1. Resolutions 5214A, B or C - Willow Creek - Adopting, Revising or Rejecting Growth Policy AmendmentCity of Kalispell
Planning Department
17 - 2nd Street East, Suite 211
Kalispell, Montana 59901
Telephone: (406) 751-1850
Fax: (406) 751-1 SS S
Website: kalispellplanning.com
REPORT TO: Kalispell Mayor and City Council
FROM: Sean Conrad, Senior Planner
James H . Patrick, City Manager
SUBJECT Wayne Turner - Growth Policy Amendment
MEETING DATE: July 16, 2007
BACKGROUND: The Kalispell City Planning Board met April 10, 2007 and held a
public hearing to consider a request for a growth policy amendment from Industrial to
Suburban Residential on an approximately 30 acre portion of a 140 acre site located
on the north side of Foys Lake Road 1/4 mile west of the current city limits along
Meridian road. The 140 acre site's eastern boundary is located at the intersection of
Foys Labe Road and Valley View Drive. From its eastern boundary the project site
continues west just over 1/2 mile along Foys Lake Road and ending at the eastern
boundary of the Stoneridge subdivision. Ashley Creek makes up the northern
boundary of the project site with the future Highway 93 bypass right-of-way providing
an eastern boundary to the project site.
Sean Conrad of the Kalispell Planning Department presented staff report KGPA-07-1,
evaluating the proposed project. Staff recommended the planning board recommend
approving the requested growth policy amendment.
At the public hearing the developer's consultant, Wayne Freeman of CTA, spoke in
favor of the proposed amendment. Although Twelve people spoke against the
proposed project they were against the other aspects of the project which included an
initial zoning request of R-3 , Planned Unit Development and subdivision proposal.
Those spearing against these aspects of the project cited concerns with the proposed
density, traffic impacts to surrounding streets, impacts to the school system and water
rights associated with the property.
After the public hearing the board discussed the proposed growth policy amendment
and unanimously recommended the city council approve the requested growth policy
amendment.
At the council's July 2nd meeting the council approved a resolution of intent to hold a
public hearing on the requested growth policy amendment. Based on the council's
approval of the resolution of intent, the public hearing has been scheduled for the July
16, 2007 regular city council meeting.
T umer -- Growth Policy Amendment
July 105, 2007
Page 2
REGONMENDATION: A motion to approve the amendment to the Kalispell Growth
Policy map as recommended by the planning board would be in order
FISCAI. EFFECTS: Minor positive impacts once fully developed.
ALTERNATIVES: As suggested by the city council.
Respectfully submitted,
r
Sean Conrad ame s H . Patrick
Senior Planner City Manager
Report compiled: July 10, 2007
Attachments:
c. Theresa white, Kalispell City Clerk
c w/o Att. Wayne Turner
3300 U.S. Highway 2 west
Kalispell, MT 59901
CTA Architects Engineers
1143 Stoneridge I3rive
Bozeman, MT 59718
Return to
Theresa White
Kalispell City Clerk
P.G. Box 1997
Kalispell, MT 59903
RESOLUTION NO.5214A
A RESOLUTION ADOPTING AN AMENDMENT TO THE KALISPELL GROWTH
POLICY 2020, TO BE KNOWN AS THE WILLOW CREEK GROWTH POLICY
AMENDMENT.
WHEREAS, the Kalispell Growth Policy 2020 was originally adopted by the Kalispell City
Council on February 18, 2003, and
WHEREAS, Wayne Turner, on the 1 6th day of February, 2007, made an application to amend said
Growth Policy by amending the land use designation on 30.0 acres from Heavy
Industrial to Suburban Residential, and
WHEREAS, the area included is within Section 13, Township 28 North, Range 22 West, Flathead
County and more particularly described as Tracts 1, 1 Al, 1 B, 1 BA, 1 BB, I D, I DA,
1 E, IF, I FA, 1 FB, and 7A13, Kalispell, Montana, and
WHEREAS, on April 10, 2007, the Kalispell City Planning Board held a public hearing, after due
and proper notice, received public comment upon, and reviewed Kalispell Planning
Department report #KGPA-07-1, which evaluated the proposal based upon the goals
and objectives of the Growth Policy, 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 Planning Board adopted report #KGPA-07-1 as the
findings of fact and recommended approval of the proposed Growth Policy
amendment, and
WHEREAS,, the City Council of the City of Kalispell, on July 2, 2007, passed Resolution 5212, a
Resolution of Intention to Adopt, Revise or Reject a Proposed Amendment to the
Kalispell Growth Policy 2020, and
WHEREAS, on July 16, 2007, the City Council of the City of Kalispell held a public hearing, after
due and proper notice, received public comment and gave consideration to all
evidence provided, and
WHEREAS, the City Council of the City of Kalispell finds that it is in the best interest of the City
to amend the Kalispell Growth Policy 2020 by amending the land use designation of
Heavy Industrial to Suburban Residential on those 30 acres located within Section
13, Township 28 North, Range 22 West, Flathead County and more particularly
described on Exhibit "A", attached hereto.
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 hereby adopts an amendment to the Kalispell Growth Policy 2020,
said amendment consisting of amending the land use designation of Heavy
Industrial to Suburban Residential on those 30 acres located within Section
13, Township 28 North, Range 22 West, Flathead County and more
particularly described on Exhibit "A", attached hereto.
SECTION II. This Resolution shall become effective immediately upon its passage by the
City Council.
PASSED AND APPROVED BY THE CITY COUNCIL AND SIGNED BY THE MAYOR OF THE
CITY OF KALISPELL, THIS 16TH DAY OF JULY, 2007.
Pamela B. Kennedy
Mayor
ATTEST:
Theresa White
City Clerk
Exhibit "A"
Legal Description
willow Creek Growth Policy Amendment
That portion of Tract 4 of Certificate of Survey No. 16423 lying west of the westerly
right of way boundary of the proposed highway 93 Bypass and south of the center line of
Ashley Creek, in the Southwest 1I4 of the Northeast 1/4 of Section 13, Township 28 North,
Range 22 west. P.M.M.;
together with:
That portion of Tracts 1, 2 and 3 of Certificate of Survey No. 14543 lying west of the
westerly right of way boundary of the proposed Highway 93 Bypass and in the Northeast
1/4 of the Southeast V4 of Section 13, Township 28 North, Range 22 West. P.M.M.,
encompassing approximately 18 acres.
Return to:
Theresa White
Kalispell City Clerk
P.G. Box 1997
Kalispell, MT 59903
RESOLUTION No. 5214E
A RESOLUTION REVISINNG AN AMENDMENT TO THE KALISPELL GROWTH
POLICY 2020, TO BE KNOWN AS THE WILLOW CREED GROWTH POLICY
AMENDMENT,
WHEREAS, the Kalispell Growth Policy 2020 was originally adopted by the Kalispell City
Council on February 18, 2003, and
WHEREAS, Wayne Turner, on the 1 6th day of February, 2007, made an application to amend said
Growth Policy by amending the land use designation on 30.0 acres from Heavy
Industrial to Suburban Residential, and
WHEREAS, the area included is within Section 13, Township 28 North, Range 22 West, Flathead
County and more particularly described as Tracts 1, 1 Al, 1 B, 1 BA, 1 BB, 1 D, 1 DA,
1E, 1F, 1FA, 1FB, and 7AB, Kalispell, Montana, and
WHEREAS, on April 10, 2007, the Kalispell City Planning Board held a public hearing, after due
and proper notice, received public comment upon, and reviewed Kalispell Planning
Department report #KGPA-07-1, which evaluated the proposal based upon the goals
and objectives of the Growth Policy, 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 Planning Board adopted report #KGPA-07-1 as the
findings of fact and recommended approval of the proposed Growth Policy
amendment, and
WHEREAS, the City Council of the City of Kalispell, on July 2, 2007, passed Resolution 5212, a
Resolution of Intention to Adopt, Revise or Reject a Proposed Amendment to the
Kalispell Growth Policy 2020, and
WHEREAS, on July 16, 2007, the City Council of the City of Kalispell held a public hearing, after
due and proper notice, received public comment and gave consideration to all
evidence provided, and
WHEREAS, the City Council of the City of Kalispell finds that it is in the best interest of the City
to amend the Kalispell Growth Policy 2020 by amending the land use designation of
Heavy Industrial to on those 30 acres located within Section 13,
Township 28 North, Range 22 west, Flathead County and more particularly
described on Exhibit "A", attached hereto.
Now, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF
IALISPELL, AS FOLLOWS:
SECTION I. That pursuant to Section 76-1-604, MCA, the City Council of the City of
Kalispell hereby adopts an amendment to the Kalispell Growth Policy 2020,
said amendment consisting of amending the land use designation of Heavy
Industrial to on those 30 acres located within Section 13,
Township 28 North, Range 22 West, Flathead County and more particularly
described on Exhibit "A", attached hereto.
SECTION II. This Resolution shall become effective immediately upon its passage by the
City Council.
PASSED AND APPROVED BY THE CITY COUNCIL AND SIGNET] BY THE MAYOR OF THE
CITY OF KALISPELL, THIS 16TH DAY OF JULY, 2007.
Pamela B. Kennedy
Mayor
ATTEST:
Theresa White
City Clerk
Exhibit "A"
Legal Description
Willow Creek Growth Policy Amendment
That portion of Tract 4 of Certificate of Survey No. 16423 lying west of the westerly
right of way boundary of the proposed Highway 93 Bypass and south of the center line of
Ashley Creek, in the Southwest 1/4 of the Northeast 1/4 of Section 13, Township 28 North,
Range 22 west. P.M.M.;
together with:
That portion of Tracts 1, 2 and 3 of Certificate of Survey No. 14543 lying west of the
westerly right of way boundary of the proposed Highway 93 Bypass and in the Northeast
1/4 of the Southeast V4 of Section 13, Township 28 North, Range 22 west. P.M.M.,
encompassing approximately 18 acres.
Return to
Theresa White
Kalispell City Clerk
P.G. Box 1997
Kalispell, MT 59903
RESOLUTION NO.5214C
A RESOLUTION REJECTING AN AMENDMENT TO THE KALISPELL GROWTH
POLICY 2020.
WHEREAS, the Kalispell Growth Policy 2020 was originally adopted by the Kalispell City
Council on February 18, 2003, and
WHEREAS, Wayne Turner, on the 1 6th day of February, 2007, made an application to amend said
Growth Policy by amending the land use designation on 30.0 acres from Heavy
Industrial to Suburban Residential, and
WHEREAS, the area included is within Section 13, Township 28 North, Range 22 West, Flathead
County and more particularly described as Tracts 1, 1 Al, 1 B, 1 BA, 1 BB, 1 D, l DA,
1 E, IF, 1 FA, 1 FB, and 7AB, Kalispell, Montana, and
WHEREAS, on April 10, 2007, the Kalispell City Planning Board held a public hearing, after due
and proper notice, received public comment upon, and reviewed Kalispell Planning
Department report #KGPA-07-1, which evaluated the proposal based upon the goals
and objectives of the Growth Policy, 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 Planning Board adopted report #KGPA-07-1 as the
findings of fact and recommended approval of the proposed Growth Policy
amendment, and
WHEREAS, the City Council of the City of Kalispell, on July 2, 2007, passed Resolution 5212, a
Resolution of Intention to Adopt, Revise or Reject a Proposed Amendment to the
Kalispell Growth Policy 2020, and
WHEREAS, on July 16, 2007, the City Council of the City of Kalispell held a public hearing, after
due and proper notice, received public comment and gave consideration to all
evidence provided, and
WHEREAS, the City Council of the City of Kalispell finds that it is not in the best interest of the
City to amend the Kalispell Growth Policy 2020 by amending the land use
designation of Heavy Industrial to Suburban Residential.
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 hereby rejects an amendment to the Kalispell Growth Policy 2020,
said amendment consisting of amending the land use designation of Heavy
Industrial to Suburban Residential.
PASSED AND APPROVED BY THE CITY COUNCIL AND SIGNET] BY THE MAYOR OF THE
CITY OF KALISPELL, THIS 16TH DAY OF JULY, 2007.
Pamela B. Kennedy
Mayor
ATTEST:
Theresa White
City Clerk
City of Kalispell
Planning Department
17 - 2' Street East, Suite 211, Kalispell, Montana 59901
Telephone: (406) 751-1850
Fax: (406) 751-1858
Website: kalispellplanning.corn
July 10, 2007
Jaynes H. Patrick, City Manager
City of Kalispell
P.G. Box 1997
Kalispell, MT 59903
Re: Wayne 'I umer -- Growth Policy Amendment
Dear Jim:
The Kalispell City Planning Board met April 10, 2007 and held a public hearing to
consider a request for a growth policy amendment from Industrial to Suburban
Residential on an approximately 30 acre portion of a 140 acre site located on the north
side of Foys Lake Road x/4 am.ile west of the current city limits along Meridian Road.
The 140 acre site's eastern boundary is located at the intersection of Foys Lake Road
and Valley View Drive. From its eastern boundary the project site continues west just
over 1/2 mile along Foys Labe Road and ending at the eastern boundary of the
Stoneridge subdivision. Ashley Creek makes up the northern boundary of the project
site with the future Highway 93 bypass right -of way providing an eastern boundary to
the project site.
Sean Conrad of the Kalispell Planning Department presented staff report KGPA-07-1,
evaluating the proposed project. Staff recommended the planning board recommend
approving the requested growth policy amendment.
At the public hearing the developer's consultant, Wayne Freeman of CTA, spoke in
favor of the proposed amendment. Although twelve people spoke against the proposed
project they were against the other aspects of the project which included an initial
zoning request of R-3, Planned Unit Development and subdivision proposal. Those
speaking against these aspects of the project cited concerns with the proposed density,
traffic impacts to surrounding streets, impacts to the school system and water rights
associated with the property.
After the public hearing the board discussed the proposed growth policy amendment
and unanimously recommended the city council approve the requested growth policy
amendment.
Turner - Growth Policy Amendment
July 10, 2007
Page 2
At the council's July 2nd meeting the council approved a resolution of intent to hold a
public hearing on the requested growth policy amendment. Based on the council's
approval of the resolution of intent, the public hearing has been scheduled for the July
167 2007 regular city council meeting. You may contact me at the Kalispell Planning
Department if you have any questions regarding this matter.
Sincerely,
Kalispell City Planning Board
C C-71
Bryan Schutt
President
Attachments: Staff report #KGPA-07-1 and application materials
Minutes of the 4/ 10/07 and 5/8/07 planning board meeting
c w/ Att: Theresa white, Kalispell City Clerk
c w/o Att: Wayne Turner
3300 U.S. Highway 2 West
Kalispell, MT 59901
CTA Architects Engineers
1143 Stoneridge Drive
Bozeman, MT 59718
WAYNE TURNER
REQUEST FOR GROWTH POLICY AMENDMENT
STAFF REPORT #KGPA-07-1
REQUEST FOR INITIAL ZONING OF R.-3 UPON ANNEXATION
STAFF REPORT #RA-07-3
KALISPELL PLANNING DEPARTMENT
DUNE 197 2007
A report to the Kalispell City Council regarding the request for a growth policy
amendment from Industrial to Suburban Residential. The request also includes the
initial zoning designation of R-3 on the project site upon annexation to the City of Kalispell.
The project site is located on the north side of Foys Labe Road at the intersection of Foys
Labe road and Valley View Drive. A public hearing was held before the planning board
on April 10 and May 8, 2007. The planning board's recommendation is provided at the
end of this report.
BACKGROUND EWORMATION: The developers have petitioned for a growth policy
amendment on a 30 acre portion of the 140 acre project site from Industrial to
Suburban Residential. The developers are also requesting annexation and initial zoning
designation of R-3, Urban Single Family Residential, on the entire 140 acre project site.
The property is in the county zoning jurisdiction and is zoned R-1, Suburban
Residential, and I-2, Heavy Industrial.
The developers have also petitioned for a Planned Unit Development (PUD) zoning
overlay district and preliminary plat on the 140 acre site to create a variety of residential
housing. During the May 8thplanning board hearing the planning board recommended
denying the proposed PUD request and tabled action on the preliminary plat. The
planning board had earlier provided a recommendation on both the requested growth
policy amendment and initial zoning district. The developer has requested to move
forward with the growth policy amendment and initial zoning district at this time. A
revised preliminary plat will be brought before the planning board in June.
This report will address both requests; growth policy amendment and initial zoning, that
the developers are seeking on the property at this time. Each request will be reviewed
with a recommendation at the end of the report on page 9.
A. Petitioner and Developers:
Technical Assistance:
Wayne Turner
3300 Highway 2
Kalispell, MT 59901
(406) 261-0728
CTA Architects Engineers
10 180 Cottonwood Road
Bozeman, MT 59718
(406) 556-7100
Sands Surveying, Inc.
2 Village Loop Road
Kalispell, MT 59901
(406) 755-6481
WMW Engineering
50 Second Street
Whitefish, MT 59937
(406) 862-7826
Hyalite Engineering, LLP
PO Box 90
1150 Cottontail Road
Gallatin County, MT 59718
(406) 556-7100
dbg
675 North Cholla Street
Chandler, AZ 85224
(480) 786-5600
B. Location and Legal Description of Property: The project site is located on the
north side of Foys Lake Read 1/4 mile wrest of the current city limits along Meridian.
Road. The project site's eastern boundary is located at the intersection of Foys
Labe Road and Valley View Drive. From its eastern boundary the project site
continues west just over 1/2 mile along Foys Lake Road and ending at the eastern
boundary of the Stoneridge subdivision. Ashley Creek mares up the northern
boundary of the project site with the future Highway 33 bypass right-of-way
providing an eastern boundary to the project site. The properties included in the
overall project site can be described as Tracts 1, 1 AI, 1 B, 1 BA, 1 BB, ID, 1 DA, 1 E,
IF, 1 FA, 1 FB, and 'CAB located within the N 1/2 of the N 1/2 of the s 1/2 of section..
13, Township 28 North, Range 22 west, P.M.M., Flathead County, Montana.
G. Eiisting Land Use and zoning: The property is currently in the County zoning
jurisdiction and is zoned R-1, suburban Residential, and I-2, Heavy Industrial.
The county zoning ordinance defines the R-1 zoning as a district to provide estate -
type development in rural areas away from concentrated urban development,
typically not served by water or sewer services, or in areas where it is desirable to
permit only low -density development (e.g., extreme topography, areas adjacent to
floodplains, airport runway alignment extensions).
The county zoning ordinance defines the 1-) zoning as a district to provide for
industrial uses to accommodate heavy manufacturing, processing, fabrication,
and assembly of parts or materials. It is also intended that the encroachment of
non -industrial or unspecified commercial uses within the district be prevented.
The 140 acre project site is currently vacant save an existing pole barn that may
have been used for hay storage. There is an abandoned irrigation ditch located
along the north side of a. small hill on the project site. There is also an irrigation
pump house and main line located in Ashley Creek. It can be presumed that in
some point in the past there was irrigated land for either crop production but
more likely for horse pasture during the dry summer months. Of the property's
industrial past only remnants of the former industrial uses now exist on the site.
2
A few dirt roads provide access to portions of the site with an existing culvert
crossing for Ashley Creek located in the northwest corner of the project site. This
crossing provides access to industrial zoned property immediately north of the
project site.
D. Adjacent Land Uses and Zoning:
North: Montana Forest Products and rural residential development; County
R- I and 1--2 zoning
East. Single-family homes, Montana Forest Products and vacant land;
County R- I and 1-2 zoning
South: Single-family homes; County R-- I zoning.
West: Single-family homes; County R- I zoning
E. General Land Use Character: The area can be described as largely rural
residential with larger tracts of land located north, south and west of the project
site. These areas have been developed with single-family homes built anywhere
from the last several years to decades old. To the east of the site is an existing
lumber mill which over the years' has been significantly reduced in size and
production output however is still operating.
The 140 acre project site is situated just outside the western city limits of
Kalispell. Approximately 1/4 mile east of the project site is urban scale residential
development along Meridian Road. Between this site and the western edge of the
city lies the proposed Highway 93 Bypass R/W. this proposed R/W abuts the
entire eastern side of the site. A recent annexation and approval of the Lone Pine
Trail subdivision is located south of the project site approximately 1/8 of a mile.
This development includes single-family and duplex units in an urbanized setting.
The Lone Pine Trail subdivision has extended crater and sewer lines along Foys
Lake Road in order to service the future lots within this subdivision.. These lines
are within the road right-of-way adjacent to the project site.
F. Utilities and Public Services:
Sewer:
City of Kalispell.
Water:
City of Kalispell
Refuse:
Private contractor
Electricity:
Flathead Electric Cooperative
Gas:
Northwestern Energy
Telephone:
Cen.tu.ryTel
Schools:
School District #5
Fire:
Kalispell Fire Department
Police:
City of Kalispell
I. EVALUATION OF THE GROWTH POLICY AMENDMENT.
3
No specific criteria have been outlined to address amendments to the growth
policy, but amendments generally follow public interest criteria. Elements of
those criteria are basic to most comprehensive land use plans, which are a
common tool in most communities. The growth policy, master plan or
comprehensive plan are used to provide a general and comprehensive outline of
community goals and expectations about where and how a community should
grow and develop.
In order to provide a framework for analysis and evaluation of the proposal a
general outline of public -interest criteria related to a proposed change in land use
is used.
The following criteria for evaluation will be established as follows:
■ changes in circumstances that warrant the amendment;
• Compliance with the overall goals and policies of the master plan and its
various elements.-
* growth management,
* land use,
• economy,
• environmental considerations,
parks and recreation,
• transportation,
+� infrastructure, utilities and public services;
• annexation and the extension of services.
The proposed plan amendment will be considered in the context of the current
Kalispell Growth Policy 2020 as well as current and future development trends for
the area.
Has there been a change of circumstances under which the proposed plan
amendment is being made that warrants its consideration?
The growth policy for Kalispell was adopted in February of 2003 which has been a
useful tool in providing guidance to the community, developers, decision makers
and staff when anticipating growth trends and expansion of the city limits.
However, the growth and expansion of the city has occurred much faster than
could have been anticipated on all sides of the community.
The adopted growth policy map designates the 140 acre site as both suburban
Residential. and Industrial. The Industrial land use designation is found on the
east and northeast portions of the project site encompassing an area
approximately 30 acres in size. The request is to change the 30 acre area from
Industrial to suburban Residential to allow for the proposed PUD and Willow
Creek residential subdivision..
As mentioned above, the overall growth in and around the City of Kalispell has
happened faster than was anticipated when the growth policy and accompanying
snap were adopted. It should also be noted that the current industrial Iasnd use
designation for the Sot acres of the project site was placed in the Industrial land
51
.N
use category largely on the request by the then property owners. This Sot acre
area and land located north across Ashley Creek have been and, for the land
north of Ashley Creek, still are being used for industrial uses. However, the 30t
acres included in the growth policy amendment does not contain active industrial
type uses anymore. The lands to the merest and south are designated as
residential.
Recent annexations and subdivisions including Lone Pine Trails and the Blue
Skies subdivision, both located off of Valley View Drive south of the project site,
indicate the expansion of urban scale residential development in this area.
Furthermore, the future Highway 93 bypass right-of-way will most Likely use up
areas east of the 3 of acre Industrial area of the project site which are also
designated as industrial.
Does the proposed glare amendnzen.t further the overall goals and objectives
of the growth policy when considering the specific elements of the plan?
Growth Mana ement: Two primary mechanisms for managing growth in the City
of Kalispell exist which are to rely on redevelopment and infill within the current
City limits or annexation of outlying areas. A goal of the growth policy is to
provide a comprehensive, effective growth management plan that provides for all
the needs of the community, is adaptable to changing trends and is attuned to the
overall public welfare.
Regarding Industrial land uses and subsequent development on industrial lands,
the Kalispell Growth Policy, Chapter 4 states the following goal with the
accompanying policies:
Goal 3 states, "Encourage development and redevelopment in the "Target
Development Areas'."
Policy 6 (a) states, "Target development areas are generally located in the
southwest part of Kalispell, around the City airport, the southwest area of West
Reserve Drive and Highway 93 primarily the State Lands Section. 36 and the
Center Street area."
Policy 6 (c) states, "The target development areas are where commercial and/or
light industrial development or redevelopment is encouraged. Integration of
residential uses within these areas is also encouraged."
The proposed map amendment would allow residential zoning and uses in an area
which is experiencing an increase in residential development and reduction in its
scope of industrial type uses. As stated above the Kalispell Growth Policy does
not target this area for commercial or industrial type expansion. These areas are
primarily north and south of this site along Highway 93 which the updated
Kalispell Growth Policy Future Land Use map illustrates.
Land Use: General goals and polices of the growth policy encourage the orderly
dPz7P1 r� ment- in the grovrth olirc r area a Nrith space for fu tore, pvp x z r ,
., ...��p p .Y an s,�ari Y� h L
ensuring compatibility of adjacent land use. The requested growth policy
5
amendment would allow a proposed mixed residential development to occupy the
140 acre project site, a 30± acre portion of which is designated Industrial. The
growth policy amendment from Industrial to Suburban Residential is a reasonable
request due to the expansion of residential development in this area and the
decrease in available industrial land due to the future highway bypass.
Economy: Chapter 6 of the Kalispell Growth Policy, Policy 2, states, "Encourage
a land use pattern that supports viable business and industrial districts that
integrate a residential component but does not negatively impact or encroach into
well established residential neighborhoods."
Just east of the proposed amendment area are residential neighborhoods within
the city. Although this property has been used for industrial uses in the past no
large industrial use has been a part of the 30± acre area for the past 25 or more
years. New industrial uses in this area would have an impact on existing home
owners to the east as well as to the south. Amending the growth policy land use
designation for the 30± acre site would allow compatible residential development
to be built in this area and avoid industrial type impacts to residences in the area
consistent with policy 2 above.
Environmental Considerations: The area where the growth policy amendment is
proposed is fairly level save an area on the north end which is adjacent to Ashley
Creek. As part of the growth policy amendment the developers have also
requested. a PUD and subdivision. Though,. the PUD and subdivision reviews
potential impacts future residential development may have on the environment
will be discussed and conditions to mitigate such impacts recommended.
Communitv and recreational Facilities: As part of the PUD and subdivision
proposal on the 140 acre project site which includes the 30t acre area included in
the growth policy amendment, the developers are proposing a variety of common
areas, open space areas and parkland. A detailed review of the community and
recreational facilities will be included in the report for the PUD and. subdivision.
Communitv Facilities Infrastructure and Public Services: As part of the
growth policy amendment the developers have proposed. a PUD and subdivision
which, as a condition of approval, would be required to extend existing water and
sewer lines to the site. The subdivision, if approved, would also be required to
upgrade existing streets within the area impacted by this development and
provide city streets within the subdivision.
iI. EVALUATION BASED ON STATUTORY CRITERIA FOR. INIT L ZONING AND
PROPOSED PUD OVERLAY
The statutory basis for reviewing a change in zoning is set forth by 76-2-303,
M.C.A. Findings of fact for the zone change request are discussed relative to the
itemized criteria described by 76-2--304, M.C.A. and. Section 47.30.020, Kalispell
Zoning Ordinance.
1. Does the reguested zone comply_with the growthpoli!a2.
On February 18, 2003 the Kalispell City Council adopted the Kalispell Growth Policy
which designates approximately 110 acres of the project site as suburban Residential
with the remaining 30 acres as Industrial. However, as discussed in section 1,
Evaluation of the Growth Policy Amendment, the developers have requested the
Suburban. Residential land use designation for the entire 140± project site. Therefore,
the requested initial zoning designation of R-3 will be reviewed predicated on the fact
that staff is recommending the planning board and city council approve the requested
growth policy amendment.
The Suburban Residential land use designation anticipates a density of up to 4
dwelling units per gross acre. The area is proposed for R-3, Urban Single Family
Residential zoning designation that anticipates single-family homes as the primary
use on lots not less than 7,000 square feet in size.
The Kalispell Growth Policy, Chapter 3, Policy 9 states in part that suburban
housing densities should not exceed two to four dwellings per gross acre. The
proposed R-3 zoning district limits the land uses to primarily single-family
residences with a density of approximately 4 dwelling units per gross acre. The
proposed R-3 zoning district is consistent with the Suburban Residential land use
designation and implements the policies regarding Suburban Housing as found. in
Chapter 3 of the Kalispell Growth Policy.
Based on the above cited policy in the Kalispell Growth Policy, the requested
zoning districts can be found to comply with the existing land use designations
and the growth policy.
2. Is the reguested zone designed to lessen congestion in the streets?
It can be anticipated that the proposed zone change of the property will increase
traffic impacts in the area due to the relatively low density of the area currently and
the relatively higher density allowed under the proposed zoning districts. As part of
the overall project proposal the developer had a traffic impact study conducted to
provide possible mitigation measures to the increase in traffic the development
proposal will have on existing streets. The proposed R-3 zoning district would allow
densities that will have an impact on surrounding streets. However, through future
subdivision review on the site, conditions will be recommended based in part on the
traffic impact study to insure that existing streets are upgraded and new traffic routes
are provided to lessen congestion in the streets.
3. Will the requested zone secure safety from fire, panic, and other dangers?
At the time this property is developed, the property owners will be required to
insure that there is adequate infrastructure in the case of an emergency. There
are no features related to the property which would compromise the safety of the
public. New construction will be required to be in compliance with the building
safety codes of the City which relate to fire and building safety. All municipal
services including police and fire protection, water and sewer service is available
7
to the property and will be utilized at the time another lot is created in the future.
4. will the reguested zone promote the health and en.eral welfare?
The requested zoning classifications will promote the health and general welfare
by restricting land uses to those which would be compatible with the adjoining
properties and provides a place for new housing in the community.
5. Will the requested zone rovide for ade uate li ht and air?
Setback, height, and coverage standards for development occurring on this site
are established in the Kalispell zoning Ordinance to insure adequate light and air
is provided.
6. will the re uested zone.prevent the overcrowdin of land?
This area has been anticipated for primarily residential development. All public
services and facilities will be available to serve this property. An overcrowding of
land would occur if infrastructure were inadequate to accommodate the
development in the area. This is unlikely to occur.
7. will the requested zone avoid undue concentration of people?
An increase in the number and concentration of people in the area will likely result
after this land has been converted from county residential and industrial zoning to a
more intensive city residential zoning. However, the intensity of the uses of the
property would be in direct relationship to the availability of public services, utilities
and facilities as well as compliance with established design standards. The design
standards and availability of utilities would provide the infrastructure needed to
insure that there will not be an overcrowding of the land or undue concentration of
people. Minimum lot standards and use standards as well as subdivision
development standards will avoid the undue concentration of people at the time
the property is further developed.
S. will the requested zone facilitate the adequate provision of transportation, water
seweragel. schools parks, and other public requirements?
Public service, facilities and infrastructure would be made available to the developer.
New improvements to the property such as reads, crater, sewer, parrs and drainage
would be installed in accordance with city policies and standards at the developers'
expense thereby insuring that there is adequate provision of services to the site prior
to development. Fire, police, ambulance and public access are adequate to
accommodate potential impacts associated with the development of this site. There
will be impacts to services that can be anticipated as a result of this proposal which
can be met by the city. All public services and facilities are currently available or
can be provided to the property.
9. Does the requested zone dive consideration to the particular suitability of the
property for particular uses?
The 140f acre site is fairly level throughout with a small hill located along the
southern portion of the project site and Ashley Creek located along the project
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site's northern boundary. The future Highway 93 bypass will locate on the
eastern boundary of the project site. Conditions of approval for subsequent
development of the property will need to address future noise impacts along the
Highway 93 bypass to the residential units proposed on the project site and
stream. setbacks. As was stated previously, the majority of the site is level with
few- other constraints. Therefore, the requested zoning district give due
consideration to the particular suitability of the property for particular uses.
10. Does the re uested zone j2ive reasonable consideration to the character of the
district
The general character of the area is rural residential development. The proposed
zoning allows future development on the property to address needs within the
community for housing and support services on public services and in reasonable
proximity to the City core. Availability of public water and sewer to the area indicate
that this type of development will continue to occur on the urban fringes of the
community to be developed with similar types of uses as is proposed with this
property, i.e. suburban or urban residential rather than rural residential uses. It
appears that the proposed rezoning gives reasonable consideration to the character of
the district.
11. Will the ro osed zone conserve the value of buildings?
The development anticipated under the proposed zoning is more intensive than the
land uses currently surrounding the project site. City standards will insure that
infrastructure built to serve future development on the site is adequate. The
requested R-3 zoning will insure the property is developed with primarily single family
homes built to building and fire codes. The R-w3 zoning district and building codes
will insure the value of buildings and homes are protected, maintained and
conserved.
12. will the reguested zone encourage the most apprglriate use of the land
throughout the municipality?
The requested R-3 zoning would allow primarily residential uses on the 140±
project site. Residential development is encouraged in areas were services and
facilities are available or can be extended to serve future development. The
proposed zoning district is also consistent with the growth policy plan.
RECOAUVI"ENDATION5
I. The planning board recommends that the Kalispell City Council adopt staff report
KGPA-07-1 and change the growth policy land use designation on a portion of the
140 acre site to Suburban Residential on. the Kalispell Growth Policy Future Land
Use Map.
II. The planning board recommends that the Kalispell City Council adopt staff report
K-A-07-3 and r-ecornmend that initial zoning of the 1.40 acre site be R--3 as shorn
on the zoning district map for the property.
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City of Kalispell
Planning Department
17 - 2nd Street East, Suite 211, Kalispell, Montana 59901
Telephone: (406) 751--1850
Fax: (406) 751-1858
APPLICATION FOR GROWTH POLICY AMENDMENT (GPA)
PROJECT NAME: Willow -Creek -PUT)
1. NAME OF APPLI CANT : Wavne Turner
2. MAIL ADDRESS: 3300 H= 2 ''Test
3. CITY J STATE f ZIP:Kalis-pell PHONE% 257-1682
NAME AND ADDRESS OF OWNER/ S IF DIFFERENT THAN APPLICANT:
4. NAME: Charles and wvn.on.a O'Neil Family Limited Partnershiij
5. MAIL ADDRESS: Po Box 7038
6. CITY/ STATE/ZIP: Kali§Pell PHONE: 755--6434
7. TECHNICAL ASSISTANCE: CTA Landworks
8. MAIL ADDRESS: 306West Railroad Avenue Suite 104
9. CITY J STATE/ZIP: Missoula Montana 59802 PHONE: 405--728-8287
If there are others who should he notified during the review process, please list those.
A. Property Address: NHN Fo s Lake Road
B . Total Area. of Property: 30 acres
C. Legal description including section. township 8s range: Tracts I IAI 1 B IBA
1 BB 11), 1 DA I E IF, I FA 1 FB 7AB within the N 'I� of the S 1/2 of Section 13
Townshi 28 N Ran e 22 w P.M.M. Flathead CoMnly Montana
See.Ap n.dice s 5.1 Le al D e scri tion
1
DR please provide the following information in a narrative format with supporting
drawa�n gs or other format as needed:
a.. An overall description of the issues, goals and policies associated with
the proposed development.
- These 30 .Acres are part of a larger 140 acre site. This site is currently under
review for annexation, planned unit development and major subdivision. This
application is intended to amend to Kalispell Growth Policy in the Northwest
corner of the area where 30 acres has been planned for industrial development.
The rest of the site is planned for residential development. These
inconsistencies are due in part to the owner's insistence and also to old
boundaries that have been adjusted since the growth policy was adopted. This
amendment is requested to clear up the inconsistent planning in this area and
to allow the previously applied for project to move forward. I ask that the
submittal package be reference to answer to below questions about the site.
b. Project feasibility and a schedule showing the eframe in which each
phase will be completed.
-- we feel that this project is highly feasible. A. phasing plan is included in the
original submittal in Section 4.4 and a large copy of the map was included in
the back of the submittal. Also, a color phasing plan is available in Figure 3.6.
C. A showing of the conformance of this amendment with the growth policy
overall.
-- A look at the growth policy map shows that this particular industrial use is
clearly out of place. it is a remnant of a. parcel of real estates that no longer
exists in the form it did when the growth policy was adopted. This change
would be consistent with the planned surrounding development.
d. A convincing showing of need.
- This amendment is necessary for the entire Foys bake Road area to develop
as it is planned. The entire area, with the exception of this one small piece, is
planned to be developed as residential.. It does not make sense to have one
small piece of industrial development surrounded by many acres of residential..
This area was originally planned this way because it was part of a larger tract
of land that stretched north to the railroad tracks. Since the implementation of
the growth policy these boundaries have been adjusted and it is no longer
connected to the larger industrial area to the north.
N
acre piece of ground planned for industrial development as an island
surrounded by areas planned for suburban lets.
k. The extent towhich the plan departs from the existing growth polio and
the reasons why such departures are or are not deemed to be in the
public interest.
- The plan would depart from the existing growth policy to the extent that it
would change the planning designation of 30 acres from an industrial use to
suburban residential. This would be consistent with the surrounding area.
.. Include site plans, drawings and schematics with supporting narratives
where needed that includes the following information.,
l . Property boundary locations.
- Property Boundaries are indicated figures 4.1 and 4.2 of
the submittal. The area that requires a growth policy
amendment is located in the northeast corner of the
property. This area can be seen on the enclosed copy of
the growth policy map.
(2). site hazards or environmental constraints including area of
steep slopes (10% and 25%), floodplain and flood way,
drainage or streams;
- There are no known site hazards. Environmental constraints
include Ashley Creek, the flood plain and floodway
as so dated with Ashley Creek, and a steep slope down to the
stream.. All of these areas are buffered and will not be
impacted by this growth policy amendment. The extent of the
bufferi g is visible in the site plan for willow Creek.
(3). Total acreage, current growth policy designation and
present zoning classifications;
- The total site is 1.30 acres. roughly 30 acres of it (estimate
provided by the Kalispell planning ing office last fall) is planned for
industrial development. The remaining portion is planned for
suburban residential development. The entire site is currently
zoned county RW- 1. The portion that is planned for industrial was
recently rezoned by the county to R-1.
(4). Growth policy and zonm* g classification of all adjoining
properties;
- The growth policy designation for the adjoining properties
is suburban residential. The surrounding area is zoned
County R- I or City R-3.
(5). Assignment of major land use categories. A showing of
density and intensity of major land uses including, for
example, dwelling units per gross acre, square footages of
commercial/acre, square footage of industrial uses/acre,
potential pudic facilities and buildings, open space uses,
etc.
- Major land uses are discussed in the submittal.. Residential lot
sizes range fromE. 4,000 to 15,000 square feet. The different
dwelling unit types are shown on the color map of the project.
The map reflects three different housing types; Condo,
Townhouse, and Single Family. ]pen space is also indicated on
the site plan. Roughly 25% of the total project (39.58 acres) is
dedicated as open space or as parkland. There is also a parrs
improvement plan within the submittal outlining the parks
improvements that are proposed. Locations of these
improvements are shown on the site plan. This plan shows an
average of 5.5 dwelling units per acre.
(6). Collector and arterial road systems. Any unusual road
features (bridges, frontage roads, etc.)
- The project fronts onto Foys Lake Road. The project also calls
for a new road to be constructed to connect it to Hwy 2. These
will be the major roads impacted by the project. A more detailed
review of road impacts can be found in. the TIS.
(7). Location and type of significant open space, common areas
or substantial buffers, and major pedestrian trail systems;
- The project entire project makes substantial use of open
space and buffering. Roughly 25% of the total acreage in
the project is reserved as either open space or parkland.
The areas that are designated can be found on the site plan
for willow Creek. Also, park plans are provided in figure
2.23.
(8). Proposed schedule of completions and phasing of the
development, if applicable;
- This project will be completed in six phases. A color phasing
plan is provided in Figure 3.6 of the submittal. A phasing plan
can also be found in Section 4.4 of the submittal. Also a large
copy of the phasing plan has been provided in the rear of the
package.
(9). Existing covenants, conditions and restrictions which
would significantly alter development within the area;
5
-- we are not currently aware of any covenants, conditions,
or restrictions on the property. However, we intend to
control the construction of the housing within the project
through covenants and design guidelines. Draft copies of
these documents are provided in Sections 3.4 and 3.5 of
the submittal.
(10). Special or unusual design features intended to mitigate
identified site hazards.
- we have not identified any site hazards.
(11). Any other information that may be deemed relevant and
appropriate to allow for adequate review.
- Please review the submittal package for any additional
information.
The signing of this application signifies that the aforementioned information is true
and correct and grants approval for Kalispell. Plang Department staff to be present
on the property for routine monitoring and mnspection. during review process.
vt/2
(Applicant Signature)
(Date)
6