Kountz/Preliminary CommentsFlathead a a Development ice
723 5th Avenue East - Room 414
Kalispell, Montana 59901
Phone: (406) 758-5980
Fax: (406) 758-5781
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TO: Jay Billmayer
FROM: Steve Kountz
DATE: January 7, 1999
RE: Preliminary comments, Waterford of Flathead Valley
After meeting with you this morning, I would like to offer a few more preliminary
comments for your consideration in preparing the applications for Monday.
Applications.
® 1 haven't talked to Glen yet about whether subdivision approval is required. I
talked to Rich Weddle, a state land use attorney in the Local Government
Assistance Division, who thought that it would only be required for the duplex
units if private yard space is leased with those units. I'll check further with
Glen.
® As we discussed, submit an annexation petition and applications for a zone
change and planned unit development.
2. Density.
® The existing master plan designates site as urban residential for 2-8 units per
acre or 183 units maximum for the site. The proposed density is 295. The
plan is a guideline for zoning density.
® The proposed update of master plan (not yet adopted) also designates the
site as urban residential for 2-12 units per acre or 276 units maximum for the
site. The update also anticipates in urban residential areas inclusion of
multifamily housing sites of not more than 25% of the immediate urban
residential area and not more than 5 acres per site. The proposed
multifamily site appears to be about 10-12 acres and about half of the site.
® The site is not within walking distance of shopping or commercial services
(there's no Sykes around here), as high density housing is recommended to
be. The site is close, however, to the new city ballfield complex and the
hospital complex.
Providing Community Planning Assistance To:
Flathead County ° City of Columbia Falls ° City of Kalispell ° City of Whitefish
3. Height.
® Maximum height in the RA-1 district is 35 feet. Proposed height is 50 feet. A
planned unit development allows flexibility in height, subject to justification.
Explain your mitigation strategy for being the tallest building on the highest
point in Kalispell.
® Height is a major factor in local character. The 50+' high ridge increases the
visual effect of the building height, as does the massiveness of the building.
The gable roofline and modulated building mitigates the additional height. A
preferable location for additional height is the center of the city, rather than
the edge. Consider extensive tree planting around the building and larger
setbacks.
® The Fire Department may object, to insure safe ladder access to upper floors.
4. Streets. This office would recommend dedicating the access street as a City street,
to facilitate convenient circulation within the city.
5. Parking. Provide'/2 space per unit for senior housing where 90% of units are
occupied by persons 60 years and older, plus one space per employee per
maximum shift. Other dwelling units that do not meet senior housing criteria require
2.5 parking spaces per unit. Parking design standards are in the zoning regulations.
6. Usable open space and pedestrian circulation.
® The master plan recommends development of multifamily areas with
adequate parklands and adjacent open space. The site design appears to
include no open space usable as park area. The central courtyard design
creates an outstanding opportunity for usable outdoor space and park
amenities, but it is filled with parking lots. Consider replacing 3/a of the
parking in the central courtyard with usable outdoor pedestrian space and
plaza or park amenities, and move the required parking to another location.
® Provide a pedestrian trail (and potentially stairway/wheelchair ramp) to Four
Mile Drive to access the new city ballfield complex. People would walk down
to watch ball games.
Provide a complete pedestrian circulation system.