3. Growth Policy AmendmentCity of Kalispell
Planning Department
7 - 'a Street East, Suite 211, Kalispell. Montana 90
Fay: o -88
MEMORANDUM
TO: Kalispell City Council
ROW Tom Jentz,, Director
RE: November I Work Session - Growth Policy Amendments
Highway 93 South
DATE: October 27, 2005
The Kalispell City Planni Board held a public hearing on October 11, 2005
regarding this matter and voted to forward a recommendation to the city
council to amen. the Kalispell Growth, Policy. The amendment would involve
extending the southern boundary of the area encompassed by the growth
policy approximately one mile to an area just south of Rocky Cliff Drive using
Auction Roa.d as a. general boundary. In addition goals, policies and a set of
recommendation were developed for this area. The minutes of the October
11 th planning board public hearing are attache., as well as the proposed
growth policy text and map. .
On October 1 th, the city council passed a. resolution of intent to approve,
amend deny the proposed amendments to the growth policy and scheduled
the council meeting of November 7th to act on the proposal. The work session,
scheduled for November 1, 2005 will offer the council an opportunity to
address specific questions concerning the proposed amendments.
The Kalispell Growth policy 2020 was initially adopted. on February 18, 2003.
The proposal to update the growth policy bo . .aries was initiated as part of
the 2005-06 council goals in order to address the Significant level of
development t the city has experienced to the north, west and south. This
a.me d ent is generally in response to the recent annexation of property
located on the northeast corner of Rocky Cliff Drive and emersvlle Road
known as old School Station which contains approximately 55 acres. It is
anticipated cipate that city water and serer will be extended to that site and the
property developed as an industrial park. currently the growth policy
boundary potential utility service area lies approximately one mile north of
Body Cliff Drive. It may be noteworthy that Rocky Cliff Drive was previously
the southern boundary of the Joint planning jurisdiction or the Kalispell City -
County Planning Jurisdiction boundary that was changed in January of 2002
when the county withdrew from joint planning with the city.
The current southern planning boundary extends 4 of a. mile south of
Cemetery Road. The proposal would move the boundary one mile further south
extending approximately one mile cast of Hwy 93 South and two miles west of
Hwy 93 South and reaching 'Amide south. of Rocky Cliff Drive down to Auction
Road. Extension of city sewer to the area is a. consideration for this proposal
and would he critical to the development of the area. Extension of water and
sewer to the area from its current location near Lower Valley Road and Hwy 93
South would be within the state highway right-of-way along Hwy 93 South.
The overall concept for the development of the area would be to provide are
industrial area along either side of the Hwy 93 corridor and suburban
residential uses further to the east and west which would be constrained by
steep slopes, flood lain and existing development.
This site is currently being used for a mix of industrial., commercial, residential
and agricultural uses. There is a mix of zoning that reflects those uses* Most
of this property is currently located in the county Lower Valley Zoning District
or the county Wiest Side Zoning District. The current county zoning regulations
applicable to this area do not anticipate public water and sewer systems as
part of the development and infrastructure for the area. The land use
designations and applicable city zonings would only take place upon annexation
to the city.
The Kalispell City Planning Board has held several work sessions in
consideration of this proposal including a work session with the president of
the Flathead County Planning Board and a. work session with the full Flathead
County Planning Board in attendance In an effort to foster cooperative planning
on the city's boundaries.
Impe—h-i
Hwy 93 South Growth Policy Amendment
This amendment to the Kalispell Growth Pohey 2020 adopted. February 18, 2003
would be in addition to the existing goals, policies, text and maps.
The Highway hway 3 South Corridor is reco nt' Zed as a major- arterial within the larger
r alis efl area and as such its inte 'ty in moving traffic is a primary goal. It is
recognized that development will occur along this corridor that will contribute to a
local and regional economy in commercial, industrial and residential aspects.
Issues:
1. Development ment along the Hwy 93 south corridor has the potential to compromise the
primary objective of the roadway to move traffic because of additional accesses
associated with new development,
2. Corridor development can oftentimes lack quahty landscaping, parking, lighting
and architectural design.
3. Adequate utilities, services and facilities are Presently limited..
. Lack of are em sting grid street system contributes tes to the potential problems
associated with additional accesses being created. along Hwy 93 as new
development occurs.
5. Topography and other natural features in this area such as the 100 year floodplain
limit where development can occur.
. Lineal development along highway corridors generally contributes to traffic
problems and conflicts associated with single accesses, visual clutter and
diminished quality of life.
7. Because of the rapid groom and development in the area, the community
oftentimes ends up responding or reacting to a speck development proposal
rather than anticipating where development will occur and being prepared to
provide services.
Goals:
1. DEVELOPMENT LOPMEN ALONG THE HWY 93 SOUTH CORRIDOR SHOULD OCCUR. IN
AREAS WHERE PUBLIC SERVICES, UTILITIES AND FACILTIES ARE AVAILABLE
OR CAN BE PROVIDED.
2. NEW DEVELOPMENT WHETHER COMMERCIAL, INDUSTRIAL OR RESIDENTIAL
SHOULD BE OF HIGH QUALITY IN DESIGN AND ARCHITECTURAL QUALITY.
3. INDUSTRIAL DEVELOPMENT SHOULD E ENCOURAGED IN THE AREA SOUTH
F THE POUR CORNERS COMMERCIAL POD RATHER THAN GENERAL
COMMERCIAL DEVELOPMENT.
l
. FREE FLOWING TRAFFIC ON HVV-Y 93 SHOULD BE MAINTAINED AND NEW
DEVELOPMENT SHOULD INCORPORATE DESIGN AND TRAFFIC FEATURES
THAT WILL ELIMINATE THE NEED FOR PRESENT OR FUTURE TRAFFIC SIGNALS
BETWEEN FOUR CORNERS AND HWY 82.
. A GRID STREET SYSTEM SHOULD DE ESTABLISHED AS NEW DEVELOPMENT
OCCURS.
. ADDITIONAL GROWTH OUTSIDE OF THE KALISPELL GROWTH POLICY
POTENTIAL UTILITY SERVICE AREA BOUNDARY SHALL BE COORDINATED
BETWEEN THE CITY OF KALISPELL, FLATHEAD COUNTY AND THE
AK S D s M RS SEWER DISTRICT,
. A PHASED APPROACH TO THE EXPANSION OF THE POTENTIAL UTILITY
SERVICE AREA SHOULD BE COORDINATED BETWEEN THE INTER-
GOVERNMENTAL BODIES AS WELL AS THE LOCALCOMMUNITIES.
Policies:
. Recognize the need within the community for high. paying, high quahty industrial
based jobs and business. Promote a.nd encourage those su`iesses in this area..
2. Create ince tves for development of industrial based businesses, inclu ffi e-
commerce basest businesses, along the Hwy 93 South corridor.
3. Avoid a pattern of one lot seep linear industrial develo ment along the Hwy 93
South corridor; instead encourage development ment a.tterr s that extend horizontally
back from the highway creating industrial centers and parks.
. Require high quality development ent as it relates to the provision or services, utilities,
facilities and amenities.
ties.
o
. Additional accesses onto Hwy 3 shall im'te an.s a � street systems s a�1 e
developed when possible.
. Frontage roads shall . e developed es as part of a grin street system to avoid additional
accesses onto Hwy 93.
7. Environmentally sensitive area shall be avoided and protected when possible.
. High quality design standards shall e applied to new development along the
corridor related to architecture, parking lot layout, lighting, landscaping, setbacks
and signa. e.
9. All parking lots shad.l be paved and landscaped.
10. Recognize the need for the provision of fire and police services to the Hwv 9 3 South
corridor area.
11. Ensure that here is a. well informed public and property ovvners along the corridor
regarding the implications of the extension of public services to that area..
2
Recommendations.
.. New development along the Hwy 93 South corridor s .a.ii be required to connect to
public services and utilities.
2. The City of Kalispell shy explore incentives to encourage a pro r' to industrial
development and expansion of em'sting businesses in this area.
3. Architectural design standards should e adopted that require high quality design
in architecture including four sided architecture, landscaping, lighting, signage
and parking lot design.
. Coordinate an overa.0 access plan with the Montana Department of Transportation
to avoid the haphazard placement and approval of new access onto Hwy 93 Bouts.
5. Ensure that large scale developments adequately mitigate impacts associated with
traffic and the provision of services to the area.
. Avoid inappropnate development of general commercial type uses along the
highway corridor south of the Four Comers commercial POD and favor the
development of light industr'a and e-commerce based. businesses instead.
. Continue to coordinate land use policies with Flathead County and Lakeside Sewer
District to insure that new development along the Hvvy 93 South corridor is server
by public water and. sewer.
. Plan for the future provision, of fire and police services axed facilities for the Hwy 93
South corridor area..
. Continue to review, revise and update standards, policies and regulations that will
insure h-I h quality development that meets the needs of the local and regional
eco ornies and communities.
10. T e City of Ka .is ell will coordinate and facilitate a. neighborhood meeting with the
property owners between. Four Corners and Rocky Cliff Drive to discuss the
implication f the extension of public services to this area..
1 I. To continue worldng on a phased approach to the expansion of the potential utility
service area with the Lakeside/ Somers inter- governmental bodies as well as the
local community.
that they have a good document and suggested trying theme
out for 12 months and see how they Fork.
Taylor said they have notbing to lose except maybe are hour
f their time. The comments brought up tonight should be
considered at a work session.
Norton said that it wasn't just the pole height but also Mr.
Blend mentioned the code aspect which is one thing that he
hadn't considered. Norton said that he agrees with Mr.
Paulson that he doesn't wart to revisit these standards every
3 months.
It was agreed that the work session. be held on Tuesday,
October 25th at : if p.m. in the city council chambers.
Wilson noted that the amendments would there be placed
under old business on November 8th, the board would take
pubhc comment on them at the beginning of the meeting,
although it would not be advertised as a formal. public
hearing. visor added that there are others in the
community r who may have a heightened ed. .terest in this issue,
and she suggested that they invite them to the work session.
Wilson SW*d that it would he good to get comments in writing
to be presented to the board ahead of time.
MOTION TO TABLE
Taylor moved and Schutt seconded to tale the amendments
to the Lighting Standards until November 8, 2005, and hold
a. work session on October 25, � � t ! ♦ w r w � the k
oo l' ell chambers, not to exceed 2 hours
ROLL CALL
The motion passed on a vote of 5 to I with Hinchey voting in
opposition.
HIGHWAY 93 SOUTH
An amendment to the Kalispell Growth Policy 2020 to be
GROWTH 'H POLICY
known as the Highway 93 South Corridor id.or mendment that
AMENDMENT
would expand the potential utility service area boundary
from its current location appro=ately one mile south of
Lover Valley Drive to a new location d.oi&m to Rocky Cliff
Drive.
STAFF REPORT KGPA-05-1
Nard.a Wilson, representing the Kalispell Planning
Department presented Staff Report KGl - 5# 1 for the Board.
Wilson reviewed the amendment to the Kalispell Groff
Policy 2020 that would expand the Potential Utility Services
Area from its existing locator. to Rocky Cliff Drive and to the
west and cast of Highway 93 South, and the other items in
the planni-ng hard packet. The area along the Highway 93
South oorr* d. r would be designated as light industrial on the
map, the outlying areas would be designated as suburban
residential with the exception of the areas within the 100
year flood. lain, which would continue t4/ be considered as a
Kalispell City Planning Board
Minutes of the meeting; of October 11, 2005
Page 12 of 1
............................------.---...--............. ..--- .......................... ...
suburban a*cultural ag c l t ral use.
Wilson reviewed Exhibit A which deals with the issues
regarding motility extension, a. grid street system, design
standards, and essentially continuing this process of looking
at the Highway 93 South corridor and hasl that area into
the Kalispell Groff Policy as is warranted. Also continued
collaboration with interested parties which would include the
property owners, Flathead County Planning Board and the
Lakeside Somers sewer District.
Staff is recommending that the Planning Board adopt Staff
Report KGP - -1 as f and n s of fact and approve Resolution
KGPA-05-1 amending dl the Kalispell Growth Policy for the
Highway 93 Sixth Area.
QUESTIONS BY THE Taylor said that he and Mr. Norton attended the Flathead
BOARD County Planning Board meeting when they discussed this
growth policy amendment and noted that he was glad that
they went because they clarified the situation, and they want
to work together. Taylor felt that the Flathead County
Planning Board appreciated their ccrr menu.
Schutt said that they have discussed several locations for the
boundary beyond Old School. Station, the first slough, the
second slough, the Highway 82 cutoff. Schutt asked what the
wisdom was for putting the Potential Utility services Area at
Body Cliff which is literally the city limits now, �i en Old.
School Station. He added they discussed the potential
problems with the unzoned county property that is next to
the border which they don't have much control or influence
over.
Wilson said that they get into more sticky use issues and
zoning issues Dace they foray into that unzoned area. Wilson
added that if the board warted to change the boundary to
one-half mile beyond Rocky Cliff or maybe to Auction Roach
so that the bounder is not right up against the city limits,
she would gladly forward it on to the city council.
1.
Norton reviewed the notes from the Flathead County
Planning Board meeting for the board as follows:
Jeff Ha s, the Flathead Cou ty's Planning Director, sad
that he wants the discussion to include the
a esi el somers sewer Distr c , and his concems were
whether Kalispell would be able to handle the seiner there
or were there other solutions that theyhadn't thought of
yet such as a private wastewater re .tment facility, or
even creating a regional wastewater facility jointly
between Lakesidel Somers & Kalispell. Harris wanted t
make sure that the service boundaries were set j ti ,
Kalispell City Planning Board
Minutes of the meeting of October , 2005
Page 13 of 1
and acknowledged that sewer is the correct way to go for
a. development in the county. Hargis wanted to know if the
city of Kalispell ' could handle the expansion and was the
city making assumptions that they couldn't absorb the
grouith that might be happening in this area. Norton
interrupted te€ Harris (inaudible) 4 year phase for the sewer
treatment facility which is des*Ign ed to add to it as is
needed and the city is looking at impact fees to handle
hooking up to city services.
Norton said that Taylor talked about Highway 93 and
traffic control and how the board didn;t want stop lights
every mile or half r, a reiterated the grid street
system..
There was a question about Somers sewer and what they
were uing or able to handle. When Norton spoke to the
President of ` akesi e Somers Seiner Dis r ct at the joint
meeting he said that they were basically interested in only
going firom where their facility is now south on the east
side of the road and everything ything else they were not
concemed about, but that is something that has to b
discussed in theutur*e.
Norton continued that they talked about when the county
s aprouig subdivisions they need to delineate the roads
going to and from that subdiulsion and look at them as
part of a gr'c street system and then everything attaches
together.
The county has funds set aside for a Transportation
Study and the road patters., and also have a Watershed
Management Plan to see where the ground and surface
water resources are, what the availability is.
The impression that Norton gat is that Harris felt the city is
rushing the county by discussing these standards and
they want to go at their oun pace. Norton said that he can
totally respect that.
Norton said they asked the county when they were going
to start their design standards, and incorporate Highway
3 south into their growth policy that they are developing
now. The county wanted to wait until that was done
(grou.th policy) and then add the 93 south corridor
amendments into it.
Norton said they talked about design char cten'stics along
the highway, the property setbacks, the landscape buffers
and the county s b ou d look at any growth they have along
the 93 south corridor to incorporate the standards, and
they could look at our standards for architectural reuieu
and such..
Kalispell City Planning Board
,minutes of the meeting of October 11, 2005
Page
Harris said that the draft for the county growth policy
would not be out until nary so that they could.
expect to do anything further than what they are doing
now until that date.
Norton added that this o n ary was chosen because this
was the Kalis eR planning boundary at one time and all the
discussion to date has been to this lire. He said at the
meeting the County reiterated that they wanted a
neighborhood plan before they went any further and it would
e a phased approach.
Wilson thought t there was a misunderstanding about the
relationship et reer Kalispell's Groff Policy and the
co nt 's growth. policy. These boundaries and land use
designations are only there if the landowner wants to
connect to utilities and annex to the city. The county can
adopt something different, certainly it would be nice if they
would recognize those boundaries and say we would
anticipate that at some poft these areas would be on city
sewer and would be annexed to the city. This shouldn't
impact their groom policy, it is not going to require an
amendment to their groom pohcy, and it doesn't obligate
them in any way to what the city does.
Wilson continued that Ka s efl's plant investment fees will
allow the wastewater treatment plant to continue to expand
and it concerns her when she hears "Does Kalispell have the
capacity to serve this property or this area." Wilson said that
capacity i� really not a issue for the city. s far as a
regional wastewater facility, it has been out there since the
Ka.l.i.s eR plant was converted hack in the early o's. The
utility services boundary really doesn't mean anything for the
co nt is growth policy and their timeline.
Wilson said she thinks that Auction Road would he a. more
prudent line in the sand for the purposes of this amendment,
and the light industrial designation can continue on down.
Taylor said he supports drawing the boundary at Auction
Road and if here is any resulting friction they can take care
of it with the county. Taylor said that he thinks anything
that the board does would he regarded . as it good. faith.
Norton said that his only concern is that it ties in with the
Rocky Cliff Subdivision which is mostly residential iMth a.
commercial strip along the highway. Norton.doesn't
necessarily want to see all commercial along this area and
doesn't want to see car lots or something Ike that. Norton .
feels that the boundary should be left at Rocky Cliff because
he .oesn"t want to hurt any rapport that has already been
created.
Kalispell City Planning Board
Minutes the meeting of October 11, 2005
Page 15 of 1
PUBLIC HEARING
No one wished to speak and the public hearing was closed,
MOTION
Taylor moved and Hin hey seconded to adopt staff Report:,
KG A.- 05- l as findings f fact and approve Resolution KGP -
5-1 amending .. the Kalispell Growth. Policy for the Highway
93 South Area.
BOARD DISCUSSION
Schutt said that if we d.ra.w this line at Auction Road. or 2
sloughs down or at the White Oak intersection, a . that line
brings with it 1s our take to what the underlying zoning and
uses will be when and if these properties are annexed to the
ty. Wils said. that and the city is saying they are willing
to provide services to that area. Schutt said that as a
ann board member they should share their vision as t
where the board thinks the growth isgoingto be. if the
property owner to the south of that line doesn't wart t
annex to the city of Kalispell he d oesnl have to. Schutt said
that he understands the concern of causing problems with
the county planning bard, but 1t seems that their job as a
planning board. is to d.o some planmng.
AAWNDED MOTION -
Schutt moved seconded. by Hull to amend the original ginal motion
PO`EN 'LkL UTILITY
to rove the boundary lire of the Potential Utility Services
SERVICE AREA BOUNDARY
Area to Auction Road.
AhMN MN
BOARD DISCUSSION
Norton said that he agrees with what Schutt is saying and
there is only one reason why he doesn't want to amend the
boundary and that is this boundary was already discussed
with the county.
Taylor said. it 1s not as th u. h they don't have the vision but
we wart to do it with the cooperation and input of the
county. The only risk is if they take this hne at Auction Road
as some sort of betrayal of what we have already represented
to them •
Question was called.
ROLL CALL - POENTUL
The motion passed on a vote of 4 to 6 with Taylor and Norton
UTILITY SERVICES AREA
voting mopposition.
BOUNDARY �NDBMNT
BOA DISCUSSION
Wilson asked if the board would like to discuss a
appropnate land use designation for this new area that has
been included in the growth policy amendment.
Schutt asked if they could designate the two areas of the new
county my subdivision at Rocky Cliff and 93 separately. Wilson
said that they could recognize the residential al portion as
suburban residential, with commercial aloes the hi h ay n
Kalispell City Planning Board
Minutes of the miming of October 11, 2005
the merest sid.e and then light industrial that aligns with Old.
School Station with suburban residential on either side.
Taylor agreed that what is already there should be
acknowledged.
MOTION - LAND USE
Taylor moved and Schutt seconded to designate the land use
DESIGNATION
for this area as suburban residential on the west of the
highway, with commercial along the highway, acknowledging
the new county subdivision, and they light industrial that
aligns with Old School Station with suburban residential on
either side.
ROLL CALF. - LSD USE
The motion passed unanimously on a. roll cal. vote.
DESIGNATION
ROLL CALL - ORIGINAL
The rlg nal motion passed on a. Grote of 5-1 with Albert voting
MOTION
in opposition.
BOARD DISCUSSION
Hull asked when the neighborhood meeting would be held
and should it be part of the recommendation. Wilson said
that is something that the board would have to decide how
they warm to handle the future meetings and future
consideration the Highway 93 South area, and whether or
not they want to look at the area wort. of Kalispell where
they a -re also feeling some groom pressure. It is a matter of
priorities, and the council may be the one to decide those
priorities for the board if they think that the north area is
more important.
OLD BUSINESS.
Wilson noted that she provided the beard with a status
report and reported that Autumn Creek was denied by city
council.
Wilson said that the first reading of the sign regulations was
approved by the city council on October 3rd wig
amendments to include baUoons as a permitted sign, and
also to allow streamers and strings of pennants. rants. Also there
was are amendment ent to allow some additional s gr age in the
hospital ne. The second reading is on October 1. 'th and
theme may be another arne dment or two.
NEW BUSINESS:
dentJentz reported that Kelsey subdivision on Reserve is coming
ing
before the council aagaun. There is a. good chance ce that council
ill approve allowing Evergreen to extend utilities to serve
the entire site. The 50 lot subdivision was in the final stages
f getting an ors -site treatment facility but the Flathead
County Health Department Director is opposed to having
those proliferate throughout the county so he spoke before
city council to request that they consider allowing Kelsey,
which is partly in the Evergreen Sewer Distti t and partly
out, 4 use the Evergreen sewer collection system to
Kalispell City Planning Beard
Minutes of the meeting of October 11, 2005
Page 17 of 18
HIGHWAY 93 SOUTH
GROWTH POLICY AMENDMENT
EXIT
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Ce �, ery Rd
Lower Valley Rd
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�l)aL TERMTE US W!,__-
11 PROJECT r1�
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Rocky Cliff i
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It Auction Rd
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LEGEND
CITY OF KALISPELLIPLANNING JURISDICTION
POTENTIAL UTILITY SERVICE AREA
KALISPELL GROWTH POLICY AREA
E 100 YEAR FLOODPLAIN
Rt1�jjTtt � l
Commercial
Iretai! offices, services, mixee use residential
Neighborhood Commercial
(services, offices, h mit.ed retail to immediate
Industrial
;storage, manufacturing. dis'rlbuticn WarehcC :sirvg
Urban Mixed Use Area
(offices res!dentiai, ijm!ted c.mme'cial & indi;striai)
High Density Residential
(multi fami,ly and limited office)
(typically 8 to 40 dweil!ngs per gross acre)
Urban Residential
(duplex; single family ar?d love density mJfi-family}