05/07/02 Tri-City Staff ReportGLACIER AL46LL ► ! USE DEVELOPMENT
REQUEST! ' MASTER PLAN AMENDMENT
OFFICETRI-CITY PLANNING REPORT #KMPA-02-2
MAY 7, !0
A report to the Kalispell City Planning Board and the Kalispell City Council regarding
a request to amend the Kalispell City -County Master Plan from Agricultural, Light
Industrial and Suburban Residential to Commercial and High Density Residential. A
public hearing has been scheduled before the Kalispell City Planning Board for May
14, 2002 beginning at 7:00 PM in the Kalispell City Council Chambers. The
planning board will forward a recommendation to the Kalispell City Council for final
action.
BACKGROUND INFO ATI®N: On July 9, 2001 Wolford Development submitted
applications for a master plan amendment to the newly created Flathead County
Planning and Zoning Office to amend the Kalispell City -County Master plan from
Light Industrial, Agricultural and Residential to Commercial on approximately 145
acres. An application was also submitted on July 11, 2002 for B-2, General
Commercial, zoning on the property. The Kalispell City -County Planning Board held a
public hearing on the master plan amendment on August 14, 2001 and forwarded a
recommendation to both the Kalispell City Council and Board of County
Commissioners to approve the amendment. The planning board called a special
meeting on August 21, 2001 to hold a public hearing on the zone change to B-2. The
planning board recommended approval of the zone change from I- IH, Light Industrial
Highway; SAG-10, Suburban Agricultural, and R-2, Suburban Residential to B-2,
General Commercial, to the county commissioners.
Prior to this the 1999 Montana Legislative Session passed Senate Bill 97 (SB 97)
which revised the basic enabling legislation for master plans / growth polices and
created some uncertainty regarding amendments to existing master plans and
adoption of "new" zoning after October 1, 2001. These uncertainties resulted in a
decision by the county commissioners and the city -county planning board to expedite
the Wolford application so that. actions taken by the planning board and county
commissioners would occur before October 1, 2001. On August 23, 2001 the Board
of County Commissioners held a public hearing on the proposed B-2 zone change and
passed a resolution of intent.
A public hearing was scheduled before the Kalispell City Council on the proposed plan
amendment for September 17, 2001, but was cancelled on the advice of the City's
legal counsel because of issues relating to the legality of amendments to the master
plan and creation of "new" zoning. On September 18, 2001 the county commissioners
held a public hearing on the master plan amendment. On September 28, 2001 they
approved the master plan amendment to a Commercial designation on approximately
145 acres. On that same date, the commissioners also approved a zone change to B-
2, General Commercial, with an implied understanding that the developers would
later submit a proposal for a planned unit development for a large indoor mall, i.e.
Glacier Mall.
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The City of Kalispell subsequently filed a petition in district court seeking a
declaratory judgment to determine the effect of the unilateral actions and approvals
by the Board of County Commissioners approximately one month after their action
was taken. In essence the City challenged the County's legal authority to unilaterally
amend the Kalispell City -County Master Plan within the joint planning jurisdiction
and the validity of the zoning approval. That suit has essentially languished over the
last several months as Wolford Development has continued to pursue the
development proposal.
On December 17, 2001, the Board of County Commissioners unilaterally withdrew the
County's participation in the joint Kalispell City -County Planning Board. It was the
County's intent to exclude the extra -territorial planning jurisdiction from the City's
planning review authority and to include it within the Flathead County Planning
Board's planning review authority. Subsequent to this action, the City of Kalispell
has attempted to negotiate revised extra -territorial planning jurisdiction boundaries,
but pending legal disputes have stymied progress. As a result of the County's
withdrawal from joint planning in the Kalispell area, the City has limited its planning
authority to inside the city limits. In response to the situation the Kalispell City
Council has established an interim City planning board. The board was established
as "interim" because there were some expectations that a new joint jurisdictional
boundary could be negotiated between the City of Kalispell and Flathead County.
On November 11, 2001 the Kalispell City Council directed the City Attorney's Office to
seek an opinion from the State Attorney General's Office regarding the interpretation
of Senate Bill 97, which amended the statutes relating to the master plan later
referred to as the "growth policy;" to determine the affect it would have on existing
master plans. In researching that matter, the City Attorney's Office found that there
are various opinions in the legal community regarding the interpretation of Senate Bill
97. After rather exhaustive research, that request was submitted to the Attorney
General's Office on April 1, 2002.
In the process of researching the bill and its history, the City Attorney's Office
thoroughly researched the state and local legislative history of land use planning laws
as well as the history of SB 97. Based upon that information, it is the opinion of the
City Attorney's office that the legislature, by enacting SB 97, never intended for those
local governments with existing master plans to be constrained from taking any action
or making any changes to the existing plan(s) before creating a new "growth policy."
In the process of research and communication with other knowledgeable parties in
local government around the state, the Kalispell City Attorney has concluded that
changes to the law would still allow local governments to continue to plan with and
use existing master plans; and that it is not only what was intended by the
legislature, but is also essential to ongoing land use development. Based on that
information, it is the recommendation of the Kalispell City Attorney that the City of
Kalispell, which has waited six months, should move forward utilizing the current
master plan as the legal existing document much in the same manner as the City of
Missoula. Which means that unless and until a growth policy plan is adopted to
replace it, the assumption would be that the existing master plan is a valid document
to which we will look.
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The Kalispell City Attorney's Office has further clarified the process and has provided
advice to the City of Kalispell and Tri-City Planning staff regarding plan amendments.
If a landowner with property outside the city limits is seeking a plan amendment and
annexation, the developer would come to the City with an application for plan
amendment and, because the property is currently out of the City, for annexation.
The plan amendment, annexation and initial zoning requests would all be reviewed
and heard by the Kalispell City Planning Board. Recommendations for approval of the
annexation and zoning would be contingent upon the approval of the plan
amendment request. Because the property will be brought into the City, the City
assumes review authority within the City jurisdiction and County review and approval
would not be required. This process will obviously be somewhat simpler for those
developers who are not seeking a plan amendment and thus a simple request for
annexation to the city and initial zoning would be handled in a rote manner and
reference would be given to the existing master plan land use designation.
As a final note, a developer may feel more comfortable with this process if the City
adopted a new growth policy "just in case" the Attorney General's opinion may, at a
later date, determine that a new growth policy is required. However, because of
ongoing talks with the County to establish an interlocal planning agreement and new
planning jurisdiction boundary, there is uncertainty about the length of time it would
take to adopt the policy, and taking that direction right now would not be pragmatic
and could be counterproductive in the long run.
Technical Assistance:
Wolford Development Montana, LLC
Four Squares Business Center
1200 Mountain Creek Rd., Ste 102
Chattanooga, TN 37405
(406) 752-4215
List of Owners Attached
John Parsons, AICP
Land Use Consultant
725 Ninth Ave West
Kalispell, MT 59901
Architecture+
Washington Plaza, Ste 400
300 Washington St.
Monroe, LA 71201
Ken Kalivig
Kaufman, Vidal &, Hileman, PC
P.O. Box 728
Kalispell, MT 59901
B. Nature of the Request: This is 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 northeast corner of LaSalle Road and East Reserve
Drive. Concurrent with the master plan amendment request, the applicants have
filed a petition to annex.
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 actual
project site area contains 247 acres with 15 acres near the northeast corner of
LaSalle Road and East Reserve Drive already having a master plan designation for
Commercial and a B-2, General Business, zoning designation. The total area
proposed for commercial development would be 184.47 acres and approximately
56.26 acres in mixed use residential. The remaining 5.93 acres is designated as
public along the Trumble Creek channel.
It is notable that the Board of County Commissioners approved a master plan
amendment to Commercial on approximately 145 acres and a zoning designation
of B-2 / PUD, General Business with a Planned Unit Development overlay. The
County's approval of the master plan amendment and subsequent zoning has not
been either formally or informally recognized by the City of Kalispell. In fact, there
is a pending complaint, in district court questioning the legality of the County's
unilateral actions and approvals. Hence in reference to this application proposal,
this report will evaluate the proposal on the basis that the City of Kalispell has not
acted upon or recognized the actions of the county commissioners and that the
land use designations for the area as they appear on the existing Kalispell City -
County Master Plan map.
The Glacier Mall Mixed Use Development proposed by Wolford Development LLC is
seeking approval for a "commercial / residential mixed use" development that
would include a fully enclosed regional mall on approximately 70 acres, an
adjacent commercial center on approximately 32 acres, a series of free standing
commercial parcels totaling approximately 66 acres and a mixed use area of
approximately 56 acres for lower intensity commercial uses such as offices as well
as high density residential uses. Approximately 6 acres has been designated as a
park and there is approximately 5 acres designated as open space between this
development and the Granite View Subdivision near the southeast portion of the
project site.
A north / south roadway, Glacier Way between Rose Crossing and West Reserve
Drive, is intended to be developed as a collector for the area and dedicated to the
City of Kalispell. Four accesses from the site onto LaSalle Road are indicated on
the plan map, two with traffic lights. A new traffic light is shown at the
intersection of LaSalle and Rose Crossing. Two accesses onto East Reserve Drive
are shown, one that provides a main entrance to the mall site and one accesses
the new public street, Glacier Way. A new connection onto Rose Crossing with
Glacier Way is also shown. All of the newly created accesses and lights would
need to be reviewed and approved by the appropriate review authority, i.e. either
in
the Montana Department of Transportation or the Flathead County Road
Department and in the case of the railroad crossing, Burlington Northern / Santa
Fe. A traffic study is currently underway and would be used by the various
permitting agencies to determine feasibility, mitigation and improvements for any
or all of the proposed access points. Should the plan amendment be approved and
the project proceeds.
Extension of City sewer to the project site is a critical component to the feasibility
of the project which would involve the extension of City sewer from its closest
point along Whitefish Stage Road to the site. Two alternative routes for the sewer
extension are being assessed by the developer, but no clear route for the sewer
extension has been determined. Sewer could either be extended from Whitefish
Stage Road and east on West Reserve Drive to the site or it could be extended from
Whitefish Stage Road to Rose Crossing and east to the site. Evergreen Water
District could provide water services to the site which would essentially involve a
petition to annex into the district and acceptance by the Evergreen Water District
board.
The overall concept of the development would be to capture a regional retail
market that would include all of northwest Montana and beyond. Located at a
major intersection within the Kalispell area that is in close proximity to Glacier
International Airport as well as the commercial center of the Valley, the developers
have chosen this site not only because of it location, but because of the amount of
undeveloped property that would allow for future expansion. The layout and size
of the site would promote the development of large retail stores with relatively
smaller parcels also available for commercial development along the perimeter of
the mall and new retail center. Architectural and landscape components would be
integrated through a future Planned Unit Development on the portion of the site
designated for the indoor mall, regional center and to the west of the mall site
where several commercial out parcels are located.
C. Location and Legal Description of Property: The 232 acres proposed for the
plan amendment is located near the north east corner of LaSalle Road and East
Reserve Drive. 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.
D. Existing Land Use and Zoning: There are several single family dwellings and
associated outbuildings on the property which has been used for agricultural
purposes. Approximately 17 acres is zoned County R-2, Suburban Residential,
approximately 54 acres is zoned I-1H, Light Industrial Highway and
approximately 161 acres is currently zoned SAG-10, Suburban Agricultural, an
agricultural district with a ten acre minimum lot size requirement intended for
small farm and estate type development.
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E. Adjacent Land Uses and Zoning: The area is characterized by a mix of uses in
the immediate area with commercial development generally located along LaSalle
Road and residential developments further to the east and west.
North: A mix of commercial, light industrial and residential, unzoned
South: Commercial and residential, County B-2, R-2 and R-1 zoning
East:: Agricultural and residential, County SAG-10 and R-2 zoning
West: Commercial, light industrial, agricultural, County B-2, I-1
AG-80 zoning
Although there are no specific evaluation criteria in the Kalispell City County Master
Plan or in the Montana planning statutes for review of plan amendments, revisions
are anticipated albeit typically on a more holistic basis. As was previously noted a
comprehensive update of the master plan / growth policy has been underway for
several years, but the process has languished because of political and jurisdictional
issues between the Board of County Commissioners and City of Kalispell. A draft
plan has been prepared that has not been formally adopted by either governing body.
Elements of that draft plan may be relevant in a certain context, but will not
necessarily be considered in evaluating this proposal since it is not a legal document.
Comprehensive land use plans are a common tool in most communities to provide a
general and comprehensive outline of community goals and expectations about where
and how a community should grow and develop.
In order to provide a framework for analysis and evaluation of the proposal, an outline
of general public -interest criteria has been developed using basic, common sense
issues related to a proposed change in land use for the area. The criteria for
evaluation will be established as follows:
® Changes in circumstances that warrant the amendment;
® Compliance with the overall goals and policies of the master plan and its various
elements:
✓ growth management,
✓ land use,
✓ economy,
✓ environmental considerations,
✓ parks and recreation,
✓ transportation,
✓ infrastructure, utilities and public services;
✓ annexation and the extension of services.
The proposed plan amendment will be considered in the context of the current
Kalispell City -County Master Plan document, the overall plan update process and
most appropriately considered as an addendum to the master plan and / or future
growth policy since there is no clear mechanism for integrating a development plan
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such as that being proposal into the overall document. As noted in the application,
the proposal will be referred to as the Glacier Mall Mixed Use Development Plan and
will detail the goals, objectives and policies for development on the 247 acres site.
Has there been a change of circumstances under which proposed master
plan amendment is being made that warrants its consideration
The master plan of record was adopted in 1986. Since that time there have been
substantial changes in the population, economy and development within the urban
area of the community which fostered the need for undertaking the current update
process that continues to languish. Although many elements and issues of the
current master plan are still valid, many changes have taken place in the community
which would warrant consideration of an amendment. For instance according to the
US Census Bureau the unadjusted 2000 information show that the Kalispell area
grew by approximately 16 percent between 1990 and 2000 from an area population of
approximately 25,000 to approximately 29,000. Additionally, the city of Kalispell has
grown approximately 19 percent over the last decade from approximately 12,000 in
1990 to approximately 14,200 in 2000. Along with this population growth has been a
shift from a resource based economy, i.e. timber, mining and manufacturing to an
economy that relies more on the deliver of good and services with an emphasis on
retirement and tourism income.
In addition to the increase in population there has been significant commercial
expansion as a result of the robust national and local economy and tourism with an
emphasis on and operating such a facility. Because of the population increase, the
expanding and healthy local economy, this area has captured the attention of several
developers who have been interested in developing a regional shopping center, a
"power center" or other similar large scale retail development project that would
capture not only the local and regional population, but the seasonal tourist
population which is estimated to be approximately 1.6 million annually.
Another important circumstance within the Kalispell area that has brought about
significant change and growth is the provision of public water and sewer to the area
east of Kalispell, Evergreen. In 1991, through an interlocal agreement with the City of
Kalispell, the Evergreen Sewer District was allocated approximately 682,000 gallons
per day of effluent to be treated at the Kalispell sewer treatment plan out of the 3.2
million gallon capacity. An area that was previously limited to the use of on -site
sewage treatment facilities and with a significant amount of undeveloped or
underdeveloped property was now given the opportunity for previously unrealized
growth. The location of this area along a federal highway, US Hwy 2, i.e. LaSalle
Road, provided good visibility and access to an area that was ripe for commercial
development. In essence, the provision of sewer to the area has allowed Evergreen to
development into a community in it own right with a full range of private and public
services. Commercial development along "the strip" has been ongoing fostering the
construction of everything from big box retail to national banks and franchise
restaurants. Within the Evergreen area there is substantial opportunity for future
commercial expansion and infill, albeit there are few large remaining undeveloped
parcel, i.e. parcels over 20 acres in size.
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Unintended impacts associated with the commercial development and expansion in
the Evergreen area has been the surplus of retail space available in the downtown
core of Kalispell, the Kalispell Center Mall, Gateway West Mall (now closed) as well as
remaining undeveloped commercial property on Highway 93 south of Kalispell. The
regional center with big box retail store is a phenomenon that has had the greatest
impact on local and regional economies in the last decade, but few communities have
had the desire or political will to resist their entrance to their communities primarily
because of the savings opportunities and expanded choices they can provided to
consumers and the laissez faire approach to development and free enterprise.
In conclusion, it can be clearly reasoned that circumstances and conditions have
changed since the 1986 master plan was adopted to warrant consideration of changes
to the plan document and in conjunction with this proposal.
Does the proposed plan amendment further the overall goals and
specificobjectives of the master plan when considering the of
the plan?
Growth Manag _m -n Managing growth for the City of Kalispell relies largely on
compact expansion redevelopment and infill within the current city limits because
there is very little remaining undeveloped property and few large parcels that lend
themselves to new development of large scale commercial or residential projects.
Annexation of the outlying areas on the urban fringes becomes another strategy to
manage and encourage growth within the city limits of Kalispell where adequate
provision of public services can be addressed. The goal statement of the current
master plan document states "a comprehensive, effective growth management
program which provides for all the needs of the community, is adaptable to changing
trends and is attuned to the overall public welfare." Since Kalispell is limited to
planning inside its city limits, a more aggressive annexation policy and plan is one of
the primary tools that the City will need to rely on in conjunction with the provision of
services, primarily water and / or sewer to a newly developing area.
Master plan Goals and Objectives 1(e), encourages the "adoption of a municipal
annexation program which coordinates with the extension of services plan to
aggressively deal with fringe developments setting the stage for immediate or future
annexation so as to preserve the tax base of the city and eliminate future barriers to
orderly growth." Kalispell adopted an extension of services plan in November of 1995
that established a service boundary, but it does not include the property proposed for
the master plan amendment. It may be worthy to note that the 1995 Kalispell
Extension of Services Plan was not necessarily based upon a careful quantitative
analysis of existing and future needs, but rather a "common sense" approach that
considered topographical barriers and existing jurisdictional boundaries.
Goals and objectives of the master plan under "Growth Management" l(d) states that
Kalispell should "adopt and continually update the extension of services plan to
program the extension of such municipal services such as water lines, sewer lines,
storm drainage and solid waste collection into growth areas." Within the last 18
months the City of Kalispell contracted with the firm. HDR Engineering and Morrison
and Maierle, Inc. to do a comprehensive analysis of existing facilities and develop a
facilities plan for Kalispell which was completed in July 2001, the City of Kalispell
Water, Sewer and Storm Drainage Facility Plan 2000. This plan attempts to project
needs using a 20 and 50 year time line. This plan also includes an assessment of
existing systems and has attempted to identify deficiencies or "bottlenecks" within the
current infrastructure. Without going into the detail of this document, it is
noteworthy that the property proposed for the master plan amendment and for future
development of the mall and associated properties is within the potential utility
service area identified in the new facilities plan. Although this document is still in a
draft form and has not been formally adopted by the Kalispell City Council, it is
important to note that this area is identified as an area that could potentially be
serviced by the City of Kalispell. It is anticipated that the facilities plan will be
completed within the next three to six months.
Immediate annexation to the city of Kalispell and the extension of Kalispell sewer to
this property is part of the overall development proposal and would address, at least
in part, some of the goals and objectives of the growth management section of the
plan. The extension of sewer into this area and the annexation of the site complies
with the objectives of immediate annexation and, at least in part, preservation of the
tax base of the city. At this point, impacts to the tax base within the commercial core
of the city are unknown. However, this development will take place within the city of
Kalispell rather that within an unincorporated area of the county.
Growth management also includes consideration of the impacts of new commercial
developments on surrounding lands and the interconnectedness of these land use
decisions. Impacts associated with the influx of nearly 200 acres of commercially
designated property approximately three miles from the commercial core of Kalispell
with access to public services has the potential to dramatically alter the established
land use patterns within the city of Kalispell. This commercially designated area
coupled with the plans that the Montana Department of State Lands has for the
development of nearly 400 acres in Section 36, has the potential to create a glut of
commercial property on the market and the disinvestment of the historical
commercial core of Kalispell.
Land Use: One of the issues identified by the city council in the past has been how to
provide for large scale and big box commercial and if there is adequate space within
the current and future market for additional retail. There are two distinctively
different commercial areas in the Kalispell area which are the Kalispell commercial
core area is the historical and commercial center of the community or the "downtown"
which is the well -established and generally pedestrian oriented that functions as the
government seat for the county and serves as a cultural center for the community.
Evergreen also serves as a commercial core area and has provided an area for new
commercial expansion. Most of the development in Evergreen is auto oriented and is
characterized by one or two businesses on a single lot. Both of these commercial core
areas serve important functions in the economic community in different, but
complementary ways.
The challenge that faces the community is to ensure that both of the core commercial
areas remain viable and stable, with opportunities for continued investment and
growth and that they develop in a way that provides for complementary development
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patterns. One of the primary concerns of the future commercial expansion of
Kalispell is the scarcity of large undeveloped parcels within the city limits. There are
few to non-existent. In the Evergreen area there is less scarcity of undeveloped land
and there are a large number of underdeveloped parcels, or parcels that have been
zoned commercially but have not transitioned for a residential to commercial use.
Some of these parcels are fairly large from two to ten acres in size. However, there are
no parcels that are 15 to 50 acres in size that are undeveloped and within the
commercial core. Most of the development that has occurred in the Evergreen area
over the last ten years or so has been the redevelopment of residential or even once
agricultural parcels. This proposal is a continuation of that trend, but on a larger
scale.
The challenge of addressing future commercial development is two fold: To locate in
areas where existing utilities and facilities are available and to expand from existing
commercial centers. There is pressure to develop in the outlying areas because of
relatively inexpensive land and the location along arterials roads. Compact
development becomes important when considering the scarcity of available land.
General goals and polices under the master plan section of the plan, Goal 6, Land
Use, encourages the orderly development in the planning jurisdiction with ample
space for future growth while ensuring compatibility of adjacent land use.
Additionally, Goal 6(b) encourages that "standards for the designation or expansion of
commercial areas (be) based on a compact development pattern designed to meet the
needs of the intended service area and not the desires of speculation or strip
developers." While this development can, in part meet the land use goals of the plan
because it provides ample space for future growth, it does not necessarily ensure the
compatibility of adjacent land uses, particularly the High Density Residential
component of the proposal which could place commercial buildings such as offices
and apartments next to an exclusively very low density residential / agricultural area.
A more appropriate land use designation for this portion of the site would be Urban
Residential that would anticipate setting the stage for the development of single family
homes and duplexes at a density appropriate to an area that can be served by public
sewer and water.
Additionally, the land along the periphery of the site and particularly to the east of the
site appear to be purely speculative in nature and intended to capture potential
commercial development far into the future. Although there is some logic to the sites
located on the east side of LaSalle Road, west of the proposed mall site and
commercial center being designated as Commercial because of direct access and the
mall use, the property to the east of the mall and commercial center and west of
Glacier Way designated as Commercial in the application should be used as a
transition area that would allow the same mix of office / multi family uses that
proposed on the east side of the roadway.
The area located east of the mall and commercial center and west of Glacier Way
designated as Commercial in the application would more appropriately be designated
as High Density Residential which would is intended as a transition area between
higher intensity commercial uses and residential uses. This would not only provide
the needed transition to a more residentially oriented land base to the east it would
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avoid the speculative nature of excessive commercial development within the Kalispell
area that has the potential to displace future commercial development not only in
Kalispell, but in other areas of the Valley and create marginally viable commercial
uses elsewhere.
The recommendation to utilize the area immediately east of the proposed commercial
center and mall as High Density Residential rather than Commercial and the area
east of the proposed north J south roadway as Urban Residential rather than High
Density Residential also furthers Land Use goal (h) to "concentrate medium and high
density residential units in areas close to commercial services, good traffic access and
open space specifically to provide efficient access to these amenities for the occupants
and to provide a suitable buffer between commercial and high traffic areas and low
density residential areas."
Under the Land Use section of the master plan there is some somewhat dated
information on page 40 regarding the amount of commercially designated land and on
page 45 the amount of land that would be needed for future development. It noted
there that as a regional service area Kalispell would need an additional 400 acres of
commercial land over the next 25 years and that all commercial activity should be
directed toward existing commercial areas either as expansion or as infill.
At the time this document was written there was approximately 590 acres of
commercial property in the Kalispell. However, at present there is over 1200 acres if
commercial land. Most of the Evergreen area was considered Suburban or Urban
Residential. Additionally, the State School Section has been redesignated as a mixed -
use area. There has been substantial development around the hospital and Mountain
View Plaza (Home Depot) has been developed as well as several areas within the
immediate Kalispell area. These developments would indicate that even as a regional
service and retail provider, Kalispell and the immediate surrounding area meet or
exceed the anticipated needs into the year 2010 and beyond. It should be noted that
the Kalispell Center Mall is located on approximately 20 acres; Gateway West Mall on
approximately 13 acre and that the entire downtown core of Kalispell contains
approximately 40 acres and these areas are having a difficult time maintaining a
stable commercial base. The need for additional general commercial land is
questionable.
Page 46 of the master plan addresses Highway Commercial and General Commercial
development and notes that these districts "are perceived to occur as compact
expansion and infill of existing strip commercial developments occurring on Highway
93 south of 13th Street and on Highway 2 between Meridian Road and Evergreen and
on Hwy 2 between Reserve Drive and the BN crossing to the north." Although some of
the area proposed for the plan amendment is recognized as commercial in the plan,
i.e. the area between Reserve Drive and the BN crossing to the north, there is
substantially more area beyond that which is not identified in the plan document as
being planned for commercial growth. However, it could also be observed that the
Evergreen area was not the vital commercial component of the Valley that it is today
when the plan was written.
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Today Evergreen represents an important commercial element within the community
and there are few large undeveloped or underdeveloped parcels where a project of the
size of being proposed would be able to locate. There is significant commercial
development around and within the immediate area of the property proposed for a
redesignation to a Commercial use. The intense commercial development of the
Evergreen area is immediately to the south and west of this site. A redesignation of
the area proposed for the regional commercial center and the mall can be considered
an expansion of the existing commercially developed areas that area immediately
adjacent to it, not sprawl or "strip development" which is usually disconnected, low
density in nature and some distance from existing development.
It is also notable that the current master plan document does not anticipate a
regional mall and shopping center such as that which is being proposed. When
assessing where such a facility might have the ability to locate within the Kalispell
and surrounding area, there is a scarcity of parcels that would adequately
accommodate the behemoth that is being proposed. The Tri-City Planning Office staff
conducted an inventory of potential sites that would be able to accommodate a
development requiring 60 acres or more and there were few sites available, and even
fewer sites that had ready access to public utilities. The exception to this would be
the State School Section which would have adequate utilities and space for the
location and development of the mall and commercial center, but there are
restrictions on the timing of commercial development on the school section site as
well as an unwillingness or inability of the current developer to enter into a long term
lease, as is required by the State. In essence if a regional mall and shopping center is
to locate within the Kalispell area, the proposed site can be considered a logical
placement because of its close proximity to the existing commercial core of Evergreen
and the availability of public services to the site.
However, the property designated as Commercial outside of the proposed mall and
regional commercial center appear to be highly speculative in nature, particularly the
area to the east of the commercial centers. A glut of commercial property has the
potential to create a negative impact on other commercial areas of the community
marginalizing their viability. Additionally, there is adequate land within the site to
create a truly integrated mixed use community by establishing a residential
component and creating a buffer area between the intensive commercial uses of the
mall and shopping center with a High Density Residential designation along the west
boundary of the internal roadway. This could reasonably lead to the transition to a
residential component to the east of the roadway. If the area to the east of the
internal roadway of approximately 57 acres were designated as Urban Residential,
this could logically set the stage for further residential development to the east as
utilities and services become available.
With population growth anticipated at approximately one to two percent per year to
continue, the provision of an adequate supply and diversity of housing become a
critical need within the community more so than a need for additional commercial
land. There is limited available land within the city limits of Kalispell or within close
proximity to services that lends itself to urban density residential development. By
integrating a residential component into the overall development plan the mixed use
development would fill and important need within the community as a whole.
19
Economy: County income and employment have boomed over the last decade and
while the economy is relatively diverse, the service industries employed 70% of the
county workforce in 1990 and has created the majority of new local jobs since 1990.
Expanding industries tend to pay low wages and the county's rate of persons in poverty
grew from 9.4% in 1980 to 14.2% in 1990. The U.S. Census Bureau model -based
income and poverty estimate released in November of 2000 estimated Flathead County
to have a 14.2% poverty rate in 1997, representing little change from 1990. Shifts in
recent decades in both the global and the national economies have played a key role
in economic conditions of the local area. Local examples of these national changes
include the expansion of services and tourism; proliferation of low -wage jobs;
downsizing of timber mills and the Columbia Falls Aluminum Plant; and the
expansion of microelectronics production at Semi -Tool.
Section 5 of the master plan encourages a diverse economy promoted by careful
planning of various types and locations of development and encourages the activities
to ensure the Central Business District remain strong and viable. Goal 5(f), an
economic goal, encourages the promotion of and the provision of additional tourist
facilities such as hotels and motels.
The rapid economic growth of the early 1990's had mixed benefits for the local economy
in terms of average wages. Most new jobs created were low -wage jobs and job growth
was concentrated in the service industries, with the notable exceptions of construction
and non -electrical machinery manufacturing, i.e., Semi -Tool. Retail trade, one of the
lowest paying industries, created nearly three times more jobs than the second highest
job -growth industry. This proposal will perpetuate that local economic trend rather
than adding greater diversity to the local economy, but may provide some potential for
the expansion of the tourist trade which could have a spill over effect relating to other
activities in the local area.
It has been stated that this project would invest approximately 100 million dollars in
improvements to the site. As a note this would generate approximately $554,000 in
additional tax revenue to the City of Kalispell based upon the current projected mill
levy of 129.42. However, this oversimplification does not account for potential
economic flight in the commercial core or the displacement of existing businesses. A
market analysis for the development could assist in determining actual net increase
in revenue to the City by assessing the current and future demand for the type of
products and services being proposed, determine the out flow or "leaks" to businesses
located outside the local market and the potential impacts this project would have on
existing businesses.
The Urban Land Institutes book Develo:pment Tmj2artAssessment Handbook (1994)
provides a fairly straightforward model for assessing the potential needs and impacts
in the retail, office and residential market. The retail market study consists of five
components starting with the demographic and economic trends within the region
since they will have a direct and decisive impact on the demand for and supply of
retail merchandise. The second part is determining the market or trade area, in this
case on a regional basis. The third part is assessing the demand / supply
relationship by computing indirectly the projected demand for retail merchandise into
1.1
a demand for retail space which is compared to the current supply of retail space in
the market. This is directly projected and a comparison of the demand and supply
produces and estimate of the unfulfilled demand. The fourth part determines the
project's net capture, and the fifth part an assessment of the development's profile
including the number and type of stores as well as the schedule of development.
Essentially this five step model would involve — determining the population and
income level of the region (250,000 — 500,000) times net disposable income (estimated
at 0.171 per capita) to determine the region's shopping goods expenditures. At $123
per square foot of retail (as per the Urban Land Institute), the supply of retail within
the trade area can be determined and projected to accommodate future population
growth. The net capture of the market can be determined in one of two approaches:
the share of market approach or the residual sales approach. This same type of
market analysis can be conducted to determine the market for office and residential
development. Impacts on the local economy are not quantifiable at this time, but
could be determined through a careful market analysis of these three components.
Environmental Considerations: Contrary to the statement in the application that
"there are no significant topographic constraints," there are significant constraints
associated with the 100 year floodplain, Trumble Creek channel and the small
wetlands area near the south of the site. Some of these issues can be addressed thru
obtaining a floodplain development permit to fill, others must be addressed through
policy statements associated with the development that will insure that the natural
environment is not degraded as a result of any development on the site. According to
the Federal Emergency Management Agency (FEMA), the agency in charge of
developing and maintaining the Flood Insurance Rate Maps (FIRM) a significant
portion of the site has some severe environmental constraints due to the 100 year
floodplain designation.
According to FIRM Panels 1420 dated 9 / 5 / 84 and 1810 dated 10 / 16 / 96 there are
significant areas of 100 year floodplain immediately within and around the site to the
east. Trumble Creek, which is an active channel, starts near the northwest portion of
the site and travels through the site to the east. Spring Creek lies to the east of the
site and converges with Trumble Creek off -site along the eastern boundary at point
about midway in the property. This too is an active channel that warrants
preservation and careful consideration during construction. There is also another
area on the site where the mall and the commercial center are proposed that is
designated as being in the 100 year floodplain. However, it appears that his channel
has been inactive for quite some time and at some points has been blocked likely for
irrigation purposes. The largest area of floodplain on the site it the area where
Trumble Creek turns from the south to head east and the inactive channel continues
to the south. This area is approximately 800 feet long and 1,200 feet wide, according
to the floodplain map for the area. The applicants have attempted to address this
area to a certain extent by designating a 5.6 acre portion of it as Public.
The Public designation of this floodplain area ensures that this area would not be
subject to filling or intensive development. However, a policy attached to the plan
amendment should require a survey of the floodplain in the area be completed to
further delineate the active portion of the channel so that it is protected and
preserved for flood flows. The Public portion of the site may need to be expanded as a
M
result of further study of the floodplain in the area in order to protect the integrity of
the stream and streambed. The roadway crossing with Glacier Way, the primary
north / south collector for the site that is indicated on the development outline, would
be subject to a floodplain development permit and the 100 year flood flows within the
channel would be required to be maintained at their current rate with the installation
of a culvert or bridge and any further engineering on the roadway that might be
required.
If the developers chose to purpose a floodplain map amendment to address the
apparent inactive channel, the area would need to be surveyed and modeled to
determine if there would be any increase to the floodplain in the area. This
application for a letter of map amendment (LOMR) would be submitted to the local
floodplain administrator who would forward the information to the agency office in
Virginia. The data would be studied and if FEMA agrees with the assessments, a
letter of map amendment would be issued. Obtaining a letter of map amendment
from FEMA typically takes six months to one year to complete. It may be noteworthy
that the entire site and basically the entire are east of the BN Santa Fe railroad tracks
is indicated on the above referenced floodplain panels is in the 500 year floodplain.
There are no development restrictions associated with the 500 year floodplain.
There is a small wetland area located near the southern portion of the site where one
of the main entrances to the property is located and manifests as a small pond. This
pond appears to be created from high groundwater in the immediate area and could
provide a good opportunity for enhancement to accommodate storm water runoff.
Storm water management has been a major concern for the development of this area
since there is no storm water system in the area. The management of storm water
has also been a concern expressed by the public because of the potential for
groundwater degradation. The developer has a prime opportunity to address these
issues at least in part by developing the existing wetland area into a storm water
retention basin while preserving this environmentally sensitive area. Although
requiring an engineered solution to this issue, this area could be planted with grasses
and reeds to filter and purify the storm water before it is filtered into the ground.
Flathead Basin Commission has responded to the referral sent to their office with
concerns that the "Evergreen area east of Kalispell, given its high ground water table,
highly permeable soils, proximity to the main stem of the Flathead River, dense
settlement pattern and rapid growth, has long been a source of concern as these
factors relate to the protection of water quality. The FBC believes the public interest
is best served when the widest possible range of objective, science based information
is taken into account when land management decisions are made. In the case of the
Evergreen area, there is ample credible information available that provides detail
analysis of the function of the local aquifer and how water moves between surface,
groundwater and river environments. It is the documented existence of this so-called
"interchange zone" that raises concerns about additional potential sources of non -
point source pollutants in the Evergreen area. The FBC strong urges the Kalispell
City Planning Board to give protection of water quality its highest priority when
considering development proposals." Attached to the referral response letter are
copies of two publications that provide definitive information on the specifics of
alluvial aquifer in the Evergreen area and have been included with this packet.
15
Impact to the local aquifer and how water moves between the surface, groundwater
and underground river environment has not been fully assessed. Unanswered
questions regarding non -point source pollution in the Evergreen area raises concerns.
Community and Renreational Facilities: An approximately 5.6 acre area is
designated on the development plan as Public which is essentially one of the major
channels of Trumble Creek, an environmentally sensitive area that warrants
preservation and protection. Around the main channel of Trumble Creek where the
Public designation is proposed lies the 100 year floodplain, as previously noted. In
reality the 100 year floodplain goes beyond that area designated as Public in the
development plan and further delineation of the area prone to flooding should be
determined and the public area possibly expanded to include environmentally
sensitive area, i.e areas prone to flooding.
There is additional floodplain along the Trumble Creek channel that is not indicated
on the development plan. Some consideration for the buffering and protection of the
area within the 100 year floodplain possibly by designating it as permanent open
space or creating a recreational amenity by developing a trail available either to the
public or to the future property owners.
The City of Kalispell Parks and Recreation Department has stated that they would be
willing to assume ownership and maintenance of the Public area as a City park once
it has been developed. The City would not assume the ownership and maintenance of
areas simply designated as open space or as public since that does not provide a
recreational amenity to the community as undeveloped parkland or open space. The
application proposed that Public area designated on the development plan be would
fulfill future parkland dedication requirements associated with future residential
subdivision on the project site. Under the City and State subdivision regulations, this
would generally be an acceptable arrangement depending on the size, density and
timing of the residential subdivision proposal.
Glacier Way, the north/south collector within the project, is approximately one mile
long and is proposed to have a bicycle jogging trail incorporated into its design. Since
this would be a dedicated City street, the roadway would be required to be designed
and constructed to City standards which would include curb, gutter, sidewalks on
both sides (or in this case perhaps a sidewalk on one side and a bike path on the
opposite side) along with street trees in addition to the development of the roadway to
a collector standard. The development of an interconnecting trail in the area could be
of benefit to community particularly if it could be connected to the trail being
considering in the area to Helena Flats School.
An open space area has been indicated near the southeast corner of the site to
provide buffering between this property and the Granite View Subdivision to the east,
a single family residential development. This open space area would be retained and
maintained by the developer. Although this open space does not necessarily function
as a recreational amenity, it does provide some separation between the development
and the residences in the area.
Transportation: Additional traffic generation as a result of this type of intensive
development will result in significant impacts to the roadway system in the area
particularly to East and West Reserve Drive, Hwy 2 and Rose Crossing. Preliminary
comments from Stephen L. Herzog, P.E., Kalispell Area Maintenance Engineer, on
behalf of the Montana Department of Transportation were received in response to an
agency referral. Mr. Herzog noted that his comments are based on a cursory review of
the preliminary limited information provided. In his comments he states that this
project will need to undergo the Department's Systems Impact Process for a thorough
review. This will require a comprehensive Traffic Impact Study, which by reference in
the application is currently underway.
Initial comments and points of concern from the Montana Department of
Transportation include the following:
"References made on pages 8 and 11 indicate that no additional burdens will
be placed on the public for new roads and that an expansion is planned for S
548 (West Reserve Drive) to 4 lanes. Presently I am unaware of any funding or
programmed projects for these referenced improvements. Such infrastructure
changes and the funding of such improvements will need to be addressed in
the traffic study and in the systems impact review process. This may include
associated signal upgrades, lane expansion and/or drainage needs. A further
area of concern that will need to be addressed in the impact process is what if
any impacts will this project have on air quality with regard to PM-10 and CO
standards.
Two accesses are identified to have new signals on US 2 as a part of this
project. Both locations create potential problems based on the proximity to
other traffic conflicts. The southerly access location may be to close to the
existing signal at Reserve and US 93 while the northerly signal may be located
to close to the railroad crossing. The middle access may be the only
appropriate location for signalization. The other two accesses may only
warrant right in or right out access to US 2. The speck need and location
for each of the proposed accesses will be dealt with through the system impact
process.
All City, State and County agencies transportation impacts should be
coordinated in a comprehensive process. It appears that a signal may be
warranted at one of the locations along East Reserve Drive and another signal
may also be needed at the intersection of Rose Crossing and Glacier Way.
The Montanan Department of Transportation has had some initial but very
preliminary contact with Wolford and their representatives to date. We
welcome- the opportunity to be a part of this development process. The
Department's system impact process may provide that opportunity to facilitate
a comprehensive transportation plan for all of the local agencies regarding the
associated traffic impacts." The original letter from MDOT is attached.
Flathead County Road Department's comments are that East Reserve Drive should be
reconstructed to accommodate right and left turn lanes at the LaSalle / Hwy 2
17
intersection. Change the signals at the intersection to accommodate right and left
turn lanes. Provide drainage (engineered) plans for East Reserve Drive. City
annexation (of the property) be completed as soon as possible.
Kalispell Public Works comments are that traffic impacts would appear to be much
greater than originally anticipated. A complete traffic impact analysis is required to
assess current roadway and intersection capacities and the impacts created by the
proposed development. Mitigation requirements must be identified.
An additional issue that will surface in conjunction with the development of this
project is the increased need for a connection between Conrad Drive and Highway 2 /
MT 35 intersection. This has been identified in the Transportation element of the
master plan as the LaSalle Road Extension. Upgrading Willow Glen Drive from US 93
to Conrad Drive and the creation of the LaSalle Road Extension have both been
identified as first priority project in the Kalispell Transportation Plan. No project
design or funding has been identified or developed at the local, state or federal level.
Willow Glen Drive upgrades would include upgrading this two land rural arterial by
widening the road to include paved shoulders, improved sight distances and left turn
lanes Woodland Avenue and Conrad Drive. Some work was done at the Woodland
Avenue and Willow Glen Drive intersection by the Montana Department of
Transportation within the last year that included improving the sight distance,
reducing the grade to the north and developing and left turn lane.
La Salle Road is recommended to be extended south of the Hwy 2 / MT 35
intersection to Conrad Drive to create a more direct connection between Willow Glen
Drive and Hwy 2 and between Kalispell and Evergreen.
West Reserve Drive between Hwy 93 and Hwy 2 is identified as a second priority
project in the Kalispell Transportation Plan which is currently a two lane major
arterial. The plan identifies improvements to include widening to a four through
travel lanes and a center turn lane. This project has not been further identified,
designed or funded. Development in the area between Hwy 2 and Hwy 93 with the
Mountain View Plaza, i.e. Home Depot / Target stores and the Glacier Mall
development greatly intensify the need for improvements to West Reserve Drive.
Impacts to Rose Crossing and East Reserve Drive have not been fully identified, but
will be as part of a thorough traffic analysis. Currently both Rose Crossing and East
Reserve Drive are two lane rural roads located within a 60 foot right of way.
The railroad crossing proposed across the Burlington Northern / Santa Fe tracks will
have to undergo review and approval by that entity in addition to any improvements
that may be identified as part of the traffic impact analysis and as required by the
Montana Department of Transportation.
A new roadway, Glacier Way, within the development will provide a north / south
connection between Rose Crossing and East Reserve Drive and function as a collector
street. This road is intended to be dedicated to the City of Kalispell and would be
constructed to City standards. An additional internal roadway system will need to be
further developed as part of the planned unit development review and approval
is
process as part of an efficient transportation system for the site.
The staff recommends that consideration to maintaining a high level of integrity on
Hwy 2 as a functioning major arterial should be given a priority in consideration of
developing major accesses, in particular in installation of additional traffic signals.
Limiting additional accesses onto LaSalle Road to one major entry point with a signal
and requiring a well -functioning internal roadway system to handle the internal traffic
flows should be developed as an important policy in reviewing this development
proposal. This would then provide the development with three controlled signalized
access point, one East Reserve Drive, one at Rose Crossing and a central access point
along LaSalle Road.
Community Facilities, Tnfrastructure and Public Services: Should this property be
annexed into the city of Kalispell, City services would be available to the property
owner(s) in accordance with City policies. In addressing the master plan relating to
public services and facilities, the master plan Goal 8 calls for the economical and
balanced distribution of public facilities for present and future needs. Goal 8(a)
encourages the use of areas already serviced by water and sewer, fire and police, or
areas which can be economically serviced. Goal 8 ( c) encourages programs for
equitable financing of extending public services into areas of new development.
Kalispell's Extension of Services Plan states that the costs of the extension of services
to new development, whether inside or outside of the city limits, be borne by
developer. The extension of services further plan states that if upsizing is required to
accommodate future anticipated users, that the City will pay the difference between
the capacity required by the developer and the capacity required for future users.
Potentially, a development agreement with the City can be executed to ensure that the
"latecomers" onto the system repay the development costs to the developer and / or
the City of Kalispell.
General comments from the Kalispell Public Works Department are as follows: "All
water, sewer, storm drainage, roadways, or any other facilities that may be required
must be designed and installed in accordance with the requirements of all regulating
agencies of the State of Montana, City of Kalispell and all other local or Federal
regulating agencies having jurisdiction over this project. All engineering studies,
reports, analyses, plans and specifications and other documents for construction or
engineering evaluation must be prepared and submitted under the seal of a Montana
Registered Professional Engineer having specific expertise in the area of design or
subject under evaluation."
Sewer: Critical to the success of the overall development of the project would be the
provision of City sewer to the site. The applicants have explored various opportunities
for the extension of sewer from its closest point, Whitefish Stage Road. Sewer would
be extended from Whitefish Stage Road and to the west either along West Reserve
Drive or Rose Crossing. The Kalispell Public Works Department has some initial
comments regarding the proposed master plan amendment.
"Size of the proposed development is substantially greater in scope than
originally presented and discussed. Our past conversations dealt with an
enclosed mall of 600,000 to 700,000 square feet with an undefined amount of
iC
additional satellite development around the mall. This increase will have
significant impacts in a number of areas. The present proposal suggests an
initial development that could approach 1,500,000 square feet when the mall
and adjacent areas are developed as indicated.
Wastewater flows from the mall were originally estimated by Wolford to be in
the 125,000 to 150,000 gallon per day range. The current development
proposal would appear to raise the potential wastewater flow substantially
beyond this range. As a result, there are now concerns about the capacity of
many downstream facilities to handle flows greater than those originally
estimated.
Further, the impact of this development on the City's existing wastewater
treatment capacity will be substantially different than originally presented.
Treatment capacity at the existing facility is limited. As a result of the City's
Facility Plan 2000 study, a major facility expansion is anticipated and
preliminary engineering is beginning. But the appropriate size of this planned
expansion is now in question because of the significant change from the
original proposal. The developer must provide detailed engineering data
regarding the amount and type of wastewater to be generated from this site so
that all wastewater collection and treatment facility capacities can be
assessed."
Without knowing the actual capacity needed for the development, it is unclear
whether or not there is adequate capacity within the existing sewer treatment plant to
accommodate additional effluent which would be generated as a result of this
development in its entirety. Phasing, timing and monitoring of flows from the
development may be required so that the City of Kalispell's wastewater treatment
plant can keep pace with the development and meet existing obligations.
Water: Although not specifically addressed, it is understood that water service may
be supplied by Evergreen Water. Kalispell Public Works Department states that
"Design of facilities and flow rates and pressures must fully account for the fire needs
of the development and are subject to review and approval by the City Fire Marshall
because City of Kalispell will provide fire service."
Currently this property is not inside the Evergreen Water District boundary, but could
petition for annexation into the district. Although a referral was sent to the district,
no formal response was received. In any case, the district has indicated a willingness
to provide water service to the development.
Storm water management: Kalispell Public Works comments regarding storm water
management are as follows: "Storm water run off will be a significant problem with a
development of this scope. Storm water flows from this site cannot exceed pre -
development levels. The developer will be required to prepare a comprehensive storm
water analysis of the current site and receiving waters and must identify the impacts
of the proposed development on receiving waters. Mitigation measures must be
identified and in compliance with Phase II storm water rules. A Phase II permit may
be required for this project. On -site treatment of contaminated storm waters may be
?n
required."
As previously mentioned there is a wetland area located near the southeast portion of
the site that could be enhanced as a natural amenity while providing, at least in part,
a mechanism for addressing storm water management and non -point source
discharge pollution of the aquifer.
F;rt- Once annexed into the city of Kalispell, the Kalispell Fire Department will
provide protection to the site. Providing fire protection in this area may strain the
department beyond their capacity to provide adequate services. According to the
American Insurance Association, a city the size of Kalispell with its level of staffmg
and equipment, should ideally have a maximum service area radius of one and a half
miles. The fire department has made some initial comments regarding fire protection
to the site that include compliance with the requirements of the Uniform Fire Code
and provision of commercial fire flows at a minimum of 4000 gallons per minute with
the presumption that buildings will be provide with fire sprinklers. Looped systems
with sufficient storage capacity will need to be provided as well as adequate fire
ingress and egress to the site. Due to the potential complex nature of the
development, special life safety issues and impacts are likely. These impacts may
warrant the need for the developer to provide technical assistance for code compliance
review as well as special construction inspectors.
Further comments: "The current fire station location is more than four miles to the
south of the site which will cause excessive response times to the proposed
development. Addition of a fire station at Whitefish Stage Road and West Reserve
Drive would give the fire department a 1.5 mile response to the mall area and the west
side of Reserve Drive. Current City planning includes this new fire station even
without the construction of this development. Staffing levels of this station will need
to be studied relative to the proposed mall development as well as the additional
commercial and residential construction. Timing of the mall development and fire
department construction will need to be assessed."
Police: Demands on the Kalispell Police Department will be predictably increased with
a development of this nature and intensity. A much larger population than the city
residents, particularly during the summer months, impacts the department. It could
also be anticipated, that additional demands will be placed on the department and
that it would be necessary to staff and equip the police department accordingly.
Educational Services: There are a number of public and private primary and
secondary schools recognized in the master plan and the community. Helena Flats
Elementary School lies in close proximity to the site to the east. Donna Maddux
Superintendent of Flathead County Schools has commented on the project by saying
"If there is a housing component affiliated with the proposed new mall, parents of
elementary age school children will find that Helena Flats is their district of residence.
Students could apply to attend another elementary school, but acceptance isn't
guaranteed and tuition may be expected. High school age students will attend
Flathead High School or may, by interlocal agreement, request approval to attend
another high school in the county."
91
There has been discussion regarding the windfall to the local school districts with a
development of this size and nature. Superintendent Maddux also commented on
this issue by saying "While this property will pay a substantial property tax, it will not
directly benefit local schools. Local taxpayers may find the number of mills which
their property is taxed to be reduced by the financial contribution of this site. For
schools, however, the increased revenue goes to the State's School Equalization Fund.
That fund returns money to the individual districts based on a per child formula with
no extra credit given to county or districts which generated the revenue. The value for
schools is the set figure of compensation per student as the housing builds out."
Annexation and the provision of services: Provided the proposed master plan
amendment is approved, it is the intent of the developer at a future meeting to annex
this property into the city of Kalispell. At the time of annexation, the designation of
appropriate zoning would be undertaken. As part of the application proposal, the
developer has proposed that the portion of the site intended for the indoor mall and
commercial center be zoned general commercial with a planned unit development
(PUD) overlay. The PUD overlay would outline specific requirements for the
development of the project that would be outlined in a development agreement such
as size of buildings, parking lot design, landscaping; architectural features colors,
materials and design; traffic circulation and transportation corridors on and off the
site, signage, management and maintenance of open space and other important
elements of the development. Areas outside of the PUD would be assigned a City
zoning designation appropriate to reflect the master plan designation approved by the
Kalispell City Council.
Consideration of the appropriate zoning assignment associated with the project
including the PUD and standard City zoning would be considered by the Kalispell City
Planning Board who would hold a public hearing. The planning board would forward
a recommendation on the appropriate assignment of zoning to the Kalispell City
Council. The Kalispell City Council would adopt a resolution to annex the property
and have a first and second reading on the ordinance adopting appropriate zoning.
Part of the zoning adopted at the first and second reading will be the Planned Unit
Development Agreement. If there are unresolved issues after the second reading, a
third reading on the PUD agreement and / or zoning for the project would be
appropriate.
Once annexed to the city, provision of services to the site would be in accordance with
the standard polices, ordinances and regulations of the City of Kalispell as well as
Kalispell's Design and Construction Standards.
Several components of the proposed mater plan amendment are being made with the
application: (1) a proposal to develop a large indoor mall on approximately 70 acres,
an adjacent commercial center on approximately 32 acres and outlying commercial
parcels to be placed under a commercial Planned Unit Development; (2) a proposal for
adjacent commercial out parcel development on an additional 66 acres to be given an
appropriate commercial zoning designation and (3) a proposal to designate
approximately 57 acres as High Density Residential and be given an appropriate high
99
density residential zoning designation upon annexation
A Planned Unit Development can be used by the City and the developers applicants to
address issues of concern by the public and the City that relate to aesthetics, overall
architectural design, location of roadways, subdivision lots and landscaping. A PUD
could also define the timing of the development to ensure that the commercial
elements of the proposal were not significantly ahead of the construction of the main
infrastructure needed to serve the development and the immediate area. A PUD is
intended to function as a zoning designation with an underlying zoning classification.
The PUD can ensure that issues relating to the integrity of the development and the
natural environment are adequately addressed.
Of particular concern to the staff is the designation of land along the periphery of the
site to the east which appears to be purely speculative in nature and intended to
capture potential commercial development far into the future. There is some
reasonable and logical expectation of the area on the east side of LaSalle Road and
west of the proposed mall site and commercial center to develop commercially
because of direct access to the area. However, the property to the east of the mall and
commercial center, on the west side of Glacier Way would more appropriately be
designated as a transitional area that would allow the mix of uses intended under a
High Density Residential designation. This area designated as High Density
Residential would be intended to serve as a transition area between the higher
intensity commercial uses to the west and the residential component on the east side
of Glacier Way. If the area on the east side of Glacier Way which contains
approximately 57 acres were designated as Urban Residential, this could set the stage
for future residential development further to the east as utilities and services become
available. This would not only provide the needed transition to a more residentially
oriented land base to the east it would avoid the speculative nature of excessive
commercial development within the Kalispell area that has the potential to displace
future commercial development not only in Kalispell, but in other areas of the Valley.
Significant environmental concerns have been identified in association with the
proposed master plan amendment. Development in the 100 year floodplain may
potentially require a letter of map amendment from FEMA. The maintenance of 100
year flood flows within the Trumble Creek will require an engineered evaluation of the
roadway crossing the creek. A small wetland area on the south side of the site should
be protected and enhanced as a natural amenity of the site while fulfilling an element
within an overall storm water management plan.
Transportation in and around the site are of prime concern with priority given to
maintaining the functioning integrity of the roadway system within the area. Impacts
and mitigation to the transportation network will be identified with a traffic analysis
to be review and approved by the Montana Department of Transportation, the
Flathead County Road Department and the City of Kalispell. Provision of public
services and facilities will be in accordance with the adopted policies of the City of
Kalispell.
9'1
Based upon the above evaluation, the staff would make the following
recommendations:
1. That the Kalispell City Planning Board adopt Staff Report KMPA 02-2 as findings
of fact for the master plan amendment for "The Glacier Mall Mixed Use
Development Plan" and Resolution KMPA-02-2
2. That the Kalispell City Planning Board forward a recommendation to the
Kalispell City Council to adopt a land use designation of Commercial for the area
along LaSalle Road, High Density Residential for the area on the west side of
Glacier Way and Urban Residential for the area on the east side of Glacier Way
along with the goals and policies outlined in Attachment A, the "The Glacier Mall
Mixed Use Development Plan."
3. That the Kalispell City Planning Board forward a recommendation to the
Kalispell City Council to require a Planned Unit Developer overly for the area
with a Commercial land use designation that incorporates the goals and policies
of the "The Glacier Mall Mixed Use Development Plan" as outlined in Attachment
A.
94
Attachment A
Glacier Mall Mixed Use Development Plan
An Addendum to the Kalispell City Master Plan
A. To help secure Kalispell's status as the retail and commercial center of
Flathead County and Northwest Montana by developing a first class,
attractive, mixed use center that reduces the number of retail dollars
that the area is losing to other more dominant markets.
B. To assist in managing growth toward concentrated areas that can
provide a full range of services where there is substantial room for future
expansion and growth.
C. To create an integrated mixed use center that will capture the attention
of the region's residents as well as the recreational and business visitors
who travel through the Flathead Valley, Glacier Park and Glacier
International Airport
D. To develop a high quality indoor mall which helps to establish a
standard for the development of the commercial component of the site
with an integrated and complementary architectural and landscape
design.
E. To provide an opportunity for the peripheral development of a well -
integrated office and residential component that creates high quality
neighborhood which protects and enhances the natural environment.
F. To provide for safe and convenient traffic circulation on and off the site
that adequate accommodates vehicular, pedestrian and bike traffic.
1. The area proposed for Glacier Mall Mixed Use Development be annexed into the
city of Kalispell and be given appropriate zoning upon annexation including the
adoption of a Planned Unit Development (PUD) agreement for the commercial
element of the site.
97
2. That the PUD includes standards for an integrated architectural design and
landscaping which provides pedestrian access within and between individual
development sites. Signage shall be integrated with the overall architectural of
the buildings and shall comply with the Kalispell Zoning Ordinance. On site
streets and internal driveways shall be designed to facilitate convenient internal
circulation for all modes of transportation.
3. An internal public north / south collector street shall be developed that is
intended to provide major internal circulation to development within the site.
Such a street shall be characterized as having moderate speeds, limited access,
pedestrian features and providing a direct connection between Rose Crossing
and East Reserve Drive. This roadway shall function as a greenbelt thoroughfare
with substantial landscaping and setbacks to provide for an orderly transition
from the more intense commercial and office uses to the west and the residential
neighborhood to the east.
4. A traffic analysis shall be prepared as part of the PUD to mitigate of on -site and
off site impacts in accordance with the recommendations of the traffic analysis,
the Montana Department of Transportation, the Flathead County Road
Department and the City of Kalispell. Particular attention shall be given to
maintaining the functional integrity of Hwy 2 by limiting the number of direct
accesses onto the highway.
S. All water, sewer, storm drainage, roadways, or any other facilities that may be
required must be designed and installed in accordance with the requirements of
all regulating agencies of the State of Montana, City of Kalispell and all other
local or Federal regulating agencies having jurisdiction over this project. All
engineering studies, reports, analyses, plans and specifications and other
documents for construction or engineering evaluation must be prepared and
submitted under the seal of a Montana Registered Professional Engineer having
specific expertise in the area of design or subject under evaluation."
6. Adequate consideration shall be given to upsizing of required utilities to
accommodate anticipated future users. Adequate consideration shall be given to
fire and police protection in this area of the planning jurisdiction and additional
equipment and personnel which may be required.
7. The integrity of the natural environment shall be enhanced and maintained with
special attention being given to maintaining the 100 year flood flows of Trumble
Creek, maintaining and enhancing the integrity of the wetlands areas located on
the site and integrating the natural amenities of the creek and wetlands area
into the overall development of the site for the enjoyment of the property owners
and community as a whole.
A RESOLUTION ADOPTING AN AMENDMENT TO THE KALISPELL CITY MASTER
PLAN, TO BE KNOWN AND "THE GLACIER MALL MIXED USE DEVELOPMENT PLAN"
WHEREAS, THE Kalispell City Master Plan was adopted by the Kalispell City
Council on April 7, 1986 with Resolution No. 3641 and by the Board of County
Commissioners on February 6, 1986 with Resolution #578A; and
WHEREAS, Wolford Development, L.L.C. has petitioned for a revision to the
Kalispell City Master Plan which would change the designation of an area indicated
on the master plan map from the current Agricultural, Industrial and Residential land
use designation by enacting a plan amendment for the property, and
WHEREAS, the plan amendment designates this area for the development of
the Glacier Mall and other uses to be known as the "Glacier Mall Mixed Use
Development Plan" and
WHEREAS, the Kalispell City Planning Board held a public hearing on May 14,
2002 at 7:00 PM in the Kalispell City Council Chambers after due notice to the public
and received comments upon the proposal and evaluated the proposed plan
amendment in accordance with the goals and objectives of Kalispell City Master Plan;
and
WHEREAS, the development plan would effectively amend the Kalispell City
Master Plan designation of the area described from Agricultural, Industrial and
Suburban Residential to Commercial for the area along LaSalle Road, High
Density Residential for the area on the west side of Glacier Way and Urban
Residential for the area on the east side of Glacier Way and subject to the goals
and policies outlined in Attachment A which would serve as a basis for zoning; and
NOW THEREFORE BE IT RESOLVED, that the Kalispell City Planning Board
recommends to the Kalispell City Council, Attachment A, Glacier Mall Mixed Use
Development Plan, An Addendum to the Kalispell City Master Plan, be adopted.
Ron Van Natta
Kalispell City Planning Board President
?5
ioil! !'.
i
A RESOLUTION ADOPTING AN AMENDMENT TO THE KALISPELL CITY MASTER
PLAN, TO BE KNOWN AND "THE GLACIER MALL MIXED USE DEVELOPMENT PLAN"
WHEREAS, THE Kalispell City Master Plan was adopted by the Kalispell City
Council on April 7, 1986 with Resolution No. 3641 and by the Board of County
Commissioners on February 6, 1986 with Resolution #578A; and
WHEREAS, Wolford Development, L.L.C. has petitioned for a revision to the
Kalispell City Master Plan which would change the designation of an area indicated
on the master plan map from the current Agricultural, Industrial and Residential land
use designation by enacting a plan amendment for the property, and
WHEREAS, the plan amendment designates this area for the to be known as
the "Glacier Mall Mixed Use Development Plan", and
WHEREAS, the Kalispell City Planning Board held a public hearing on May 14,
2002 at 7:00 PM in the Kalispell City Council Chambers after due notice to the public
and received comments upon the proposal and evaluated the proposed plan
amendment in accordance with the goals and objectives of Kalispell City Master Plan;
and
WHEREAS, the recommended development plan would effectively amend the
Kalispell City Master Plan designation of the area described from Agricultural,
Industrial and Suburban Residential to Commercial and high Density Residential
as proposed and subject to the goals and policies outlined in Attachment A which
would serve as a basis for zoning; and
NOW THEREFORE BE IT RESOLVED, that the Kalispell City Planning Board
recommends to the Kalispell City Council, Attachment A, Glacier Mall Mixed Use
Development Plan, An Addendum to the Kalispell City Master Plan, be adopted.
Ron Van Natta
Kalispell City Planning Board President
96
NOTICEOF
KALISPELL CITY PLANNING BOARD AND ZONING COMMISSION
Wolford Development (Glacier Mall) 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 Wolford Development, LLO j
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
' 1 •to I I111r.11171 • • NMI ! • • • ' ! r �.
Kalispell City Planning Board Review of Master Plan Amendment
Public Hearing Before Kalispell City Planning Board — May 14, 2002
A recommendation is forwarded to the Kalispell City Council
Kalispell Cit� Council Consideration / Action on Plan Amendment
Public Hearing Before Kalispell City Council — June 3, 2002
The Kalispell City Council may adopt, revise or reject the amendment
Kalispell City Planning Board Review of Zoning Proposal
Public Hearing Before Kalispell City Planning Board— July 9, 2002
A recommendation is forwarded to the Kalispell City Council
Kalispell City Council Consideration of Annexation and Zoning Proposal
First Reading of Ordinance n Annexation and Zoning —August 5, 2002*
There may be changes between the first and second reading
® Second Reading of Ordinance on Zoning / PUD — August 19, 2002*
There may be a third reading of the ordinance to reflect further changes
Final 30 day effective date for zoning / PUD adoption — September 18, 2002
*These dates are subject to change
WOLFORD DEVELOPMENT, LL C
MASTER PLAN AMENDMENT VICINITY MAP
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• • ■ Project Area
Proposed Commercial Use Area -185 acres total N
(170 acres to be amended from Light Industrial and Agricuttural)
;. Proposed High Density Residential/Apartment/Office Use - 56 acres total
(56 acres to be amended from Agricuttural)
Proposed Public Use Area - 6 acres total
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Annexation/Initial Zoning
and
initial Master Plan Designation Request
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:
John Parsons, A.I.C.P. Architecture +
Land Use Consultant Washington Plaza, Suite 400
725 - 9th Avenue West 300 Washington St.
Kalispell, MT 59901 Monroe, LA 71201
Ken Kalvig
Kaufman, Vidal & Hileman, 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
Master Plan ------------------------------------------------- 7
Appendices:
Land Use Map, I I" x 17"
Zoning Map, 11" x 17"
Entrance Renderings, 11 " 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
Park. The current zoning is County B-2 PUD, R-1, and SAG 10.E 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 adopted 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.
1 On September the 28`h 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 1 ith judicial district court
under cause number DV-01-573(A)
1
1. To help secure Kalispell"s 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
Valley, including those who arrive at Glacier International Airport and those travelling
Highway 2 to visit Glacier National Park
6. To locate the shopping center where there is substantial room for sensible future
expansion and growth.
7. To promote residential opportunities 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 generaIIy 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
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 common 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
The following commentary is offered to provide some analysis of how this project is supported
by and substantially complies with Kalispell's 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 commercial/service 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 future 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 mall 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 future 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 local 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 floodplam 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
M.
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 Flathead 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 Iocations 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
0
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 _._ Highwav 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
11
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 location 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 varied
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, A T 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 #)
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, SAGIO
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
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)
---/ — f '�` ,t^- -'p
(Date)
l . 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
:Tt
► A ►
:!1 •
..!
• -
! • a.
May 1, 2002
Narda Wilson
Tri-City Planning Office
17 Second St. East, Suite 211
Kalispell, MT 59901
RE: Wolford Development LLC/Glacier Mall
Dear Narda:
MAY " 6 2002
I have reviewed the staff report for this project and make the following recommendations.
s
I. East Reserve Drive should be reconstructed to accommodate right & left turn lanes at the
LaSalle/Hwy 2 intersection.
2. Change the signals at the intersection to accommodate right & left turn lanes.
3. Provide drainage plans for East Reserve Drive.
4. City annexation will be completed as soon as possible.
Thank you for your consideration in this matter.
Sincerely,
Charles E ohnson
Superintendent
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KalisprtL Mon.599oi
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Mont 406-758-5724
Tax 406-752-5850
May 03, 2002
.. Planner
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rf there is a housing component affiliated with the proposed new mall, pamats of elementary age school
children will find that Helena Fiats is their district of residence. Students could apply to attend anothw
elementary school; but acccptance isn't guaranteed and tuition may be expected. High school age students will
attend Flathead High School or may, by interlocal agreement, request approval to attend another high, school in the
county.
You also requested a clarification of the mechanism for school funding, While lhi,s property will pay a.
substantial property tax, it will not directly benefit local schools. Local tax payers may find the number of mills
which their property is taxed to be reduced by the fma:ncial contribution of this site. For schools; however, the
incrcascd rcvcnuc goes to the State's School Equalization Fund. That fund returns money to the- individual
districts based on a per child formula with no extra credit given to county or districts which generated the revenuc.
'T'ho value for schools is the set figure of compensation per student as the housing builds out_
05/06/2002 10:03 4067587952 KAL FIRE AMBULANCE PAGE 02
Kalispell Fire/Ambulance Dept.
3121 Ave East - P.O. Box 1997 Telephone 406-758-7763
Kalispell, MT 59W3 -1997 Fax 406-758-7962
TO: NARDA A. WILSON, SENIOR PLANNER
FROM: JIM STEWART, FIRE MARSHAL-)
DATE: MAY 6, 2002
SUBJECT: MASTER PLAN AMMENDMENT — WOLFORD DEVELOPMENT
We have reviewed the information submitted on the above -referenced project and have the
following comments.
This project will have significant impacts related to fire protection and service delivery.
Actual impacts have not yet been determined, and will be dependent on the overall master -
plan. A general assessment of the potential impacts and needs is as follows:
1 _ Wafter main infrastructure wilt need to be designed and provided to meet the fire flow
requirements of the Uniform Fire Code. Commercial fire tows will need to provide a
minimum of 4000 gallons per minute (gpm) in areas where large commercial
buildings are planned. This gpm amount is based upon fhe assumption that
buildings are provided with automatic fire extinguishing systems (fire sprinklers).
Large buildings without spdnlers would be required to have a significandy higher fire
flow. Adjoining commercial and residential areas will also have fire flow
requirements, although considerably lower, dependent upon the planned use.
2. Water system reiiabft will be a key component in the system design. Looped
systems and sufficient storage capacity will also need tQ be provided. System design
will need to account for current and Mum planning.
3. Fire department access will need to be addressed to ensure adequate vehicle
ingreWegress to the mail site as well as the associated commercial and residential
areas.
4. Due to the potential complexity of design of the mall building there are probable
impacts related to review and approval of special Iife-safety features. These impacts
may warrant the need for the developer to provide technical assistance for code
compliance review as well as special construction inspectors_
°ASS40 g 1hs Community In Rtdisc/00 Ahd Pw4n&O Emerge VAW
05/06/2002 10:03 4067587952 KAL FIRE AMBULANCE PAGE 03
•
5. The cunvnt fire station location is more than 4 miles to the south, which will cause
exaOsive response t :.. to ft proposed deyeioprnentAddition of _; fire station
Whitefish r_s^ and Reserve would give us a 1.5 mile responseto •it the mall area
and the viest side of Reserve, Current City planning includes this new fire station,
even wfflvxA d* constuction of this development. Staffing levels of this station will
need to be studied, relative to the development _ as the additional
commercial and residential construction. Timing of the mall development and fwe
deparitnent construction- • to be assessed.
�1 -mac r_ - •
'A,SxlsOff The Cpmr UMIty /H RedwitV And emmkr
Thursday, May 2, 2002
Building Department Conference Roam
ATTENDING:
Dick Amerman, Asst. City Engineer Mike Baker, Parks & Rec. Director
Narda Wilson, City Planner Jeff Clawson, Plans Examiner
Craig Kerzman, Building Official
Tun Stewart, Fire Marshal
P. J. Sorensen, Zoning Administrator, Chair
Guest: John Petersen from Architects Design Group
i 1 I
Lynn Moon, Comm. Dev.
Kathy Kublin, Recording Secretary
Planning Board Agenda Items - Meeting to be held on May Ie.
"The Island" Preliminary Plat - 68 Lot Subdivision; Three Mile Drive - Take
utilities down Sunset Court to the north in three phases. May have to loop the water.
They will need to realign the lots so they meet the minimum requirement of the lot
size. We will recommend that North Riding Lane will be extended down all the way
to Three Mile Drive as part of Phase One and paved. Let Narda know before
Monday at 5 p.m. if there are any concerns. There is a utility easement between the
project and Sunset Park to the north. We will request that they try to get a pedestrian
walkway through there at the utility easement. Several lot dimensions could be
improved so that they meet min. lot widths at the street and do not have tight building
areas due to setbacks. The sharp jut into the ROW in the northwest area should be
rounded.
Flathead (formerly "Glacier") Village Greens, Phase XI; Initial R-4 Zoning Upon
Annexation - They are trying to get the plat done on Phase M. They put the utilities
in where the sidewalks are suppose to go, and will redraw property lines. They need
to comply to City standards. Andy Hyde will draw up a plan showing where the
utilities are. The Fire Department will need to write a letter regarding their agreement
with the location of the hydrants.
Kalispell Zoning Ordinance Text Amendment Parking Standards for I-l; Rear
Setbacks in I-1 - Changing setbacks could have some impact on the fire code issues.
We will recommend reducing the setback to ten feet in I-1 and in B5.
Melvin Powel Initial R-4 Zoning Upon Annexation (7 h Avenue West) - He has two
trailers on the property. When his project is finished, the other dwellings will need to
be removed prior to occupancy within 30 days. The Building Department will take
care of notifying him.
Wolford Development (Glacier Iv1aIl) Master Plan Amendment - 232 Acres -There
was an open house last night with approximately 50-60 people in attendance
throughout the night. More people were opposed to the project than in favor of it.
Some people were concerned about getting annexed. They need a floodplaia permit,
and have indicated that they are pursuing a LOMR.. Two steps: Master Plan
Amendment take to commercial, then application for annexation and zoning along
with a PUD. Parking Iot, trees, roadways will come in with the PUD. Submit in
June. Recommendation they use the pond as a storm water retention and use as a
nice entrance. Apartment offices, single family -low density to provide transition to
single family. Need to create an integrated, mixed -use neighborhood. Comments are
needed by the 6. Sunset clause when PUD comes in.
Second Avenue West Senior Housing - Site plans were distributed. The
Community Development Dept. and Hampstead Partners and working together on
this project, with ADG as the architect. There are three floors with a total of40 units.
The blue shed near the alley will be demolished. The property lines have already been
removed. They drawings show they have opened up the back so there is vision into
the alley. They would like to temporarily fence the parking into the street to park
their tracers. They may offset the sidewalk, but they must maintain the sidewalk so
there is a protected path for pedestrian traffic. They will have to remove snow from
the site (parking). There needs to be two points where the Fire Department can get
into the fenced area easily. The job shack could be located on Lot 18 if the vehicles
parking there were relocated temporarily. Perhaps they could use the building on Lot
B for a job shop. John will talk to Hampstead about this. Outside control levers are
required by the Fire Department. They will have one site address with individual
suites. Designed with an area separation wall and is fully sprinkled. Everyone will
look at the plans and this will be on the agenda for next week.
OTHER DISCUSSION:
Glacier Gateway Hotel at Idaho and Main. Wants to build a 8` x 12' shed in parking
lot by the alley. Fire Department mentioned it should not be under the overhang. No
other problems.
Randy Horton on Fifth Avenue East - has seven days to call. Ifhe does not respond,
we will need to contact him to give him ten days to convert it back to a duplex
because he doesn't have enough square footage for a tri-plex. We will wait for his
response.
Ole's Country Store - tailed about wanting to be annexed. The property north of
the store also wants to be annexed. Ole's wants to extend the water up to Reserve.
We may annex the intersection of Reserve and Hwy 93, which means that the police
would be covering accidents at the intersection_
Home Depot - They want their Final Certificate of Occupancy which was actually
issued on Tuesday. The performance bond will cover the landscaping issues. They
will need to move their hydrant to the other side of the fence or install an additional
hydrant.
Target has begun "moving dirt". Nupac has their new batch plant set up at their new
site and in a couple of weeks they will close down the old one and move their offices
out.
House Move - 8 a.m. on May 8'. The house is at 87-5th Avenue W.N. and will be
moving to 1224 Lower Valley Road. They will be moving through the Kalispell
Center Mall parking lot to Center Street, down to Second Avenue West, over to 4'
Street, across to First Avenue West, over to Fifth Street and up to Main. Then to up
Main to airport Road and out of the City.
Dick Amerman announced that Public Works has hired anew employee named Frank
Castles from Mississippi.
Woodland Park Skateboard and Aquatic Facility - Mike mentioned he attended
a skateboard meeting last night. About 20 people attended. They will be ready to go
to bid in mid June. The final cost accounting should be in place next week.
Regarding the extension of the water line down Woodland Park Drive, the estimated
cost in the right-of-way versus right through the park has quite a significant price
difference. A determination needs to be made as to where to go with the water line.
Mike will send the information to Jim Hansz.
The meeting was adjourned at 11:35 a.m.
cc: Chris
Police
Craig
Fire
3CPO
Parks
Pi
Public Works
Comm. Dev.
Thursday, April 25, 2002
Building Department Conference Room
ATTENDING:
Tim Hansz, Public Works Director Jeff Clawson, Plans Examiner
Craig Kerzman, Building Official Narda Wilson, City Planner
Jim Stewart, Fire Marshal Kathy Kuhlin, Recording Secretary
P. J. Sorensen, Zoning Administrator, Chair
! 1 C
House Move - Scheduled for 9:00 a.m. on Monday morning. This is the second
building at the Flathead Credit Union expansion site. This is the larger of the two
buildings but has an easier route. They will take Highway 93 to Reserve, go up to
Whitefish Stage Road, and then to Birch Grove. Some of the roads may be blocked
at one point.
Home Depot - They have requested that their temporary Certificate of Occupancy
be made into a permanent Certificate of Occupancy. Parks has signed off on the
landscaping. The fire hydrant height may be an issue. Jim H. will check with Dick
to see if there are any other issues. Craig will check with the Highway Department.
PIanning Board Agenda Items - Meeting to be held on May 14'. The following items will be on
the Site Review Agenda next week:
Melvin Powel Initial R-4 Zoning Upon Annexation (7' Avenue West) - He wants to
put in a double wide and then hook to City services. The Building Department has
already issued the permit.
Flathead (formerly "GIacier") Village Greens, Phase XI; Initial R 4 Zoning Upon
Annexation - preliminary plat was approved by the Commissioners. It is an extension
of the same development on Village Greens on East Nicklaus. Before fling the Final
Plat , they will need to be annexed. They are looking for a building permit for lots 15
A and B (townhouses). Make sure there is an adequate road and fire access. 160 feet
down the road from where the end of the road is. Fire Department may request a
special road for access.
Kalispell Zoning Ordinance Text Amendment Parking Standards for I-1; Rear
Setbacks in I-1 - Les Schwab will take down the old Quonset but and will build a new
building next to their existing buildings. Commercial zones allow parking to be within
5 ft ofthe front property line and they want I-1 to do that also. Good opportunity for
us to review landscaping requirements. Mandate five-foot green landscaping buffer
(presently only "encouraged"), possibly street trees. Rear yard setback is 20 feet and
they want to reduce it to five feet. Potential problems, including fire access. Maybe
allow five -feet as long as the railroad right ofway is still there, so as not to impact the
neighbors. Find out if the building will be sprinkled. Will review again next week.
"The Island" Preliminary PIat - 68 Lot Subdivision; Three Mile Drive - The street
names will need to be changed to be easier to pronounce. This will be done in a
three-phase project. This was annexed recently, and is contiguous to the northeast.
Sunset Court is where the closest utilities are. North Riding Lane will be extended
down Everything will be curb, gutter and sidewalk, although they are proposing
some phasing in for the southern area because the northern lots will be developed
first. Street width was discussed (their plan shows a width that would require no
parking on both sides of the street). Public Works and the engineer may need to
discuss this requirement. Once the utilities are brought in, we may annex Three Mile
Drive to the subdivision. Public Works and Fire will both need to sign off on Phase
One. Storm drainage is missing off the plans. Flows and looping will need to be
discussed also.
Wolford Development (Glacier Mall) Master Plan Amendment - 232 Acres - The
only proposal now, on the table is the master plan amendment. Floodplain
permitlLOMR will be needed. 57 acres of residential mixed use (for office). Also
showing a public park (about 6 acres). 750,000 square feet for the mall on 80 acres,
plus additional commercial areas. Part of recommendation will likely include
transitional areas between commercial and residential. Plan amended first, then
annexation, and the PUD. There will be a public informational meeting on May 1 at
7:00 p.m. in the Council Chambers.
OTHER DISCUSSION:
Plans for Target should by in the next week.
The meeting was adjourned at 11:35 a.m.
cc: Chris
Police
Craig
Fire
3CPO
Parks
Pi
Public Works
Comm. Dev.
The Kalispell City Planning Board
Attn: Mark Brechel
Personal & Confidential
April 30, 2002
I recently read your article on the Mall Annexation. Thank you so much for shouting out
notifying people what is happening to our beautiful community. Last night the television
said that by the year 2012 there would be 200,000 in the Flathead Valley. How tragic! ! !
I will try to place this answer in the "letters to the editor" section. Hopefully they will
print it.
In regards to Mr. Brechel's article, I have always said that:
"God made man and woman — but the other guy - He made the Developer".
If we keep allowing them to develop our beautiful valley — within a few
years it will no longer be the "The Last Best Place". God's Country will be
gone lining the money pockets of the developers while they move on with all
intentions of destroying another pristine place. They have no conscious or
pride in their country — they only care about money.
Wake up Flathead Valley — we already have a higher crime rate. No one pays
attention to the speed limits and the animals are being destroyed by drivers as
well as their country being taken away from them. Big Sky Country — we will
be a valley full of smog — our beautiful Glacier Park full of smog - so someone
can shop? How crazy is that?? I have a friend who says it like it is —"It used to
be you would drive by someone and wave — now all they do is give you sign
language". Our valley is being ruined! ! ! Don't let it go any farther.
Please don't let this happen to Montana. Don't let some guy from Tennessee
and a bunch from Aspen come in - line their pockets and then leave us to live
with the big city atmosphere and all that goes with it. How I despise these
people who say they moved here to get away from it and then bring it with
them. Imagine "Road Rage" in Montana. I watch deer try to cross roads &
these people lay on their horns instead of waiting for them to cross. Who was
here first and where do they think they live. We cherish our wildlife and
beautiful valley — don't let them destroy it.
Wake up people before it is t000 late — it almost is — stop these Malls and over
Development — PLEASE! ! !
hank �ou
Kay�on
P O Box 2052
Whitefish, Mt. 59937
755-6028
cc: Daily Interlake MAY - 6 2002
TRI-CITY PLANNING OFFICE
Zoning
W, 8 1IRM ;
Tri-City Planning Office
17 Second St East, Suite 211
KaIispeII, MT 59901
Phone: (406) 751-1850 Fax: (406) 751-1858
Violation
Floodplain Other
Name �� Do Dated Time
Company:
Phone
Nattira of Tnrntirtr
Fax
Property Address
(We need to have the legal description of the property since we do not have Bridge anymore)
LeIzal Description
Tract Lot Block
Sec Twn
Record of Action
Subdivision
Rng Qtr/Qtr
Date
Time
Action
By
Date
Time
Action
By
Date
Time
Action
By
Date
Time
Action
By
INQUIRY / VIOLATION LOG
Tri-City Planning Office
17 Second St EastT Suite 211
KaIispell, NIT 59901
Phone: (406) 751-1850 Fax: (406) 751-1858
Zoning Vi
Name.i_1k
Company:X(-:z -1",5 � C
Phone l — y 1 q
Nature of InQuiry
0
I
Floodplain Other
Date ,' " :l Time / _
Fax
Property Address
(We need to have the legal description of the property since we do not have Bridge anymore)
Legal Description
Tract Lot Block Subdivision
Sec Twn Rng Qtr/Qtr.
Record of Action
Date
Date
Date
Date
Time
Action
By
Time
Action
By
Time
Action
By
Time
Action
By
Staff Comments
Tri-City Planning Office
17 Second St East, Suite 211
KaIispell, IVZT 59901
Phone: (406) 751-1850 Fax: (406) 751-1858
Zoning Violation Floodplain Other _
Name aA Date — �� Time
Company:
r
Phone ^ Fax
Pro-oerty Address
6 5�
(We need to have the legal description of the property since we do not have Bridge anymore)
Lezal Description
Tract Lot Block Subdivision
Sec Twn Rng Qtr/Qtr
Record of Action
Date
Time
Action
By
Date
Time
Action
By
Date
Time
Action
By
Date
Time
Action
By
Staff Comments
Zoning
�I�Fi QTTIR l OLATION LOG
Tri-City Planning Office
17 Second St East, Suite 211
Kalispell, NEE 59901
Phone: (406) 751-1850 Fax: (406) 751-1858
Violation
Floodplain
Name ni /o-L,) Date,
Company: �� y
Phone Fax
Nature of Inquiry
Other(/
Time
&desProperty
(We need to have the legal description of the property since we do not have Bridge anymore)
Legal Description
Tract Lot _
Sec T-AM
Record of Action
Block Subdivision
�' e •
Qtr/Qtr
Date
/t7-- Time
7"U Action
By
Date
Time
Action
By
Date
Time
Action
By
Date
Time
Action
By
Staff Comments
Tri-City Planningg Office
17 Second Street East — Suite 211
Kalispell, Montana 59901
Phone: (406) 751-1850
Fax: (406) 751-1858
tricity@centurytel.net
0 if •: c 4 l' AT
TO: Kalispell City Staff and Other Interested Parties
FROM: Narda A. Wilson, Senior Planner
DATE: April 23, 2002
Wolford Development, LLC / Glacier Mall
May 14, 2002 Kalispell City Planning 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 Kukulski, City Manager
PJ. Sorenson, Zoning Administrator
Jim Brown, Police Dept.
Dick Amerman, City Engineer
Jim Hansz, Director Public Works
Susan Moyer, Community Development Director
Craig Kerzman, Chief Building Inspector
Charles Harball, Interim City Attorney
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
MDEQ, Helena
Flathead County Health Dept.
Flathead Basin Commission
Kalispell Chamber of Commerce
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, Kaufman, Vidal 8s Hileman, PC, Box 728, Kalispell, MT 59903
H: \...\AGREF\KALISPELL\KPB0514REF2.DOC
LAKEflS
P.O. Box 70 • Polson, MT 59860 Flathead Lakers:
406-883-1346 Working for clean water, a healthy
Fax: 406-883-1357 ecosystem, and lasting quality of
lakers@flatheadlakers.org life in the Flathead Watershed.
www.flatheadlakers.org
February 11, 2000
RECEIVED
Kalispell City Council
P.O. Box 1997 MAY 28 HUI?
Kalispell, MT 59903
Dear City Council Members: TRI-CITY PLANNING OFFICE
As the Kalispell City Council inakes decisions about how to proceed toward adoption of a
revised City -County Master Plan, the Flathead Lakers encourage you to carefully analyze all
pertinent information, including the 1998 Draft City -County Master Plan which was developed with
significant citizen input, and to provide opportunities for public review and participation.
The Flathead Lakers is a nonprofit grassroots conservation organization, with over 1,000
members, working for clean water, healthy ecosystems, and lasting quality of life in the Flathead
Watershed. The Flathead Lakers encourage you to give special consideration to policies that will
protect our valuable water resources.
Kalispell, as well as the entire Flathead Valley, continue to experience growth. Development
of a Master Plan or Growth Policy provides an excellent opportunity to guide growth so the
community and surrounding valley can enjoy its benefits while minimizing its problems. The
Master Plan should encourage development that is compatible with community values such as clean
water, wildlife habitat, open space and scenic vistas. Because of the strong connection between
groundwater and surface water in parts of the valley, policies that discourage inappropriate
development in areas prone to flooding or at risk for groundwater contamination are particularly
important. In addition, tools that provide opportunities to guide growth and development and
provide positive alternatives to commercial and residential sprawl should not be weakened.
We believe broad public participation and thorough, thoughtful consideration of planning
policy alternatives will result in a plan that provides the guidance necessary for Kalispell to absorb
growth and provide economic opportunities while maintaining the quality of life existing residents
are accustomed to and new residents expect.
Sincerely,
Robin Steinkraus
Executive Director
Sid Rundell
President
P.O. Box 70 • Polson, MT 59860
406-883-1346
Fax: 406-883-1357
lakers@flatheadlakers.org
www.flatheadlakers.org
Kalispell Planning Board
c/o Tri-City Planning Office via fax 751-1858
17 Second St. E., Suite 211
Kalispell, MT 59901
Dear Planning Board Members:
Flathead Lakers:
Working for clean water, a healthy
ecosystem, and lasting quality of
life in the Flathead Watershed.
May 24, 2002
RECEIVED
MAY 2 8 20C9
TRI-CITY PLANNING OFFICE
'The Flathead Lakers oppose the proposed amendment to the Kalispell City/County Master
Plan which would allow commercialdevelopment near the intersection of LaSalle Road and East
Reserve Drive in the Evergreen area near Kalispell. Please accept this letter as the Flathead Lakers'
formal comments on this matter.
The Flathead Lakers is a nonprofit, grassroots organization, with over 1,000 members,
working to protect water quality in Flathead Lake and its watershed.
Lakers' board members Chuck Mercord and Paul Williams attended the May 14 Planning
Board meeting and were prepared to provide comments on behalf of the Flathead Lakers. However,
due to the length of the meeting, they were not able to stay until the end. It is our understanding
that the meeting adjourned before everyone attending had the opportunity to speak, so it is unclear
whether they would have had an opportunity to provide comments even if they had stayed to the end
of the meeting. Therefore, the Flathead Lakers believe the opportunity to participate in the public
process related to the proposed Master Plan amendment was inadequate.
Lakers' board members Chuck Mercord and Laney Hanzel presented information to the
Kalispell City Council and Flathead County Commission last year regarding the Flathead Lakers'
concerns about the impacts of intensive development in this area.
Kalispell, as well as the entire Flathead Valley, continues to experience growth. The Master
Plan provides a way for the community to guide growth so its residents and those in the
surrounding area can enjoy growth's benefits while minimizing problems. The Flathead Lakers
have previously encouraged the City of Kalispell to carefully consider the strong connection
between groundwater and surface water in the Evergreen area and initiate policies that discourage
inappropriate development where there is a risk of flooding or groundwater contamination (see
enclosed letter dated February 11, 2000).
Polluted runoff is our leading threat to water quality. It comes from contaminants washed
off the land's surface by stormwater runoff and carried either directly or indirectly into waterways
or groundwater. Precipitation contains phosphorus and nitrogen, nutrients that stimulate plant
growth. When the land is covered with grass, crops, shrubs and trees, these plants take up and use
the nutrients, keeping them from reaching the groundwater, streams, and eventually Flathead Lake.
Water quality in Flathead Lake has been declining due to nutrient enrichment. Primary
productivity, or the rate of algae growth, is increasing, according to Flathead Lake Biological Station
Director Dr. Jack Stanford, and the amount of dissolved oxygen in water at the bottom of Big Arm
Bay is declining. These two trends are indications of declining water quality. As efforts increase to
page 2
reduce pollution in Flathead Lake from diffuse sources throughout the watershed, it is important to
make sure new development does not add to this problem through increased polluted runoff or
contamination of groundwater.
As the amount of impervious surface — such as roofs and parking lots — increases, the
velocity and volume of surface runoff increases. The runoff carries sediments and nutrients as well
as toxic materials like heavy metals, benzene and hydrocarbons (from vehicles). Research shows a
strong correlation between the amount of impervious coverage and water quality, with water quality
declining with an increase in impervious coverage.
Two years ago, the Flathead Lakers initiated a collaborative project to identify and conserve
or restore those lands critical for maintaining and improving water quality in Flathead Lake and its
tributaries. Eighteen agencies and other groups are participating in this effort. One of the most
sensitive areas identified is the Flathead River corrdor and associated .flood plain and shallow
aquifer in the Evergreen area. The geology and hydrology of this area was shaped by receding
glaciers. As the glaciers receded, the meltwater became a river many times larger than the Flathead
River of today. The river produced a highly sorted gravel matrix. Research by the Flathead Lake
Biological Station at Yellow Bay has shown that these gravels are penetrated by groundwater that
originates in the Flathead River and returns to the river with high flow rates through the gravel. Any
materials that get in the groundwater in this area (such as oil and gas, heavy metals, and tire residue
from parking lots) easily percolate into the acquifer and are rapidly transported to the river. Ric
Hauer, a biological station scientist, told us that because of this, we would be hard pressed to find a
worse place in western Montana to locate intensive commercial development.
Our rivers and Flathead Lake are natural treasures that contribute to our quality of life, our
economy and the beauty of the Flathead Valley. The cumulative impacts of intensive commercial
and residential development in this area must be carefuly evaluated before a change is made in the
Master Plan. This is especially true in the river's riparian corridors, floodplains and the shallow
aquifer where mistakes are costly to property owners, citizens and taxpayers. There are more
appropriate areas for this kind of development.
We urge you to recommend denial of this change or defer a decision until a thorough
assessment of its potential impacts is conducted. We cannot continue to allow piecemeal
development and more asphalt and concrete to be poured on such critical areas of the Flathead
landscape without playing the price in poorer water quality.
Thank you for your consideration.
Sincerely,
Robin Steinkraus
Executive Director
Enclosure: 2/11/2000 letter to Kalispell City Council
cc: Charles Harball, Kalispell City Attorney (fax 758-7771)
Kalispell City Council (fax 758-7756)
May 14, 2002
It's about the Scenery!
Dear Daily Interlake,
Most of us seem to have a somewhat dysfunctional relationship with our state. We look
across the valley on a rare sunny spring day, sigh at the sun reflecting off the snow on the
mountains and forget about the blizzard last week -or the weekly blizzards in March, and
say, "Isn't that BEAUTIFUL!! ! THAT'S why we live in MONTANA!". We forgive all
and the horrible weather, and the slick roads, because today is nice. We then take our
meager pay check to the bank, or the utility company, take the small portion that's left,
buy gas and a pack of hot dogs, or a peanut butter sandwich, and go out and fish, boat, or
hike with our `true love', MONTANA. We read in the paper that we are 48`h(is that
right?) in per capital income, right next to those UGLY FLAT states -North and South
Dakota, and say, "Well, at least WE HAVE MOUNTAINS!"
As third -generation Montanan, last week, even I was a bit shocked when a local 18 year
old told me that he was happy to be here, because "after all, it's better than Afghanistan."
Better than Afghanistan! That would be like an abused spouse saying it was better to be
beaten than beheaded... seriously dysfunctional.
Let's face it, we are not here, most of us, so that we can get rich, we're here, or here
again, or here -still, because we LOVE the scenery. Ask anyone... that's what they say.
The new proposed mall has lots to offer, lots of stores, lots more low paying jobs, lots of
pavement, but it lacks what we are here for .... TB E SCENERY! i ! And oddly enough, I
guess that's why other people come here too, just to visit... THE SCENERY! i ! Not to
shop! They are probably not as seriously dysfunctional as we are, they just visit ... we're
committed!
Although there's been a tizzy of consumer fever over the opening of Home Depot, and the
soon -to -be -built Target, this consumerism is NOT our way of life, obviously, or we
wouldn't be here. Shopping is not the reason we put up with our abusive relationship with
our beloved state. We are NOT about spending money we don't have, for stuff no one
should buy, we are about the SCENERY!
I urge all your readers to practice the true American way of life (NOT consumerism) and
attend the City Planning Board Meeting on May 14'', 7:00 PM, at the city hall, let your
voices be heard, even if you just fill out a comment card, without your name. That's the
AMERICAN way! Contrary to popular myth and rumor the mall is NOT a'done deal',
YET.
We don't need another place to spend money... at least not that much money. The profits
would mostly go to out of state businesses, not the folks who live here. Before we run
headlong into something that will change our `sweet heart', Montana, so drastically, and
so irrevocably, lets have some solid answers about the traffic, the sewer/water issues, the
per capita feasibility for this size of commercial "temple", property values and taxes,
including those for the school, and anything else we can think of that effects our quality of
life in our BEAUTIFUL state. Mr. Wolford has plenty of time to build this, he already
has mall plans for Ames, Iowa and his home stare of Tennessee. He's probably not crazy
enough to live here, I don't think he has this 'thing' about the SCENERY, like we do.
Let's take the time to make sure this is what WE want, and what we NEED_
Oh look the sun is shinning, isn't it BEAUTIFUL? I have to go, my true love is calling.
L.E.Harrington
Kalispell, MONTANA-MONTANA WE LOVE YOU
mom
c n
MA
I
No Facts=No Mall
"The public and the City of Kalispell need more facts before an
z
informed decision can be made about the Mall.
Please reject this Master Plan Amendment. There's not enough infor-
mation about the proposal to make an informed decision in the
following areas:
Ar water quality
impact on wells
the city's ability to provide adequate sewer services:
impact on traffic infrastructure
tax impacts on neighbors of the proposal and residents
of Kalispell
impacts on the economics of downtown Kalispell
Please include my comments into the public record, (see additional
comment on back of card)
Name
r Address_176 6- 4v&- 2�, h , kAA ,Vm� hy-5' �p 1
[Vo Facts=No Mall
"The public and the City -of KalispellFneed more. facts before an
informed decision can be. made about: the Mall.
Please reject this Master Plan Amendmen There's notenoughinfor-
mation about the proposal to make an informed decision in the
following areas:
water quality ✓J�
impact on wells �y` -z-
the city's ability to provide adequate sewer servicesv�'
impact on traffic infrastructure
tax impacts on neighbors of the proposal and residents
of Kalispell
impacts on the economics of downtown Kalispell
Please include my comments into the public record. (see additional
comments on back of card)
Name
Address /77,-2_ 04 : %2eP_,O.. AS.� J
No Facts= No Mall
"The public and the City of Kalispell need more facts before an
informed decision can be made about the Mall.
Please reject this Master Plan Amendment. There's not enough infor-
mation about the proposal to make an informed decision in the
following areas:
water quality
impact on wells
the city's ability to provide adequate sewer services
impact on traffic infrastructure
tax impacts on neighbors of the proposal and residents
of Kalispell
impacts on the economics of downtown Kalispell
Please include my comments into the public record. (see additional
comments on back of card) j
Name �i �P0A
Address 14 (3 67 U-e
No acts= No Mall
"The public and the Cityof Kalispell need more facts before an
informed decision can;be made about the Mall.
Please reject this Master Plan Amendment. There's not enough infor-
mation about the proposal to make an, -informed decision in the
following areas:
water.qua(ity
impact on wells«
the ci:ty's ability to provide adequate. sewer services1�N�
impact on traffic.infrastructure
tax impacts on neighbors of the proposal and residents
of Kalispell
..impacts on the economics of downtown Kalispell
Please include my comments into thebublic record. (see additional
comments on back of card)
Name A)f
p
Address S�n_
�D
No Facts= No Mall
'The public and the City of Kalispell need more facts before an
informed decision can be made about the Mall.
Please reject this Master Plan Amendment. There's not enough infor-
mation about the proposal to make an informed decision in the
following areas:
water quality
impact on wells
the city's ability to provide adequate sewer services
impact on traffic infrastructure
tax impacts on neighbors of the proposal and residents
of Kalispell
impacts on the economics of downtown Kalispell
Please include my comments into the public record. (see additional
comments o back of card)
N a m e__Z
Address f �f 7 :Z�
No Facts=No Mall
"The public and the City of Kalispell need more facts before an
informed decision can be made about the Mall.
Please reject this Master Plan Amendment. There's not enough infor-
mation about the proposal to make an informed decision in the
following areas:
�. water quality
w- impact on wells
w- the city's ability to provide adequate sewer services
(.- impact on traffic infrastructure
a- tax impacts on neighbors of the proposal and residents
of Kalispell
w- impacts on the economics of downtown Kalispell
Please include my comments into the public record. (see additional
comments on backr_ f Name
Address \ , S
- -_
No Facts— No Mall
"The public and the City of Kalispell need more facts before an
informed decision can be made about the Mall.
Please reject this Master Plan Amendment. There's not enough infor-
mation about the proposal to make an informed decision in the
following areas:
f- water quality
Ar impact on wells
the city's ability to provide adequate sewer services
impact on traffic infrastructure
tax impacts on neighbors of the proposal and residents
of Kalispell
impacts on the economics of downtown Kalispell
Please. include my comments into the public record. (see additional
comments on back of card)
i
Name
Address if . i�t (e 'L'SC� L� �'c� l i sip .r (�' S i 54) I
No Facts=No Mall
"The public and the City of Kalispell need more facts before an
informed decision can be made about the Mall.
Please reject this Master Plan Amendment. There's not enough infor-
mation about the proposal to make an informed decision in the
following areas:
w- water quality
w- impact on wells
w the city's ability to provide adequate sewer services
6•- impact on traffic infrastructure
w- tax impacts on neighbors of the proposal and residents
of Kalispell
w- impacts on the economics of downtown Kalispell
Please include my comments into the public record. (see additional
comments on back. of card)
CD
Name :c�. I(A
L l i-
/; J r ,� i .
` _1 ��„C �/PLC �t.-f0 �`z-- � � � _
(/
`� G�
.:
�. r�
���--
No Facts=No Mall
'The public and the City of Kalispell need more facts before an
informed decision can be made about the Mall.
Please reject this Master Plan Amendment. There's not enough infor-
mation about the proposal to make an informed decision in the
following areas:
water quality
impact on wells
the city's ability to provide adequate sewer services
impact on traffic infrastructure
tax impacts on neighbors of the proposal and residents
of Kalispell
impacts on the economics of downtown Kalispell
Please include my comments into the public record. (see additional
comments �on back of hard)
Name �JzQ (mod �cY tl�
Address -ItJ_J�
i
7Z4
G��LL-OU
AJS6 : •�12S� f GZS�
No Facts= No Mall
"The public and the City of Kalispell need more facts before an
informed decision can be made about the Mall.
Please reject this Master Plan Amendment. There's not enough infor-
mation about the proposal to make an informed decision in the
following areas: .
water quality
impact on wells
the city's ability to provide adequate sewer services
impact on traffic infrastructure
tax impacts on neighbors of the proposal and residents
of Kalispell
impacts on the economics of downtown Kalispell
Please include my comments into the public record. (see additional
comments n back f card)
Name i ¢ . Oto iQ
Address jai 34 ,-Jc41P�yY,+C�;A I 41 % )
No Facts= No Mall
"The public and the City of Kalispell need more facts before an
informed decision can be made about the Mall.
Please reject this Master Plan Amendment. There's not enough infor-
mation about the proposal to make an informed decision in the
following areas:
(a- water quality
« impact on wells
�- the city's ability to provide adequate sewer services
impact on traffic infrastructure
tax impacts on neighbors of the proposal and residents
of Kalispell
a•- impacts on the economics of downtown Kalispell
Please include my comments into the public record. (see additional
comments on �ack of card)
Name 1 � a_.A-� t.A-o-_
Address e
✓' p PO S al
� �s
V
c_O- eV�. vim-v n, �-1— -�
Y -4P f Q.
- vvel
r ` tr
LO_VQ rV\,
��_ur _+.�." irrxx��:ileG.Y r � `••-•T`�C.liiY 1�+'c�4Y.�c� � K.3 __�wi' .�
6V ��b2 440- ,
42C
-7Z4 V
7LZI
No Facts= No Mall
'The public and the City of Kalispell need more facts before an
informed decision can be made about the Mall.
Please reject this Master Plan Amendment. There's not enough infor-
mation about the proposal to make an inter-med decision in the
following areas:
water quality
impact on wells
the city's ability to provide adequate sewer services
impact on traffic infrastructure
tax impacts on neighbors of the proposal and residents
of Kalispell
impacts on the economics of downtown Kalispell
Please include my comments into the public record. (see additional
comments on b cl< of card kName (� YI a� y`�.
No Facts= No Mall
"The public and the City of Kalispell need more facts before an
informed decision can be made about the Mall.
Please reject this Master Plan Amendment. There's not enough infor-
mation about the proposal to make an informed decision in the
following areas:
�. water quality
impact on wells
the city's ability to provide adequate sewer services
+ impact on traffic infrastructure
tax impacts on neighbors of the proposal and residents
of Kalispell
impacts on the economics of downtown Kalispell
Please include my comments into the public record. (see additional
comment�Q n batik of card)
Name 1'a-hIZICt6L J6r at-)
Address I AJen uG EaS 1— a,(USp �i'
5 a re- r -tom- �j kez-0sp-a-0
e d V
f is a- c� �-i c��0 ;rv,v
)4A�Z4 S +° �e 1� ru t4--
No Facts=No Mall
"The public and the City of Kalispell need more facts before an
informed decision can be made about the Mall.
Please reject this Master Plan Amendment. There's not enough infor-
mation about the proposal to make an informed decision in the
following areas:
water quality
impact on wells
�- the city's ability to provide adequate sewer services
ti- impact on traffic infrastructure
•- tax impacts on neighbors of the proposal and residents
of Kalispell
(a- impacts on the economics of downtown Kalispell
Please include my comments into the public record. (see additional
comments n back of card)
Name f) '1
Add ress-N
✓ 4,w — +T06k f (G lv�S
ARs Wt4 f li►r\at IsSveS
' �C �2L�sti O Gos'i �1 rv-w I YLf,-AS-i-r"rc
reda
--�Mf\Yu0sbw, f kV\ -
*nc Dec 1 f UtIG r' ��YYtQiV\9 {'� 1'iC GI 'I P4 rrV5)
- Ae C'D 'n vrw h'l Lla. V\s� t7b 1Gs V 1 Gt vi C(_
+-an5 rri i�5 +u�� (►nes Ce mcC tri' (i-a Wx c -C r
u- q nCL (C s&WC- s
Gi'i coat S .
No Facts=No Mall
"The public and the City of Kalispell need more facts before an
informed decision can be made about the Mall.
Please reject this Master Plan Amendment. There's not
on n theinfor.-
mation about the proposal to make an informe e
following areas:
w- water quality
a- impact on wells
w- the city's ability to provide adequate sewer services
W- impact on trafficinfrastructure
w- tax impacts on neighbors of the proposal and residents
of I<alispell
Ar impacts on the economics of downtown I<alispell
Please include my comments into the public record. (see additional
comments qCbla I< of card
Name
No Facts= No Mall
"The public and the City of Kalispell need more facts before an
informed decision can be made about the Mall.
Please reject this Master Plan Amendment. There's not enough infor-
mation about the proposal to make an informed decision in the
following areas:
water quality
impact on wells
�- the city's ability to provide adequate sewer services
�- impact on traffic infrastructure
tax impacts on neighbors of the proposal and residents
of Kalispell
impacts on the economics of downtown Kalispell
Please include my comments into the public record. (see additional
comments/ back of carT144M
Name / �[ Zu1lct_
Address 7la Ave. Li
Our'- area-
No Facts= No Mall
"The public and the City of Kalispell need more facts before an
informed decision can be made about the Mall.
Please reject this Master Plan Amendment. There's not enough infor-
mation about the proposal to make an informed decision in the
following areas:
water quality
impact on wells
the city's ability to provide adequate sewer services
impact on traffic infrastructure
tax impacts on neighbors of the proposal and residents
of Kalispell
impacts on the economics of downtown Kalispell
Please include my comments into the public record. see additional
comments on back of card
Name Mc tine Carttr
Addressp3
,._�
-160
AO
a
No Facts= No Mall
"The public and the City of Kalispell need more facts before an
informed decision can be made about the Mall.
Please reject this Master Plan Amendment. There's not enough infor-
mation about the proposal to make an informed decision in the
following areas:
,'- water quality
impact on wells
the city's ability to provide adequate sewer services
impact on traffic infrastructure
Ar tax impacts on neighbors of the proposal and residents
of Kalispell
w- impacts on the economics of downtown Kalispell
Please include my comments into the public record. (see additional
comments on back of card)
Name
Address G:`J-,,N
No Facts= No Mall
"The public and the City of Kalispell need more facts before an
informed decision can be made about the Mall.
Please reject this Master Plan Amendment. There's not enough infor-
mation about the proposal to make an informed decision in the
following areas:
water quality
impact on wells
the city's ability to provide adequate sewer services
impact on traffic infrastructure
tax impacts on neighbors of the proposal and residents
of Kalispell
impacts on the economics of downtown Kalispell
Please include my comments into the public record. (see additional
con
Re
W.
No Facts= No Mall
My
"The public and the City of Kalispell need more facts before an
informed decision can be made about the Mall.
Please reject this Master Plan Amendment. There's not enough infor-
mation about the proposal to make an informed decision in the
following areas:
water quality
impact on wells
the city's ability to provide adequate sewer services
impact on traffic infrastructure
tax impacts on neighbors of the proposal and residents
of Kalispell
impacts on the economics of downtown Kalispell
Please include my comments into the public record. (see additional
commenn Eck of card)
Name t \ �C_kG_tl
<Q
Address �� W k:4 S A
J
t
No Facts= No Mall
"The public and the City of Kalispell need more facts before an
informed decision can be made about the Mall.
Please reject this Master Plan Amendment. There's not enough infor-
mation about the proposal to make an informed decision in the
following areas:
water quality
impact on wells
( the city's ability to provide adequate sewer services
cdr impact on traffic infrastructure
tax impacts on neighbors of the proposal and residents
of Kalispell
impacts on the economics of downtown Kalispell
Please i de4myments in the p• is record. (see additional
commen )Name
Address<�� J S
No Facts= No Mall
"The public and the City of Kalispell need more facts before an
informed decision can be made about the Mall.
Please reject this Master Plan Amendment. There's not enough infor-
mation about the proposal to make an informed decision in the
following areas:
ater quality
mpact on wells
the city's ability to provide adequate sewer services
impact on traffic infrastructure
tax impacts on neighbors of the proposal and residents
of Kalispell
5� impacts on the economics of downtown Kalispell
Please include my comments into the public record. (see additional
Comm(
Name
Addre
No Facts= No Mall
"The public and the City of Kalispell need more facts before an
informed decision can be made about the Mall.
Please reject this Master Plan Amendment. There's not enough infor-
mation about the proposal to make an informed decision in the
following areas:
water quality
impact on wells
the city's ability to provide adequate sewer services
impact on traffic infrastructure
tax impacts on neighbors of the proposal and residents
of Kalispell
impacts on the economics of downtown Kalispell
Please include my comments into the public record. (see additional
comrnenn hack of card)10r
NameF16tww_
Address q-z--7 3vl
No Facts= No Mall
"The public and the City of Kalispell need more facts before an
informed decision can be made about the Mall.
Please reject this Master Plan Amendment. There's not enough infor-
mation about the proposal to make an informed decision in the
following areas:
w water quality
impact on wells
the city's ability to provide adequate sewer services
impact on traffic infrastructure
tax impacts on neighbors of the proposal :-lnd residents
of Kalispell
w impacts on the economics of downtown Kalispell
Please include my comments into the public record. (see additional
comments on back of card)
Name
Address
No Facts= No Mall
"The public and the City of Kalispell need more facts before an
informed decision can be made about the Mall.
Please reject this Master Plan Amendment. There's not enough infor-
mation about the proposal to make an informed decision in the
following areas:
water quality
impact on wells
the city's ability to provide adequate sewer services
impact on traffic infrastructure
tax impacts on neighbors of the proposal and residents
of Kalispell
impacts on the economics of downtown Kalispell
Please include my comments into the public record. (see additional
comments o back of car
Nam
Address 1.3") l✓
No Facts= No Mail
"The public and the City of Kalispell need more facts before an
informed decision can be made about the Mall.
Please reject this Master Plan Amendment. There's not enough infor-
mation about the proposal to make an informed decision in the
following areas:
water quality
impact on wells
«the city's ability to provide adequate sewer services
«- impact on traffic infrastructure
tax impacts on neighbors of the proposal and residents
of Kalispell
impacts on the economics of downtown Kalispell
Please include my comments i to the ublic record. (see additional
commen bn acl< of card)
Name n i
Address
No Facts= No Mall
"The public and the City of Kalispell need more facts before an
informed decision can be made about the Mall.
Please reject this Master Plan Amendment. There's not enough infor-
mation about the proposal to make an informed decision in the
following areas:
water quality
impact on wells
the city's ability to provide adequate sewer services
. impact on traffic infrastructure
tax impacts on neighbors of the proposal and residents
of Kalispell
impacts on the economics of downtown Kalispell
Please include my comments into the public record. (see additional
comments on back of card)
Name h1
AddressIL 4-& �=
El
No Facts= No Mall
"The public and the City of Kalispell need more facts before an
informed decision can be made about the Mall.
Please reject this Master Plahi Amendment. There's not enough infor-
mation about the proposal to make an informed decision in the
following areas:
water quality
impact on wells
the city's ability to provide adequate sewer services
impact on traffic infrastructure
tax impacts on neighbors of the proposal and residents
of Kalispell
impacts on the economics of downtown Kalispell
Please include my comments into the public record. (see additional
comments on ck of card
Namel�'
Address _ !_
No Facts=No Mall
"The public and the City of Kalispell need more facts before an
informed decision can be made about the Mall.
Please reject this Master Plan Amendment. There's not enough infor-
mation about the proposal to make an informed decision in the
following areas:
auality—
`,�"`� impact on wells
the city's ability to provide adequate sewer services
{ impact on traffic infrastructure__
f') tax imiacts on neighbors of the proposal and residents
of KalispellT
impacts on the economics of downtown Kalispell
Please include my comments into the public record. (see additional
comments-oT,v5ack .of card)
Name
Address�;;�—
No Facts= No Mall
"The public and the City of Kalispell need more facts before an
informed decision can be made about the Mall.
Please reject this Master Plan Amendment. There's not enough infor-
mation about the proposal to make an informed decision in the
following areas:
✓'«' water quality
Y,impact on wells
blow- the city's ability to provide adequate sewer services
V'r impact on traffic infrastructure
V,(;w tax impacts on neighbors of the proposal and residents
of Kalispell
Vimpacts on the economics of downtown Kalispell
Please include my comments i to the public record. (see additional
comments on back o
Name �''
M'911103:1161EW
IVATTZ4_1 . "I"Ni
100)"40ts .. 10 �
1, -the undersigned, certify that I did this date mail a copy of the attached
notice to the following list of landowners that is the subject of the
application.
Date: Z/ -
WOLFORD DEVELOPMENT LLC
FOUR SQUARE BUSINESS CENTER
1200 MOUNTAIN CREEK RD STE 102
CHATTANOOGA TN 37405
JOHN PARSONS AICP
LAND USE CONSULTANT
725 9TH AVE WEST
KALISPELL MT 59901
ARCHITECTURE +
WASHINTON PLAZA STE 400
300 WASHINGTON ST
MONROE LA 71201
KEN KALVIG
KAUFMAN VIDAL &, HILEMAN PC
P 0 BOX 728
KALISPELL MT 59903
ri ' '' ' • ' i ' ' 'i C i is
Frank J. Weimar
c/o Bruce Measure
33 2" 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
JUMP RESERVE PROPERTIES, A LTD FARRIS, ANDREW R.FRANK J WEIMAR PARTNERSHIP
C/O BRUCE MEASURE DARLENE JUMP-RAUTHE, GENERAL 168 BUFFALO STAGE RD
33 2ND STE, STE 1 PARTNER KALISPELL MT 59901
KALISPELL MT 59901 687 SCENIC DR
KALISPELL MT 59901
BRUYER, THOMAS
135 E RESERVE DR
KALISPELL MT 59901
JOHN PARSONS, A.LC.P.
LAND USE CONSULTANT
725 9TH AVE W
KALISPELL MT 59901
WWC HOLDING CO INC
DBA WESTERN WIRELESS
AD% TAX DEPT
3650 131ST AVE SE STE SUITE 400
BELLEVUE WA 98006-0000
AEMISEGGER, NICK G & DONA G
226 FARVIEW DR
KALISPELL MT 59901-2611
RICE, WILLIAM H
845 1 STAVE E
KALISPELL MT 59901-5402
JENSON, GLADYS M
998 ROSE CROSSING
KALISPELL MT 59901-6632
HAMMETT FAMILY LTD PART
HALL FAMILY LTD PART, BRENT
PO BOX 7097
KALISPELL MT 59904-0097
LYFORD, ROBERT O
PO BOX 685
KALISPELL MT 59903-0685
SKILES, DANIEL W & FAY M
161 E RESERVE DR
KALISPELL MT 59901
ARCHITECTURE +
WASHINGTON PLAZA, SUITE 400
300 WASHINGTON ST
MONROE LA 71201
BISHOP, FRANK J & CHARLOTTE A
3422 S 3RD ST W
MISSOULA MT 59804-1027
GOLDMAN, ROBERT M & NANCY L
2500 E LAKE MEAD BLVD
LAS VEGAS NV 89030-0000
BURCH, ART & BILLY ANN
2625 US HIGHWAY 2 E
KALISPELL MT 59901-2363
DJR LAND INVESTMENTS INC
687 SCENIC DR
KALISPELL MT 59901-2333
LYBECK, RAY & CLEONA L
500 E RESERVE DR
KALISPELL MT 59901-6616
LYFORD, ALVENA M
1059 ROSE CROSSING RD
KALISPELL MT 59901-6633
WOLFORD DEVELOPMENT
MONTANA LLC
FOUR SQUARES BUSINESS CENTER
1200 MOUNTAIN CREEK RD, STE 102
CHATTANOOGA TN 37405
KEN KALVIG
KAUFMAN, VIDAL & HILEMAN, PC
P O BOX 728
KALISPELL MT 59903
CARTER, MYRTLE A
1037 ROSE CROSSING
KALISPELL MT 59901-6633
PHIN LLC
PO BOX 7001
KALISPELL MT 59904-0001
EDDIE, MAURICE & PEGGY
102 RAINBOW DR #132
LIVINGSTON TX 77399-0000
DAY, LA SCHELL
PO BOX 5374
KALISPELL MT 59903
LYFORD, RONALD W
PO BOX 685
KALISPELL MT 59903-0685
LYFORD, JERRY
PO BOX 685
KALISPELL MT 59903-0685
MILLER, RAYMOND L & RANDI J BABCOCK, BRUCE & TRISHA LOWERY, RONALD W & LYNN M
1022 ROSE CROSSING 2668 US HIGHWAY 2 E PO BOX 5273
KALISPELL MT 59901-6633 KALISPELL MT 59901-0000 KALISPELL MT 59903-5273
GAGNER, DAROLD & BEVERLY RUSSELL, JENNIFER LYNN TURNER, JEFFREY LE ROY
1001 BLUEWATER DR #74 1073 ROSE CROSSING 1073 ROSE CROSSING
PARKER AZ 85344-7400 KALISPELL MT 59901-0000 KALISPELL MT 59901-0000
SMITH, RUTH ELIZABETH TURNER, JEREMY TODD TURNER, JARED R
1073 ROSE CROSSING 1073 ROSE CROSSING 1073 ROSE CROSSING
KALISPELL MT 59901-0000 KALISPELL MT 59901-0000 KALISPELL MT 59901-0000
SWAN, REBECCA LEE STRASZEWSKI, DANIEL & LAURA TICE, EVERETT L & FRANCES L
1073 ROSE CROSSING 566 MOUNTAIN VIEW DR 148 E RESERVE DR
KALISPELL MT 59901-0000 KALISPELL MT 59901-2361 KALISPELL MT 59901-6643
TRACHT TRUSTEES, HOWARD H & STELLE, JERRY & ELAINE M JUMP FAMILY TRUST, JOHN
ANNA F 631 GRANITE VIEW DR 687 SCENIC DR
TRACHT, LLOYD H KALISPELL MT 59901-2372 KALISPELL MT 59901-2333
1495 STILLWATER RD
KALISPELL MT 59901-6903
BAUER, DUANE EDWARD ACKLEY, NORMAN PETERSON, TODD P & MISTIE D
240 DRAKE DR 240 E RESERVE 632 GRANITE VIEW DR
KALISPELL MT 59901-6779 KALISPELL MT 59901-6645 KALISPELL MT 59901-2371
GARDNER, GLENN D
NEUMANN, EDELBERT
NEUMANN, OTTO
BROTHERS, KELLY A
AD% WALDEMAR NEUMANN
AD% WALDEMAR NEUMANN
636 GRANITE VIEW DR
205 SCHADE RD
205 SCHADE RD
KALISPELL MT 59901-2371
KALISPELL MT 59901
KALISPELL MT 59901
NEUMANN, PAULINE
NEUMANN, EDWIN
LAUNIUS, BRIAN S & SHARI K
AD% WALDEMAR NEUMANN
AD% WALDEMAR NEUMANN
11834 S 308 W
205 SCHADE RD
205 SCHADE RD
RIVERTON UT 84065-0000
KALISPELL MT 59901
KALISPELL MT 59901
OST, EUGENE M & JACQUELINE R
ROBINSON, CLIFFORD L
DBA ROBINSON TREE FARMS
255 MONTCLAIR DR
519 EZY DR
519 EZY DR
KALISPELL MT 59901-3229
KALISPELL MT 59901-6602
KALISPELL MT 59901-6602
OBINSON, WILLIAM A BINSON, RAYMOND V ROBINSON, RALPH F
519 EZY DR 519 EZY DR 519 EZY DR
KALISPELL MT 59901-6602 KALISPELL MT 59901-6602 KALISPELL MT 59901-6602
ROBINSON, KEVIN L ROBINSON, HERBERT L KONSHUR FAMILY LTD
519 EZY DR 519 EZY DR PARTNERSHIP
KALISPELL MT 59901-6602 KALISPELL MT 59901-6602 AD% ANDERSON LAW OFFICE
278 4TH AVE EN
KALISPELL MT 59901
JANETSKI, MICHAEL D & ROBERTA BOYES, JAMES G & CHEREE G
PO BOX 903 PO BOX 2437
KALISPELL MT 59903-0903 KALISPELL MT 59903-2437
ADAMS, GERALD W & JOANN M RINKE, ROBERT J
1729 FOYS LAKE RD AD% BEVERLY MC KAY
KALISPELL MT 59901-7412 139 E RESERVE
KALISPELL MT 59901-6644
BRIESKE, DENNIS W CONNORS, DONALD I & BECKY D
2658 US HIGHWAY 2 E 126 E RESERVE DR
KALISPELL MT 59901-2362 KALISPELL MT 59901-6643
COX, KENNETH N & DEBRA L HANSEN, ROBB E & JANET R
2612 HWY 2 E 1008 ROSE CROSSING
KALISPELL MT 59901-2362 KALISPELL MT 59901-6633
POYNTER, VICKIE L FULLERTON DR, THOMAS P &
600 GRANITE VIEW DR SANDRA K
KALISPELL MT 59901-2371 604 GRANITE VIEW DR
KALISPELL MT 59901-2371
MC MANUS, DELL W & MARVEL I SHARPE, CHRISTINE E
612 GRANITE VIEW DR 616 GRANITE VIEW DR
KALISPELL MT 59901-2371 KALISPELL MT 59901-2371
STEVENS, LINDA L HARTMAN, KELLY W & SUSAN M
624 GRANITE VIEW DR 628 GRANITE VIEW DR
KALISPELL MT 59901-2371 KALISPELL MT 59901-2371
TIETEMA, JOHN E & DONNA L SMITH, SUSAN L
639 GRANITE VIEW DR JANETSKI, KATHERYN J
KALISPELL MT 59901-2372 635 GRANITE VIEW DR
KALISPELL MT 59901-2372
SMITH, CURTIS C SHIELDS, FRANK T
129 E RESERVE DR 732 SHADOW LN
KALISPELL MT 59901-6644 KALISPELL MT 59901-2340
FEUZ, STEPHEN E MISCAMPBELL, LADEAN
131 E RESERVE DR 134 EAST RESERVE DR
KALISPELL MT 59901-6644 KALISPELL MT 59901-6643
RINKE, ROBERT J & VICKI J
PO BOX 5244
KALISPELL MT 59903-5244
BARNARD, THOMAS J & EILEEN E
1100 ROSE CROSSING
KALISPELL MT 59901-6634
MONTANA TAXIDERMIST
2668 HWY 2 E
KALISPELL MT 59901-2362
TIMLICK, RICHARD D & JUDY F
863 TRUMBLE CREEK RD
KALISPELL MT 59901-6773
SHATTO, RONALD L & HOLLY B
608 GRANITE VIEW DR
KALISPELL MT 59901-2371
CORPRON, JAY E & RONI L
620 GRANITE VIEW DR
KALISPELL MT 59901-2371
LALLEY, DANIEL J & KIMBERLY J
643 GRANITE VIEW DR
KALISPELL MT 59901-2372
LARSON, STEVEN W
607 GRANITE VIEW DR
KALISPELL MT 59901-2372
CHVILICEK, DAN P & SHARON L
1090 ROSE CROSSING
KALISPELL MT 59901-6633
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4/22/02
0002150
IMP 1362 ON TR 4C IN W2NE4
28'
29
21
0
0002176
TR 7 IN SE4SE4
28
29
21
17.91
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28.
29
21_
0.8
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TR 4C IN W2NE4
28`
29'
21
0.82
0011300
TR 3ABA IN NW4NE4
28
29
21
0.52
0026855
TR 4CC IN NW4NE4
28
29"
21,
0.68
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28:
29
21
1.98
0100831
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28
29
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1
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28
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TR "7D IN SW4SE4
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28
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28.
29
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3.2
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28
29
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1.57
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28-
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28:
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TR 1AB IN SW4
28'
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33:
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27
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28:
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28-
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1.17
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TR 4CE IN W2NE4
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28
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0.65
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28�
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TR 7BAD IN SW4NE4
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33
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TR 7C IN SW4SE4
28.
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27
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21
181.57
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21
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28:29
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28,._
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28-
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0636737
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28�
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TR 3ACA IN NE4NE4
28
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29
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TR 1 H IN NW4NE4
33
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TR 4CB IN NW4NE4
28
29
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TR 5 IN NW4 W OF RIVER
28'
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TR 5 IN NW4 E OF RIVER LESS R/W
28"
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33
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TR 7K IN E2SE4SE4
28
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33
29
21
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GRANITE VIEW 1
28
29
21
0.48
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GRANITE VIEW 2
28 .___..
29
21
0.46
Page 1
WOLFORD DESCRIPTIONS
4/22/02
0968498
GRANITE VIEW
3
28
29
21
0''.
0968499
GRANITE VIEW
4_ ..
28
29
21
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0968501
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6
28
29
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7
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0.46
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8
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0968504
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GRANITE VIEW
10
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.. .. ..
11
28'
29
21
0.68
0968507
GRANITE VIEW
12
28
29
21
0.58
0968508
GRANITE VIEW
13
28
29
21:
0.59
6968513
GRANITE VIEW
18
28
29
21'
0.46
0968514
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19
... 28
29-
21;
0.5
0968515
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20
28
29
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21
28
29
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21
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29
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28
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PARK
2&
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27,
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Page 2
Flathead County l?,lecte(j ()f1,1cials
SIIOI)I)(-'I",q Of Flatfielad Valley
Downtown and. Kalispell Center Mall: We can expand. it — let's not abandon it!
"We the undersigned enjoy shopping downtown and want our elected. officials to give top priority to
'esting in the health of our downtown and support expansion. of the Kalispell Center Mall on property
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Downtown and Kalispell Center Mall: We can expand it — let's not abandon it!
"We the undersigned enjoy shopping downtown and want our elected officials to give top priority to
investing in the health of our downtown and support expansion of the Kalispell Center Mall on property
already secured for that purpose."
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Downtown and Kalispell Center Mall: We can expand it - let's not abandon it!
"We the undersigned enjoy shopping downtown and want Our elected officials to give top priority to
investing in the health of our downtown and support expansion of the Kalispell Center Mail on property
already secured for that purpose."
Print Name
Address
Phone
Email ?
Signature
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Downtown and Kalispell Center Mall: We can expand it — let's not abandon it!
"We the undersigned enjoy shopping downtown and want our elected officials to give top priority tc
investing in the health of our downtown and support expansion of the Kalispell Center Mall on property
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"We the undersigned enjoy shopping downtown and want our elected officials to give top priority to
investing in the health of our downtown and support expansion of the Kalispell Center Mall on property
already secured for that purpose."
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"We the undersigned enjoy shopping downtown and want our elected officials to give top priority to
investing in the health of our downtown and support expansion of the Kalispell Center Mail on property
already secured for that purpose."
Print Name
Address
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Email ?
Signature
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"We the undersigned enjoy shopping downtown and want our elected officials to give top priority to
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"We the undersigned enjoy shopping downtown and want our elected officials to give top priority to
investing in the health of our downtown and support expansion of the Kalispell Center Mall on property
already secured for that purpose."
Print Name
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"We the undersigned enjoy shopping downtown and want our elected officials to give top priority to
investing in the health of our downtown and support expansion of the Kalispell Center Mall on property
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Signature
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"We the undersigned enjoy shopping downtown and want our elected officials to give top priority to
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Print Name
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investing in the health of our downtown and support expansion of the Kalispell Center Mall on property
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Downtown and Kalispell Center Mall: We can expand it — let's not abandon it!
"We the undersigned enjoy shopping downtown and want our elected officials to give top priority to
investing in the health of our downtown and support expansion of the Kalispell Center Mall on property
already secured for that purpose."
Print Name
Address
Phone
Email
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"We the undersigned enjoy shopping downtown and want our elected officials to give top priority to
investing in the health of our downtown and support expansion of the Kalispell Center Mall on property
already secured for that purpose."
Print Name
Address
Phone
Email ?
Signature
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Signature
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Downtown and Kalispell Center Mail: We can expand it — let's not abandon it!
"We the undersigned enjoy shopping downtown and want our elected officials to give top priority
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From: Shoppers of Flathead Valley
Kalispell Center Mall: Expand it — don't abandon it!
"We the undersigned enjoy shopping in downtown and want our elected officials to look at
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Glacier Mall or Glacier Sprawl?
Currently, there are simply too many unanswered questions.
,/ Facts,/Mall!
The time to look at the impacts of this development on the entire Flathead Valley are now. Once the mall
is built, it's too late. The public and the City of Kalispell need more facts before an informed decision
can be made. Kalispell should thoroughly study the mall proposal to ensure that it is fair to all tax
payers, keeps our water clean, and assures the health and prosperity of our valley.
Facts to Know, Rights That must Be Protected
➢ 1. Findings of Fact: To grant approval of a master plan amendment the city council must
establish a record of facts that demonstrate that the amendment is consistent with the master plan
goals. These facts must address the overall goals and objectives of the master plan including the
following: growth management, land use, economy, environmental considerations, community
and recreational facilities, transportation, community facilities, infrastructure and public
services, which are also factors that should be appropriately analyzed and given consideration in
an environmental impact statement.
➢ 2. Montana Constitution: The Montana Constitution guarantees every Montanan "the right to a
clean and healthful environment." The constitution also provides that each citizen, corporation
and government agency has a responsibility to maintain and improve a clean and healthful
environment for present and future generations.
The Glacier Mall proposal represents intensive commercial development, some four times the
size of the current downtown Kalispell business district. In addition to other potential impacts, it
is proposed to be located on a very shallow aquifer that feeds the pristine waters of Flathead
Lake. The commutative impacts of this type of development on this aquifer and on Flathead
Lake are unknown and not documented in the proposed findings of facts.
The Montana Constitution, Section 8, holds that "the public has the right to expect governmental
agencies to afford such reasonable opportunity for citizen participation in the operation of the
agencies prior to the final decision of the agency as may be provided by law." When incomplete
analysis of impacts and an incomplete factual record are provided, the public lacks the essential
basis for informed comment. Before the public can meaningfully participate they must be
provided with information concerning the impacts of the proposal.
Montana Environmental Policy Act: Under the Montana Environmental Policy Act, local
governments are able to access potential cumulative impacts by requiring the completion of an
environmental impact statement (EIS) prior to reaching a decision. The Act requires the
preparation of an environmental impact statement any action which may have a significant effect
on the human environment. The environmental impact statement serves two fundamental
purposes: first, it provides analysis of the impacts of the proposal including cumulative impacts
so that the public can participate on an informed basis; second, an environmental impact
statement provides critical information necessary to decision makers based upon knowledge of
Citizens For A Better Flathead
Page l of l l--Wolford Master Plan Ainendment Comments
impacts of the proposal.
Master Plan Amendment: Even if a master plan amendment is adopted, there is no guarantee that
the Glacier Mall as proposed will be ever built. It does, however, open the door to converting
the area for the future to some type of extensive commercial development. (Note: a master plan
amendment was granted for the Valley Dome Arena which was never built. Instead Home Depot
and Target are being built at that site.)
A master plan amendment essentially paves the way for all other decisions that follow including
zoning, annexation, and subdivision. Thus it is essential that at this stage to ask the and get the
right answers prior to making a decision. This means that all factual information necessary to
ensure that this proposal is consistent with the existing master plan and of a long term benefit to
the community be provided at this first step in the approval process.
Questions to Ask/ Issues to Raise
1. It has been recommended by the Tri-City planning office that its staff report
(#KMPA-02-2, 5/7/02) be adopted as findings of fact and that the planning board recommend adoption
of the master plan amendment. This staff report, however, identifies numerous gaps in the factual record
including impacts to water quality and whether city staff have enough information . The developer
provided scanty information and the city is currently accessing its ability and potential to provide
adequate services to its existing service area. How will the inadequacy and gaps in this staff report be
addressed so that a reasonable set of proposed findings of facts based on analysis can be developed and
provided to the public for comment prior to action being taken on this master plan amendment request?
2. How can the public be afforded the right to "reasonable" participation prior to a final decision when
an incomplete findings of facts are presented for the basis of a decision of major significance to the
community?
3. The findings of fact of a development of this scale on a sensitive aquifer should be substantiated by
conducting an EIS and providing the public and the city council this information for review and
comment prior to a decision on this master plan request. If you do not choose to use the EIS process how
will you assure protection of the constitutional guarantee for every Montanan to "the right to a clean and
healthful environment" and the right to "reasonable participation" prior to a final decision? Without a
detailed environmental analysis, how will you insure that water quality, including aquatic life is not
degraded in derogation of the Montana constitution and the state and federal clean water laws?
Are there outstanding legal issues that should be resolved prior to further consideration' of
whether the Kalispell Master Plan should be amended to allow Tl e'Glacier Mallto be built? Yes
Facts to Know, Rights That Should Be Protected
SB 97: There are differing opinions on the effect of Senate Bill 97. passed by the 1999 state
legislature. It may require Kalispell to adopt a new growth policy before it can legally make a
significant change to its master plan (like the amendment for Glacier Mall.) The City of Kalispell
and others in the state have asked the Attorney General to rule on this point. It is not known how
soon this ruling will be made.
Kalispell City County Master Plan: A master plan amendment for this location under the interlocal
agreement between the City of Kalispell and Flathead County requires that both the city and county
Citizens For A Better Flathead
Page 2 of 11--Wolford Master Plan Amendment Comments
approve a master plan change. The City of Kalispell filed a suit against Flathead County's 9/28/02
decision to approve a master plan amendment without joint city approval for this same Glacier Mall
proposal. This suit is still pending. Now the city is moving to consider a master plan amendment to
the same plan for the same mall. The staff report is unclear as to the legality of this action. It is also
unclear if the city's position is now that county approval is not needed since the city plans to
condition the master plan approval with the condition of annexation.
Questions to Ask/ Issues to Raise
_ 1. Since the legal ability of the city to make this master plan amendment is in question as a result of
Senate Bill 97, should the city delay action until a ruling is made? Would the city be better protected
from potential legal action waiting for an Attorney General's opinion?
_ 2. Given the pending city suit against the county's approval of a similar master plan amendment for
the Glacier Mall, what risks will the City of Kalispell face in undermining or mooting. Will the City
jeopardize its ability to participate in shaping the type of growth that occurs just outside its city limits?
3. The developer's attorney has provided the city a letter (1/11/02) stating that they reserve the right
to rely on the county's decision regardless of the outcome of the city's decision. Should the developer be
required to withdraw this letter prior to the city's action on this amendment? Does the position taken in
this letter present the city potential legal challenges? Does it allow the developer to continue to hold
over the city the threat that if the city attempts to impose conditions the developers dislikes it will move
out into the county? Why would the city not demand a written withdrawal of this letter as a condition of
consideration of this plan amendment? (Please include the entire 1/14/02 work session packet to
which this letter was an attachment as part of the record for this hearing.)
_ 4. Given the location of this development and the incomplete nature of the proposed finding of facts,
does this become "spot master planning." (Case law has established in Montana that spot zoning is not
acceptable. Other states have recognized that spot master planning is also not acceptable.) Could this
proposed master plan amendment be better addressed by the development of a neighborhood
plan as recommended in 10/15/2001 Tri-City Planning report? ( Please include this 10/15/01
report as part of the record for this hearing.)
Does the proposed amendment further the overall growth
objectives under the'existing master plan
There is insufficient information in the record to make the finding.
Facts to Know, Issues that Need to Be Addressed
The Glacier Mall Mixed Use Development Plan is proposed for 247 acres. It is to be broken
out as follows; fully enclosed regional mall on 70 acres, an adjacent commercial center on
approximately 32 acres, a series of free standing commercial parcels totaling 66 acres and a
mixed use area of 56 acres for offices and high density residential. Approximately 6 acres is
1.7
proposed for open space along existing streams.
Citizens For A Better Flathead
Page 3 of 11--Wolford Master Plan Amendment Comments
The Kalispell Growth Policy adopted in 1986 was developed to address the long range
planning needs of the city and its surrounding area through the year 2020. The plan notes
that at the time it was drawn up, there were approximately 590 acres of commercial property
in Kalispell. It projected a need for an additional 400 acres of commercial development
over a twenty five year period. Yet, after only sixteen years there are already over 1200
acres designated for commercial use, a significant number of which remain undeveloped or
underdeveloped. The need for additional commercial land has not been established. Study
and documentation is needed to assess if this need exists. Exiting owners of commercially
zoned lands may see a drop in property values if a gut of commercial space is created.
The 1986 master plan and even the proposed 1998 revised master plan, did not include a
goal or map to encourage this type of commercial expansion. It did not encourage this
magnitude of commercial development, especially at such a distance from the existing
commercial centers in the Kalispell area.
In fact, Goal 6, Land Use, of the 1986 master plan encourages the orderly development in
the planning jurisdiction with ample space for future growth, while ensuring
compatibility of adjacent land use. Additionally, Goal 6 (b) encourages that "standards
for the designation or expansion of commercial areas (be) based on compact development
pattern designed to meet the needs of the intended service area and not the desires of
speculation or strip developers."
Furthermore, Section 5 of the master plan encourages a diverse economy promoted by
careful planning of various types and locations of development and encourages the
activities to ensure the Central Business District remains viable. The interest by
developers in creating large multi acre regional commercial centers and even the
development of such centers in other communities across the country or their success or
popularity in those communities is not a change in circumstances that necessarily
warrants a change in our community's Master Plan. Indeed numerous goals in the plan
were visionary in discouraging this type of commercial development.
Options for commercial mall and/or other retail expansion exist not only in the area
adjoining the current Kalispell Center Mall and on the O'Neil family property as recently
featured in a front page story in the Kalispell Daily Interlake, but also on vacant lands in
commercial buildings in the master planned area.
➢ Master plans are not intended to be regularly amended. Within the last year the City of
Kalispell has already amended the plan to include two significant commercial expansions
including the 60 acre commercial site with Home Depot and the 640 acre Section 36 site. A
factual basis is needed to establish the need and viability of additional commercial
expansion.
Questions to Ask/ Issues to Raise
_ Given the issues raised above, what factual basis will you rely on to justify that there has been
a significant change of circumstances under which the proposed master plan amendment is being
Citizens For A Better Flathead
Page 4 of 11--Wolford Master Plan Amendment Comments
made that warrants consideration or that it this proposal clearly furthers the goals of the 1986
master plan?
Does the proposed amendment further the overall economic goals and objectives under
the existing master plan? No, additional documentation/study would be needed to justify
this fording. ' ..
Facts to Know, Rights That must Be Protected
The goals in the master plan encourage a diverse economy and encourage activities that ensure
the strength and viability of downtown . This proposal submitted by the developer lacks
information about the impact on jobs, downtown vitality, and the consequences of a glut of
commercial space
Jobs: Study after study has found that new retail growth generally destroys about as
many jobs as it creates. This is because retail spending is a relatively fixed pie. Growth
in sales in one location will invariably be offset by declines in sales at existing
businesses, many of which will be forced to either downsize their operations or close all
together. Some might argue survival of the fittest but our communities pay the price.
Stacy Mitchell, Home Town Advantage.
Generally speaking, a locally earned dollar returns 60% of their profit back into the
community where as a typical chain store returns about 20%. National Historic Trust. In
addition, retail jobs are generally low wage jobs.
Downtown core: Our downtowns are the hearts of our towns. When the downtown dies, we
all lose more than just the businesses. We lose our uniqueness.
While the downtown business district may not be able to serve all of our shopping needs, it
is important to look at the impacts that spin off commercial development will have on the
downtowns of our region.
➢ Effect on value of commercial and retail lands: Retail space, like everything, is governed
by the law of supply and demand. The more is demanded, the more is built. The problem
is that retail space is easily overbuilt because commercial space takes a long time to build
and is built is large increments.
A glut of commercial space can be devastating to a city. What happens is that property
values fall, followed by disinvestment and deterioration. It creates a downward spiral.
When buildings are vacant, the value decreases, and the buildings become neglected. When
buildings deteriorate, the neighborhood becomes less desirable and less valuable. More
businesses vacate and the same cycle occurs. Downtown turn into ghost towns and big holes
appear in the tax base. When values go down, the tax value goes down. Taxpayers are left
carrying the weight. We're already seeing the effect locally with Ernst, Gateway West and
Ashley Square.
Citizens For A Better Flathead
Page 5 of 11--Wolford Master Plan Amendment Comments
To learn from mistakes of the past, and the successes and failures of other communities, as
recommended by the planning board staff, the local government can monitor the condition
of the retail market and can avoid the consequences of being overbuilt with unfilled space.
Bozeman has addressed this issue by enacting a "dark store" ordinance. When a big box
vacates for more or bigger space, the store is required to sell or lease the existing store
before it moves.
➢ Tax Base: All of these impacts taken together have a trickle down effect on the tax base
and the tax rate we pay. Taxes are calculated based on a percentage of the taxable value.
Taxes pay for the kinds of services we expect from our local government —fire
protection, police protection, ambulance service, road maintenance and sewer services.
When the tax base decreases, and the cost of providing services doesn't, the city increases
its tax revenue by increasing the percentage of the value of your property.
The City' s tax base is already on a downward trend. In Fiscal Year 1999 (Tax Year 1998)
the appraised market value of all commercial improvements (buildings) on city lots in the
city of Kalispell was .$174,755,666
In Fiscal Year 2001 (TY 2000) the market value of all commercial improvements on city lots
in the city of Kalispell was down to $171,914,996. This represents a 2% decline in the base
and nearly a $3 million loss on valuation. One would need 30 homes with an average
valuation of $100,000 to balance this base loss.
Questions to Ask/ Issues to Raise
How many jobs will be created? How many will be shifted from existing businesses? How
much local labor will be used?
_ How much the land is valued in Evergreen for tax purposes? How does this compare to our
downtown business district? Does our downtown business district carry a heavier load of tax
burden? What impact will creating a commercial district four times the size of Kalispell have on
the downtown area? What will be the impact on the tax base if the Kalispell Center Mall goes
dark?
_ What will happen when the stores in Evergreen or the Kalispell Center Mall or other
downtown leave their current locations empty and build new and bigger stores?
_ How taxes are calculated at the new site? How will the costs of new infrastructure be billed to
the developer? How will the cost of maintaining services be calculated? How will the cost of
upgrading already flagging infrastructure be calculated? How much of an increase will the
taxpayer expect —short term and long term?
What are the projected costs arising from increased demand for and required improvements to
public services and infrastructure?
Citizens For A Better Flathead
Page 6 of 11--Wolford Master Plan Amendment Comments
_ What is the value of the improvements to public services and infrastructure to be provided by
the project?
_ What are the projected tax revenues? How are they calculated?
What is the projected impact of the project on surrounding land values and any potential loss or
increase in tax revenues to the community?
_ What are the short-term and long term projected costs and revenues resulting from the project.
_ Is this project economically feasible? How much of the market share is really going to
Missoula or Spokane? How many Canadian tourists will really travel to shop here? Can we
support this level of development and at what price?
Does the proposed amendment further the overall environmental considerations and
goals and objectives under the existing master plan? No, additional documentation/study
would be needed to justify this finding.
Facts to Know, Rights That must Be Protected
Flathead Lake serves as a barometer of the health of the Flathead Watershed. Research
shows that water quality in Flathead Lake has bee steadily declining since 1997
manifested by increased algal growth and decreased water clarity (FLBS 1997, Ellis et al.
2000). Flathead Lake was listed as an impaired water body by the Montana Department
of Environmental Quality ( MT DEQ 303d List) in 1996 and 2000.
Research indicates that lands in the North Flathead Valley contribute the highest nutrient
loads to Flathead Lake. (Standford et al., 1997)
D There is significant groundwater -surface water interaction between the aquifer and the
Flathead River (Nobel and Stanford, 1986 )(including the shallow alluvial aquifer found
in the Evergreen corridor). Nutrient concentrations in the shallow alluvial aquifer were
found to be highest in the urbanized areas. Fecal coliform bacteria were found to be
widespread indicating both human (from septic systems) and animal pollution ( Nobel
and Standford, 1986).
Alluvial soils have a very permeable, sandy and gravelly matrix. Water moves rapidly
through the soils, which do not effectively filter sediments and contaminants. Further,
the groundwater table is close to the surface (less than 5 feet) in many areas. Thus,
contaminants from faulty septic systems and spilled toxic fluids can rapidly pollute the
groundwater.
Impervious surface coverage is correlated with increasing stream degradation (Arnold
and Gibbons, 1996). A stream is considered "protected" when impervious coverage (IC)
is lower that 10%, "impacted" when IC is approximately 10-30% and degraded when IC
Citizens For A Better Flathead
Page 7 of 11--Wolford Master Plan Amendment Comments
is above 30% (Arnold and Gibbons, 1996). (This should raises additional concerns when
the impervious surface is over a extremely shallow aquifer and the natural ecological
cycles are disrupted. This deserves additional study..)
D A study by the Flathead Lake Biological Station in the North Flathead Valley indicated
that stormwater has an impact on water quality (Standford et al., 1997) The study found
that suspended solids, total iron, zinc, NO2/3, pH and total aluminum exceeded EPA
benchmark values for stormwater. Stormwater may be a special concern in Ashley
Creek, south of Kalispell, and at the confluence of the Whitefish and Flathead rivers,
south of Evergreen.
According to the Federal Emergency Management Agency a significant portion of the
site has some severe environmental constraints due to the 100 year flood plain. State law
prohibits development in the 100-year flood plain. The Tri-City Staff report points out
that a flood plain permit and or a food plain map amendment and policy conditions
attached to development at this site would be needed if development were to occur.
The 1986 master plan provides a narrative of floodplain issues and detail a history of
flooding in the Evergreen area. Additional history and study of this area and flooding
issues is needed to access if it can sustain intensive urban development.
Both Missoula County and Ravalli County have recently revised there flood plain
regulations to more strictly limit building of developments in flood plain areas. Copies of
these regulations should be review and included as part of the record of this hearing.
� The Flathead Basin is home to more than 300 species of aquatic insects, including 105
different kinds of stoneflies comprising one-fourth of all stoneflies in North America
(EPA, 1983). Documents are attached to the staff report explaining the significance of the
Evergreen alluvial aquifer to these species.
Numerous homes in this area still rely on shallow wells of a depth of as few as 17 feet.
The staff report fails to document the occurrence of these wells and what well head
protect will need to be provided to buffer and protect these drinking water sources.
The staff report indicates that water will be provided the development by Evergreen
Water District.
Neighbors in the area have called our office expressing concerns about existing trees on
the site that have or are serving as nesting trees for eagles and herons. Others have noted
other wildlife using the area.
Questions to Ask/ Issues to Raise
All of the questions raised under number one of these comments deserve to be raised and
asked here again.
Will the neighbors shallow wells become contaminated by parking lot runoff? Who will bear
Citizens For A Better Flathead
Page 8 of 11--Wolford Master Plan Amendment Comments
costs for this? Will there be some provision by the developer if wells become contaminated?
How much will it cost to treat stormwater ran off and who will bear the expense for
monitoring and maintaining this system and at what cost? Is the technology available and cost
effective to serve this unique aquifer situation?
Will this development potentially cause more damage (from impermeable > surfaces) when a
flood occur?
Will the wetlands areas be protected? Will there be monitoring to ensure that wetlands
mitigation is really working? If there is wetlands mitigation who will pay for it?
At the January 14, 2002 City of Kalispell work session the public works director indicated that
there may be problems with allowing this development to use water other than that provided by
the city. It was suggested that in the future problems may arise with multiple water system
particularly matching systems as connection in the future continue. Additionally it was pointed
out that while it is difficult to cut off sewer service if payment is not received, water cut off is
traditionally used to ensure bills are paid for services provided. How will you address these
issues in your review of this proposal? What concerns may arise in establishing a Kalispell water
system to serve this area?
How will wildlife issues at this site be addressed?
Facts to Know, Rights That Should Be Protected
This development proposal includes approximately six acres of open space that essential
follows the existing stream areas. No information is provided in the staff report as to the
need for additional park and recreational facilities to serve this area.
A one mile bike trail along one of the internal roads in the development is proposed.
Questions to Ask/ Issues to Raise
V What criteria will be used to determine the need for park and buffer areas in this
development? How adequately does this proposed park set aside further the master plan goal of
providing a balance of parkland throughout the community?
V The limited bike trail proposed does not demonstrate how it will provide connectivity within
this neighborhood. How can this neighborhood be assured that this development will increase
pedestrian and bike safety and access in this area in compliance with the goals of the master
plan?
Citizens For A Better Flathead
Page 9 of 11--Wolford Master Plan Amendment Comments
Doe's'the proposed.ameudment further the overall transportation goals and objectives
under the existing master plan?
Facts to Know, Rights That must Be Protected
If a road carries more traffic than it was designed to carry, it will deteriorate more
quickly, possibly jeopardizing drivers' safety. If we build it they will come.
D Car emissions are a leading cause of air pollution in Montana. The farther developments
are from town centers, the more pollution is generated.
In recent years, the number of miles Americans traveled grew 4 times as fast as the
driving population.
D The average car now emits 9,000 pounds of carbon dioxide every year.
D One out of 3 Montanans cannot drive either because they are too young, too old, too
financially strapped or are disabled.
Questions to Ask/ Issues to Raise
V The MDOT has provided comments to this proposal that suggest that no funding is available
in the near future to address traffic impacts like the need to expand Reserve Drive. What would
be the costs of the needed transportation upgrades in this area to accommodate induced traffic
from this development.?
How can the city proceed with consideration of this master plan proposal without estimates of
the costs for needed transportation infrastructure and a clear method identified to pay for these
needed improvements?
V How can the city comply with laws that require that they insure safety and develop a
transportation plan that provides an adequate level of service in the approval of this master plan
amendment absent guarantees that the services can and will be provided in a timely manner?
What estimated costs should the developer be expected to bear. If some of these costs for
transportation are expected to be passed on to local tax payers, what might these be?
t/ What will be the impact on the region's air quality from increased automobile traffic?
Does the proposed amendment further the,oyerall community facilities, infrastructure
and'public services goals and'objectives under the existing master plan?
Facts to Know, Rights That must Be Protected
Infrastructure: City of Kalispell has bill for 28 million dollars to upgrade its water,
sewer and stonnwater systems. In addition, the City of Kalispell will be required to
decrease its emissions into Flathead Lake even if it increases its capacity. Housing is
also proposed on the site. New residences use more in services that they pay. In 1999, a
Citizens For A Better Flathead
Page 10 of 11--Wolford Master Plan Amendment Comments
residence used $1.23 in services for every dollar contributed.
V Question to ask: How can the city ensure that the taxpayers are treated fairly?
Sewer Currently the City's wastewater treatment facility which accommodates
Evergreen is going to require a 15 million dollar expansion. The plant will reach capacity
in 2007, five years earlier that expected. We are in the situation we are in now because
we didn't plan or predict the growth.
V Questions to ask: What will happen if the city invests in infrastructure and the mall doesn't
make it? How will the cost for the expansion be allocated to new users? How will existing
taxpayers be impacted especially if the downtown goes dark? If the city pursues an "aggressive"
annexation policy, how will the taxpayers be impacted if the cost of service exceeds the revenue
How will the City expand its facility and at the same time cut its discharges into Flathead Lake
by half? How much will the expansion and the reduction in emissions cost to the taxpayers?
What happens if the mall and development doesn't succeed --who will pay for maintenance of the
facility? How can the developer discharge sewage in an area that flow directly into Flathead
Lake.
D Fire: The current fire protection capability for Kalispell is already stretched. The city
lacks capacity to cover the northern part of town as it is.
V Questions to ask: Does the fire department have adequate staffing to cover the area? Will
the developer cover the extra cost for providing service and maintaining service in the area?
Police: The protecting this area will be greater than if the project were located closer to
town.
V Questions to ask: Will Kalispell be able to respond promptly? Will the crime rate increase
with this type of development? How will the rest of city be served? Will the outlying area pay
its fair share for the increased cost of service?
Schools: Schools will not directly benefit from the increase in the value of the property.
The way schools are allocated funds is on a per head basis. If residential development
takes place on the property, the school allocation may increase, however, commercial
development alone will not flow to the neighboring schools.
Citizens For A Better Flathead
Page 11 of l I--Wolford Master Plan Amendment Continents
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Eaton, A. 2002. Glacier Flathead Director of the Montana Land Reliance, Personal communication.
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Mi
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50
S
Gov, A BETTER .Ft,4,, r���
FOR SMART GROWTH SOLUTIONS
Via facsimile
40 982-3201
CITIZENS FOR A BETTER FLATHEAD
PO Box 771
KALISPELL, MT 59903
ctor 406 756-8993 FAx 756-8991
Jack Stanford, PhD.
Director Flathead Lake Biological Station
Dear Dr. Stanford,
As you are probably aware, there is a proposal to amend the Kalispell City/ County Master Plan
to allow for commercial, office and residential development on approximately 240 acres of land
at the intersection of Reserve Drive and US Hwy 2 in Evergreen.
It is our understanding that the Flathead Lake Biological Station, under your direction, has
undertaken scientific research concerning the Flathead alluvial aquifer, of which the subject land
is a part. The purpose of this letter is to ask if you would please describe the research, which the
biological station has undertaken, as well as describe the environmental implications of the
proposed master plan amendment in light of this research.
Although we would not presume to limit your response in any way, our concerns include: the
shallow depth of the Evergreen alluvial aquifer at this location, the interconnectivity of the
alluvial aquifer and the main stem of the Flathead River and ultimately Flathead Lake, the unique
fauna which this hydrological system supports, the percolation of surface fluid through the
alluvial soils, into the waters of the shallow aquifer, concerns as to potentially significant water
quality impacts resulting from the placement of extensive commercial and residential
development at this location, and the advisability of a detailed scientific study of water quality
impacts prior to a decision being made concerning the proposal.
We anticipate making available to our public decision making bodies any response you are able
to provide. It is our hope that this information will contribute to an informed decision on this
important matter of public interest. Finally, we would also appreciate receiving a copy of your
curriculum vitae. Please fax these materials to us at:
Citizen For A Better Flathead 756-8991
Sincerely yours,
Mayer Flowers, Program Director
756-8993
MAY-14-2002 TUE 05:26 PM FLTHD LAKE BIO STATION FAX 1'40, 406 982 3201 P. 01
Flathead
+.0 e.,,�sitgW u l i! 71m uenu u�,
Th. I.1"YO tl it of Nn.tt4.4
May 14, 2002
Citizens for a Better Flathead
PO Box 771
Kalispell, MT 59903
To Whom It May Concern:
311 Bio Station Lane
Polson, Montana, I.S.A. 59860-9659
Phone(406) 982-3301
Fax (406) 982-3201
http://,,vww.umT.edulbiology/flbs
This letter responds to your faxed letter of May 14, 2002, asking me to summarize FLBS
research conceming ecology of the shallow alluvial aquifer of the Flathead River in the Kalispell Valley.
With several colleagues, including Research Scientist Bonnie K Ellis (FLBS), Dr. F. Richard
Hauer (FLBS) and Professor Dr, J. V. Ward (Swiss Institute of Technology, Zurich), I have conducted
this research since 1972.
The aquifer exists between the Flathead and Whitefish Rivers generally following the US 2
corridor from Evergreen to Columbia Falls. The aquifer exists in the glacial gravel -cobble that were
deposited 15- 30 feet deep on top of an impervious clay formation. The gravels are overlain by 2-5 feet
of rich soil developed from sediments deposited over the years by the Flathead River on its flood plain.
The river has gradually migrated from west to east to its present position owing to tectonic tilting of the
valley and the vast amount of gravel deposited on the river flood plain as the glaciers retreated. The
aquifer is fed by water from the Flathead River and the Whitefish Range at the top of the flood plain.
Ground water flows south to Evergreen where it is constricted by the finer, less porous materials
deposited on the broad delta plain of Flathead Lake. Water and any pollution that is placed into the
aquifer flows down slope at high rates for ground water, in some places reaching 10 cm/sec (hydraulic
conductivity). Thus, the aquifer and any constituents it may have in it is discharged into the Flathead
River in the areas near and slightly upstream from the deltaic constriction near Evergreen. The Montana
Bureau of Mines has produced a map of the aquifer that is generally consistent with our work.
In 1988 I published with J. V. Ward a paper in the prestigious science journal, Nature, our
findings that the aquifer was habitat for a wide variety of aquatic invertebrates, notably Plecoptera
(stoneflies) that are nearly 2 inches long when mature. I had discovered these stoneflies a decade earlier
in the flood plain of the Tobacco River near Eureka, Montana. We were able to collect the invertebrates
from specially installed monitoring wells throughout the aquifer system. The stoneflies are unique in
that when they are mature they migrate to the river, where they emerge as flying adults to mate. Eggs
are deposited in the river where they penetrate into the bottom and hatch. Contrary to most stoneflies,
the new larvae migrate far into the aquifer to mature, rather than staying in the river channel. Work by
Bonnie Ellis has shown the food base for these large invertebrates is bacteria and protozoans that grow
on rocks in the aquifer. Hence, a complex food chain exists naturally in the aquifer and large, migratory
stoneflies are strong indicators of the high connectivity of ground water with the river.
AA/EOE/ADA
MAY-14-2002 TUE 05,27 PM FLTHD LAKE BIO STATION FAX NO, 406 982 3201 P, 02
Citizens for a Better Flathead
May 14, 2002
Page 2
We collected these organisms throughout the aquifer, routinely as far away from the river as
Highway 2 (e.g., near Glacier Park International Airport). But, they were not present inside the city
limits of Evergreen. On the other hand, the bugs were ubiquitous outside the urbanized area of the
aquifer, suggesting pollution was a problem in the Evergreen area. Indeed, direct measures of dissolved
oxygen, nitrogen and phosphorus in the well grid verified what the stoneflies were telling us: pollution
of the aquifer by septic systems, street runoff and other sources from the urbanized zone was
substantially polluting the aquifer. Moreover, the pollution load was going directly into the river and,
hence, into Flathead Lake. This information in due course led to the sewering of Evergreen to prevent
pollution of Flathead Lake via aquifer discharge.
The scientific details of this research fundamentally changed the field of river ecology
worldwide because we showed clearly that alluvial aquifers have complex food webs made up of a wide
variety of organisms, including large -bodied invertebrates and some small fish and salamanders, and the
river and aquifer are one and the same. Passage of river water through the aquifer is a natural cleansing
process mediated by food web retention and transformation of organic matter from the river and its flood
plain. We cannot enjoy healthful water supplies such as we have in Flathead Lake if the river -aquifer
system upstream has been disconnected by human activities.
Clearly, activities such as large-scale gravel mining (which removes the gravel matrix of the
aquifer creating lakes) and pollution from any source, including urban expansion, can completely disrupt
the aquifer -river ecosystem. Indeed, the stoneflies have not yet re -inhabited the aquifer in the Evergreen
since sewering. However, the pollution load to Flathead Lake has been substantially attenuated, based
upon our loading calculations
We know from our Flathead River work and similar work elsewhere that ground -surface water
exchange between rivers and their floodplain aquifers involves complex processes and pathways that
fundamentally determine water quality, riparian plant growth and aquatic species distributions and
productivity. A few of the scientific papers supporting this conclusion, are cited below. All of the water
quality data and conclusions are in biennial reports of the Flathead Basin Commission.
Scientists at FLBS are continuing this work through very detailed measurements and descriptions
of these processes with funding from. the National Science Foundation.
S7 ,
inc •ly
-----------
Jac .Stanford
Bierman Professor and Director
Relevant Scientific Papers
Ellis, B. K., J. A. Stanford, and J. V. Ward. 1998. Microbial assemblages and production in alluvial aquifers of
the Flathead River, Montana, USA_ Journal of the North American Benthological Society 17:382-402.
Stanford, J. A., and A. R. Gaufin. 1974. Hyporheic communities of two Montana Rivers. Science 185:700-702.
Stanford, J. A., and T. Gonser. 1998. Special Issue. Rivers in the Landscape: riparian and groundwater ecology.
Freshwater Biology 40:401-585.
Stanford, J. A., and J. V. Ward. 1988. The hyporheic habitat of river ecosystems. Nature 335:64-66.
Stanford, J. A., J. V. Ward, and B. K. Ellis, 1994. Ecology of the alluvial aquifers of the Flathead River, Montana.
Pages 367-390 in J. Gibert, D. L. Danielopol, J. A. Stanford, editors. Groundwater Ecology. Academic
Press, Inc., San Diego.
Ward, J. V., J. A. Stanford, and N. J. Voelz. 1994. Spatial distribution patterns of Crustacea in the floodplain
aquifer of an alluvial river. Hydrobiologia 287:11-17.
Leonard L_ Kaufman
James E. Vidal
Daniel W. Hileman
James A Ramlow
Angela M. Vaninetti
Tia R. Robbin
Shellv F. Brander
Ken A_ Kalvig
Chris KukuIski
Kalispell City Manager
312 1 st Avenue East
Kalispell, MT 59901
LAW OFFICES OF
22 Second Avenue West
P.O. Box 728
Kalispell, MT 59903-0728
January 11, 2002
Re: City Council Workshop --January 14, 2002
Dear Chris:
JAN 112002
Telephone:
406-755-5700
Fax:
406-755-5783
k al v i grrni .c en turvte l. n e t
Thank you for scheduling Wolford Development's commercial project to be on the city
council workshop agenda for this upcoming Monday, and also for scheduling your staff and
department heads to meet with Wolford's representatives earlier this week. I, personally, thought
the meetings were productive and informative. We now have a much better understanding of the
staffs issues, concerns, and ideas relative to Wolford's proposed development, and believe we
have made progress in addressing many of them. We took forward to gaining insight on Monday
night into the council member's issues, concerns, and ideas relative to moving forward with the
city on this project.
One of the main objectives of Monday's workshop, from Wolford's perspective, is to get
some sense of whether a majority of the council thinks the city should annex Wolford's property
or form an annexation district as allowed by SB 359. We fully understand and respect that at the
workshop the council is not taking any formal action, nor is it tying itself to any position. Bucky
is merely looking for some clear feedback to help guide him as to whether he should (i) file a
petition for annexation (meaning we work with the city on PUD zoning), or (ii) file a petition
with the city for an annexation district (meaning we work with the county on completing a PUD
zone since the property would still be part of the county). Until I spoke with you a couple of
months ago, it was Wolford's very strong impression, based on existing city policy and
discussions with you and certain council members up to that point, that the city most likely
would not agree to annex the property at any time in the near future; thus, we fully expected to
work with the county on zoning issues and to seek formation of an annexation district with the
city to be able to utilize Kalispell's waste treatment plant. However, in light of the very strong,
and perhaps unanimous, preference in favor of annexation recently conveyed by you and your
staff, Wolford is willing to submit a petition for annexation and work with the city on PUD
zoning, provided that the council on Monday indicates annexation would be preferred and would
January 11, 2002
Page 2
not unexpectedly be a problem a few months from now. As discussed with you, we do not want
to spend the next few months focusing on annexation, only to have council members not support
annexation at a later date based upon reasons that could have been disclosed to us at the present
time. Again, we are not looking to pin anyone down to a position, but our window to work with
the city is only getting smaller and we do not want to waste time that should alternatively have
been spent addressing annexation district agreement issues. We want to do everything possible
to ensure that the steps we take moving forward are productive.
Next, I want to confirm with you our understanding of some of the items that were
discussed relative to services in this week's meetings. The following comments are intended to
only convey our understanding of the information discussed with staff to this point (with a couple
of later thoughts by Wolford on the fire station issue), and are not intended to convey any offers
or commitments from Wolford Development, nor to bind the city in any way at this time. It is
hoped by confirming this information in writing, that we will avoid later surprises that could
cause future delays in moving this project toward completion. The following comments are not
intended to be a complete recap of our discussions on these points, but rather a synopsis of where
the main focus seems to be right now.
Sewer: Wolford is not opposed to the idea of running a sewer Iine through right-
of-way to the property from the city's closest connection point. We
understand that the closest connection points may either be at the Home
Depot site or along Whitefish Stage Road_ Wolford has a set amount
budgeted for bringing sewer lines to the property and cost comparison
between these two, or other possible routes, may affect what Wolford is
ultimately willing to do. Using the Evergreen wastewater collection
system as a pass -through or engineering their own on -site waste treatment
system are viable alternatives. However, since city staff has indicated a
preference to running a city sewer line to the property, and it initially does
not appear to be cost -prohibitive, Wolford wants to focus on that option.
Water: Connecting to the Evergreen water system would be the means for
Wolford to get water service to the property.
Fire: City staff has indicated that the annexation of Wolford's site may create
more demand for the city to have a second fire station along Reserve Drive
and that such a second station would have very positive effects for the
city's fire rating. Wolford understands that the construction costs for the
fire station are estimated at $1.2 million. Wolford is willing to make a
contribution toward assisting the city in covering the debt service
obligation. In our meetings, the possibility of bonding the project was
discussed. Wolford anticipates that once his mall is constructed and
generating taxes for the city, that the tax revenues from the total mall
project, including department stores which will be separately owned, will
be sufficient for the city to retire the debt obligation on the fire station.
Since, however, city taxes are not anticipated to be generated for 2-3 years,
Wolford is willing to consider paying an impact fee of $50,000 annually
January 11, 2002
Page 3
for the first three years to help service the debt, provided that annexation
and zoning are completed within three months. If annexation and zoning
are not completed within that time, Wolford is inclined to only make two
payments rather than three. These payments of 550,000 per year would be
placed in an escrow account by the city and restricted to paying the debt
service on the fire hall. Construction on the fire 'hall would not start until
Wolford has pulled building permits on the mall.
1'ce: If Kalispell police is needed, they are available to respond. Wolford will
have on -site security for the mall that can handle a variety of situations to
reduce the need for police protection.
If your understanding of my discussion on these points is different, please let me know prior to
lwlonday's workshop and feel free to offer your understanding to the council members.
Finally, neither the discussions that have taken place between Wolford Development's
representatives and you, your staff, or other city officials or representatives, nor the contents of
this letter, should be interpreted to mean that Wolford Development is in any way waiving or
abandoning any rights it has, or its ability to proceed, because of action taken by the Flathead
County Commissioners on the master plan and zoning applications Wolford filed with the
Flathead County Planning and Zoning Office last year. Therefore, if we proceed forward by
petitioning the city for annexation and initial zoning, it will be with the understanding that such
applications and their processing do not in any way affect rights obtained by Wolford as a result
of the county's actions to this point in the process.
I hope the contents of this letter help to clarify where we are at and our understanding of
the highlights from the meetings with you and your staff earlier this week. We look forward to
observing the council in workshop on Monday. Respecting the usual procedure for workshops,
we are not intending to make any statements or presentations, but Bucky and his representatives
will be present to answer any questions which you, staff, or council members may have. Thank
you, again, for your assistance with this project. I look forward to seeing you Monday night.
Sincerely,
KAUFMAN, VIDAL & HILEMAN, P.C.
t
Ken K.alvig 4
cc: Buckv Wolford
Jean Johnson
Darlene Jump-Rauthe
1� of Ka1SpeH
Post office Box 1997 - Kalispell. Montana 59903-1997 -Telephone (4063758-7700 Faz(406t758-7756
O: The Honorable Mayor Kennedy and City Council
FROM: Chris A. Kukulski, City Manager
SUBJECT: Glacier Center Mall Proposal
MEETING DATE: January 14, 2002
BACKGROUND:
On September 4, 2001, Wolford- Development of Chattanooga, TN presented the attached
"pictorial description" to the City Council. Architecture+ of Monroe, LA and Paul J. Stokes &
.Associates, Inc. of Kalispell, MT prepared this document. It outlines the intent of Wolford
Development to construct a 695,180 sq. ft. enclosed mall. At the present time, two of the four
anchor tenants are committed to the project with, two additional anchors expected to sign prior to
construction. What this essentially means is that the Planned Unit Development would show two
phases for this project. Phase I would ensure the City that all of the "mall" space would be
developed along with two department stores, the theater and two mini -anchors (approximately
495,180 sq. ft. of leasable and common area space). Phase II would add two additional
department store anchors of approximately 200,000 square feet.
The question is will a regional mall be developed within Flathead County? Based on
development proposals that have been presented to the City of Kalispell staff within the past 18.
months by three different national mall developers, I believe the answer to this question is yes.
This belief is based on the fact that Kalispell, with the exception of its involvement in the Master
Plan process, does not have the direct authority to control development projects occurring
outside of the city limits. This is most evident by recalling that K-Mart, Wal-Mart, Shopko and
Costco have been allowed to develop outside of the city limits.
Recent events have not indicated that the Flathead County Commissioners are interested in
changing this pattern. Their actions show they will not require developers of properties adjacent
to the City to connect to City water and sewer systems as a requirement for development. The
County Commissioners recently approved the Stillwater Estates residential development without
a requirement to work with the City to extend municipal sewer even though the development is
now contiguous to the City and within reasonable distance of the sewer facilities developed for
the Mountain View project. Stillwater Estates, like the neighboring Country Estates, is served by
septic systems that further add to the area's water quality problems. Further it is clear t1lat both
Home Depot and Target would be under construction outside the city limits had the City failed to
work aggressively with the developer to craft the Mountain View PUD and the resulting project.
What will be the impact on Kalispell's tax base if a mall is developed outside the City? A shift
in the location of retail development within our community is sure to have both positive and
negative impacts in the short run. However, we are guaranteed that if a development of this
magnitude is constructed outside of Kalispell's taxing jurisdiction, it will have no direct benefit
to our tax base but, arguably, all of the exact same negative impacts that would accompany the
tax shift. You can reach your own conclusions to this by looking at our community. How have
Wal-Mart, K-Mart, Shopko and Costco impacted Kalispell's tax base? There has been no visible
positive impact. Based on estimates of taxes that are generated from similar retailers within the
State, I would estimate that these four retailers would have paid between $125,000 to $175,000
in City property taxes annually. Would this revenue assist the City in providing services to our
businesses and residential community? Did their developments cause a shift in taxes? Yes.
With the high probability of a regional mall developing,, the next question to answer is whether
the City of Kalispell can supply services to the proposed mall and the spin-off development that
is certain to follow? Administratively, we believe that answer is YES. Without question, some
city services will be easier to supply than others will. However, based on the tax base generated
by the project and Wolford Development's commitment towards extending services at their cost,
we believe services can be suppliers and, in fact, improved for the north part of Kalispell. Please
remember that the following approaches to service are conceptual only. Until the City Council
provides staff and the developer specific direction regarding your interest in the project, we will
not be able to better refine the details. The following additional information is provided to assist
the deliberative process.
Sewer Service — Wolford Development has agreed to pay for the total cost associated
with extending city sewer to serve the GIacier Mall _site. This would most rely be done
by extending a sewer main north on Whitefish Stage, from approximately Evergreen
Drive, and then east on Nest Reserve to the mall site. Alternately, sewer could be
extended east on West Reserve from the Mountain View (Home Depot) development site
although this would require a second river crossing and a second lift station. Any
requirement to build additional capacity beyond what is needed to serve the mall site
would be done in compliance with current City ordinances and the estimated service
requirements indicated from our recent Facility Plan analysis for the area. These
facilities would be built in compliance with state and city standards and would be
dedicated to the City of Kalispell upon completion.
The capacity needs of the development site at full build out are estimated to be 125,000
GPD (75,000 GPD for the mall plus 50,000 GPD for the remainder of the site). When
compared against our current treatment plant: capacity of 3.1 million GPD and the current
average flow of 2.4 mullion GPD, the GIacier Mall site will consume 18% of the
remaining capacity.
I would like to clarify the recent discussion regarding the Facility Plan and its
recommendation regarding the need for additional treatment capacity by 2006. All of the
projected flow data includes the full development of Mountain View Mall, the estimated
development level of Section 36 and development of the Glacier Mall site. As a general
rule, retail establishments do not place as heavy burden on sewer services as residential
or certain other commercial types of development.
® Water — At this point, water is expected to be supplied by the Evergreen water district.
Water facilities must meet State and City standards for construction and design flow
rates, for all types of building construction, must include appropriate fire flows.
Streets and Storm Sewer. — The developer will comply with MDOT regulations to
conduct a traffic analysis. All costs associated with upgrading ingress and egress routes
will be at the expense of Wolford Development. All internal and external roadways,
whether public or private, will be built or upgraded to Kalispell urban standards in
compliance with all City ordinances. Storm sewer facilities will meet City standards as
well as State standards for their design and construction. Storm water impacts on
neighboring properties and adjacent waterways will be limited to pre -development rates
of discharge.
® Fire Service — Wolford Development has agreed to contribute $50,000 annually towards
the construction of the fire substation that is to be built within the northern boundaries of
the City. It is anticipated the substation would be constructed at either the Mountain
View development site or a different site along West Reserve. Payment of this
commitment would be paid to the City starting in 2002 and would end at the time the
mall is generating tax revenue for the City. Montana law does not tax on partial
construction; therefore, this commitment would likely run through 2005 or 2006.
Wolford Development will also guarantee that the takes generated from the mall site
would cover the debt service payments on the fire substation that we estimate will be
S 160,000 amxually for ten years.
The construction of the substation is one of the key components to improving fire and
ambulance services to the northern sections of our community and is essential to
retaining and eventually improving our ISO rating from a 5 to a 3. Should this rating
change occur, it is anticipated that Glacier Mall would save between S 10,000 and
$12,000 annually_ I believe the impact on a business like Semitool would be far greater.
® Police Services — Glacier Mall will have its own security staff that can and will handle all
minor incidents. However, they are not sworn officers and, thus, we will need to handle
any criminal situations. The demand for this additional development would not place a
major burden on the police department. The taxes generated from commercial projects
such as Glacier Mall will assist the City in providing improved law enforcement
protection throughout the City.
Building and Fire Codes — All structures built on the Glacier Mall site would be
constructed according to State and City building and fire codes and would be inspected
by the City's Building and Fire departments.
® Parks and Recreation — Any impact would be positive. As an example, the project will
share in the costs of paying the debt retirement of the new pool and skateboard park.
Because there is a fixed amount of debt, any increase to the tax base lowers each
individual's tax burden.
® Community Development — When you have an opportunity, we would like you to read
the "Retail As A Catalyst For Economic Development" booklet you will receive this
evening. As we continue to work hard to retain the Semitool and Stream of the world, we
are also Iooking to recruit new high paying employers to our community. These
employers and their highly educated well -paid employees and families want to have
access to top quality retail goods at a competitive price. Arguably, this component is
weak locally.
® Planning — This is a difficult and subjective service to analyze. Much can and should be
said regarding the City's ability to direct quality urban development north of the
Evergreen Sewer District. I believe this project, if annexed into the City, greatly
enhances the City's role in guiding how and where development occurs based on what
the market demands. Today, we are a non -player, especially if the County is successful
in their desire to eliminate the extraterritorial planning jurisdiction. I believe that this
also forces the City to deal with some very difficult issues. Please review the October 15,
2001 Tri-City Planning report that outlines issues that need to be tackled if the Glacier
Mall project is approved. The time to deal with these issues is now. Just think how much
easier life would be had these issues been effectively resolved ten years ago. Do you
want to have to answer to why we chose not to deal with the issues?
® Finance — The burden that would be added to the Finance Department is far outweighed
by the revenue generated.
Beyond services, there is an additional extremely important issue that needs to be resolved.
If approved, when do we annex Glacier Mall into the City? Without exception, the staff
unanimously agrees that the project site needs to be annexed up -front. This is the only way
to ensure that the City is the agency to negotiate and approve the Piaaned Unit Development
(PUD), handle all aspects of the subdivision review, and ensure that the infrastructure is built
according to our municipal standards. I would also recommend that we annex all right-of-
ways that have either city sewer or water as a way to ensure our control over who connects to
these services.
If we do not annex the project up -front, the PUD and all other reviews will be conducted by
the County with the City as an active watchdog as to what happens. Our only control will be
based on the requirement in an Annexation District Agreement that the City has an active
role to play in these proceedings. However, our legal authority will be limited since the
County will approve the "zoning". Because Wolford Development has agreed to assist us in
the construction of the fire substation, I see no reason to hold off on annexation.
The question now is where do we go from here. I believe staff and Wolford Development
need direction on what additional'information City Council needs in order to make a decision
whether or not the City should be involved in this project.
The City Council provides staff with direction on whether or not the City should be involved
in this project. If the Council wishes to see the City involved in this project, would you
prefer annexation up -front or through an Annexation District Agreement?
FISCAL EFFECTS:
Generally speaking the cost and demand for services on commercial and industrial property
is less than takes generated. This is typically not the case with residential development.
Over the past ten years we have grown by roughly 35% in population but have added very
few commercial or industrial projects to our tax base. We will need to continue working
with the Department of Revenue to estimate actual tax. receipts. Using the current per square
foot taxable value of Kalispell Center Mall compared with that of the Southgate Mall in
Missoula, we are estimating the City's share of the taxes on the project to be $141,000 plus
special assessments. In addition to tax revenue, the 200 acres provides the possibility of
generating special assessments as follows: $48,000 in special street maintenance, $12,000 in
storm sewer, and $6,000 in forestry for a total of $66,000 annually.
We also anticipate seeing a drop in taxable value from the current Kalispell Center Mall.
The City's current mffl levy for the Kalispell Center Mall (including the hotel) generates
$72,000 in tax revenue from the KCM site. Staff is anticipating a 50°/® reduction in taxes
would probably result if the "mall portion" of the KCM site becomes vacant.
Preliminary estimates would indicate a Phase I mall development would generate $113,390
in City taxes and a Phase II tax generation of $46,000 for a total of $159,890. TMese
numbers are based on the mall generating $1 per sq. ft. and the City's share of that is
approximately 23 %. A net effect, not including any additional development that takes place
around the mall, would be Sl 60,000 plus approximately W,000 in special assessments on an
aamual basis. We bclicve these are very conservative numbers as the new mall would be
valued at current market value and the numbers used for comparison at KCM and Southgate
are on properties 18+ years of age.
As suggested by the Council.
Respectful submitted,
Susan Moyer, Director
Community Development
Report compiled on January 10, 2002
ChrisKukulsId, City Manager
Agmmk�
LAND & WATER CONSULTING, INC.
221 Parkway Drive • P.O. Box 8027 • Kalispell, Montana 59904 • Tel (406) 257-7200
E-mail info@landandwater.net • Fax (406) 257-7205
May 14, 2002
Mr. Ron Van Natta, President
Kalispell City Planning Board
% Kalispell Public Works Department
P.O. Box 1997
Kalispell, MT 59903-1997
Dear Ron:
I would like to inform you that Land and Water Consulting (LWC) has been retained by
Wolford Development to prepare a Preliminary Design Report for Stormwater Management
(Stormwater PDR) for the proposed Glacier Mall. The purpose of this letter is to provide
review comments regarding the Tri-City Planning Office Staff Report #KMPA-02-2 (Staff
Report) and as appropriate, outline the intended scope of the Stormwater PDR.
General Comments
l . The Staff Report correctly identifies most of the issues of concern related to stormwater.
These include protection of groundwater and surface water, the need to comply with State
and local laws and rules, and the need to consider specific methods to address stormwater
quality. LWC intends to fully evaluate these issues as the basis for preliminary design of
the stormwater management system for the Glacier Mall.
However, the Staff Report goes beyond identifying potential concerns and makes specific
recommendations for stormwater management that are not supported by the analysis in the
Staff Report. Although some of these specific recommendations may have merit in some
situations, their reference for the Glacier Mall does not appear to be based on site -specific
evaluation. The Stormwater PDR is intended to provide a site -specific evaluation'of the
various alternatives, benefits, and impacts for stormwater management at the proposed
Glacier Mall. Therefore, it is recommended that the Staff Report not include specific
recommendations until a thorough evaluation of the Stormwater PDR_ has been submitted for
review. We anticipate this will be around the first of June 2002.
Specific Comments
1. Page 15, paragraph 3. It is recommended- that this paragraph be deleted and replaced with
the following text:
"Presently there is no community system for collection, conveyance, and treatment of
stormwater in the area. Management of,stormwater to protect groundwater and surface
water is a concern because of shallow groundwater in the area and proximity to Trumbull
Creek and Spring Creek. The stormwater management plan for the Glacier Mall should
consider the use of both conventional and non-traditional stormwater control and
mitigation alternatives."
Hydrogeology • Hydrology • Water Rights • Soil Science Planning • Environmental Engineering
Van Natta
April 14, 2002
Page 2
To clarify, it is our understanding there are a variety of stormwater systems in the area
associated with existing developments and the Montana Department of Transportation (MDT)
system along Highway 2. However, these are private systems rather than community owned
and/or operated. In addition, although the use of existing wetlands may be appropriate in
some situations, we do not believe that sufficient analysis has yet been done to justify such a
recommendation for the Glacier Mall. The Stormwater PDR will consider the use of all
available technologies, including the use of natural and constructed wetlands to manage
stormwater to mitigate groundwater and surface water impacts.
2. Page 15, paragraph 4. It is recommended that the attachment of the two publications
provided by FBC be omitted from the Staff Report and Findings of Fact. The publications
do provide important information regarding the groundwater and surface water in the area
and will be considered in our analysis of the effects of development in the area. However,
there are additional scientific analyses that must also be considered to provide "a full
examination of the best scientific information available" as recommended by FBC. The
inclusion of the two publications and exclusion of other publications is not appropriate.
The Stormwater PDR will provide a reference list and summary of all available scientific
information ding groundwater and surface water in the area.
3. Page,7, 1 t paragraph. It is recommended that this paragraph is omitted and replaced
with the following:
"Because of the lack of a municipal stormwater system in the area, the developer will be
responsible to design and implement a stormwater management system in compliance
with City of Kalispell Design Standards and State and stormwater laws and regulations.
For clarification, the classification of stormwater runoff as a "significant problem" is
subjective and is not based on knowledge of the stormwater management system that is being
designed for the development. This statement is therefore without basis and should be
omitted. The statement that storm water flows from this site cannot exceed pre -development
levels is not entirely accurate because in some cases there are allowances for overflow events.
This statement lacks sufficient detail to be meaningful and should not be included in Findings
of Fact. We recognize the City has current Design Standards and that the Facility Plan 2000
provides additional detail regarding the handling of increased flows from developments.
Reference to these design criteria is preferable.
Statements regarding the necessity for compliance with Phase H stormwater rules are
speculative and should be stricken from the Findings of Fact. It is our understanding that the
Montana Department of Environmental Quality (MDEQ) is currently in the process of
developing administrative rules to implement Phase II stormwater regulations by the EPA.
LAND & WATER
Van Natta
April 14, 2002
Page 3
These rules and associated Montana Pollutant Discharge Elimination System general
discharge permit are expected to be approved and become effective by the end of 2002.
Based on conversations with MDEQ (Brian Heckenberger — Stormwater Program
Coordinator), the applicability of these rules is still uncertain. It is therefore not appropriate
to require compliance with pending rules that have not yet been instituted. Instead, we
propose that it simply be stated that: "The development comply with State and local
stormwater laws and regulations. If they become applicable, this would also include Phase II
stormwater regons." u li
zI
4. Page 7, first paragraph. It is recommended that this paragraph be omitted. See Specific
Comment No. 1, above. The appropriateness of use of the natural wetland for stormwater
management has not been established, or to our knowledge evaluated. Constructed
wetlands, rather than natural wetlands, are typically used for stormwater treatment.
Thank you for the opportunity to provide these review comments to the Kalispell Planning
Board in consideration of the Glacier Mall project. If you have any questions regarding our
input or I can be of further assistance, please do not hesitate to contact me at 257-7200.
Respectfully,
Land and Water Consulting
Roger A. Noble, P.G.
Sr. Hydrogeologist
LAND & WATER