05/14/02 Tri-City Memo Planning Board MeetingTri-City Planning Office
17 Second Street East — Suite 211
Kalispell, Montana 59901
Phone: (406) 751-1850
Fag: (406) 751-1858
tricity@centurytel.net
1 o Z-141V 0 9 101
TO: Kalispell City Staff and Other Interested Parties
FROM: Narda A. Wilson, Senior Planner
RE: Wolford Development, LLC / Glacier Mall
May 14, 2002 Kalispell City Planting Board Meeting
Attached with this memo is a copy of the legal ad, vicinity map, site plan and
application for your information, review and comment on the following proposal.
• Wolford Development Inc. has requested an amendment to the Kalispell Master
Plan on 232 acres on property located near the north east corner of LaSalle Road
and East Reserve to facilitate the construction of ,Glacier Mall, a 750,000 square
foot indoor mall on approximately 80 acres. And to accommodate future
commercial and mix used expansion on the remaining 167 acres of the project site.
If the master plan amendment is approved, annexation of approximately 247 acres
to the city of Kalispell and assignment of appropriate zoning would be undertaken
immediately.
These items will go before the Site Development Review Committee in the Conference
Room of the Kalispell Building Dept. at the northwest corner of Third Avenue East and
Third Street East on:
• April 25, 2002
• May 2, 2002
Comments By:
• May 6, 2002 so that they can be incorporated into the staff report
These matters will go before the Kalispell City Planning Board on May 14, 2002 for
public hearing. Please bring your comments to the above referenced site review
committee meeting(s) or submit your comments in writing or by phone, prior to May 6,
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 05 / 142 / 02
April 23, 2002
Page 2
c: w/attachments: Jim Stewart / John Sturzen, Fire Dept.
Mike Baker, Parks and Rec
Chris Kukulsld, City Manager
PJ. Sorenson, Zoning Administrator
Jam Brown, Police Dept.
Dick Amerman, City Engineer
Jinn Hansz, Director Public Works
Susan Moyer, Community Development Director
Craig Kerzman, Chief Building Inspector
Charles Harball, Interim City Attorney
Charlie Johnson, Flathead County Road Dept.
Forrest Sanderson, Flathead County Planning and Zoning
Steve Herzog / Clay Colby, MDOT
MDOT Land Planning, Helena
Roberta Struck, Evergreen Water and Sewer District
Ken Cox, Evergreen Volunteer Fire Dept.
Flathead Electric Coop
Montana Power
CenturyTel
copy: Wolford Development, Four Square Business Center, 1200 Mountain Creek Rd.,
Ste 102, Chattanooga, TN 37405
John Parsons, 725 Ninth Ave W, Kalispell, MT 59901
Architecture+, Washington Plaza, Ste 400, 300 Washington St., Monroe, LA
71201
Ken Kalivig, Kaufrnan, Vidal & Hileman, PC, Box 728, Kalispell, MT 59903
H: \...\AGREF\KALISPELL\KPB0514REF2.DOC
NOTICEOF
KALISPELL CITY PLANNING BOARD AND ZONING COMMISSION
Wolford Development (Glacier Mail) Master Plan Amendment - 232 Acres
The Island Preliminary Plat - 68 Lot Subdivision Three Mile Drive
Flathead Village Greens Initial R-4 Zoning Upon Annexation
Kalispell Zoning Ordinance Text Amendment Parking Standards for I-1
Melvin Powel Initial R-4 Zoning Upon Annexation
The regular meeting of the Kalispell City Planning Board and Zoning Commission is
scheduled for Tuesday, May 14, 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 a public
hearing and take public comments on the following agenda item. The board will make
a recommendation to the Kalispell City Council who will take final action.
There will be an informational meeting held on the Walford Development, LLG
Glacier Mall master plan amendment proposal on Wednesday, May 1, 2002,
between 7:00 PM and 9:00 PM in the Kalispell City Council Chambers. This will give
the public an opportunity to review the application materials and there will be no
presentations to the public or public testimony.
1. A request by Wolford Development, LLC for an amendment to the Kalispell City -
County Master Plan on approximately 232 acres on property located near the
north east corner of LaSalle Road and East Reserve Drive. The proposal would
amend the master plan for the area from Light Industrial, Agricultural and
Residential on approximately 170 acres to a Commercial designation, from
Agricultural on approximately 56 acres to High Density Residential and from
Agricultural on approximately six acres to Public. The primary purpose of the
master plan amendment is to facilitate the construction of Glacier Mall, a
750,000 square foot indoor mall on approximately 80 acres. And to
accommodate future commercial and mix used expansion on the remaining 167
acres of the project site. If the master plan amendment is approved, annexation
of approximately 247 acres to the city of Kalispell and assignment of -appropriate
zoning would be undertaken immediately. The properties proposed for the plan
amendment can be described as Assessor's Tracts 7, 7E, 7EB, 7ED, 7G, 7J, 7F,
3A, 3B and 3BA located in Section 28, Township 29 North, Range 21 West,
P.M.M., Flathead County, Montana.
2. A request by Thomas, Dean and Hoskins on behalf of KRDS for preliminary plat
approval of the Island Subdivision, a 68 lot residential subdivision on 25.32 acres
located on the north side of Three Mile Drive approximately one half mile west of
North Meridian Road. The property was recently annexed into the city of
Kalispell and given a zoning designation of R-3, Residential, a single family
zoning district with a minimum lot size requirement of 7,000 square feet. Lots in
the subdivision range in size from 7,666 square feet to 20,996 square feet with
most of the lots at 10,000 square feet or more. The subdivision would be
developed in three phases from north to south with an extension of North Riding
Lane to Three Mile Drive. The property can be described as Assessor's Tract 6
located in Section 1, Township 28 North, Range 22 West, P.M.M., Flathead
County, Montana.
3. A request by Les Schwab Tire Centers for amendments to the Kalispell Zoning
Ordinance reducing parking setbacks from 20 feet to five feet in the I-1, Light
Industrial zoning districts and reducing the rear setback requirements in the I-1
districts from 20 feet to five feet. The proposed amendments could potentially
affect properties zoned Light Industrial in the Kalispell city limits.
4. A request by Flathead Village Greens, LLC for an initial zoning designation of R-
4, a Two Family Residential district upon annexation into the city of Kalispell.
The property to be annexed will be platted as Glacier Village Greens Phase XI, a
12 lot residential townhouse subdivision of 2.929 acres at the northern terminus
of East Nicklaus Avenue. The property is currently in the County zoning
jurisdiction and is zoned R-5, a Two Family Residential zoning. The property
proposed for annexation can be described as a portion of Assessor's Tracts 2A+
and 1+ in Section 32, Township 29 North, Range 21 West, P.M.M., Flathead
County, Montana.
5. A request by Melvin F. Powell for an initial zoning designation of R-4, a Two
Family Residential - district upon annexation into the city of Kalispell. The
property to be annexed is one lot of approximately one half acre in size located on
the west side of Seventh Ave West between 11th Street West and Sunnyside Drive.
The property owners would like to connect a new residence to City sewer. The
property is currently in the County zoning jurisdiction and is zoned R-5, Two
Family Residential. The property proposed for annexation is at 1304 Seventh Ave
West described as Lot 1 of Western Acres located in Section 18, Township 28
North, Range 21 West, P.M.M, Flathead County, Montana.
Documents pertaining to this agenda item are on file for public inspection at the Tri-
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 hearing 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
John Parsons, A.I.C.P.
Land Use Consultant
725 - 9`' Avenue West
Kalispell, MT 59901
Annexation/hiitial Zonin
s
to
City of Kalispell
Prepared on behalf of:
James L. "Bucky" Wolford
Wolford Development, Inc.
Four Squares Business Center
1200 Mountain Creek Road, Suite 102
Chattanooga, TN 37405
Prepared by:
Architecture +
Washington Plaza, Suite 400
300 Washington St.
Monroe, LA 71201
Ken Kalvig
Kaufman, Vidal & Ilileman, PC
4000 Second West Center
22 Second Avenue West
P.O. Box 728
Kalispell, MT 29903
Table of Contents:
Request
Goals------------------------- ------------------------ 2
Project------------------------------------------------- 3
Vision------------------------------------------------- 4
MasterPlan ------------------------------------------------- 7
Appendices:
Land Use Map, I1" x 17"
Zoning Map, I 1 " x 17"
Entrance Renderings, I I" x 17"
Legal Descriptions
Petition to Annex, Notice of Withdrawal
Petition to Annex, Initial Zoning
NOTE: Persons to be notified of hearings and meetings and to have copies of
all correspondence sent to are included on the cover page.
Wolford Development is requesting annexation to the City of Kalispell with initial Kalispell
Master Plan and Kalispell zoning designations on 246.69 acres. The approved. County Master
Plan designations are Commercial, Residential, and Agriculture. We are requesting the
following designations to the Kalispell Master Plan: Commercial, High Density Residential, and
Parr. The current zoning is County B-2 PUD, R-1, and SAG-10.1 We are requesting City
zoning of B-2, B-2 (PUD), RA-3, and P-1 upon final agreement for annexation. Location and
construction of infrastructure and the development requirements are anticipated to be part of the
PUD and subdivision approval, and a developer's agreement with the City.
The Flathead County Master Plan Commercial designation and zone of B-2 PUD, provided by
the resolutions referenced herein, covers approximately 144 acres of this project. We are
requesting an increase to 159.43 acres of B2 PUD - an increase of approximately 15 acres. An
additional 25.04 acres of B-2 is requested for a total Commercial designation with B-2 and B-2
PUD zone, of approximately 184.47 acres. The High Density Residential mixed -use area and
zone of RA-3 will contain 56.29 acres and be used as intended, as a buffer. The City, when
annexing property, has customarily granted a zone that most closely relates to the zone for the
type of development proposed on the site. These designations are being used exactly how they
were intended.
This document includes information supporting the request for annexation, Kalispell Master
Plan designation, and zoning that allow the area to be developed as a mixed -use project. It has
been prepared to guide development of the 246.69 acres of land between East Reserve Drive and
Rose Crossing east of Highway 2. The discussion that follows will, in general terms, outline the
project to be known as the Glacier Mall Mixed Use Development and generally describe the.
internal land uses that will support the initial Master Plan designation and zoning upon
annexation. The land uses mentioned are not intended to be comprehensive. It will also discuss
how this development fits into the growth of the City. The discussion will include the
anticipated zoning for the respective areas,. the general categories of use that might locate there,
and a general pattern for development. As the Kalispell Master Plan indicates, "... it does not
indicate site -specific locations, engineered solutions, or detailed regulations. "
The Master Plan designation sought in this application is to Kalispell's Master Plan, which was
originally adapted in 1986 as the Kalispell City -County Master Plan. This document has been
and must be the only planning document, at present that can be referred to when analyzing the
requests submitted.
On September the 28th 2001 the Board of County Commission approved master plan and zoning designations of
commercial on a portion of this site under resolution numbers 790Q and 797BY respectively. The City of Kalispell
has challenged these approvals by the County Commissioners by filing a complaint in the 11th judicial district court
under cause number DV-0 1 -5 73 (A)
I
RIMMIT
1. To help secure KalispelFs status as the retail and commercial center of Flathead County
and Northwest Montana_
2. To assist in managing growth toward concentrated areas that can provide a full range of
services.
3. To build on Kalispell's existing retail base and attract new retailers to the area by
providing a first-class shopping center.
4. To develop a retail shopping center that helps reduce the number of retail dollars that the
Flathead is presently losing to other more dominant markets.
5. To develop a first-class, attractive, mixed -used center that captures the attention of the
region's millions of recreational and business visitors who travel through the Flathead
Malley, including those who arrive at Glacier International Airport and those travelling
Highway Z to visit Glacier National Park.
b. To locate the shopping center where there is substantial room for sensible future
expansion and growth.
7. To promote residential opportunities ities close to services and employers.
8. To promote these types of developments close to transportation corridors.
2
The proposed site is approximately 246.69 acres located northeast of the corner of U.S. Highway
2 and East Reserve Drive. The site generally extends from East Reserve Drive to Rose Crossing
on the east side of Highway 2. Land use and zoning maps have been included in this report to
more easily locate the site.
Wolford Development is seeking approval for a commercial/residential mixed use project. This
project includes a fully enclosed regional shopping mall, an adjacent associated commercial
center, and a series of commercial out -parcels for development as free standing commercial
uses, such as but not limited to hotels, offices, retail, and restaurants. The commercial aspect of
the project may include major department and retail stores. as anchors, smaller retail stores, food
and beverage services with indoor and outdoor seating, a movie theater, offices, and hotels. A
more complete vision of commercial categories of use may be established as part of any PUD
application. Wolford Development anticipates that the commercial development will bring in
shoppers from a region that extends south half way to Missoula and north into Canada. In
addition to the commercial development, approximately 56 acres of mixed use buffer (RA-3
zoning) will be developed with lower intensity types of uses: office, professional, and residential
uses. This mixed -use area will be east of a new dedicated City road called Glacier Way with
office and professional types of uses generally occurring adjacent to the street and the residential
uses east of those. The residential aspect of the development can be utilized for condominium,
townhouse, apartment, or single-family.
With this mixed -use development comes a substantial amount of park, recreational and open
space. The proposed City Park is approximately 5.9 acres, and can be developed with outdoor
passive and active recreation opportunities. A one -mile bicycle/jogging trail travels from East
Reserve Drive to Rose Crossing. A green belt will exist along Trumbull Creek and. Spring Creek
and approximately 4.7 acres of additional open space buffer will exist adjacent to Granite View
Subdivision.
3
The current Master Plan was adopted in 1986 and was intended to look to the year 2010. It also
recognizes that amending it will also be necessary from time to time as the area grows. The very
first two sentences of the current Master Plan indicate that "The Kalispell area is growing. -4s it
grows, change is inevitable. " Looking forward we must ask ourselves - As Kalispell continues
to grow, does it make sense for the proposed development to be a part of the City of Kalispell?
Sometimes to answer a question like that we must first look at what Kalispell is - it has long
been considered and is the commerce center for the Flathead. With its strong industrial,
commercial, medical, and recreation opportunities the Kalispell metro area is the urban center of
the Flathead and northwest Montana.
Flathead County experienced significant growth in population from 1990 to 2000. The Flathead
Valley continues to grow in terms of commercial activity, population, recreation and interest by
retailers presently not located here. This growth will continue, with proper planning, Kalispell
has the opportunity to capture much of the growth. As the area continues to grow, the proposed
development benefits the area residents, makes for good use of the subject property, and is
consistent with the logical growth and land use patterns around Kalispell.
It is desirable for growth to occur through quality developments that promote a strong tax base.
The proposed development continues the recent pattern in Kalispell of quality developments
such as the medical services area, the southfield development, and Mountain View Plaza. Not
only do such developments demonstrate a commitment to quality, but also they show Kalispell's
commitment to expand its regional commercial and service influence. This project features
active and passive recreation opportunities: the city park, creek open space, a bicycle jogging
recreation trail, and landscape buffer around Granite Park Subdivision. These amenities enhance
the area, while keeping it livable, and can set the stage for additional amenities as other
development takes place. These recreation amenities are anticipated to be applied toward any
fixture parkland dedication or fee requirement of subdivision.
With this project, an opportunity exists to significantly improve the visual and esthetic impact of
the northeastern corridor into the Kalispell area. Transportation corridors have been utilized
throughout history as the location of initial and expanding growth - first were coastal areas and
rivers, then rail, now highways. There are many ways to look at expansion, some people will
look for ways to obstruct the development of a city and others will look at expansion as an
enhancement, increasing the prestige of a city. Often times those who wish to obstruct
commercial development use the term "strip commercial" to describe the linear expansion of
commercial areas to try to block the growth of a city. Often this obstruction of expansion of a
city in itself has created a strip of commercial development and an atmosphere conducive to
piecemeal development outside of the City's control. This can and has hindered quality
development of cities. One or more ways exist to assist in maintaining the vibrancy of a city; the
core can be expanded, another would be to create a theme (i.e. western, pedestrian friendly),
another way is to create satellite centers. These satellite centers can be utilized to draw people
to other parts of the city through the use of displays, graphics, and advertising, much in the way
airport terminals advertise the attributes of the region they serve. This center will be the premier
0
multi -use area of the Flathead and northwest Montana, and will be a showpiece for Kalispell,
bringing needed employment, tourists, and revenue to the City and surrounding area.
This project is and should be considered a satellite commercial center. This concept utilizes the
established transportation corridors for locating centers such as this. This promotes orderly
growth of a city by bringing services to an area that might not otherwise have them. In addition,
it sets the stage to allow the surrounding areas to redevelop with other uses. This project can not
be considered a strip because of the size, multiple uses, architectural integrity, and access to
highways - it is truly a satellite center.
This is one of the best -suited locations for a multi -use development such as the proposed
development because the area northeast of the City of Kalispell has excellent access to central
Kalispell and the rest of the Valley. The Flatheads' main arterial to the northeast (US Highway
2) is currently five lanes, and East Reserve Drive, a State Secondary Highway, connects
Highway 93 to this project. Traffic will utilize US Highway 2, West Reserve Drive, and Rose
Crossing, along with a new City street (Glacier Way) which will connect East Reserve Drive to
Rose Crossing. Two future road extensions have been anticipated and are proposed to allow
future development to the east of this project to utilize the road system created by this
development. Vehicular traffic to and from this facility would utilize all these roads to disperse
traffic north, south, and west. Minimal traffic would be expected to travel east. Direct access to
Highway 2, East Reserve Drive, and Rose Crossing would be through a number of driveway
accesses distributed throughout this complex. Four are currently indicated for the approximate
one mile of frontage on Highway 2. One of these access points would require not only the
cooperation of Burlington Northern Santa Fe Railroad but would need to be coordinated with the
Montana Department of Transportation, the other three would need approval from the Montana
Department of Transportation. Two accesses are proposed from East Reserve Drive —one would
be for Glacier Way and the other would be for access to the entrance to internal loop drive
servicing the commercial development. At present only one access to Rose Crossing is proposed
(Glacier Way), but another potential future extension is possible near the west side of Trumbull
Creek if and when the property between this development and Rose Crossing is redeveloped.
The general location of these accesses are indicated on the attached maps and would be
determined as part of any PUD or subdivision. A traffic study is currently under way to
determine the improvements necessary for the various accesses and is anticipated to be a part of
the PUD or subdivision application.
Glacier Way will provide access to the internal development on the easterly portion of the
property. This would include any office or professional development along Glacier Way and the
residential development to the east.
Connection to and utilization of the City of Kalispell sewer system is desired. If the property is
annexed, a sewer main would be constructed within the existing right-of-way along either West
Reserve Drive or Rose Crossing to Whitefish Stage Road where it will connect to the existing
main south of Reserve Drive. A study is currently underway to determine the best possible route
and the specific improvements necessary for this development. The ability for the City to serve
this site with sewer makes expansion of the City to the northeast an attractive and viable growth
alternative for future expansion.
By working closely with the City of Kalispell, the design team for Wolford Development has
established a Gammon objective and successful design direction. The preliminary design
concept uses a combination of contemporary materials such as the sensitive use of metal
integrated with natural stone and wood coordinated with the colors found in nature. The
entrance elements reflect the lodge style in appearance found throughout the area including
Glacier National Park, but will not be overstated. Renderings have been attached to this
document that depict this concept. Landscaping is a vital component and helps establish the
mall as a part of the natural environment helping to draw people in.
The interior of Glacier Mall will be a reflection of what goes on externally. Most importantly,
the consumer will feel welcome and comfortable. This is achieved by using a combination of
natural lighting, soft seating areas, and natural flooring materials. The color palette will also
greatly affect the overall mood of the interior space.
The Glacier Mall Mixed Use Development will secure Kalispell and Flathead Valley's status as
the retail commerce center of Northwest Montana. Kalispell and the Flathead Valley will have a
mixed -use center that is able to offer goods and services to an extent presently not provided in
region. This will help the retail sector catch up and keep up with the demand that will continue
to accompany the population growth in. the Flathead. The mixed -use center will increase the
number of retail dollars spent in the local economy, many of which presently leave the Flathead
or are simply not being attracted here.
This center will generally be located to the north of Kalispell, the direction in which much of the
commercial, health care, and residential growth has gravitated in recent years. This. location
adds to the variety of goods, services, and entertainment that will be readily available to most of
the county's population, which is situated in and around Kalispell, Whitefish, and Columbia
Falls. It is anticipated that being centrally located to the population core of these cities, as well
as being located in the direction where much of the growth has been occurring, this mixed -use
center will help attract other commercial business to the Flathead. Being near the recently
expanded Glacier International Airport,. and along, the major corridor to and from Glacier Park,
makes this an ideal setting to capture the attention of the tourists who annually visit the area.
While a portion of the subject property is currently designated as Agricultural, agricultural land
throughout the Flathead Valley has steadily been converted to other uses as this agricultural
activity has become financially difficult and less sustainable, especially over the past several
years and especially true around urbanizing areas. Considering the amount of marginally
attractive commercial development that has occurred along Highway 2, and that continues to
occur toward and around Glacier International Airport, adopting the requested land use
designations and zoning for the subject property can reverse this. trend.
9
s r #011AV
The following commentary is offered to provide some analysis of how this project is supported
by and substantially complies with KalispelFs Master Plan.
Kalispell has been identified as the retail center of the county for many years. Developers and
retailers have continued to express interest in Kalispell. With the rapid development by national
and regional retailers along Highway 2 in Evergreen, and the interest of other national retailers
near the corner of Highway 93 North and West Reserve Drive, the retail center for the county
continues to be in or near Kalispell. The Kalispell Master Plan section on Land Use provides
that "Kalispell should continue to maintain its role as the commerciallservice center for
Flathead County and areas beyond. " To further this goal, the Kalispell Master Plan should
designate this site with the proposed designations. This will allow the largest retail development
in the county to remain in Kalispell, rather than be located in the county. The office aspect of
the High -Density Residential designation would be used in conjunction with the residential
aspect to provide a transition and buffer zone for fixture development to the east. Due to the size
of the development, there is no land available within Kalispell's current city limits that is large
enough to accommodate the development and which is an acceptable location to the retailers
who will occupy it. If this mixed -use center is to become a part of the City, the proposed
location is the best site for it.
The Kalispell Master Plan noted that a large percentage of potential retail sales are leaving
Flathead County. This trend has continued and the county is still losing a very large percentage
of retail sales dollars. Today, the addition of a large shopping niall will increase consumer
choices by attracting new retailers to Flathead County, substantially reduce the amount of retail
dollars leaving the county, and attract more retail dollars from nearby areas that are not presently
being captured. Due to changing trends in the local economy, it is important now more than
ever, for the city to takes steps necessary to stop retail sales dollars from leaving the Flathead
and to attract other retail dollars.
The growth management goal indicates that all needs of the community are to be provided for,
and that the growth management program must be adaptable to changing trends. Adopting the
Kalispell Master Plan designations for the subject property as requested furthers this goal by
... aggressively dealing) with fringe developments setting the stage for immediate or future
annexations so as to preserve the tax base of the city and eliminate future barriers to orderly
growth. " as stated in the Master Plan. Wolford Development has requested annexation which
furthers the objective that fringe development be dealt with aggressively to preserve and add to
the City of Kalispell's tax base and to allow the city to plan for orderly growth utilizing City
services. While several Large commercial developments have located in Evergreen, outside the
control and taxing ability of the City of Kalispell, Wolford Development desires to be a part of
the City of Kalispell, pay its fair share of taxes, and be subject to the control of Kalispell's rules
and regulations, thereby reversing the trend of development in or near Evergreen that has
occurred with no involvement or control by the City of Kalispell.
Having the mixed -use center in or near Kalispell satisfies many of the growth needs of the
community including the following; (1) it will ensure that Kalispell remains the retail center of
the county for decades to come, (2) it will bring desired retailers and trade to the local area,
7
keeping more retail dollars in the county and attract new retail dollars from other counties, (3) it
will increase competition which will make for more competitive pricing, (4) it will benefit the
local economy by bringing new employment opportunities to residents of the Flathead Valley,.
(5) the economic benefits do not come at the expense of harmful pollutants to the air, soil, and
water, (6) despite the size of the development, it will not create the need for new roads, water, or
sewer systems, that burden the public, (7) it benefits the community by providing additional
housing opportunities, (8) it will generate higher tax revenues than the current uses of the
property, (9) it places this architecturally sensitive kind of development in a location that allows
for orderly fixture growth and redevelopment of an area that is lacking architectural integrity, and
(10) placing this kind of development in a location that is largely undeveloped allows planners to
anticipate and manage future growth around the development utilizing City services.
Adopting the land use designations on the subject property also is consistent with recent trends
to locate clean industries here. The timber and agricultural parts of the Iocal economy have
become less viable, thereby increasing the importance of the retail and tourism industries.
Another trend is for national retailers to build larger stores. The size of the subject property
permits development to the scale the national retailers desire. The presence of large anchor
retailers in the same development serves as a magnet to other retailers that otherwise would not
move into this market.
This mixed -use center development should not have an adverse affect on air and water quality.
This kind of development produces little or no air pollutants. Wolford Development desires to
be connected to municipal wastewater treatment systems, rather than utilizing an onsite system.
If sewer service is extended from Whitefish Stage to this property, the City of Kalispell will be
able to better control growth in this part of Flathead County. Wolford Development's track
record has been to work with local planning officials to find mutually agreeable ways to make its
developments attractive and first-class. Stormwater run-off will be addressed in engineering
plans that match water quality issues with applicable laws.
The site is generally flat with no significant topographic constraints. An old dry drainage swale
traverses a portion of the site from north to south. This area is indicated as floodplain on the
FEMA maps but does not carry water. A culvert exists under East Reserve Drive, however the
swale has been filled south of the road. Either a floodplain development permit will be obtained
or the FEMA map amended to remove this area from the floodplain.
The Kalispell Master Plan goal is for the area to have a healthy, diversified economy promoted
by careful planning of type, location and design of industrial sites, shopping areas, and tourist
facilities. Two of the Kalispell Master Plan's objectives associated with this goal are (1) to
maintain Kalispell's position as the retail shopping center for Northwest Montana, and (2) to
promote tourism. The Kalispell Master Plan identifies that the economy of the area is based on
timber, agriculture, tourism, and retailing; however, retailing_ and tourism are becoming
increasingly important to the local economy due to recent declinein the timber and agricultural
industries. The Kalispell Master Plan's objectives regarding retail and tourism are furthered by
this development in different ways.
Locating this development at the proposed site will benefit and promote the local retail and
tourism economies. Placing this development at the proposed site ensures Kalispell will remain
the retail center of not only Flathead County, but for Northwest Montana. Concentrating the
E.
valley's retail trade in and near Kalispell will benefit retailers already located in the commercial
center by creating additional exposure for these businesses. It will also make the existing
commercial activity more attractive to prospective retailers, service businesses, restaurants, and
lodging facilities because the Kalispell commercial market will be a larger magnet by which to
draw in consumers. By expanding the edge of the commercial center northward, it also makes it
more convenient to access from Whitefish and Columbia Falls, thereby creating additional draw
from those parts of the county to Kalispell. This concentration of retail benefits consumers
because more will be available to them in a smaller area and they will continue to have more
choices as new businesses are attracted to Kalispell.
Tourism will benefit by placing the mixed -use center at the proposed location. The proposed
site will better enable retailers to capitalize on the approximately two million annual tourists
visiting Flathead County and Glacier National Park, many of whom fly in to Glacier
International Airport or travel on Highway 2 to and from Glacier National Park. This high
visibility will increase awareness of the shopping opportunities for visitors to Flathead County.
While there may have been a time when most visitors came to FIathead County to enjoy the
recreational opportunities provided by the area's mountains and waterways, more and more
visitors are coming to enjoy the area's other attributes, such as its 8 championship golf courses,
cultural activities, or its favorable spring, summer, and .fall climates not. to mention the winter
activities of 2 ski areas, snowshoeing, cross country skiing, and snowmobiling. Providing a first-
class commercial/residential center that offers more space, retail shops and social amenities will
make the Flathead Valley even more attractive to this new year round mix of visitors without
interfering with tourist activities at Glacier National Park or the area's other wilderness and
scenic areas.
Wolford Development has carefully considered various sites in the area for its development.
These include; south of Kalispell near the city airport, the existing Kalispell Center Mall
property, the county fairgrounds site, the 60 acre Mountain View Plaza site on Highway 93, and
the state lands on the west side of Highway 93. While these may be good locations for
commercial development, they will not work for this mixed -use center. Either the parcels are
not large enough; the national. retailers desire to be centrally located to Kalispell, Whitefish, and
Columbia Falls; the retailers are also looking at room to expand; the land could only be leased
rather than purchased; or there is not sufficient room for sensible future development around
shopping centers.
This development will benefit local employment and housing. The center will provide new jobs
in the retail and service sector, and the development of the property will create additional work
for area contractors. As the site develops additional jobs will be created by the new businesses.
In normal times, this development's beneficial impact on the local economy would be favorable.
However, the beneficial impact will be even greater considering the construction and retail
employment it will create will help offset some of the reduction in the local manufacturing and
timber industry that has occurred over the past several years. The number of dwelling units in
this RA-3 area cannot be reasonably calculated because of the number of variables present in the
zone. Some of the unknowns will only be answered in the subdivision request for the area_ In
addition to the lot size variable, the RA-3 zone not only allows for residential development but
for light commercial activity as well, such as offices. Some benefits of this area, besides being a
transition zone, are allowing housing to locate close to where people might work and to provide
a variety of housing types. The High Density Residential mixed -use buffer and RA-3 zone will
M
be used as intended, as evidenced by its Master Plan description that - "This district is often used
as a buffer between commercial areas and less dense residential housing serving as a transition
area... is projected to occur adjacent to ... Highway 2 commercial development" and its zoning
definition —"This District serves as a buffer zone between other commercial districts and
adjacent residential areas. "
The Kalispell Master Plan's land use goal is for orderly development of the area with ample
space for future growth, and ensuring compatibility of neighboring land uses. Locating the
mixed -use center on the subject property and using the RA-3 as it is intended, as a buffer,
furthers orderly development in the area and areas north and east.
Due to the size and nature of the development, the proposed site offers the most advantages in
terms of good land use. While it makes sense to locate certain kinds of new commercial
development in places that would fill in existing commercial areas within the City, that planning
concept simply will not work for the size of the development many national retailers desire or
demand. No development can address all goals and objectives in the Kalispell Master Plan, but
placing this development at the proposed location makes for good use of the subject property,
makes good sense for this type of development, and provides planners with the opportunity to
effectively guide future growth in the area.
It is desirable to locate this type of mixed -use center where there is space available for future
development or that can accommodate the future needs of the retailers and other commercial
occupants and can be logically buffered from surrounding uses. Because large retailers,. such as
anchor tenants, periodically increase the size of their stores, a large commercial development
should be placed where there is room for future growth. A disadvantage of the Kalispell Center
Mall is that there is very limited room for growth. Kalispell Center Mall is not of sufficient size
to accommodate the future needs of existing or new department stores or to allow for the kind of
peripheral development typically found near a large shopping mall. Such peripheral
development includes restaurants, entertainment or service -oriented business, other retailers,
offices, and multifamily development. The proposed tract is large enough to provide anchor
retailers with adequate space for the foreseeable future and to accommodate the number of
retailers that will want to locate in or near the same development with the large anchors. In
addition,. there are large quantities of land to the east and north of the subject property that could
allow for future peripheral development and redevelopment.
A commercial -residential development is a good use for the subject property. Both sides of
Highway 2 through Evergreen are developed with commercial right up to the proposed site, and
much of Highway 2 between East Reserve Drive and Glacier International Airport is also
developed commercially. Most of the retail and other commercial development have occurred
toward the north end of the Kalispell area, placing this center at the proposed site is consistent
with that trend. Furthermore, it is advantageous to have the mixed -use center in close proximity
to existing large commercial retailers, such as those that currently exist in Evergreen (Wal Mart,
K-Mart, Shopko, Office Max, Staples, Super One Foods, Rex. and Vanns), and to have those
retailers and the mixed -use center connected by Highway 2's five lanes. This center will also be
located in close proximity to the Mountain View Plaza with the two sites connected by Reserve
Drive, a State Secondary Highway.
10
The location of commercial activity also factors in to where it is desirable to place different
kinds of residential neighborhoods. Since there is a large amount of open or sparsely developed
space around the proposed development site, the development does not adversely impact a great
number of residential properties so planners have an opportunity to anticipate what kind of
growth would be appropriate in those areas given the availability of sewer.
The Kalispell Master Plan's transportation goal is for a comprehensive circulating system which
serves the combined needs of the community, area and region, and provides safe, convenient and
economical access to all the facilities throughout the area. This goal is furthered because
residents can conveniently access the mixed -use center using a safe, five -lane highway that is
already in existence. The presence of the mixed -use center will not create an instant need for
new or expanded infrastructure, and any changes to existing roadways prompted by the presence
of the mixed -use center are changes that are consistent with future infrastructure plans.
Any development the size of this proposal will impact the existing transportation system.
Placing this development at the proposed location best mitigates this impact because a
substantial number of county residents can access the mixed -use center via existing highways
that are mostly five lane roadways. People from Whitefish and Columbia Falls will have safe,
convenient access to the mixed -use center, via Highways 40, 2, and 93, and people from Bigfork,
via Highways 35 and 2. Residents living west of Kalispell will have safe, convenient access to
the mixed -use center via Highways 2 and 93.
West Reserve Drive, a State Secondary Highway and the first east -west connection north of the
City, between Highway 93 and Highway 2 will see some increase in traffic as a result of this
development. However, if this increase in traffic requires that changes to this stretch of road be
considered, such changes would be consistent with those already contemplated, such as changing
the road to four lanes and making it part of an extension of the bypass around Kalispell. The
growth around Buffalo Hill Golf Course, along Whitefish Stage Road, Village Greens Golf
Course, as well as the existence of Semitool on Reserve Drive has caused planners to consider
upgrading this stretch of roadway to four lanes; this would be consistent with such a designation.
Furthermore, the Highway 93 bypass around the west side of Kalispell is being planned. This
bypass would reconnect with Highway 93 at Reserve Drive; a logical extension of this route
would be to continue it to Highway 2. Therefore, although the presence of the mixed -use center
at its proposed location may increase traffic demand on West Reserve Drive those changes will
be consistent with those already considered for the future.
The Kalispell Master Plan goal calls for an economical balanced distribution of public facilities
and services throughout the area for present and anticipated future residents. The Evergreen
Water District can make water service to the site available. Sewage treatment can be handled by
either an on -site, engineered treatment system, an extension of the Evergreen collection system
line that ends at the intersection of East Reserve and Highway 2, or by extending a City line to
the subject property that would bypass the Evergreen collection system.
Law enforcement protection in the area is presently provided by the Flathead County Sheriff's
Department and the Montana Highway Patrol. The Kalispell Police Chief has indicated that the
Kalispell Police Department will respond to calls. The Evergreen Fire Department's station is
approximately two miles from the subject property and could assist Kalispell Fire Department in
an emergency until the Kalispell Fire Department builds their satellite station. Coordination
I I
between the city and county will need to occur on issues such as law enforcement and fire
protection. These Departments currently provide back-up coverage to each other and Kalispell
is considering a Iocation for a second fire station on the north side of town.
This development furthers the goals and objectives of the Kalispell Master Plan in regards to
recreational and cultural facilities by providing features within its development, such as the 5.9
acre City Park, the bicycle/jogging trail, extensive landscape buffer, linear open space green belt
along Trumbull and Spring Creeks and graphics within the mall.
Locating this kind and size of development away from Kalispell's historic and cultural district,
which is in the heart of Kalispell, may indirectly benefit the historic and cultural facilities
because the development does not threaten their preservation by creating new demands on
property uses and the use of existing facilities. Kalispell's historic and cultural areas with their
unique characteristic; the courthouse circle area; historic districts, including the Conrad
Mansion, Central School Museum, Depot Park Square, Hockaday Center for the Arts, and
Kalispell Repertory Theater, which are in or near downtown Kalispell, will not be encroached
upon nor constricted by development demands associated with this development and would in
fact benefit from the potential graphics and advertising opportunities within the mall.
The mixed -use center will create little or no immediate burden on educational services and
facilities. An increase in the number of school age children will occur as a result of the
residential aspect of this project. However, the precise number are unknown because of vaned
development potential of the area, any analysis of the numbers would be purely speculative at
this time. At least some of the RA-3 area will be developed with offices. The increase in land
value and the concentration of development close to the school will help offset any impact these
school children would have on the system. Compact developments are the most efficient means
for providing the full range of services; education is one of those services.
In conclusion, this site is ideal for locating a mixed -use development such as this. It has access
to urban services, is located along an existing major transportation corridor, it will enhance the
northeast entrance into the City, it opens up a new area for the City to look to for expansion, the
property is of sufficient size to allow for expansion internal to the development, the project
provides for housing in close proximity to the commercial development it may serve, it provides
for the protection of the creek and adds to the recreation opportunities of the area. For all these
reasons we respectfully request that this project become a part of the City of Kalispell.
Thank you for the opportunity to bring such a distinguished project to the City for your decision.
12
Tri-City Planning Office
17 Second St East, Suite 211
Kalispell, MT° 59901
Phone: (406) 751-1850 Fag: (406) 751-1858
PETITION FOR ANNEXATION AND INITIAL ZONING
CITY OF KALISPELL
NAME OF APPLICANT: Wolford Development Montana, LLC
MAIL ADDRESS: Four Squares Business Center, 1200 Mountain Creek Road, Ste. 102
CITY/STATE/ZIP: Chattanooga, TN 37405 PHONE: (423) 874-0811
INTEREST IN PROPERTY: Buyer
Other Parties of Interest to be Notified: See Attached
PARTIES OF INTEREST:
MAIL ADDRESS:
CITY/STATE/ZIP: PHONE:
INTEREST IN PROPERTY:
PLEASE COMPLETE THE FOLLOWING:
Address of the property: None
Legal Description: Tracts 7 7E, 7EB 7ED 7G 7J 7F 3A 3B 3BA
(Lot and Block of Subdivision; Tract 9)
Section 28, Township 29 North, Range 21 West
(Section, Township, Range) (Attach metes and bounds as Exhibit A)
The present zoning of the above property is: County B-2, R-1, SAG10
The proposed zoning of the above property is: City B-2, B-2PUD, RA-3, P-1
State the changed or changing conditions that make the proposed amendment necessary:
Kalispell is --rowing, the applicant desires this project to be located in the city
with city services. Highway 2 has expanded to five lanes and is a major transportation
corridor.
The signing of this application signifies that the foregoing information is true and accurate based upon the best
information available and further grants approval for Tri-City Planning staff to be present on the property for
routine inspection during the annexation process.
By John Parsons on behalf of Wolford Development Montana, LLC
(Applicant)
(Date)
1 _ Frank J. Weimar
c/o Bruce Measure
33 2nd Street East, Ste. 1
Kalispell, MT 59901
2. Jump Reserve Properties, a Limited Partnership
Darlene Jump-Rauthe, General Partner
687 Scenic Drive
Kalispell, MT 59901
3. Jump Investments, a Limited Partnership
Darlene Jump-Rauthe, General Partner
687 Scenic Drive
Kalispell, MT 59901
4. Andrew R. Farris
168 Buffalo Stage Rd.
Kalispell, MT 59901
5. Thomas Bruyer
135 E. Reserve Dr:
Kalispell, MT 59901
6. Daniel W. Skiles and Fay M. Skiles
161 E. Reserve Dr.
Kalispell, MT 59901
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