore, its value, significantly.
Of course, we.,do not expect, the property actually to be developed under R-1. We expect that
regardless of the initial zoning, the developer will come back to the City with a revised and
complete„ PUD submittal. It is our intent, as a neighborhood,,,to retain the services of a
professional planner to assist us in a productive dialogue with the developer ---- a dialogue that we
feel will lead to a better project and better protection of our neighborhood's unique qualities.
However, if the city grants R-2 initial zoning, "you will have effectively undermined that
dialogue before it even begins.
We realize that R-2 zoning is consistent with the Kalispell Growth Policy, however ill-advised
that plan is. (If this sentence is too negative for the message you want to deliver, let's delete it.
(OK)We all know that the Kalispell Growth Policy is a recipe for "planned sprawl", but it may
not be wise to mention .that-here.)(OK.) R-2 zoning allows single-family residential lots on as
little as 9,600 square feet ---less than .25 acre. It allows townhomes and "cluster development" as
conditional uses. R-2 zoned land can be, and has been, developed in "cookie cutter" fashion by
simply filing a preliminary plat. The allowable and very achievable density of 4.5 units per acre
provides any developer with a highly marketable entitlement. With such an entitlement in place,
the property can be "flipped" (sold to another developer), or as stated previously, developed in a,
generic cookie cutter manner that would be highly injurious to'our neighborhood. If the City of
Kalispell grants R-2 initial zoning, our ability to work with the developer will be severely
compromised. When we make any suggestions about the project, the developer will be able to
say, "Hey, we already have R-2 zoning." Please do not undermine our efforts in this manner.
Ponderosa Estates is our home, and it is worth protecting.
In conclusion, if the Valley Ranch property is to be annexed without a PUD, please do not grant
R-2 zoning. Please annex the property asR-I and allow the neighborhood and the developer to
work together on a plan for the property. Then, once the developer has a PUD plan that works for
everyone, the property can be rezoned to R-2 if necessary to implement that plan. Thank you for
your consideration.
Respectfully,
Staci Tandy
Craig °Luke
Sharon Demeester
Bonnie Raeth
Eileen Wendling