*** 03. Resolution 4436 - Resolution of Intent to Amend Master Plan - Bill LincolnRESOLUTION NO. 4436
A RESOLUTION OF INTENTION TO ADOPT, REVISE OR REJECT AN AMENDMENT
TO THE KALISPELL CITY -COUNTY MASTER PLAN.
WHEREAS, on April 7th, 1986, the City Council adopted the
Kalispell City -County Master Plan by Resolution No. 3641,
and
WHEREAS, William Lincoln/Carver Engineering, on September 11,
1998, made an application to amend said Master Plan by
changing the designation of approximately 140 acres of
land located generally at the corner of Anderson Lane and
Conrad Drive and described as Assessor's Lots 6 of
Government Lot 3, Section 9, T28N, R21W; Assessor's Tract
12, Government Lots 5 and 6, Section 9, T28N, R21 and
Assessor's Tract 7, Government Lot 4, Section 10, T28N,
R21W, P.M.M., Flathead County, Montana, and
WHEREAS, on October 20, 1998, the Kalispell City -County Planning
Board held a public hearing, after due and proper notice,
received public comment upon, and received FRDO report
#KMPA-98-2 which evaluated the proposal based upon the
goals and objectives of the Master Plan, the purpose of
zoning and current circumstances in the planning
jurisdiction, and
WHEREAS, at the conclusion of said public hearing and after
consideration of the proposed amendment, the Kalispell
City County Planning Board, adopted report #KMPA-98-2, as
the findings of fact and recommended denial of the
proposed master plan amendment, and
WHEREAS, the City Council of the City of Kalispell considers it
advisable that they consider the proposed Master Plan
amendment and the recommendations of the Kalispell City -
County Planning Board, and adopt a Resolution of
Intention to Adopt, Revise, or Reject a Proposed
Amendment to the Kalispell City -County Master Plan.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF
KALISPELL, AS FOLLOWS:
SECTION I. That pursuant to Section 76-1-604, MCA, the
City Council of the City of Kalispell intends
to consider a proposed amendment to the
Kalispell City -County Master Plan, and a
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recommendation by the Kalispell City -County
Planning Board to grant said amendment, said
amendment consisting of changing the plan for
the area described above, from open space,
suburban residential and transition to Resort
Commercial, by adopting, revising or rejecting
said proposed amendment.
SECTION II. That the City Council of the City of Kalispell
shall consider whether to pass a final
resolution revising the Kalispell City -County
Master Plan as set forth herein at a meeting
to be held on January 4, 1999 at 7:00 P.M., at
the Council Chambers, City Hall, Kalispell,
Montana, and at the conclusion of said meeting
the City Council will consider a Resolution to
revise, reject or adopt the proposed
amendment.
SECTION III. The City Clerk of Council is authorized and
directed to give notice of this meeting in
accordance with Section 7-1-4128, MCA.
PASSED AND APPROVED BY THE CITY COUNCIL AND SIGNED BY THE MAYOR OF
THE CITY OF KALISPELL, THIS 7th DAY OF DECEMBER, 1998.
Wm. E. Boharski - Mayor
Attest:
Theresa White
Clerk of Council
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Flathead. Regional Development Office
723 5th Avenue East - Room 414
Kalispell, Montana 59901
Phone: (406) 758-5980
Fax: (406) 758-5781
November 9, 1998
Glen Neier, Interim City Manager
City of Kalispell
P.O. Drawer 1997
Kalispell, MT 59903
Re: Master Plan Amendment Request from William Lincoln from Open Space and
Suburban Residential to Resort Commercial
Dear Glen:
The Kalispell City -County Planning Board held a public hearing at their regular
meeting of October 20, 1998, beginning at 6:00 PM in the Kalispell City Council
Chambers. During that meeting they considered a request by William Lincoln to
amend the Kalispell City County Master Plan from "Open Space and Suburban
Residential" to "Resort Commercial" to facilitate the development of the site as the 2
Rivers RV Resort. The application includes a list of recommended land use options
that divides the site into four districts. In district 1, roughly 30 acres along the
Stillwater River, these recommended options include a hotel/motel, truck stop,
restaurants, townhouses, a recreational activity center, and a theater. In district 2,
approximately 20 acres on the northwest side of Conrad Drive (just east of district 1),
proposed options include offices, RV sites, park model sites (extended period RV -
sites), fraternal lodge, live theater, golf clubhouse, convenience store, Laundromat,
bank outlet, travel agency, restaurant, recreation equipment rental, and storage
units. In district 3, approximately 50 acres just southeast of Conrad Drive and one of
the Flathead River channels that crosses the site, proposed options include recreation
centers, RV sites, park model sites, a golf course and open spaces. In district 4, an
island of approximately 40 acres east of district 3 and abutting the main channel of
the Flathead River, proposed options include camping sites, tee pee sites, fishing, bike
trails, jogging/hiking trails, and open spaces.
Steve Kountz presented the staff report and summarized the issues related to the
proposal. He recommended that the Planning Board adopt staff report #KMPA-98-2 as
findings of fact and deny the request, but if the Board or Governing Bodies did support
the request, staff was recommended a moderated version described in Exhibit A, and a
draft resolution for consideration as Exhibit B.
At the public hearing, Rich DeJana, representing the applicant, explained the concept
of the 2 Rivers RV Resort and presented an alternate Exhibit A and resolution for the
planning board's consideration. Doug Dahl, a near by property owners, also spoke in
favor of the request. There were 17 people who spoke in opposition to the proposal
expressing concerns regarding the increased traffic on Willow Glen Drive, flooding,
impacts to the character of the neighborhood, and loss of wildlife habitat.
Providing Community Planning Assistance To:
• Flathead County • City of Columbia Falls • City of Kalispell • City of Whitefish •
Glen Neier
Re: William Lincoln Master Plan Amendment Request
November 9. 1998
Page 2 of 2
The Board discussed the issues at length. A motion was made and seconded to table
the matter until the Board could consider the public input from the meeting, and
review Rich DeJana's alternate Exhibit A. On a roll call vote of 6-1, the motion to
table the matter was denied. A motion was made and seconded to approve staff report
KMPA-98-2 and recommend denial. This motion passed on a vote of five in favor and
three opposed.
Included with this transmittal letter is a copy of staff report KMPA-98-2 and the
minutes of the meeting.
Please schedule this matter for the next regular meeting of the City Council on
November 16, 1998. If you have any questions regarding this matter, you may contact
me or Steve Kountz at the Flathead Regional Development Office at (406)758-5980.
Sincerely,
Kalispell City -County Planning Board
(�� / A t
Therese Fox Hash
President
TFH/ SK/ sm
Attachments: FRDO Report #KMPA-98-2 and back-up materials
Draft Minutes from the 10/20/98 Planning Board meeting
Exhibit A/Amendments to staff report (Rich DeJana)
c:wa Theresa White, City Clerk
c: William Lincoln, 2 Rivers RV Resort, 855 Conrad Dr., Kalispell MT 59901
Carver Engineering, 1995 3rd Avenue E., Kalispell, MT 59901
H: \... \KAL\ 1998 \KMPA98-2b
which may create impacts to air quality impacts in the
neighborhood. Kountz said one letter from an adjoining landowner
had been received requesting that the unpaved portion be paved.
Kountz said staff recommended approval subject to the conditions
listed in the staff report.
Public Hearing The public hearing was opened to those in favor.
In favor Suzanne Elliot, Director of Trinity Child Care Center, spoke in favor
stating they have had an after school care program for five years
and that it had always been well attended. Elliot stated they
converted rooms in the church to classrooms in the summer, and
that additional space would be a huge step for the program and a
good service for the community.
Opposition No one spoke in opposition.
Board Discussion Hash asked if Kountz had gone over the conditions with the
applicant and if they had any problem with the paving issue.
Kountz responded they did not have a problem with paving.
Heinecke asked if the alley had to be paved and who would pay for
it. Kountz said that as condition of approval, approximately 300
feet of the alley adjoining the parking lot would be paved by the
applicants. Kountz also said the applicants would pay for the
1'6
Motion Brenneman made the motion that the Board adopt staff report
#KCU-98-8 as findings -of -fact and recommend approval of the
conditional use permit subject to the six conditions as written.
Stevens seconded the motion.
Heinecke made a motion delete Condition #5. There was no second
and the motion died.
Roll Call Vote On a roll call Brenneman, Garberg, Heinecke, Stevens, Johnson
and Hines voted aye. The motion to approve staff report #KCU-98-8
carried on a vote of 6-0.
BILL LINCOLN TEXT The public hearing was introduced on a request by Bill Lincoln to
AMENDMENT amend the Kalispell City -County Master Plan to "Resort
Commercial" on approximately 135 acres on both sides of Conrad
Drive in the area of the Flathead and Stillwater Rivers.
Staff Report: Kountz gave a detailed overview of staff report #KMPA-98-2. Kountz
noted the site is in two sections, one along Conrad Drive and one
Willow Glen Drive. Kountz said the evaluation considers public
interest issues when reviewing a master plan amendment; there
are no requirements for specific findings or criteria for a master
plan amendment.
Kalispell City -County Planning Board
Minutes of Meeting of October 20, 1998
Page 2 of 15
Kountz went on to say the proposal generally does not fit the
character of the area now which is substantially suburban
residential. Kountz noted six letters had been received from
neighbors opposing the proposal and were submitted to the board.
He stated there was considerable concern by Fish, Wildlife and
Parks staff that the river is very hydrologically active in this area
and that the river channels change. Kountz said letters from Fish,
Wildlife and Parks, the Flathead Conservation District, Montana
Department of Environmental Health, Flathead Basin Commission,
Flathead Land Reliance and the Flathead Lakers had been received
with concerns about floodplain, water quality and wildlife habitat
In summary Kountz stated staff was recommending denial of the
proposal but if the Board chose to make findings to approve the
proposal, there was a recommendation in the staff report as listed
in Exhibit A and a resolution would be required
Public Hearing: Stevens asked whether the BR-4 zone was the same that Winter
Sports had on Big Mountain. Kountz replied it was.
Rich DeJana stated he was representing the applicant who was out
of town. DeJana passed out to the Board. amendments to the staff
report and an alternative to Exhibit A
DeJana stated that Shopko has an easement to be connected as a
roadway. DeJana said that the previous zone change request by the
applicant had been for R-5 and that the Board did vote against it.
DeJana said when it was previously before the Board, the open
space was one of the areas considered for the youth complex, the
FRDO staff added a 100 foot roadway, and the denial at the
Commissioners office came at the request of Mr. Lincoln.
DeJana said it was very clear that the project is contingent on the
roadway expansion and hookup to the water system, and if these
things do not occur, the project should not go forward.. DeJana
stated he felt FRDO staff had given the Board a zoning report, not a
master plan change.
Regarding Item #3 of the staff report, DeJana said if the road from
Shopko goes through, the character of the neighborhood will
change and that is why the applicant is making these plans. With
that change, the plans would fit. In regards to Item #5, the
property is close to commercial areas, is close to a high density
area and that the proposal would probably provide more open
space when it is completed than an R-1 density development.
DeJana said under their definition of open space, it was areas
where there are no structures, excluding driveways and parking
areas and where a golf course fits. DeJana said in regards to Item
#6, there is no County zone that allows a truck stop except
industrial zones, and that in his amendment he had deleted
industrial zones. DeJana said truck terminals were where trailers
Kalispell City -County Planning Board
Minutes of Meeting of October 20, 1998
Page 3 of 15
I
were changed; a truck stop are bringing together lodging facilities,
eating facilities, commercial facilities such a convenience stores
and gas and service facilities, all of which are allowed in the
commercial zones. DeJana said he was troubled when staff gave
the Board a report like that, and wants to accurately reflect what
the regulations allow.
DeJana said that more information was being discovered through
the process of adjudication's that the floodplain maps are not
entirely accurate. He said Billmayer has been successful in taking
areas out of the floodplain; and that Mr. Lincoln said he would
pursue this course. DeJana said it was not known where this
would end up, but that this would be another land use decision for
zoning and a subdivision, not for the master plan. Based on that,
DeJana said he proposed Item # 10 be deleted, which relates to the
actual development of the property.
Regarding Item # 12 on open space, DeJana said they had a
concern that the area must be considered when the applicant
comes for the additional land use approval, and that was the time
to debate these issues.
DeJana said that in Item # 13 it was important that in a finding that
we tell the landowner to be aware of his risks, and Mr. Lincoln was.
He said speculation of staff was not fact to support a finding of
fact.
DeJana said Item # 1 5 refers to the extension being driven by the
LaSalle Road extension, which may be along time in happening.
DeJana said he agreed with staff, and that the project should not
proceed if this extension does not occur.
Item # 16 discusses the priority of the extension. DeJana said this
issue was not before the FRDO or Board at this time; it would be
decided by the City Council and County Commissioners, and the
decisions should be left to them.
In regards to his proposed Exhibit A, DeJana said if the Board did
recommend approval of the project, this should be planned as a
business resort area, not a B-4 or B-6 or B-7, etc.; he said this is a
master plan change not the zoning. DeJana said the name should
be changed to the Two Rivers Resort Planning area, the equivalent
for the whole area, because it is essential if one of those resort
zones is followed, it is in essence a planned unit development
(PUD), and that every- zoning phase of it must be brought before the
Board and every phase must be dealt with appropriately.
DeJana said he concurred with staff that there should be an added
section to the master plan. He said any development of this area
must be master planned as required by the zoning regulations and
be subject to public review and approval by the Board of County
Kalispell City -County Planning Board
Minutes of Meeting of October 20, 1998
Page 4 of 15
Commissioners. DeJana said land uses should be low impact
resort uses appropriate to the area, and that any development in
this area must be served by public water and sewer, and provide
for adequate open space as defined by the zoning regulations.
DeJana said they recognized that the design, property acquisition,
and funding to construct the LaSalle Road extension to Conrad
Drive, must be completed prior to resort development of this site.
DeJana said they also recognized under other land use regulations
that any construction, new subdivision of lots must comply with
the floodplain and floodway regulations. DeJana stated the natural
topography and vegetation, which is an important for major parts of
this proposal, should be protected to the maximum extent feasible;
and that lands within 100 feet of the perennial and seasonal river
changes should be retained in a natural state with no structures,
roads, fills, excavation or excessive vegetation removal, other than
the primitive pedestrian trails and upgrading the road crossing the
slough.
DeJana said he had somewhat changed the proposal of the staff,
which basically allowed up to six years for this to occur
automatically. DeJana said they were proposing that if substantial
zoning has not been completed and physical improvement had not
begun by 1 / 1 / 2003 the underdeveloped portion of this site shall
revert back to pre-existing suburban/residential designation of the
master plan, with the exception that Commissioners may, at their
discretion and only one application, extend for a period not to
exceed three additional years.
Public Hearing:
In Favor: Doug Dahl spoke in favor. Dahl said he lives across from this
property on El Rancho Road, and thinks the proposal is very good.
He loves to fish, pan gold and hunt and does not have confidence
in Fish, Wildlife and Parks. He said he would like convenient
golfing.
In Opposition: Neal Brown with Flathead Audubon Society spoke in opposition to
the plan change. This land has high community value and there
has been a focus of community efforts to maintain water quality
and a buffer. The neighborhood reflects this effort and the open
space is an intregal part of community and neighborhood life. Long
range harm would stem from creating a key traffic flow area and
intersection. The master plan be honored and the staff report
accepted by the Board.
Susan Spencer with Flathead Audubon Society also spoke in
opposition and felt the golf course should not be allowed.
Mark Holsten, Flathead Basin Commission, submitted a letter to
the board and stated that rivers are the next frontier to be
developed and there would be and increase in pressure on any river
Kalispell City -County Planning Board
Minutes of Meeting of October 20, 1998
Page 5 of 15
land. He noted this area was under water in 1976. The
development proposal is incompatible with the character of the
area particularly with the two rivers in the area. A low impact
public use would be a better suited and approving this would set a
precedent for other similar incompatible uses.
Joan Lundy 123 Willow Glen Drive, has seen the change in the
area, especially the increase in traffic on Willow Glen. In the past,
one could hear the birds, now all she hears is traffic. The roadway
was not built to handle the current amount of traffic. If the
roadway were improved, it would cover their septic system and they
would lose their property. They are overlooking a valuable property
that would be change forever.
Bill Breen said he is also a member of the Flathead Audubon
Society and does not support the change from agricultural to resort
commercial. He pointed out the staff report, agencies letters and
public testimony all provide sound reasons why it is unsuitable for
the proposed project He said recent flood activity of Flathead and
Stillwater Rivers has occurred in this area and emergency vehicles
could not reach these areas. Breen said in the 1991 and 1975
flooding, millions were lost and the risk is not only to proponents,
but to the adjoining neighbors and community. He said limits on
the type and density of development in areas prone to flooding and
which are sensitive should be imposed. He recommend the board
not change the master plan map.
Robert Keith 745 Conrad Drive, said this was a bad idea. He said
directly west of the property, within 100 feet of the river it floods
and water goes into Lincoln's property every year. Keith said the
parking lots would be flooded and there would be problems for the
neighbors.
Don Kaufman, 724 Conrad Drive, said the change in the wildlife
habitat would not be good. He supported keeping things the same.
The roads in the area are not built to handle the increased traffic
the project would cause.
Mrs. Kaufman, 724 Conrad Drive, said property values would not
go up and that the traffic was getting to be dangerous. Its a nice
area and that's where they want to live. She noted limited jobs are
created with the golf courses and it is seasonal work.
Olga Edmunds has been in the motel business for 25 years. She
thought the board should encourage a feasibility study on
occupancy rate in hotels and how many beds there area. She
though the request should be turned down because of habitat for
wildlife and humans. She also noted the road is deteriorating.
Kalispell City -County Planning Board
Minutes of Meeting of October 20, 1998
Page 6 of 15
Dr. Van Kirk Nelson, Glacier Gallery, noted Conrad Drive was
flooded and that is the biggest risk associated with this project He
owns 360 acres in conservation easement nearby. He noted the
cost of water and sewer systems are expensive and questioned with
the existing system handle the increase. He thought the board
should deny the project.
Mayre Flowers, representing Citizens for a Better Flathead, concurs
with staff report for denial. She stated there is a weakness in the
master plan because it has no criteria to review the amendments.
She asked the board to consider all the conditions of staff report
and to balance the individual property rights and neighborhood.
She noted there are conservation easements in this area. She said
she thinks the request is premature primarily because it is tied to
the extension of LaSalle Road. Funding is not available for the
road extension and may be years before it is. Speculative markets
increase the amount of funding needed for road building and there
could be a cumulative increase in traffic which could shift the
center of growth.
Gail Bissell, 535 Lower Valley Road, said she worked on the master
plan update. She works as a biologist and believes there are
important wildlife values and existing open space to be maintained
in the area. The urban growth boundary was moved to keep it
away from this area. Traffic has already increased tremendously
and the current bypass issue needs to be addressed. She has
worked with various groups over the years to try to keep
community aware of this area as valuable open space. She thought
Lincoln might want to take look at some of the programs that are
available for open space and habitat preservation.
Sally Stransky submitted a letter for Bissel to read to the board.
She opposed the proposed change due to the important of wildlife
habitat in the area. She noted bike trails are needed along the
river and that it should be protected.
Sana Hartman, Columbia Falls, said the community has a
tremendous amount of river frontage which provides riparian
habitat for various bird species, otter and beaver in the area. The
community doesn't need more golf courses and truck stops.
John Williams, 205 Shady Lane, said we should stop improving
what is beautiful
Charlene Lingstead has owned property for 40 years and wanted
answers to her questions about water and sewer and who will pay.
She said the road is inadequate and asked who will pay for the
improvement and floodplain costs. Has the fire district approved
this and what will protect the wells downstream? The board needs
to prevent commercial sprawl.
Kalispell City -County Planning Board
Minutes of Meeting of October 20, 1998
Page 7 of 15
Dan Savage, 1305 Third Avenue East, felt it is a `quality of life issue
for the neighborhood.
Board Discussion: Hash asked the board to look at the site suitability.
Garberg said he was in agreement with a lot of the opposition, but
it would not stop continual growing traffic because of the LaSalle
Road extension. As long as project is tied to the extension, it would
be a good commercial use for the project.
Hash said it was tied at least on paper to the LaSalle extension.
DeJana's exhibit says that what ever has not been developed by
2003 will revert to the original master plan designation. There is
no provision for any road improvements. The intention is to draw
many people. There is 160 acres with two lanes going into it.
Heinecke noted 85 percent of the property was in the floodway. He
moved to table the matter until they could read the letters,
consider the public input from tonight and look at Exhibit A from
the applicant.
Stevens seconded the motion.
Brenneman said we should vote on what is before us. He
concurred with the staff report and believes this development is
inappropriate for the area. He felt the property rights of all the
neighborhood should be considered.
DeJanna said there was no issue to debate.
The motion to table the matter was denied on a roll call vote.
Brenneman said the project is immature, there are other options
available to the owner and he should pursue them. He has lived by
the river for 41 years and in her mercy.
Motion Brenneman moved to accept report KMPA 98-2 as findings of fact
to deny the master plan amendment and forward a
recommendation for denial to the County Commissioners . Bahr
seconded the motion.
Stevens said DeJanna didn't get a chance to rebut the comments
made by the board. Hash said a rebuttal was not generally part of
the process. On a roll call vote, the motion passed on a vote of five
in favor and three opposed.
Recess A recess was called at 7:55 PM and the meeting called back to
order at 8:00 PM.
Kalispell City -County Planning Board
Minutes of Meeting of October 20, 1998
Page 8 of 15
EXHIBIT A
2 RIVERS RESORT MASTER PLAN AIN1ENDMINT
1. That the Master Plan map be amended to provide that the
property in the application is to be planed as a business/resort area.
2. Change the map designation t of the site to "Two Rivers Resort
Planning Area" or equivalent.
3. Add the following policy to the land use section of the
master plan:
7.i Two Rivers Resort Planning Area
a) Development of this area shall be master planned, as required by
the business/resort zoning regulations and subject to public
review and approval by the Board of County Commissioners;
b) Land uses shall be limited to low -impact resort uses appropriate
to the area as determined in the zoning and other land use
approvals that must be sought prior to the actual commencement
of the plan.
c) That any development within the area must be served by community
sewer and water and provide for adequate open space as defined
in the Flathead County Zoning Regulations.
d) The design, property acquisition, and funding allocation to
construct the Lasalle Road. extension to Conrad Drive shall be
completed prior to resort development on the site.
e) All building construction and new subdivision lots shall conform
to the flood plain, floodway and related regulations.
f) That natural topography and vegetation to the maximum extent
feasible and that the proper environmental regulations from the
State Department of Health and Environmental Sciences and the
Office of the county- Sanitarian be followed so as to filter and
absorb urban runoff; retain existing drainage retention areas.
g) Retain lands within 100 feet of perennial and seasonal river
channels in a natural state with no structures, roads, fill,
excavation, or significant vegetation removal, except for
primitive pedestrian trails and upgrading the road crossing over
the slough.
h) The Two Rivers Resort Planning Area designation on the master
plan map is based on a specific development proposal. If
substantial zoning has not be completed and physical
improvements associated with that development have not commenced
by January 1, 2003, the undeveloped portion of the site shall
revert back to the preexisting suburban residential designation
on the master plan map. Except that the County Commissioners may
in their discretion and upon application of the applicant,
extend this period for a period not to exceed three additional
years.
AMENDMENTS TO STAFF REPORT TO CORRECT
FINDINGS
3. The proposed project does not fit the present area, but should the connection be
made with the Easement which was required of the commercial facility which is
three owners away from this property then this is a viable use of the property.
5. The proposal only fits the character of the surrounding properties if the connection
referenced in part 3, above, occurs. At that point the property would be in close
proximity to a commercial area. This proposal will provide more open space, as
defined in the County regulations than general commercial.
6. A truck stop would be compatible with the proposed and surrounding uses in the
link goes through. A truck terminal is an industrial use located conventionally
along highways. The only zoning districts in the county zoning regulations that
allow truck terminals are the industrial zoning districts. A truck RV stop
contemplates gas stations, convince stores and lodging. All of which is regularly
allowed in the county commercial and business zones.
9. The applicant has stated that part of the mapped flood plain can be corrected and that
he would secure the services of engineers to show the correct measurements and
have the property thereby taken out of the flood plain At this time,. it is not. known
how much land would be affected by such action or where it would be. If the
property is developed, then it will have to abide by flood plain and floodway
regulations.
10. Delete covered in 9-
12.The 87+ acres of the site south of Conrad Dr. are essentially islands in the Flathead
River, and are the most remote and environmentally significant part of the site.
Approximately 8 1 % of this land is floodway (70.7 acres), and all of it is 100-year
flood plain.- The Flathead Conservation District has recommended that this part of
the site is not suit for development and, if developed, would have a definite negative
impact on the river ecosystem. This portion of the property is legally separated from
the rest of the site by a river channel, which is now primarily a slough connected to
AMENDMENTS TO STAFF REPORT TO CORRECT
FINDINGS Page 1 of 2
the main river channel by a narrow, seasonal channel. Current access to this portion
of the site is by a one -lane gravel causeway. The area must be considered when the
applicant comes for additional land use approvals.
B.The proposal for urban development, particularly a golf course, south of the river
channel along Conrad Dr. is anticipated to pose significant environmental impacts.
Dan Vincent notes, golf courses and RV parks that require few or no structures may
seem plausible in dynamic river areas. The landowners must be aware of his risks.
Speculation by the planning staff is not.
15.The application is being driven in part by the proposed Lasalle Rd. extension, which
may be a long time in coming. County Road Department staff has said that there is
currently no county money allocated to build the road, and the city and county have
already selected the westside by-pass route for allocation of state and federal funds.
This Project should not proceed as the applicant has indicated without the roadway
being completed.
16. Delete - the propriety of the roadway is to be left to those who have jurisdiction.
AMENDMENTS TO STAFF REPORT TO CORRECT
FINDINGS Page 2 of 2
October 4,1998
Flathead Regional Development Office
723 5th flue E-Room 414
Kalispell,MT 59901
To Whom It May Concern:
wish to object to this zone change in the suburban residential area
until the following questions are resolved.
1.What will be done concerning water D sewer & who will pay the
costs if pipes need enlarging,etc.?
2.The present road is inadequate to carry the present traffic let alone
a development of this size. In 1964 we were promised a three lane
road. Will this be done now D who will bear the costs, if so?
3.Why is building in the flood plain allowed when costs are so high for
replacement?
4.Has South Kalispell fire district been consulted D approval obtained
prior to this action?
5.Has the State of Montana been asked for approval of this change as
a development of this size will certainly affect the downstream
waters in some form?
6.What will be done to protect the downstream wells who have
current water rights?
7.Our understanding was that Willow Glen would be extended straight
north thru cemetery hill D over the creek.What lots does Mr Lincoln
own in that area?
8.To preuent more urban sprawl I feel commercial deuelopments
should be in a closer cluster to the City or Euergreen area.
Respectfully,
Charleen Lyngstad
Property Owner Tract 811C in SE 1 ASW 114 of �9-28-21
440 flnderson lane-Kalispell,MT 59901
10/20/1998
To: The Kalispell City -County Planning Board and Zoning Commission
From: The Flathead Audubon Society
Dear Commissioners,
I address you on behalf of the The Flathead Audubon Society.
Flathead Audubon Society is in opposition to the proposed Bill Lincoln
Master Plan Amendment.
Mr. Lincoln's land has many seen and unseen links to our community
at large. At first glance this land may appear to simply be 135 acres of
pasture with some sloughs and river bottom, land that has marginal
potential for human use.
The greater reality is that this land, has long been recognized as
having high community value, land that lies at the heart of the Flathead
Valley and has long been the focus of community efforts to retain a viable
wildlife corridor, water quality buffer, a natural and necessary floodway,
and a vital link to our rural heritage.
The current neighborhood reflects that heritage. Flathead Audubon is
proud to be a part of that neighborhood. As the lessee of the 422 acre
Owen Sowerwine Natural Area, Flathead Audubon has committed it's
membership to the important values that this area provides the Kalispell
community and the Flathead Valley, values that hinge on open space as an
integral part of our communities high quality of life.
The zoning districts under which these parcels of land currently
exist are correct and proper. The long range ramifications of this
amendment would for all time alter key traffic flow and business
development in the central Flathead Valley, such ramifications are
outside the limits of acceptable change,
Flathead Audubon requests that the present master plan for these
parcels be honored, we stand in support of Option 1. Keep the master plan -
as
is: as recommended by the Flathead Regional Development Office.
Respectfully Submitted,
Neal A. Brown
Vice President
Flathead Audubon Society
16UL.8 T ILU
P.O. Boa 70 • Polson, MT 59860
406-883-1346
Kalispell City/Flathead County Planning Board and Zoning Commission
c/o Flathead Regional DevelopmentOff ice
723 5th Avenue East, Room 414
Kalispell, MT 59901
Dear Board and Commission Members:
lakers@cyberport.net
fax.. 406-883-1357
October 13, 1998
a;
K.l Y
I am writing in regard to the Flathead Lakers' concern about the potential impact on water
quality of the proposed amendment to the City/County Master Plan to change the designation of
135 acres along the Flathead and Stillwater Rivers to "Resort Commercial."
The Flathad Lakers is a nonprofit grassroots conservation organization, with over 700
members, working to protect water quality in Flathead Lake and its watershed.
The recommended development options listed in the proposed amendment informational
materials include a variety of commercial developments that could result in new building and lawn
and golf course development next to the Flathead and Stillwater Rivers. These types of
development could have a significant negative impact on the community's most valuable resources:
the rivers and Flathead Lake.
Recent research conducted by the Flathead Lake Biological Station shows that a large
contribution to the total load of nutrients reaching Flathead Lake is coming from the Kalispell area
and surrounding valley. As the area under consideration is an area of natural river channel
movement and unstable soils, with most of it lying within the 100-year floodplain (much within the
floodway), the commercial development suggested would increase the risk of further degradation
of our waters. Construction, road building, removal of vegetation, and commercial development
increases runoff which carries sediments, nutrients and toxic materials such as heavy metals,
benzene and hydrocarbons (from fertilizers, pesticides, and vehicle exhaust, for example). Natural
river channel movement would likely require expensive river bank stabilization to protect the
owner's investment in the development in the future.
Our rivers and Flathead Lake are natural resources that contribute to our quality of life and
the beauty of the Flathead valley. The cumulative impact of potential development must be
carefully evaluated before a change is made in the master plan. This is especially true in the
floodplain, where mistakes are costly to individual property owners, citizens who value our natural
resources, and taxpayers. There are more appropriate areas for this kind of development.
The Flathead Lakers recently supported a project called "Community River Connections" to
educate children and adults about the importance of the rivers and the land adjacent to it for wildlife
habitat, recreation and water quality protection. The project was co -sponsored by many groups
and public agencies. The participation indicates broad support for river protection, and
appreciation of the value of riparian corridors to the community. Also, the Department of Fish,
Steve Kountz
Flathead Regional Development Office
723 Fifth Avenue East, Room 414
Kalispell, MT 59901
October 9, 1998
Paula E. Williams
205 Shady Lane
Kalispell, MT 59
't �g9
Dear Mr. Kountz,4���
It has come to my attention that Bill Lincoln has once again submitted a reque o amend the
Kalispell City County Master Plan Map to "Resort Commercial" on his property located on
Conrad Drive. This request is item number four on the agenda for the public hearing scheduled
for October 20, 1998 and therein is a more precise description of the property involved.
I am certain that you are aware of the area and the rural residential quality of the neighborhood.
It is this quality that I wish to preserve and enjoy as a homeowner in this area. Several years ago
I purchased from my parents the home I grew up in --the home my parents built with their own
' hands. I have seen the growth of this area over several years and although some elements of rural
charm are lost I believe our location close to the rivers retains a greater portion of that charm.
Mr. Lincoln's proposed change would ultimately destroy the aesthetics of our neighborhood and
'diminish my family's enjoyment of our home.
A large portion of the property involved in Mr. Lincoln's proposal is within floodplain
designated areas and as such is not suitable for the kind of development "Resort Commercial"
encompasses. The recently installed sewer system can not support development without costly
improvements. The roads here can not withstand an increase in traffic without costly
improvements. Commercial development of the property described would also ultimately
devalue the homes located in this neighborhood. As a taxpayer and homeowner I am not willing
to subsidize this kind of development.
As a native of Kalispell I can recall images of the flood waters of 1964 and I am not convinced
that such an event will not occur again. The expense involved in such a tragedy would be
multilevel. Not only will there be great financial repercussions to the community at large but
potentially devastating environmental repercussions as well. The local wetlands and rivers and
the wildlife they support deserve the protection afforded by thoughtful and prudent planning.
It is common knowledge that our community resources are strained in the effort to meet the
demands already put upon them by the public. Continued growth and development throughout
the valley is a concern for residents valley wide. Emergency response times are affected as well
as quality of the response as the demands increase upon limited manpower. The Flathead County
Sheriff's Department has on several occasions stated that their limited manpower can not cope
with increased demands and already feel the quality of service is not what they desire of
themselves.
Over the years I have been told by your department that the residential zoning of this area is
FLATHEAD LAND TRUST
A w=nunitry-based, non-profit, tat -exempt organization dedicated to tiefping
protect the wildlife, scenes and traditional way of (:(e in the unique and spettacufar
yladvead Na&y tfuou8( preservation and wise use of land
P.O. Box 1913, KAusPEu. MT 59903-1913 TELEPHONE (406) 752-8293
October 15, 1998
Steve Kountz, Senior Planner
Flathead Regional Development Office
723 5th Avenue East, Room 414
-Kalispell, MT 59901
RE: Bill Lincoln Request
Dear Steve,
The Flathead Land Trust, which has long supported the concept of a greenway in the Stillwater -
Flathead Rivers corridor, would like to propose an alternative to Mr. Lincoln's request.
We believe the potential exists to arrange a purchased conservation easement of the land under
consideration for this variance. This could provide an economic incentive for Mr. Lincoln to
relocate his proposed development to another site outside the river corridors.
The river corridors offer an irreplaceable source for recreation and open space for the community
within easy reach of all the citizens of Kalispell. The Lincoln property forms a vital transition
between Lawrence Park and Montana Fish, Wildlife and Parks property to the south. It would be
a valuable service to the community to keep this land in its natural state.
Should Mr. Lincoln be open to considering this alternative, we would be happy to work with him.
I will be unable to attend the October 20 hearing, but I would be willing to schedule a
presentation on this alternative for any interested parties when I return.
Sincerely,
Susan How
Executive director
PRINTED ON RECYCLED PAPER
PO Box 220
Ki1a, MT 59920
October 19,1998
To The Kalispell City -County Planning Board and Zoning Commission:
We are writing with regard to the proposed Master Plan amendment by Bill Lincoln for the
property in the area of the Stillwater and Flathead Rivers (item d of your Notice of Public Hearing
for October 20) Because we are out of Mwn this week, we wilt not be able to attend the
scheduled public hearing on this issue.
We strongly oppose the proposed ent. The change from the current zoning of this
area as open space and suburban residerstiat to resort commercial to enable the high -intensity land
cues tattMed by Mr. Lincoln is complesely inappropriate.
The proposed extension of LaSalle Rid and the proposed c=m=W development both
open the way to major commercial sprawl into an area that would otherwise remain a desirable
residential location. The resulting development will not only drain city and county resources to
supply services to the area, but also wTI result in an enormous increase in traffic in this area. And
as more commercial uses are establish (an inevitable consequence), eventually major traffic
congestion will result Furdmmiore, the cost of building the roads that would make all ties
possible is going to fall on our shoulders. We are told that there is currently no county money
allocated to build the proposed road. and as the commercial uses in this area expand, even more
of this nonexistent money would be need to enlarge the roads already there and Maintain the
whole complex of heavy -traffic road system that will be needed. This is surely an example of just
the sort of development that good city and county planning is supposed to prevent.
In addition, the whole proposed complex lies in the 100 year flood plain of the rivers, and
much of it in the ltoodway. The inevitable flood "disaster" that will occur if these plans are
carried through will end up cuing us tar payer; significant amounts of money — and for the kind
of sprawl and traffic problems that no am really wants anyway.
The city and county have already made a decision on where to put a by-pass route, and in part
the choice was guided by a desire to avoid high traffic and associated neighborhood impacts along
Willow Glen Dr. The amendment under consideration would simply throw out this decision and
fly in the face of the reasons it was mace.
We therefore urge you to reject Mr. Lincoln's request for an amendment to the Master Plan.
Sincerely,
't 1-'�k J'U��
John Winne and Linda Winnie
K3
Steve Kountz
Flathead Regional Development Office
723 Fifth Avenue East, Rm. 414
Kalispell, MT 59901
Oct. 10, 1998
Dear Mr. Kountz,
Roberta A. Kerney
759 Valley View Dr.
Kalispell, MT 59901
I am writing concerning the request of Bill Lincoln to change zoning in the area of Conrad Drive
near Anderson Lane to commercial use. I oppose such a change in the Master Plan. The area
affected by his proposal is floodplain area and inappropriate for any kind of commercial
development.
The lands involved are a habitat to many varieties of wildlife. The residents of this valley as well
as many others in western Montana are encountering large game and often dangerous animals in
their backyards already. The natural habitats must be preserved for the benefit of the animals and
the residents.
The backwash area is also a buffer to the river, protecting the river and Flathead Lake. Water
quality is essential and development would put our river, lake and water table at risk. When high
water or a flood occurs the results would be devastating to water quality, not to mention that we
as taxpayers would also pay for the clean-up of such a disaster.
The roads in and out of that area were never intended to handle the amount or the speed of traffic
already there. Development of commercial enterprises would only compound the problem. The
residents of this valley should not be expected to pay for improvements that will become -
necessary because of one person's personal gains. Our tax dollars would be better spent on
current problems before creating more problems.
Again, I want to express my opposition to Bill Lincoln's proposal. There are lands which are
already zoned for commercial use that Mr. Lincoln could look to for his plans. I have family
members living near the area described in his proposal and I feel their home will be adversely
affected by this kind of zone change.
Sincerely,
Roberta A. Kerney
-- r---- — --- .N.....vas LV
INQUIRYNIOLATION LOG
L7 Zoning L7 Floodplain C Subdivision C Lakeshore C BuiIding Permit * Otlier
NANIE: W TEL:
,MAILING ADDRESS: 300 4-,sw i_y) ,
PROPERTY OWNER -
LEGAL DESCRIPTION:
Assessor's # Quarter/Quarter COS #
Lot/Tract/Block # S T IZ
Subdivision
NATURE OF INQUIRY/VIOLATION He nb*)ecfs La
A h ' I I
TAKEN BY: 14 Lz DATE: OVLF TIiti1E: 3
ZONING: _ ZONING DISTRICT:
SETBACKS:
FRONT SIDE SIDE CORNER REAR
FLOODPLAIN ZONE: PANEL #
RECORD OF CONTACT BY FRDO
DATE TIME ACTION BY
STAFF C0N2yfENTS (Also see back side)
WILLIAM LINCOLN
REQUEST FOR MASTER PLAN AMENDMENT
FLATHEAD REGIONAL DEVELOPMENT OFFICE REPORT #KMPA-98-2
OCTOBER 13, 1998
A report to the Kalispell City -County Planning Board, the Kalispell City Council and the
Board of County Commissioners regarding a request to amend the Kalispell City -County
Master Plan. A public hearing has been scheduled before the planning board for October
20, 1998 beginning at 6:00 PM in the Kalispell City Council Chambers. The Planning
Board will forward a recommendation to the Kalispell City Council and the County
Commissioners for final action.
BACKGROUND INFORMATION
A. Petitioner: William Lincoln
Two Rivers RV Resort
855 Conrad Dr.
Kalispell, MT 59901
Technical Assistance: Carver Engineering
1995 Third Av. E.
Kalispell, MT 59901
B. Summary of the Request:
The request is to amend the Kalispell City County Master Plan Map to "Resort
Commercial" on approximately 135-140 acres of land (or more depending on the
designation of the meander line of the Flathead River). The existing master plan
map designates approximately 93 acres of the site as "open space" (consisting
generally of the braided channels of the Flathead River, the land area between
them, and the Stillwater River floodway), 43 acres as "suburban residential' land,
and the rest as "transition area" between open space and suburban residential
land. -
The application proposes development of the site as the 2 Rivers RV Resort. The
application includes a list of recommended land use options that divides the site
into four districts. In district 1, roughly 30 acres along the Stillwater River, these
recommended options include a hotel/motel, truck stop, restaurants, townhouses, a
recreational activity center, and a theater. In district 2, approximately 20 acres on
the northwest side of Conrad Drive (just east of district 1), proposed options include
offices, RV sites, park model sites (extended period RV -sites), fraternal lodge, live
theater, golf clubhouse, convenience store, Laundromat, bank outlet, travel agency,
restaurant, recreation equipment rental, and storage units. In district 3,
approximately 50 acres just southeast of Conrad Drive and one of the Flathead
River channels that crosses the site, proposed options include recreation centers,
RV sites, park model sites, a golf course and open spaces. In district 4, an island of
approximately 40 acres east of district 3 and abutting the main channel of the
Flathead River, proposed options include camping sites, tee pee sites, fishing, bike
trails, jogging/hiking trails, and open spaces.
1
( � 1
C. Location and Legal Description of Property:
The site is located on both sides of Conrad Dr. in the area of the Flathead and
Stillwater Rivers. The property is described as Government Lots 3, 5, and 6 of
Section 9 and Government Lot 4 of Section 10, Township 28 North, Range 21
West, P.M.M., Flathead County, Montana.
D. Existing Land Use and Zoning:
The site is currently used a residence and for grazing. The zoning on the site is
AG-80 Agricultural on approximately 87 acres (districts 3 and 4 above) and a
combination of R-1 and R-2 Suburban Residential on approximately 49 acres
(districts 1 and 2 above).
E. Adjacent Land Uses and Zoning: The area is characterized by a mix of suburban
residential, manufactured home parks, agricultural, and public lands.
North: Suburban housing, vacant land, manufactured home park; R-1, R-5
South: Suburban housing, vacant land; R-1
East:: Flathead River; AG-80
West: Stillwater River, Suburban housing, vacant land; R-1, R-2
Evaluation of the Master Plan Amendment Request:
No specific evaluation criteria exist in the master plan or in Montana statutes for review of
plan amendments. Master plans provide guidance in a general and comprehensive
manner about how the community should grow and develop. This report is an analysis of
public -interest issues posed by the proposed change in land use on the site. The issues
are divided into categories of land use, site suitability and environmental impacts,
transportation and public services, and changes in circumstances to warrant the
amendment.
The master plan for the planning jurisdiction is currently in the process of being updated.
The draft map prepared to date is inconsistent with the proposed amendment. The draft
map includes the following relevant designations in the vicinity of the subject site: a minor
arterial extension of Lasalle Rd. through part of this site to Conrad Dr.; a larger mixed -use
commercial area north of the site at the intersections of Highways 2 and 35.; an "open
space" designation on all floodway areas (covering about 55% of this site); a "suburban
residential" designation on the lands northwest of Conrad Dr. in this vicinity; an urban
growth boundary which does not include the larger portion of the site southeast of Conrad
Dr.; and a "riparian sensitive lands" overlay designation on all 100-year floodplain
(covering about 85% of this site) which recommends particular consideration and planning
for riparian site constraints.
Land use
1. As a resort, the proposal relates to and takes advantage of the Flathead and Stillwater
Rivers as scenic, recreational amenities with tourist appeal. The site abuts the
Stillwater River and three channels of the Flathead River.
2
2. The proposed amendment from open space and suburban residential to resort
commercial would be a dramatic increase in land -use intensity. Current zoning is AG-
80 Agricultural on approximately 64% of the site and R-1 Suburban Residential on
nearly all of the remainder. In contrast, resort commercial zoning districts provide for
intensive urban development.
3. Allowing major commercial development along an outlying arterial road is an impetus
for continuous linear commercial growth along that road. Other owners will claim that
the preceding commercial development makes the area less desirable for residential
growth, and that allowing commercial expansion to some owners and not others is
unfair. There are many examples around the county of this pattern of continuous linear
commercial growth along an outlying arterial once it starts. Disadvantages for the
public of this growth pattern include congestion of these arterial routes, loss of natural
scenic values along these routes, shifting the locus of the community's commercial
vitality and growth to a continually expanding periphery, and relative disinvestment in
the communities established commercial districts.
4. The existing "open space" and "suburban residential" designations on the plan map do
provide for economic use of the property. The bulk of the real estate development
market in Flathead County in recent decades has been for low -density housing outside
of the three cities, and lands with proximity to waterfront are particularly desired.
Potential economic uses of the designated open space include the following: low -
impact recreational facility (e.g., an outfitter for river float trips); primitive camp and
retreat center; pasture; dude ranch; trails; open space amenities for off -site
development; transfer of development density from these lands to the more
developable part of the site in a cluster development; and a conservation easement.
5. The proposal does not fit the character of the surrounding properties. The Conrad Dr.
vicinity is currently a low -density residential and open space area, not a resort or
commercial area.
6. A truck stop would be particularly incompatible with the proposed and surrounding
uses. A truck stop is an industrial use located conventionally along highways. The
only zoning districts in the county zoning regulations that allow truck stops are the
industrial zoning districts. The surrounding area is not industrial; a resort is not
industrial; and Conrad Dr. is not a highway. A truck stop would significantly impact
surrounding properties by increasing truck traffic, noise, fumes, and continuous hours
of operation.
7. There are substantial public landholdings managed as wildlife habitat and recreational
open space in the immediate vicinity, including Owen Sowerwine Natural Area, Old
Steel Bridge Fishing Access Site, and two islands recently purchased by the Montana
Department of Fish, Wildlife & Parks (MDFWP). Currently, the island areas in this
braided section of the Flathead River have AG-80 zoning and are relatively remote and
inaccessible. Urban development on the comparable island areas of the subject site
could have significant off -site impacts that undermine this public investment.
Site suitability and environmental impacts
8. About 85% of the site is 100-year floodplain (114 acres), and 55% is floodway (77
acres). Floodplain development incrementally increases the potential for major
f✓
property damage to future owners, future disaster impacts upon the community during
a major flood, additional taxpayer subsidy of low-cost flood insurance, a taxpayer
bailout of future flood victims, and increased flood hazards to downstream properties
by filling the floodplain. Flooding is a natural function of the river; it is not a disaster
unless the floodplain is developed.
9. The applicant has stated that part of the mapped floodplain can be filled and thereby
taken out of the floodplain. At this time, it is not known how much land would be
affected by such action or where it would be. MDFWP staff have noted that, because
of its gradient, this braided area of the Flathead River from Presentine Bar to the
Stillwater River is very hydrologically active, characterized by dynamic lateral
movement of the river channels and flooding. They point out that part of the subject
property has experienced substantial flooding several times in the last decade. Lands
in this area that are currently floodplain could potentially become a river channel in a
few years.
10. County floodplain policy is multi -faceted, including floodplain development regulations,
sanitation regulations, subdivision regulations, zoning regulations, and the master plan.
The floodplain development regulations prohibit structures and fill in the floodway, but
not in the flood fringe (100-year floodplain above the floodway), where building
construction is allowed subject to design requirements that reduce the risk of flood
damage. County sanitation regulations prohibit septic drainfields in the 100-year
floodplain. County subdivision regulations prohibit subdivision of floodplain for building
sites or uses that would increase flood hazards. Low -density residential or agricultural
zoning, as currently exists on this site, is another common tool used by communities to
reduce flood damage by minimizing impervious surface and structures. The master
plan (3.b) recommends reserving floodplain where appropriate in a natural state as
park, habitat, open space, or agriculture.
11. MDFWP Regional Supervisor Dan Vincent points out that, "The braided section of the
Flathead River from the Old Steel Bridge to the Stillwater confluence is one of the most
exceptional wildlife areas in the lower Flathead River system. This is due to the
complex of channels, islands, and intact habitats that exist along this river section."
MDFWP has mapped the entire site as important riparian wildlife habitat. Vincent
points out that key wildlife species which could be impacted by the proposed
developments include river otter, beaver, mink, osprey, bald eagle, nesting waterfowl,
shorebirds, migratory songbirds, and cavity nesting birds. In addition, bull trout and
west slope cutthroat trout inhabit this section of the Flathead River.
12.The 87+ acres of the site south of Conrad Dr. are essentially islands in the Flathead
River, and are the most remote and environmentally significant part of the site.
Approximately 81 % of this land is floodway (70.7 acres), and all of it is 100-year
floodplain. The Flathead Conservation District has recommended that this part of the
site is not suit for development and, if developed, would have a definite negative
impact on the river ecosystem. This portion of the property is legally separated from
the rest of the site by a river channel, which is now primarily a slough connected to the
main river channel by a narrow, seasonal channel. Current access to this portion of
the site is by a one -lane gravel causeway.
13.The proposal for urban development, particularly a golf course, south of the river
channel along Conrad Dr. is anticipated to pose significant environmental impacts. As
Dan Vincent notes, golf courses and RV parks that require few or no structures may
4
seem plausible in dynamic river areas, but experience has shown that once such
facilities are in place, landowners are not content to retreat and will call on government
and private resources to fight the river. A golf course covers a large area, and the
natural functions of flood storage and drainage in that area would likely be eliminated
or significantly reduced by eventual proposals to divert the river and keep water off of
the course during spring and early summer of particularly wet years. The application of
fertilizers and pesticides, combined with substantial irrigation, on the sandy river -wash
soils could readily enter the groundwater. Information about the Evergreen shallow
aquifer in this area indicates that substances in the groundwater can move rapidly into
the Flathead River and Lake where they could impact water quality. In addition,
development along and near the site's river channels poses risks to downstream water
quality by increased contaminants from urban runoff, removal of vegetation, and
increased impervious surface.
Transportation and public services
14.The site currently has inadequate infrastructure to support major urban development.
The property is not in the Evergreen Water and Sewer District. The district has
commented that EPA grant restrictions may limit the district from expanding into the
portions of the site in the 100-year floodplain. Also, Conrad Dr. is narrow for its level of
use, and its nearby intersections at Anderson Ln. and Willow Glen Dr. have had
several vehicle accidents.
15. The application is being driven in part by the proposed Lasalle Rd. extension, which
may be a long time in coming. County Road Department staff has said that there is
currently no county money allocated to build the road, and the city and county have
already selected the westside by-pass route for allocation of state and federal funds,
partly due to its more effective reduction of traffic at the Main/Idaho intersection and to
avoid neighborhood impacts along Willow Glen Dr.
16. Allowing major commercial development along an outlying by-pass route, as proposed,
will ultimately diminish the by-pass' function and value, because high volume cross -
traffic will increase congestion on it and discourage its use as a convenient north/south
route. In addition, this route has no access restrictions, as are part of the proposed
Highway 93 Bypass on the west side of Kalispell, so multiple driveway access points
are likely to create further congestion. If major commercial development along this
route begins and continues, the road would ultimately function as another congested
commercial arterial in the urban fringe rather than a convenient bypass route.
Changes of circumstances to warrant the plan amendment
17.This environmentally sensitive and hazardous area is far enough away from the city
that urban expansion is neither impending nor unavoidable.
18. If the proposed Lasalle Rd. extension to Conrad Dr. is constructed, the desirability of
the adjacent lands for residential development is likely to be reduced by expanded
truck traffic. The Willow Glen/Conrad Drive corridor is already used informally as a
truck bypass, and the Lasalle extension would improve the convenience of this route.
As discussed above, however, provision for commercial development along this arterial
would have the opposite effect, reducing its convenience for through -traffic.
19.The applicant proposed a zone change in 1995 on the portion of this site north of
5
Conrad Dr. from R-1 to R-5, which would have allowed an RV park. The zone change
was denied unanimously by the planning board and board of commissioners. Over the
last three years, no significant changes of circumstances in the area or market need
are apparent that would support a change in policy to now provide for urban
development on the site. Moreover, the current application is for far more intensive
urban use than the 1995 application and adds the more environmentally sensitive 87
acres south of Conrad Dr.
s �r
Staff recommends that the planning board adopt FRDO Report KMPA-98-2 as findings of
fact and recommend that the city council and board of commissioners deny the request.
If the planning board or governing bodies support the request, staff recommends
consideration of a moderated version described in Exhibit A. Approval of a master plan
amendment by the planning board is required to be done by a resolution. A draft
resolution for your consideration is attached as Exhibit B.
H:l...\KMPA98-2
EXHIBIT
P'RIVERS RESORT MASTER PLAN AMENDMENT
1. Retain the current open space designation as it exists, which includes the Stillwater
River floodway and the portion of the site southeast of Conrad Dr.
2. Change the map designation on the rest of the site to "Two Rivers Resort Planning
Area" or equivalent, and add policies that specify a list of potential uses and
performance standards for infrastructure, floodplain mitigation, and environmental
protection.
3. Add the following policy to the land use section of the master plan:
7.i Two Rivers Resort Planning Area
a) Development of this area shall be master planned and subject to public review and
approval by the Board of County Commissioners.
b) Land uses shall be limited to low -impact resort uses, including an RV park,
hotel/motel, and ancillary uses catering primarily to hotel and RV patrons (such as a
restaurant, laundry facilities, and low -impact recreational amenities). General
commercial, industrial, or entertainment uses catering to a community -wide
customer base, such as a truck stop, golf course, theaters, banks, or offices, are
not permitted.
c) The development must be served by community sewer and water.
d) The design, property acquisition, and funding allocation to construct the Lasalle Rd.
extension to Conrad Dr. shall be completed prior to resort development on the site.
e) All building construction and new subdivision lots shall be outside of the 100-year
floodplain.
f) Within the 100-year floodplain, retain the natural topography and vegetation to the
maximum extent feasible; limit impervious surface to no more than 20% of the site;
utilize drainage facilities that filter and absorb urban runoff; retain existing flood
channels and natural depressions as drainage retention areas; and minimize the
addition of obstructions that increase flood hazard to downstream property.
g) Retain lands within 100-feet of perennial and seasonal river channels in a natural
state with no structures, roads, fill, excavation, or significant vegetation removal,
except for primitive pedestrian trails and upgrading the road crossing over the
slough.
h) The Two Rivers Resort Planning Area designation on the master plan map is based
on a specific development proposal. If substantial physical improvements
associated with that development have not occurred by January 1, 2003, or within
any subsequent period of three consecutive years, the undeveloped portion of the
site shall revert back to the preexisting suburban residential designation on the
master plan map.
rA
RESOLUTION NO. KMPA-98-2
WILLIAM LINCOLNI2 RIVERS RV RESORT
AN AMENDMENT TO THE KALISPELL CITY -COUNTY MASTER PLAN
WHEREAS, the Kalispell City -County 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, the property owner William Lincoln has petitioned for a revision to the
Kalispell City -County Master Plan map to provide for resort commercial development on
Government Lots 3, 5, and 6 of Section 9 and Government Lot 4 of Section 10, Township
28 North, Range 21 West, P.M.M., Flathead County, Montana; and
WHEREAS, the Flathead Regional Development Office has prepared FRDO Report
KMPA-98-2 for consideration by the Kalispell City -County Planning Board, Kalispell City
Council, and the Flathead County Board of Commissioners; and
WHEREAS, the Kalispell City -County Planning Board held a public hearing on
October 20, 1998 at 6:00 PM in the Kalispell City Council Chambers after due notice to the
public and has given consideration to the comments received; and
NOW THEREFORE BE IT RESOLVED, that the Kalispell City -County Planning
Board recommends that the Kalispell City Council and the Flathead County Board of
Commissioners amend that the Kalispell City -County Master Plan as indicated in the
attached Exhibit A.
Therese Fox -Hash, President
Kalispell City -County Planning Board
D
01
i 'r j
BILL LINCOLN MASTER PLAN ANfflVDNTlNT
APPRO)UMATELY 135.5 ACRES
86.9 ACRES IN AG-80, AGRICULTURAL ZONING DISTRICT
48.6 ACRES R-1 & R-2 RESIDENTIAL ZONING DISTRICTS
100 YR FLOODPLAIN
FLOODWAY
WILLOW GLEN ZONING DISTRICT
PUYr nkTl-g/'17/98
FILE # KPMA-98-2 SCALED TO FIT SHEET lf:\&\mtte\KPMA98--2.dwjj
100-YEAR FL®O D P LAI N
FtcoDQWN
FLOODWAY
FLOOD FRINGE FLOOD F?JNGE
$A5E FLOOD lrL:VA2'iQ}I
CRO�-SE�i'foNAL Y1>�t
Alo DEYELo�,�tFXT' No�w�L
FCAIN
F1.000waY
CR055-�cr?'iONAL YtE'>tV roc FRINGE F{.DOD FRSNGi:
wrr,4 &V.5r lhr
NEW DEVEXPA9FN 00
------------ - --- _ -�
BAE;E FLOo� FL000 E'.�3'-4770U
E1 EYA7i0N �F7�Z EiZOACtIMENT-
NORMAL CSaA 4melE
FLOOD
QQ
C Carver Engineering, Inc.
September 11, 1998
Flathead Regional Development Office
Narda A. Wilson, A-I.C.P.
723 5th Ave. East — Room 414
Kalispell MT 59901
RE: Master Plan Amendment for Bill Lincoln
Dear Narda:
Consulting Engineers
Civil
Structural
APPLICATION MAE vAo�mental
SEP 14 1998 1
F. R. D. O.
This letter will serve as the official application for a master plan amendment to
amend Bill Lincoln's property, Assessor's Lot 6 of Government Lot 3 in Section 9,
T28 R21, Assessor's Tract 12 of Government Lots 5 & 6 in Section 9, T28 R21 &
Assessor's Tract 7 of Government Lot 4, Section 10, T28 R21, from R-1 to BR-4
Resort Business. Also following this letter is a list of names and addresses of all
property owners within 150 feet of the site and the application review fee of
$750.00, as you requested in your May 21, 1998 letter.
Sincerely,
C V R ENGINE RING, INC.
Ke n lloy William Lincoln
Applicant
R
L'7
v
0
y
Q
^7
L
E-
u;
9
1j
2ersRVResort
855 Conrad. Drive
Kalispell, Mt.
Master Plan Amendment
Business Resort Designation
It is the goal of 2 Rivers RV Resort to be a RV destination resort with as many
amenities as possible to attract and provide the best possible experience for the
millions of RVers who may choose Kalispell as their destination choice. After a
review of both evaluation categories and exemplary extras in RV park critiques and
advertisements, it is our intent to create a resort that will lend itself to either a park
model, multi -night, or one night stay. The first step toward this goal is to make a
change in the Flathead Master Plan. That is the purpose of this request.
The property we are dealing with is bordered by two rivers, the Stillwater and the
Flathead. It is approximately one hundred and sixty acres. It has sewer and water
on or next to the property. In order to provide the best experience possible, site
needs, recreational needs, and commercial needs must be met. The planning of the
resort will require efforts in all three arenas for diverse specialties and unique
tourism opportunities. The property has been divided into four districts to provide
for the varied needs and wishes of the RV clientele. It is necessary to create a
diverse group of recreational and economic options that can meet the commercial
demands and desires of the resort clientele and be able to financially survive
throughout the year, where necessary. The selection of types of recreational and
commercial activity are generally listed by district and reflect the optimum desires
of a potential RV clientele as described by RV magazines, their evaluation criteria
and individual RV Park advertisements and brochures.
District 1
Recommended Commercial and Recreational Options
A. Hotel/Motel
B. RV(Truck Stop
C. Restaurant
D. Townhouses
E. Coffee Shop
F. Fast Food
G. Recreational Activity Center
H. Theater
District 2
Recommended Commercial and Recreational Options
A. Offices
B. RV Units
C. Fraternal Site
D. Live Theater
E. Club house/Lounge(golf)
F. Convenience Store
G. Complete Hookup Sites
H. Park Model Sites
L Laundromat
J. Bank Outlet
K. Tour & Travel Agency
L. Family Restaurant
M. Recreational Equipment Rental
N. Storage Units
District 3
Recommended Commercial and Recreational Options
A. Recreation Centers (family & adult)
1. Meeting Rooms
2. Swimming Pools
3. Shuffleboard
4. Horseshoes
B. Park Model Sites(adult)
C. Park Model Sites(family)
C. Full Hookup Sites(family)
D. Full Hookup Sites(adult)
E. Open Spaces
F. Golf Course
District 4
Recommended Commercial and Recreational Options
A.
Camping Sites
B.
Tee Pee Rentals
C.
Open Space
D.
Fishing
E.
Bike Trails
F.
Jogging & Hiking Paths
Currently the zoning is R-1, but this is not residential property. The farm is a
picturesque area uniquely bordering two rivers. This location is ideal for an RV
living resort where appropriately clustered park areas can provide enough space for
a variety of commercial and recreational amenities. By building a top rated resort it
is possible to create an accommodation facility that will not overburden our
infrastructure, economically benefit the community, provide a resort style
accommodation that is currently unavailable, create the highest and best use of the
land, provide both summer and winter recreation access, and blend the splendor of
naturally wild areas with a cadre of unique ecotourism opportunities.
N
N
Co
,',�[ ater &,sewer D.IsWct
130 Nicholson Drive • Kalispell, MT 59901
Phone: (406) 257-5861 Fax: (406) 756-1588
October 5, 1998
Steve Kountz, Senior Planner -
Flathead Regional Development Office
723 5th Avenue East - Room 414
Kalispell, MT 59901
Dear Mr. Kountz:
The information you provided on the amendment to the Kalispell City County Master Plan
requested by Bill Lincoln was reviewed by our staff and Andy Hyde of Carver Engineering.
The property is located outside of the District Boundaries. To receive water service from the
District would require annexation into the .District and water main extensions. Both the
annexation and main extensions would to contingent on approval of the District Board of
Directors.
The interlocal agreement between the City of Kalispell and the District requires that before the
District can provide sewer service to property outside of the RSID boundaries, approval must be
granted by the City of Kalispell. In the event the City and District Board both grant approval for
sewer service to these properties, sewer main extensions and pumping stations may be required.
The EPA grant requirements and Flathead County floodplain regulations may restrict the District
from providing service to portions of this property within the floodplain.
Any service provided to this property by the District would be designed in accordance with
District standards and policies.
If you need more information, please contact me.
Sincerely,
- a-- . -�Z� A "A-'
Roberta Struc
District Manager
FLATHEAD CONSERVATION DISTRICT
30 Loin Valley load
Kalispell. MT 5990 t
Phone H06)752-4220 Fax I-WPS2-14077
Emall: <fcd*dlglsys.neb
wFivrr)
Steve Kountz, Senior Planner
Flathead Regional Development Office SEP 2 g 199b
723 Sth Rvenue East, Rm. LI 1 U
Kalispell, MT S990 1 1°L.ATh A0
ollVaLapMENT of-,(
RE: BILL LINCOLN MASTER PLAN AMENDMENT
Dear Steve:
Thank you for the opportunity to review the Lincoln Master Plan Rmendment. We
have examined the information your office provided.
Enclosed you will find a copy of the soil map from the Upper Flathead Valley Rrea
Montana Soil Survey completed by the USDA Natural Resources Conservation
Service, formerly known as the SCS. Rs you are aware this is a soils designation
for the entire Flathead County. Please note that the soil abbreviations are
designated on the map itself. These have been interpreted according to your site
map.
District 1
This area consists of two primary soils — Chamdcane (Ca) and Swims (Sr).
The soil Charnokane (Ca) classification shows a "severe" rating for sanitary
facilities, namely septic tanks as well as a "severe" rating for any type of dwelling
or commercial buildings and for roads. Lawns and landscaping receive a moderate
rating, as this area could be flooded.
The Swims (Sr) classification shows "moderate" concern for dwellings with
basements due to wetness and "moderate" concern for local roads and streets.
Sanitary facilities are also listed as "severe" for this region.
District 2
Chamokane (Ca) soils mirror the above statement.
Banks (Bb) soils are listed as "severe" for dwellings, commercial buildings and
local roads. They also are listed as "severe" for septic tank absorption fields.
District 3
Banks (Ba) soils are classified as "severe" for dwellings, commercial buildings and
local roads. In addition, this area is classed as "severe for septic tanks.
District L4
Riverwash (Rc) soils data is not, as yet, entered into the NFICS computer as a
updating of the publication is underway. However, referring to the soils book
itself, it shows the states, "the mapping unit is subject to cutting, scouring, and
the deposition of fresh alluvium at each flooding". Attached is a copy of the sheet
from the 'Engineering Properties 7 Soil Interpretations For Use In Resource Planning
& Development", the engineering supplement to the original soil survey book.
In summary, Districts 1 and 2 are questionable for development. In the event that
dwellings or development are permitted in this area, they should meet all floodplain
requirements. In addition, all facilities should be connected to the sewer system,
including sufficient sewer line for future expansion. Surface runoff should be
handled through the same sewer system, as runoff from a development of this
size would have a strong negative impact on the water quality in the river
systems.
Districts 3 and L4 are not suitable for development and will have a definite negative
impact on the river ecosystems.
RII areas along the rivers, streams, and intermittent channels should retain an
undisturbed riparian area to protect the existing properties, any approved
development and the integrity of the water bodies. Such a plan would be subject
to an on -site investigation of the existing river corridors on the proposed
development properties.
If we can be of further assistance, please call.
Sincerely,
Cathy es
Resou Conservationist
& Watershed Coordinator
O(Joins sheet_IS)' R. 21 W.
1 $ver jre �h n a {
`• Kzn
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Scale 1:20000
J.S. DEPARTMENT OF AGRICULTURE PAGE 1 OF 2
NATURAL RESOURCES CONSERVATION SERVICE 09/22/98
BUILDING SITE DEVELOPMENT
;The information in this report indicates the dominant soil condition but does not eliminate the need for onsite
investigation)
Map symbol
Shallow Dwellings
Dwellings
Small
Local roads
Lawns and
and soil name
excavations
without
with
( commercial
and streets
landscaping
basements
( basements
( buildings
a:
Banks -----------
(Severe:
(Severe:
Severe:
(Severe:
(Severe:
Severe:
cutbanks
cave I flooding
I flooding
I flooding
( flooding
I flooding
b:
I
I
I
I
I
I
Banks -----------
[Severe:
(Severe:
(Severe:
Severe:
(Severe:
(Severe:
cutbanks
cave I flooding
I flooding
I flooding
( flooding
( flooding
Zhamokane-------
Severe:
{Severe:
(Severe:
(Severe:
(Severe:
(Moderate:
cutbanks
cave, I flooding
I flooding,
I flooding
I flooding,
I flooding
wetness
(
I wetness
I
I frost action
:hamokane-------
(Severe:
Severe:
(Severe:
(Severe:
Severe:
imoderate:
cutbanks
cave,) flooding
I flooding,
I flooding
I flooding,
I flooding
wetness
I
I wetness
I
I frost action
dverwash.
wims-----------Severe:
(Slight
(Moderate:
(Slight
(Moderate:
ISlight
cutbanks
cave
wetness
I
( low strength,
frost action
.S. DEPARTMENT OF AGRICULTURE
A.TURAL RESOURCES CONSERVATION SERVICE
PAGE 2 OF 2
09/22/98
aTil?ING SITE DEVELOPMENT
adnote -- BUILDING SITE DEVELOPMENT
ais report shows the degree and kind of soil limitations that affect shallow excavations, dwellings with and without
;sements, small commercial buildings, local roads and streets, and lawns and landscaping. The limitations are
Slight", "Moderate", or "Severe". The l_=_*taticns are considered "Slight" if soil properties and site features are
!neraliy favorable for the indicated -use and l_m-taions are minor and easily overcome; "Moderate" if soil properties
r site features are not favorable for t!:La 4ndcared use and special planning, design, or maintenance is needed to
vercome or minimize the limitations; an.: "'severe' if soil properties or site features are so unfavorable or so
ifficult to overcome that special design. significant increases in construction costs, and possibly increased
iintenance are required. Special feasibility st=dies may be required where the soil limitations are severe_
SALLOW EXCAVATIONS are
trenches
or holes
to a maximum depth of 5 or 6 feet for basements, graves, utility lines,
)en ditches, and other
purposes.
The rat'_-gs
are :aced on soil properties, site features, and observed performance of
ie soils. The ease of
digging,
filling, and
=--acting is affected by the depth to bedrock, a cemented pan, or a very
Crm dense layer; stone
content;
soil text_r=_;
and slope. The time of the year that excavations can be made is
`fected by the depth to a seasonal high .rater
table and the susceptibility of the soil to flooding. The resistance of
ie excavation walls or
bands to
slougr.i_ng or
caving is affected by soil texture and the depth to the water table.
iELLINGS AND SMALL COMMERCIAL BUILDING:. are st-_:,_res built on shallow foundations on undisturbed soil. The load
'.mit is the same as that for single-fa-tly dwellings no higher than three stories. Ratings are made for small
;mmercial buildings without basements, for dwellings with basements, and for dwellings without basements. The ratings
-e based on soil properties, site feat -:es, and observed performance of the soils. A high water table, depth to bedrock
- to a cemented pan, large stones, slox, a 4 flooding affect the ease of excavation and construction. Landscaping
id grading that require cuts and fills cf sre than 5 or 6 feet are not considered.
)CAL ROADS AND STREETS have an all-wea-.=er s-.`-face and carry automobile and light truck traffic all year. They
Lve a subgrade of cut or fill soil material. a base of gravel, crushed rock, or stabilized soil material, and a
.exible or rigid surface. Cuts and fills are generally properties, site features, and observed performance of the
>ils. Depth to bedrock or to a cemented lac. a _high water table, flooding, large stones, and slope affect the ease of
:cavating and grading. Soil strength :as i_`e_=ed from the engineering classification of the soil), shrink -swell
>tential, frost action potential, and dep- to a high water table affect the traffic -supporting capacity.
AWNS AND LANDSCAPING require soils on sic' turf and ornamental trees and shrubs can be established and
intained. The ratings are based on se_1 properties, site features, and observed performance of the soils. Soil
!action, a high water table, depth to �.,ed=_-,=k or to a cemented pan, the available water capacity in the upper 40
Lobes, and the content of salts, sodi=, and sulfidic materials affect plant growth. Flooding, wetness, slope,
.oniness, and the amount of sand, clay, or organic matter in the surface layer affect trafficability after vegetation
i established.
U.S. DEPARTMENT OF AGRICULTURE PAGE 1 OF 3
NATURAL RESOURCES CONSERVATION SERVICE 09/22/98
SANITARY FACILITIES
(The information in this report indicates the dominant soil condition but does not eliminate the need for onsite
investigation)
Map symbol
I
I Septic tank
and soil name
I absorption
I fields
I
Ba:
I
I
Banks -----------
ISevere:
I flooding,
I poor filter
I
3b:
I
I
Banks -----------
ISevere:
I flooding,
I poor filter
I
:a:
I
I
Chamokane-------
ISevere:
I flooding,
I wetness,
I poor filter
Chamokane-------
I
ISevere:
I flooding,
I wetness,
I poor filter
I
tc :
I
Riverwash.
I
I
or:
I
Swims -----------
ISevere:
I peres slowly
I
I
Sewage lagoon
I
I Trench
areas
( sanitary
I landfill
I
.I
I
I
(Severe:
I
I
(Severe:
I seepage,
I flooding,
I flooding
I seepage,
I
I
I too sandy
I
I
ISevere:
I
(Severe:
I seepage,
I flooding,
I flooding
I seepage,
I
I
I too sandy
I
I
ISevere:
I
ISevere:
I seepage,
I flooding,
I flooding,
I seepage,
I wetness
I wetness
I
ISevere:
I
ISevere:
I seepage,
I flooding,
I flooding,
I seepage,
I wetness
I
I
I wetness
I
I
I
I
I
ISevere:
I
I
I
ISevere:
I seepage
I seepage,
I
I
I wetness
I
i
Area
I sanitary
I landfill
I
1
I
ISevere:
I flooding,
I seepage
I
I
I
ISevere:
I flooding,
I seepage
I
I
I
ISevere:
I flooding,
I seepage,
I wetness
I
ISevere:
I flooding,
I seepage,
I wetness
I
I
I
I
I
ISevere:
I seepage
I
I
I
I Daily cover
I for landfill
(
i
I
I
(Poor:
I seepage,
I too sandy
I
I
I
(Poor:
I seepage,
too sandy
I
I
I
(Poor:
I too sandy
(
i
I
(Poor:
I too sandy
I _
I
I
I
I
I
(Fair:
I too clayey
I
I
S. DEPARTMENT OF AGRICULTURE
LTUR.AL RESOURCES CONSERVATION SERVICE
PAGE 2 OF 3
09/22/98
SANITARY FACILITIES
idnote -- SANITARY FACILITIES
Lis report shows the degree and kind of soil limitations that affect septic tank absorption fields, sewage lagoons,
Ld sanitary landfills. The limitations are considered "Slight" if soil properties and site features generally are
Lvorable for the indicated use and limitations are minor and easily overcome; "Moderate" if soil properties or site
!atures are not favorable for the indicated use and special planning, design, or maintenance is needed to overcome or
.nimize the limitations; and "Severe" if soil properties or site features are so unfavorable or so difficult to overcome
Lat special design, significant increases in construction costs, and possibly increased maintenance are required.
Lis report also shows the suitability of the soils for use as daily cover for landfills. A rating of "Good" indicates
Lat soil properties and site features are favorable for the use and good performance and low maintenance can be
pected; "Fair" indicates that soil properties and site features are moderately favorable for the use and one or
rre soil properties or site features make the soil less desirable than the soils rated "Good"; and "Poor" indicates
.at one or more soil properties or site features are unfavorable for the use and overcoming the unfavorable
-operties requires special design, extra maintenance, or costly alteration.
;PTIC TANK ABSORPTION FIELDS are areas in which effluent from a septic tank is distributed into the soil through
bsurface tiles or perforated pipe. Only that part of the soil between depths of 24 to 72 inches is evaluated. The
tings are base on soil properties, site features, and observed performance of the soils. Permeability, a high
.ter table, depth to bedrock or to a cemented pan, and flooding affect absorption of the effluent. Large stones
.d bedrock or a cemented pan interfere with installation. Unsatisfactory performance of septic tank absorption fields,
.cluding excessively slow absorption of effluent, surfacing of effluent, and hillside seepage, can affect public health.
oundwater can be polluted if highly permeable sand and gravel or fractured bedrock is less than 4 feet below the
se of the absorption field, if slope is excessive, or if the water table is near the surface. There must be
.saturated soil material beneath the absorption field to filter the effluent effectively. Many local ordinances
quire that this material be of a certain thickness.
'WAGE LAGOONS are shallow ponds constructed to hold sewage while aerobic bacteria decompose the solid and liquid
stes. Lagoons should have a nearly level floor surrounded by cut slopes or embankments of compacted soil. Lagoons
nerally are designed to hold the sewage within a depth of 2 to 5 feet. Nearly impervious soil material for the lagoon
oor and sides is required to minimize seepage and contamination of ground water. This report gives ratings for
e natural soil that makes up the lagoon floor. The surface layer and, generally, 1 or 2 feet of soil material
low the surface layer are excavated to provide material for the embankments. The ratings are based on soil
operties, site features, and observed performance of the soils. Considered in the ratings are slope, permeability, a
gh water table, depth to bedrock or to a cemented pan, flooding, large stones, and content of organic matter.
cessive seepage due to rapid permeability of the soil or a water table that is high enough to raise the level of sewage
the lagoon causes a lagoon to function unsatisfactorily. Pollution results if seepage is excessive or if floodwater
ertops the lagoon. A high content of organic matter is detrimental to proper functioning of the lagoon because it
hibits aerobic activity. Slope, bedrock, and cemented pans can cause construction problems, and large stones can
nder compaction of the lagoon floor.
NITARY LANDFILLS are areas where solid waste is disposed of by burying it in soil. There are two types of landfill,
ench and aiea. In a trench landfill, the waste is placed in a trench. It is spread, compacted, and covered daily
th a thin layer of soil excavated at the site. In an area landfill, the waste is placed in successive layers on the
rface of the soil. The waste is spread, compacted, and covered daily with a thin layer of soil form a source away
om the site. Both types of landfill must be able to bear heavy vehicular traffic. Both types involve a risk of
oundwater pollution. Ease of excavation and revegetation need to be considered. The ratings in this report are based
U.S. DEPARTMENT OF AGRICULTURE
NATURAL RESOURCES CONSERVATION SERVICE
SANITARY FACILITIES
Endnote -- SANITARY FACILITIES --Continued
PAGE 3 OF 3
09/22/98
on soil properties, site features, and observed performance of the soils_ Permeability, depth to bedrock or to a
cemented pan, a high water table, slope, and flooding affect both types of landfill. Texture, stones and boulders,
highly organic layers, soil reaction, and content of salts and sodium affect trench type landfills. Unless otherwise
stated, the ratings apply only to that part of the soil within a depth of about 6 feet. For deeper trenches, a
limitation rate "Slight" or "Moderate" may not be valid. Onsite investigation is needed.
DAILY COVER FOR LANDFILL is the soil material that is used to cover compacted solid waste in an area type sanitary
Landfill. The soil material is obtained offsite, transported to the landfill, and spread over the waste.
,oil texture, wetness, coarse fragments, and slope affect the ease of removing and spreading the material during wet
ind dry periods. Loamy or silty soils that are free of large stones or excess gravel are the best cover for a
Landfill. Clayey soils may be sticky or cloddy and are difficult to spread; sandy soils are subject to soil
)lowing. After soil material has been removed, the soil material remaining in the borrow area must be thick enough
)ver bedrock, a cemented pan, or the water table to permit revegetation_ The soil material used as final cover for a
.andfill should be suitable for plants. The surface layer generally has the best workability, more organic matter than
:he rest of the profile, and the best potential for plants. Material from the surface layer should be stockpiled for use
is the final cover.
tuts 3. (Cwr'd)
SeLLd ing
,
Saran Ofap.-I
,tot
Slope sit..
toads and Cams ad
- --e
Piratck L.%
Sanitary
Sycie lank Let-.
)htit Soil flame and Phase
Range a-4-cial
Parktr :.and.e p-S
v Ateae
and C-Ping
L.d FILL.
Cr Carta•
ugh
poed.
E b.h!®ant
h hoap.tc lea
7-LVMod... t. a
Moderate 4.a, Madersce a
Severe 8
Hader.c. 3
Modern. a
!federate a
5- 8
�3-. s
`aderate 14.
12
19
Pd Pr-p.ct less
12-20 Severe 5.17
Severe i Severs a
Sever. a,17
)agent. D
Severe a
Severe a
'Ss ere a
(Sewn. a
Imod.rate 14,
19
P. Pro.P.it stony Law
3-7 Moderate 14
Me.darwca 4.8 :"-- 14
Severe 14
slit..
Modest. 14
Madareta 14
Made,- a,
Mod-r. d.
iSever• 14.It
12
14
Ii 14
Pf prospect scoop for
7-12 Madatat. S,14 Magenta 4,D, Moderate 1.14 $-are 4,14
Slight
Moderate 3,
Moderate 3,
Severe a
:3eve- 9.14
.Sever. i ,
I-
la
14
Fg Pro.p.ct story or
- 0 Severe
Severe a, DL Severe 3.14
Sews 1.14
Madera- a
Saver• 3,14
Sewn S.L4
Severe A.L4
Severe 1. 14,
Severe 14.11
Ph Prospect Stony lcr
0-4 Seven &.I&
Saver. 4.1 Severe 1.14
Sewn ,14
Severe a
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27
490 North Meridian Rd.
Kalispell, MT 59901
(406) 751-4580
FAX: 406-257-0349
DV324 98.wpd
October 9, 1998
Steve Kovnbt
Flathead Regional Deydoprnent Office
723 Fifth Ave. West
Room 414
Kalispell, MT 59901
Dear Steve,
My staff has renewed the propoaod Master Plant amendment by Ball Lincoln for the property
on both sides, of Conrad Drive in the area of the Stillwater and Flathead River. The following
are our comments.
Wildlife
The braided section of the Flathead River from Old Sted Bridge to the Stillwater confluence if
one of the most emeptional wildlifie areas in the lower Flathead River system. This is due to the
complex of dumndls, islands, and intact habitats that exist along this river section. The area was
first recognized by Owen Sowe rwine in the late 1970's when he proposed that the Montana
legWatwc desagnat+e the school trust lands along this section of river as a state "natural area". As
a result of his efforts, the state did create the fast and only natural area in the state just south of
the proposed project; it was aptly named the "Owen Sowewine Natural Area" and it is currently
leased by the Flathead Audubon Society.
During the 19Ws FWP intensively investigated the fish and wddlife habitats of the entire Flathead
River main stem from Columbia Falls to Flat =d Lake to detaraene the effects of hydroelectric
projects on wildM habitat. The results of these sti veys and 'inventories again indicated the
ad remely high wildlife values contained within the braided portions of the Flathead River, and in
puticular, this stretch of river due its isolation from town and its nutnerous channels and islands.
Key wildlife species which could be impacted by the proposed developments include those most
tied to river banks and the deckhwwlcondbrous forest and shrubby cover associated with these
riverside habitats. These species or groups include river otter, beaver, mink, osprey, bald eagle,
nesting owl, shorebids, migratory songbirds,cavity nesters such as wood ducks to name a
few.
FWP has wmdy purchased two Wands just south of the Foposed jxvied bemise of their'
wildlife habitat and public open space values. FWAng Access Site located
at Old Steel Bridge. These we shown on the anadied maps. In addition, with support from our
Wildlife Mugation program for Hungry Horsei we hm worked with private lard truce to
encourage conservation easements along this section of the Flathead.We have also to
provide biological and reaeatiotial information to the g office as part of the city-county
Mash Plan update. For that we nuffed the most important wildge habitat areas along the
Flathead and stressed their uni ,not only within the planning am but within the Flathead
basin as well.
The 'on"between Old Steel and the Stillwater is a natural"open space arW due to
its ,the terdeacy of the Flathead to mcyve across its floodway and mde and
create Wands, of existing public ownersbip already ed g on the
degree and kind,development could greatly diminish the wildlife haWat integrity of this unique
area.
ftherim
This pwposal is situated in an am that is very hydrologically active. There is a gradient break
that has created a major depositional zone(from Pressentine Bar to the Stillwater River)that
is charwwrized by active lateral movement of the river channels and flooding. Parts of the
subject property have experienced substantial flooding several tithes in the lase decade.
It does seers logical that development in these dynamic rives areas could include land uses
such as RV Parks and golf courses that require few or no structures; where people can moved
our of harm's way. However, expuience at Buffalo Hill Golf Course and Spruce Park RV
campground shows that onm h6lities;are in are not content to reftw and
will call on government and private resources to try and fight the river.
We are concerned that as a depositional zone, the soils consist of porous rock, sand, and
gravel. Chemicals, herbicides, and pevoleum,products used in the propoW development
could readily eater the pound water. Judging from information in nearby Evergreen,
3ubsunces is the groundwater can move very mpidly into the Flathead Rives and Lake where
they could impW water quality.
If you have any questions, feel free to contact Jim Vashro, Gael Bissell or myself.
Sicerely,
Regional Supervisor
c:
/gb/cwl.
070
COADJUNnY RIVER CONNEC77ONS
PROTECTED
WELL EVER, ar
LON
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�za�
Public Information Officer
33 Second Street East
Kalispell. Montana 59"1
406.75 1
406.75 Fax
e-mail: ft—Adigisyswet
�m
Steve Kountz, Senior Planner
Flathead Regional Development Office
723 Fifth Avenue East, Room 414
Kalispell, Montana 59901
Re: Bill Lincoln Master Plan Amendment
Dear Mr. Kountz
..;, OCT 13 1998
F. R. D. O.
Executive Director
Office of the Governor
Capitol Station
Helena, Montana 5%20
406.444.3111
406.4445529 Fax
This large scale "Resort Commercial" development proposed for acreage east of Kalispell adjacent to the
mainstem of the Flathead River and the Stillwater River is fraught with many troubling environmental concerns
that relate directly to local water quality issues.
Simply put, rivers are the next frontier for commercial development in the Flathead, given the paucity of
affordable take frontage in the region. Rivers, unfortunately, are often ill suited to development of any size or
character, especially large scale project. One need look only several miles upstream on the Flathead River to
areas that have been subjected to frequent flooding and erosion.
The foolhardiness of selecting property for large scale development that lies within the flood plain speaks for
itself. The presence of a large number of vehicles poses the additional problem of contamination by oil,
antifreeze and other fluids of surface and groundwater sources.
Such proposed amenities as a golf course present additional concerns. Given the intensive management
required for golf course management, including above normal levels of fertilizers and pesticides, this type of land
use can have troubling effects on ground and surface water quality.
On the whole, this region of the Flathead Valley has a very high water table and a thoroughly documented
[University of Montana Biological Station research] interconnection between surface and ground water sources
and the river. Mistakes made are not isolated in their impact, but quickly influence a vast network of surface and
ground water sources, including the Flathead and Stillwater rivers.
Hopefully, others have addressed such equally important issues as increase in traffic and related safety, pollution
and noise concerns; the impact on communities of wildlife that have traditionally benefited from the area's
current undeveloped nature; the incompatibility of this proposed use with the character of low impact recreational
activities that have been historically pursued in this region of the Flathead and Stillwater.
In the interest of maintaining the highest standards of water quality possible, the scale and use attributes of this
proposal must be considered very carefully.
a
6n
�D�
Public Information Officer
DEPARTMENT OF ENVIRONMENTAL QUALITY
PERMITTING der COMPLIANCE DIVISION
WATER PROTECTION BUREAU
MARC AACICOT, GOVEaMA Meteati %ildlag
--- STATE OF MONTANA
Phone: (406)444-3M
Fax: (406)44-1374
October 13, 1998
Flathead Co. Commissioners
Flathead County
Kallispell MT 59901
Subject: Bill Lincoln Master Plan Amendment/2 River RV Resort
near Commssioners:
PO Box 20MI
Heh" MT 5%20-Mi
The following are some brief comments regarding the subject proposal relative to water quality
and related issues:
1. Infrastructurc placement in floodways/floodplains can adversely effect water quality by
directly contributing various contaminants (oils, nutrients, herbicides, pesticides, etc.) to surface
flows that leave the development site and enter stair waters. Indirect adverse effects can also
result from affecting the river's ability to access it's floodplain and the probable eventual
hardening/riprzping of river channels to protect the infrastructure will also b- a concern. These
activities generally increase river energy and contribute to irnTeased bank erosion which in turn
contributes to increases in river sedimentation and turbidity. The Stillwater River is currently
identified by the state and F.PA as a water -duality limited water body with some of the probable
causes of the impairment being nutrients, pathogens, and siltation.
2. Wetlands/riparian areas may be adversely affected. Mitigation for impacts to wetlands that
cumulatively exceed 1/3 acre will likely be a permit requirement. Replacementimitigation in
riverine wetland areas is extremely difficult, because one of the critical functions that needs to
be considered for replacement, is the loss of floodplain functions. Generally. conversion of
upland areas to floodplain areas is the only way to compensate for the impacts. These
conversions are usually cost prohibitive for large areas.
3. Related issues - Loss of wetland/riparian habitat will likely be a concern of the U.S. Fish and
Wildlife Service (USFWS), because the project area is one of the highest use areas for Bald
Eagles. Also, t.1SFWS usually objects to projects that may affect natural fluvial processes in river
systems, especially when Bull Trout may be affected.
-M eaw" or►oRrwlrr ewL0Vr*-
Thank you for the opportunity to comment.
Sincez�iy._,.__
4
Jeff Ryan
Water Quality[Wetland Spec:iulist
cc: Rob Hazelwood, USFWS
Allan Steinle, CDC;
Dick Blodnick, EPA