02. Resolutions 5073A, B & C - Adopting, Revising, or Rejecting Growth Policy AmendmentCl*ty of Kalispell
Planning Department
17 - Street .Ea . Suite 211, Kalispell, Mona 59901
Telephone: 40751-1850
Fax; 6751-1858
Witt kalispellplanning.com
REPORT TO. Kalispell Mayor and City Council
FROM: Nar .a. A. Wilson, senior Planner
James H. Patrick, City Manager
SUBJECT Kalispell Groff Policy Amendment - Hwy 93 Sough
�E'ING DATE: November 7, 2005
BACKGROUND: On October 17, 2005 the Kalispell City Council passed a resolution
of Mtcnt to adopt, revise or reject an amendment to the Kalispell Groff Policy 2020.
This is a proposal to amend the Kalispell Growth Policy 2020 by including
approximately 2,560 acres in the Potential Utility service Area 'for Kalispell and
assigning a appropri
x ate land use upon annexation to the city. Consideration of the
plan amendment ent is a follow-up to the annexation of property located at Rocky Cliff
Drive and Demersville Road. where City utilities anticipate to be extended, It is
necessary for the property to be included within Kalis el.l's Growth Policy in order to
provide it with an a propn* ate basis for zoning. The planning board has held several
work sessions in consideration of this proposal including a. joint work session with the
Flathead County Planning Board.
It would e the intent of the City to expand n their Potential Utility Service Area and
provide an appropriate lard use designation that would be used in the event that
property is annexed into the city. The expanded Potential Utility service Area also
expands the boundaries of the Kalispell. Growth Policy. The growth policy is used as a
basis for assigning zoning, for anticipated expansion of the city omits and as a. means
of managing growth.
The proposal has been initiated by the City of Kalispell as part of the update of the
Kalispell Growth Policy 2020 adopted February 18, 2003 and to provide a basis for
zoning of the annexed Old School Station. property. This amendment is generally in
response to the recent annexation of that Propel located on the northeast comer of
Rocky Cliff Drive and Demersville Road which contains approximately 55 acres.
It is anticipated that City water and sewer will be extended to the site and the property,
e developed as are industrial park. Currently the growth policy boundary Potential
Utility Service Area lies approximately one rile north of Rocky Cliff Drive. It may be
noteworthy that Rocky Cliff Drive was previously the southern boundary of the joint
planning jurisdiction or the Kalispell City -County Pla.rming Jurisdiction Boundary that
was changed in January of 2002 when the County withdrew from joint planning with
Kalispell Growth 11olicy Amendment
November 1, Zoo
Page
the City. The area included within this particular amendment recommended by the
Kalispell Planning Board actually goes slightly beyond Rocky Cliff Drive down to
Auction Road. The rationale for this was that if water and sewer are extended to
Rocky Cliff Drive it is likely that property owners immediately adjoining in the area were
water and serer are located will want to connect, This extension of the Potential
Utility Service Area boundary is in anticipation of future connections.
The boundaries are appromma.tely one rile east of Hwy 93 South and two miles west
of Hwy 93 South dovm to Auction Road. The vision the Kalispell Planning Board as
outlined in the goals and policies for the area is that a phased extension of City
utilities along this corridor is likely. Extension ofCity seiner to the area is a
core s' d.eration for this proposal and rould be critical to the development of the area.
Extension of grater and serer to the area from its current location near Lover Valley
Road and Hwy 93 South would be within the State highway right-of-way along Hwy 93
South.
The overall concept for the land .se designations and future development of the area
would be to provide an industrial area along either side of the Hwy 93 corridor and
suburban residential uses further to the east and merest which would be constrained by
steep slopes, # oodplain and existing development. You will rote on the Future Land
Use Map for the area, there is an em'sting commercial area west of Hwy 93 South that
currently exists and further west of that is an existing residential. subdivision. The
industrial designation is extended along the east side of Hwy 93, suburban
residential is designated in the outlying are.a.s.
o a certain extent, the Future Lard Use Map for these areas simply recognizes
existing zoning and or existing uses in the County. Therc is a. r .J_X of zoning in this
area and the area south of Rocky Cliff Drive is un oned.. Most of the property included
in the growth policy amendment is currently located in the Lower Valley Zoning
District or the West Side Zoning District. The current County zonin.g regulations
applicable to this area do not anticipate public water and surer systems as part of the
development and infrastructure for the area. The land use designations and
applicable City zoning would only take plaice upon annexation to the City.
The planning board held a public hearing on October 11, 2005 regarding this matter
and no one spoke either in favor or in opposition. The planning g board amended the
staff recommendation . to include the properties along Hwy 93 down to Auction road
and assign an appropriate land use designation ation. as discussed above and as ind.icated
on the land use map. A motion was crude which passed on a. vote of five in favor and
one opposed to recommend to the Kalispell City Council that the growth policy
amendment be adopted as recommended. The back up material including the staff
report, minutes from the planning board meeting, resolution passed by the planning
board along with the goals and policies as well as the map are included with this
memo for the city co .r c .'s consideration. eration.
Kalispell Groff Policy Amendment
November 1, 200
Page
RW MMMNA N: A motion to adopt the amendments to the Ka s ell Groff
Policy 2020 as recommended y the KalispeH Planmng Board would be in order,
FISCAL EFFEC S0 Potential positive impacts.
ALERNATrVES: As suggested by the city council.
cil.
cs eetfuBy submitted,
Nara. A. Wilson 4�James H. Patrick
Senior Planner city Manager
Report compile: November 1, 2005
c. Theresa. White, Kalispell city clerk
Attachments: ents: Transmittal letter
Staff report KGP- 5-
Resolution KGPA-- 5--1
Proposed Groff Policy Amendment
Recommended Future Care. Use Map - Hwy 93 South Groff
Policy Amendment
'SPAI 1TTMF KGPA - FIWY 93 SOUTHMEMO
RESOLUTION NO. 5073A
A RESOLUTION ADOPTING A RECOMNfENDED AMENDMENT TO THE K ISPE L
GROWTH POLICY 2020, TO BE KNOWN AS THE HIGHWAY 93 SOUTH GROWTH
POLICY AMENDMENT.
W ERIF,AS, the Kalispell Growth Policy 2020 was originally adopted by the Kalispell City
Council on February 18, 2003, and
WHER-EAS, the City ofKalispell, on the 1st day of June, Zoo , made an application to amend said
Growth Policy by including approximately 2,560 acres in the Potential Utility Service
Area and assigning an appropriate land use upon annexation to the city, and
WHEREAS, the area included is approximately ately one mile east of Highway 93 South, two miles
west of Highway 93 South, and one mile forth of Rocky Cliff Drive, and generally
includes Sections 30, 3 1, 3 2 and 33 in Township 2 8 North, Range 21. West, P.M.M.,
Flathead County, Montana, and
W R-E.AS on October 11, 2 005, the Kalispell City Planning Board held a public hearing, after
due and proper notice, received public convent upon, and reviewed Kalispell
Planning Department report KG A-o -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 - 5- 1, as the
findings of fact and recommended approval of the proposed Growth Policy
amendment, along with the associated goals and policies, as shown vn on Exhibit "A",
which would serve as a basis for zoning upon annexation to the City, and
WHEREAS, the City Council of the City of Kalispell, on October 17, 2005, passed Resolution
o , a Resolution of Intention to Adopt, Revise or Reject a Proposed Amendment to
the Kalispell Growth Policy 2020 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 potential Utility Service Area
boundaries, as shown on Exhibit "' "
NOW, THEREFORE, BE IT RESOLVED Y THE CITY COUNCIL of THE CITY of
KALISPELL, AS FOLLOWS.
SECTION I. That pursuant to Section 7 -1- o , MCA, the City Council of the City of
Kalispell hereby adopts an amendment to the Kalispell Growth Policy 2020,
said amendment consisting of including approximately 2,560 acres in the
Potential Utility Service Area and assigning an appropriate land use upon
annexation to the city, to be known as the Highway ay 3 South Growth Policy
Amendment, and the associated goals and policies.
SECTION 11. This Resolution shall become effective immediately upon its passage by the
City Conic.
PASSED AND APPROVED BY THE CITY COUNCM AND SIGNED BY THE MAYOR OF THE
CITY OF KSE, THIS 7H DAY of NVMR, 2005.
Pamela . Kennedy
Mayor
ATTEST:
Theresa White
City Clerk
�►�N NO. 5073B
A RESOLUTION REVISING A RECOMMENDED AMENDMENT TO THE KALISPELL
GROWTH POLICY 2020, o BE KNOWN AS THE HIGHWAY 93 SOUTH GROWTH
POLICY AMENDMENT*
WHEREAS, the Kalispell Growth Policy 2020 was ofi finally adopted by the Kalispell City
Council on February 18, 2003, and
WHEREAS, the City of Kalispell, on the 1st day of June, 2005, made an application to amend said
Growth Policy by including approximately 2,560 acres in the Potential Utility Service
Area and assigning an appropriate land use upon annexation to the city, and
WHEREAS, the area included is approximately one mile east of Highway 93 South, two miles
west of Highway 93 South, and one mile north of Rocky Cliff Drive, and generally
includes Sections 3 o, 3 11 3 2 and 3 3 in Township 2 8 North, Range 21 west, P.M.M.,
Flathead County, Montana, and
WHEREAS, on October 11, 2005, the Kalispell City PTanning Board held a public bearing, after
due and proper notice, received public comment upon, and previewed Kalispell
t lairining Department report t KG A-5-1, 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 r G -05-1, as the
Endings of fact and recommended approval of the proposed Growth Policy
amendment, along with the associated goals and policies, as shown on Exhibit "A"
which would serve as a basis for zoning .ing upon annexation to the City, and.
WHEREAS, the City Council of the City of Kalispell, on October 17, 2005, passed Resolution
o 6 8,, a Resolution lution of Intention to Adopt, Revise or Reject a proposed Amendment to
the Kalispell Growth Policy 2020, and
WHEREAS,
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 Potential Utility Service Area
boundaries, as shown on Exhibit "B", and as amended by the City Council.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL of THE CITY of
KALISPELL, AS FOLLOWS:
SECTION 1. That pursuant to Section - 1. - 04, MCA, the City Council of the City o
Kalispell hereby adopts an amendment to the Kalispell Growth policy 2020,
said amendment consisting of including approximately 2,560 acres in the
Potential Utility Service Area and assigning an appropriate land use upon
annexation to the city, to be known as the Highway 93 South Growth. Policy
Amendment, and the associated goals and policies.
SECTION 11,
SECTION w This Resolution shall become effective immediately upon its passage by the
City Council.
PASSED AND APPROVED BY THE CITY COUNCEL AND SIGNED BY THE MAYOR OF THE
CITY OF KA ISPEL , TH1S 7TH DAY OF N VEMBER, 2005.
Pamela B, Kennedy
Mayor
ATTEST:
Theresa White
City Clerk
RESOLUTION No. 5073C
A RESOLUTION REJECTING A RECOMMENDED 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, the City of Kallspell, on the I st day of June, Zoo , made an application to amend said
Growth Policy by including approximately 2,5 60 acres in the Potential Utility Service
Area and assigning an appropriate land use upon annexation to the city, and
WHEREAS, the area included is approximately one mile east of Highway 93 South, two miles
west of Highway 93 South, and one mile north of Rocky Cliff Drive, and generally
includes Sections 30, 31, 32 and 33 in Township 2 8 North, Range 21 West, P.M.M,,
Flathead County, Montana, and
WHEREAS,, on October 11, Zoo , the Kalispell City Planning Board held a public hearing, after
due and proper notice, received public comme.nt upon, and reviewed Kalispell
Planning Department report KG -o 5 - 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 KG A-o 5 - 1, as the
Endings of fact and recommended approval of the proposed Growth Policy
amendment, along with the associated goals and policies, as shown on Exhibit "'A"",
which would serve as a basis for zoning upon annexation to the City, and
WHEREAS, the City Council of the City of Kalispell, on October 17, ,boo , passed Resolution
506 8, a Reso lutl on of Intention to Adopt,, Revise or.eject a proposed Amendment to
the Kalispell Growth Policy 2020, and.
WHEREAS, the City Council of the City of Kalispell finds that it is not i.n the best interest of the
city to amend the Kalispell Growth Policy 2020 potential Utility Service Area
boundaries, as shown. on Exhibit "'B
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL of THE CITY of
KALISPELL, AS FOLLOWS.
SECTION 1. That pursuant to Section -1- o , MCA., the City Council of the City of
Kalispell hereby rejects an amendment to the Kalispell growth Policy 202o,
said amendment consisting of including approximately 2,560 acres in the
Potential Utility Service Area and assini.ng an appropriate land use upon
annexation to the city, to be known as the Highway 93 South Growth policy
Amendment, and the associated goals and policies.
PASSED AND APPROVED Y THE CITY COUNCIL .AND SIGNED BY THE MAYOR OF THE
CITY OF KALISPELL, THIS 7TH DAY OF NOVEMBER, 2005.
Pamela B. Kennedy
Mayor
ATTEST:
Theresa White
City Clerk
City of Kalispell
Planning Department
"d Street East,,, Suite 211, .Kalispell., Montana 990
"obit: kisplannMg.om
November 1 P 2005
James H. Patrick, City Manager
City of Kahspel.l
P.O. Box 1997
Kalispell, MT 59903
Re: Kalispell Groff Policy Amendment .t for Hwy 93 South
Dear Jiro:
After conducting several work sessions through the summer months and early fall, the
Kalispell City Planning Board met on October 11, 2005 and held a public hearing to
consider- an amendment to the Kalispell Growth Policy for the Highway 93 South. area.
As you are aware this is primarily in response to the annexation of 5 5 acres at the
corer- ofReeky Cliff Drive and. Hwy 93 South so that this property would be included
In Ka ispell's Potential Utility Service Area and be provided with an appropriate land
use designation for zoning purposes.
The area included within this particular amendment t s approximately one mile east of
Hvvy 93 South and two miles west of Hwy 93 South down to Auction Road which was
extended by the Kallspe Planning Board from its original location at Rocky Cam` Drive.
The overall concept for the development of the area would be to provide an industrial
area along either- side of the Huy 93 corridor and suburban residential uses further to
the oast and west which would be constrained by steep slopes, fl.00d.plain and existing
development.
Narda Wilson, with the Kalispell Planning Department, presented staff report KG A-
05-1 and recommended the planning board adopt the resolution amending the groom
policy, the future land use map as well as the goals and pohcles outlined ed. in Exhibit A.
The board opened the public hearing and no one spoke either in favor or in opposition
to the amendment. The board discussed the proposal and generally agreed that if
water- and sewer were extended to Booby Cliff' Dave, propel owners to the south
would want to connect. Therefore the planning board voted four- in favor- on two
opposed to extend the boundan'es of the Potential Utility Service Area to Auction Road
and assigned are appropriate lard use designation.. A notion was made to recommend
approval of the amendment to the growth policy as recommended by the Kalispell
Planning Board which passed on a Grote of five in favor and one opposed.
Kalispell Growth Policy Amendment
Page
Please schedule this matter for the November , 2005 regular city council meeting.
You may contact this Board or Na.rda Wilson at the Kalispell Planning Department i
you have any questions regarding this matter.
Sincerely,
Kalispell City Planning Board
r
r
George Taylor
President
GT/ NW / ma
Attachments: rents: Resolution KGP -- l
Staff report KGPA-05-1 and supporting materials
Draft minutes 1 11 5 planning board meeting
w/ Att: Theresa White, Kalispell City Clerk
RASM1TT S\KMP 5 K 5-1 HWY 93 SOUTH PB TRANSMITTAL
Exhibit
Hwy 93 South Growth Policy Amendment
This amendment ent to the Kalispell Growth Pohc r 2020 adopted February 18, 2003
would be in addition to the e�sting goals, policies, text and maps.
The Highway 93 South Cora d or is recognized as a major or arterial within the larger
Kalispell area and as such its integrity in moving traffic is a primary goal. It is
recognized that development will occur aloes.g this corridor that will contribute to a
local and re io .al economy in commercial, du trial and residential aspects,
Issues:
1. Development along the Hwy 93 South corridor has the potential to compromise the
primary objective of the roadway to move e traffic because of additional accesses
associated with, new development.
2. Corridor development can oftentimes lack quality landscaping, parking, lighting
and architectural design.
3. Adequate utilities, services and facihties are presently limed.
. Lack of an existing grid street system contributes to the potential problems
associated with additional accesses being created along Hwy 93 as new
development occurs.
5. Topography and. other r natural features in this area such as the too year floodplain
.limit were development can occur.
. Lineal development along highway corridors generally contributes to traffic
problems and conflicts associated with single accesses, visual clutter and a.
diminished quality of life.
7. Because of the rapid groom and development in the area., the community
oftentimes cads up responding or reacting to a specific development proposal
rather than anticipating where development will occur and being prepared to
provide services.
Goals:
1. DEVELOPMENT ALONG THE HWY 93 SOUTH CORRIDOR SHOULD OCCUR IN
AREAS WHERE PUBLIC SERVICES, UTILITIES AND F ClLl S ARE AVAILABLE
OR CAN E PROVIDED,
2. NEW DEVELOPMENT WHETHER COMMERCIAL, INDUSTRIAL OR RESIDENTIAL
SHOULD BE OF HIGH QUALITY IN DESIGN AND ARCHITECTURAL QUALITY.
3. INDUSTRIAL DEVELOPMENT SHOULD BE ENCOURAGED IN THE AREA SOUTH
OF THE FOUR CORNERS COMMERCIAL POD RATHER THAN GENERAL
COMMERCIAL DEVELOPMENT.
l
FREE ]FLOWING TRA `I C ON HWY 93 SHOULD BE MAINTAINED AND NEW
DEVELOPMENT SHOULD INCORPORATE DESIGN AND TRAFFIC FEATURES
THAT WILL ELIMINATE THE NERD FOR PRESENT OR FUTURE TRAFFIC SIGNALS
,BETWEEN FOUR CORNERS AND HWY 82.
5. A GRID STREET SYSTEM SHOULD E ESTABLISHED AS NEW DEVELOPMENT
OCCURS.
. ADDMONAL GROWTH OUTSIDE OF THE KALISPELL GROWTH POLICY
POTENTIAL T ,IT SERVICE AREA,. BOUNDARY SHALL BE COORDINATED
BETWEEN THE CITY OF KALISPELL, FLATHEAD COUNTY AND THE
LA BSI E SOMERS SEWER DISTRICT.
7. A PHASED APPROACH TO THE EXPANSION OF THE POTENTIAL UTILITY
SERVICE AREA SHOULD BE COORDINATED BETWEEN THE INTER-
GOVERNMENTAL TAL IES AS WELL AS THE LOCAL COMMUNITIES.
Policies
1.. Recognize the reed within the community for high paying, high quality industrial
based jobs and business. Promote and encourage those businesses in this area.
2. Create incentives for development of M'dustrial based businesses, including e-
corrrr erce based businesses, along the Hwy 93 South corridor.
3. Avoid a pattern of one lot deep IMear industrial development along the Hwy 93
South corridor; instead encourage development patterns that extend horizontally
back from the highway creating in1 s n'a,l centers and parks.
4. Require high quality development as it relates to the provision of services, utifities,
facilities and amenities.
5. Additional accesses onto Hwy 93 shall be 11-Mited and a grid street system shall be
developed when possible.
Frontage roads shall be developed as part of a grid street system o avoid additional
onal
accesses onto Hwy 93.
' nvironmen ally sensitive area shall e avoided and protected when possible.
. High quality design standards shall be applied o new development along the
corridor related to architecture, parking lot layout, lighting, landscaping, setbacks
s
and srgna.e.
9. All parking lots shall be paved and landscaped.
o. Recognize the reed for the provision of fire and pohee services to the Hwy 93 South
corridor area.
1.1. Ensure that there is a well informed pubhc and property owners along the corridor
regarding the implications of the extension of public services to that area.
2
1. New development along the Hwy 93 South corridor shall be required to connect to
public ser.ces and utilities.
2. The City of Kalispell shall explore incentives to encourage appropriate industrial
development and expansion of existing businesses in this area..
3. Architectural design standards should be adopted that require high quality design
in architecture including four sided architecture, is iscapmg, lighting, signage
and parking lot design.
. Coordinate are overall access plan with. the Montana Department of Transportation
to avoid the haphazard placement and approval of new access onto Hwy 93 South.
5. Ensure that large scale developments adequately mitigate impacts associated with
traffic and the provision of services to the area..
. Avoid inappropriate development of general commercial type uses along the
highway corridor south of the Four Corers commercial POD and favor the
development of might industrial an e-commerce based businesses instead.
. Continue to coordinate lard use policies with Flathead County and Lakeside Sewer
District to insure that new development along the Hwy 93 South corridor is served
y public water and. sever.
. Plan for the future rovision of fire and police services and facilities for the Hwy 93
South corridor area.
9. Continue to review, revise and update standards, policies and regulations that will
insure high quality development that meets the needs of the looal and regional
econor ies and communities.
1. o.' he City of Kalispell will coordinate and facilitate a. neighborhood meetir� g with the
property owners between Four Corners and Rocky Cliff Drive to discuss the
implication of the extension of public services to this area..
I. To continue working on a phased approach to the expansion of the potential utility
service area with the Lakeside/ Somers inter -governmental bodies as well as the
local community.
HIGHWAY 93 SOUTH
ANAJVIEDMENT TO THE ELL GROWTH POLICY 2020
RESOLUTION ADOPTING AN DMIENT TO THE KALISPELL CITY GROWTH
POLICY 2020 ADOPTED FEBRUARY 18, 2003 TO BE KNOWN AS THE HWY 93
SOUTH GROWTH POLICY AMENDMENT
WHEREAS, the Kalispell City Growth Policy 2020 was adopted by the Kalispell
City Council on February 18, 2003 with Resolution No. ' 3; and
WHEREAS, development in the Hwy 93 South area has continued to expand
d
beyond the potential utility service area boundary currently shown on the Kalispell
Groff Policy Map, and
WHETS, the plan amendment ent designates this area for the development of
light industrial and suburban residential uses to be know as the Hwy 93 South
Growth, Policy Amendment-, and
WHEREAS, S, the Kalispell City Planning Board held a. public hearing on October
11 � 2005 at 7:00 PM in the Kalls ell City Council Chambers after due notice to the
public and received comments upon the proposal and evaluated the proposed plan
amendment in accordance with the goals and objectives of Kalispell City Growth.
Policy 2 0 2 0; and
WHEREAS, the adoption of this amendment would effectively amend the
Kalispell City Growth Policy 2020 and the designated areas to be made part of
Kalis ell's Potential Utility Service Area as well as the Kalispell Growth Polley Area
along with the associated goals and policies which would serve as a. basis for zoning
upon annexation to the city; and
NOW THEREFORE BE IT RESOLVED, that the Kahs ell City Planning Board
recommends to the Kalispell �i� � u ' 1, Exhibit A, Hwy 93 South Groff Policy
Amendment and a.ss �d adopted as an amendment t the Kalispell
Groff Policy 2020.
Ge Tay)br �
alispe ity Plazxnmg Board President
51603
CITY OF KA LIS ELL l W"Y 93 SOUTH
GROWTH iT POLICY AMENDMENT
K IS ELL PLANNING DEPARTMENT
STAFF REPORT KG A- 5-1
OCTOBER 4,2005
report to the Kalispell City Planning oard and the Kalispell city council regarding
a request to amend the Kalispell Groff Policy by expa dm* the potential utility
service area and. esignatin an appropriate land use, A public hearffig has been
scheduled before the Kalispell City Planning Board for October 11, 2005 beginning at
:00 PM in the Kalispell City Council Chambers. The planning board wiU forward a
recommendation to the Kahs el. city Council for final action.
BACKGROUND DWORMATN: This is a proposal to amend the Kalispell Groff
Policy 2020 by including approximately 2,560 acres M the Potential Utihty Service
Area for Kalispell and assigning an appropriate land use upon annexation to the city.
Consideration of the plan amendment is a follow-up to the annexation of property
located at Rocky Cliff rave and DemersviRe Road where city utilities anticipate to be
extended. It is necessary for the property to be included rithin Ka .sl eH's Groff
Policy in order to provide it with an appropriate basis for zoning.
A. Petitioner* James H, Patrick, City Manager
City of Kalispell
P.O. Box 1997
Kalispell, MT 59903
(406) 5-o3
B. Nature the Request: : This is a request by the City of Kalispell as part of the
update of the Kalispell Groff Policy 2020 adopted F ebruaxy 18, 2003. It would
be the intent of the City to expand their Potential Utility Semce Area and provide
an appropriate land use designation that would be used in the event that property
is annexed into the city. The expanded potential utility service area also expands
the boundaries of the Kalispell Groves Policy. The groom policy is used as a
basis for assigning zoning, for anticipated expansion of the city lip is and as a
means of managing growth.
This amendment is generaRy n response to the recent annexation of propel
located on the northeast corner of Rocky Cliff Dave and Demersville load known
as Old School Station which contains a. rom'mately 55 acres. It is anticipated
that city grater and surer will be extended to the site and the property developed
as an industrial park. Currently the groom policy bounder otenti.al, utility
service area lies approximately one mile north of Rocky cliff Drive. it may be
noteworthy that Rocky Cliff Drive was previously the southern boundary of the
joint plannmg jurisdiction or the Kalispell city -County Plannmg Jurisdiction
Boundary that was changed in January of 2002 when the County withdrew from
joint planning with. the City.
The area included within this particular amendment area is approximately one
mile east of Hwy 93 South and two miles west of Hwy 93 South. down to pocky
Cam` Drive. Extension of City severer to the area is a consideration for this proposal
and would be critical to the development of the area. Exter sloe of water and
sewer to the area from its current location rear Lower Valley Road and Hwy 93
South would be within the State highway right-of-way along Hwy 93 South.
The overall concept for the development of the area would be to provide are
industrial area along either side of the Hwy 93 corridor, suburban residential uses
further to the east and west which would be constrained by steep slopes,
f oodplair and existing development.
ent.
C. Location and Description of Propel: There is approximately 2,559 acres
included in the area proposed for including within the Kalispell Growth Policy or
four square miles. This area e a .y hes north of Ricky Cif Drive approximately
one mile, east of Hwy 93 approximately one rr le and merest of Hwy 93
approximately two miles. This generally includes Sections 30, 31, 32 and 33 in
Township 28 North, Range 21 West, P.M.M. Flathead County, Montana.
D. EmIsting Land Use and Zoning: This site is currently being used for a mix o
industrial, commercial, residential and agricultural uses. There is a mix or onm'g
that reflect those uses. Most of this property is currently located in the Lower
Valley Zoning District or the West Side Zoning District. The current County on g
regulations apphcab .e to this area do not anticipate public water and surer
systems as part of the development and infrastructure for the area. The lard use
designations and applicable City zoning would only take place upon annexation to
the City.
Evaluation of the Mawr Plan Amendment R s.
No specific criteria have been outlined to address amendments to the groom policy,
but generally foRow public interest criteria.. Elements of those criteria are basic to
most comprehensive land use plans, which are a common tool in most communities.
The groin pol icy, master plain or comprehensive plan are used to provide a general
and comprehensive outline of community unity goals and expectations about where and
how a. c onunurn' ty should grog 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 m land use is used.
The oHOVV .g criteria for evaluation will be established as follows:
• Changes in circumstances that w=ant the amendment;
• Compliance ce ith the overafl goals and policies of the master plan and its various
elements:
growth management,
lard use,
economy,
environmental considerations,
parks and recreation,
2
transportation,
infrastructure, utilities and public services;
vexation and the extension of services.
The proposed plan amendment will be considered in the context of the current
KaRs ell Growth Policy 2020 as well as current and future development treads for the
area.
Has there been a change of circumstances under which the proposed plan
amen ent is being made that wants its consideration
The growffi policy for Kalispell was adopted. in February of 2002 which has been a.
useful tool is providing guidance to the community, developers, decision rakers and
staff when anticipating growth treads and expansion of the city limits, However, the
groom and expansion of the city has occurred much faster than could have been
anticipated on all sides of the co mu ty. The so .them corridor of the community
experienced the recent reconstruction of Hwy 93 South and renewed interest ire
development.
Most recently the City of Kalispell annexed approximately 55 acres known as Old
School Station that will be developed as an industrial park with City utilities taken to
the site. There hasbeen other interest M development ent within this corridor that would
require the extension of City utilities to the area.
Does the proposed plan amen Sher the overall goals and
objectives the master plan when considering the specific elements of
the plan?
Growth Management: Two primary mechanisms for managing growth M the City of
Kalispell exist which are to rely on redevelopment ent and M' fill within the current t City
limits or annexation of outlying areas. There is very little remam'mg undeveloped
property and few large parcels that lead themselves to new development of large to
moderate scale residential projects. Annexation of previously agricultural properties
that are on the outlying areas M the community provides another opporturfity to
manage and encourage growth within the City =' 'ts of Kalispell where adequate
provision of public services can be addressed. A goal of the growth policy is to
provide a. comprehensive, effective groom management plan that provides for all the
reeds of the community, is adaptable to changing treads and is ant -tuned to the overall
public welfare.
Since Kalispell is limited to lann�.r g inside its City limits, an annexation policy that
encourages the expansion of the City limits and extension of public services and.
.unties to new areabecomes a primary tool. This proposal involves the extension of
City sewer to the area which would benefit other future developments ents M the area.
The plan also encourages the adoption of a. municipal al annexation program which
coordinates with the extension of services plan to aggressively cleat with fringe
developments setting the stage for immediate or future annexation so as to preserve
the tax base of the City and eliminate future barriers to orderly growth.
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Kalispell adopted. a Potential Utility Service Area in the Kahs eR Facilities Plan of July
2002 which has largely been used for the antic'IP ated boundaries of the Kalispell
Growth Policy. The Ilan assessed services such as water lines, sewer des and storm
grater management for those growth areas. However, d.u.ri the last budget year the
Kalispell City Cou.ncfl authored an update of that plan that would consider an
expansion of the Potential Utility Service Area that will include the area that is
included in this groves policy amendment.
Land Use: General goals and polices of the growth policy encourages the orderly
development in the groom policy area with space for future expansion while ensuring
compatibility of ad,4acent land use. Standards for the designation or expansion of
commercial areas should be based on a. compact development pattern designed to
meet the needs of the intended service area.
This amendment encourages the adoption of development standards, avoiding strip
commercial development, development of a mid street system and avoldmo g
development in environmentally sensitive areas.
With o ula.tion growth anticipated at approximately one to two percent per year to
continue, the provision of an adequate supply and diversity of land for residential,
commercial and industrial becomes a critical need within the community. There is
limited available land within the City omits of Kalispell or within close rox-Irmty to
services that lends itself to urban density development. The designation of this area
as light and.ustrial and residential with support services fits well, into an overall plan
for the area as well as fulfilling a. need within the community for a greater supply of
urban residential property.
Economy: The econormc component of the growth policy recognises a diverse
economy and Kalispell as the economic center of the community. It also recognizes a
trend away from resource and agricultural used economies to that of service, tourist,
business and health care services. The plan encourages policies that will provide for
higher paying jobs based on non-traditional econor c bases, Additionally Kalispell is
a reir.onal economic center that WIll provide jobs, services and growth opportunities to
the community as a whole. Including this property in the Kalispell. Groff Policy
Area will contribute to n ainta� mffig a. balanced economy by providing an adequate
supply of land to be developed for the intended uses.
EnvironmentalConsiderations: The area Within the growth policy amendment has
a mix of topography that ranges from gently rog hills on land used for agricultural
purposes, steep slopes where little development has occurred on the east side of the
highway as well as a large flood lain area that lies on the east side of the highway.
'there are very few if any topographical or environmental constraints a.ssociated with
the area directly adjacent to Hwy 93 South.. Ashley Creek rums generally from the
northwest to the southwest of this area creating large areas of 100 year flood lain.
which are considered to be inappropriate for development. Impacts to the local water
uahty can be minirni ed sine the areas within this potential uti ity service area
vou.l.d be on public water and sewer and any impervious service related to roads and
paving wou.l.d be fully assessed and evaluated as part of a storm grater management
ement
plan.
Communi and. Recreational . i i ; A master plan for the development o
parks Within the City of Kal spe . is in the process of being undertaken. At this point
there is no plan for commsty recreational facilities m this area and there are n
County parks that serge this area. Park areas are required to satisfy the parkland
dedication requirements for major subdivisions in residential subdivisions as they
develop. The City of KadspeH has had a. policy of requiring public to be at least one
acre in size order to ensure efficiency in the park maintenance program. Generally
the City assume the ownership and maintenance of maccessih e areas that are within
a. wetland, 100 year f.00d.plair or other environmentally sensitive areas. Typically
these would he areas not appropr'a.te for development or recreation and do not
provide a recreational amenity to the conununity as undeveloped opera space. Some
areas of the 100 year floodpl.ain which are rarely inundated and have good access
should be considered for park development. Success in other areas of the City such
as Lawrence and Begg 'arks demonstrate the f.00d.plam area appropriate areas for
parks.
These open space areas that are environmentaRy sensitive can he developed with
recreational amenities as a neighborhood, community or regional park, and are
encouraged. Those would typically he done in association with a partic lax
development and not initiated by the City of Kalispell.
Transportation: The Montana Department of Transportation recently upgraded Hwy
93 in this area from. a two lane highway to a five lane highway complete with turn
.ands and shoulders. access onto the highway is Ii-mited and new accesses would
need to be reviewed and approved by that agency. The growth policy amendment for
this area encourages the development of a gn' d street system, g access onto
Hwy 93 to avoid additional stop lights and the inclusion of frontage roads when
appropriate for new developments.
s this area grows increased impacts to the highway system can be anticipated.
However, with the recent upgrades it would appear there is adequate capacity within
this system to accommodate growth. All City, State and County agencies should
coord na.t regarding the approval and construction of new approaches along Hwy 93
South and any other improvements that may be needed to allow the road to function
appropriately.
Other rural roads in the immediate area, however, are lacking with regard to paving,
right-of-way, pedestrian access and access to individual properties. These roads
would include but not be limited to Rocky cliff Drive, e, Sno rl ne Drive, Demersville
Road and North Foys Bend Road. It is likely these roads will be used as collector
streets as this area develops and will require upgrades to accommodate the increase
in impacts.
Commun Facilities,and PubUc Services: properties should be
annexed into the City of Ka.lispe , when City services are available to the property and
the property is proposed for development in accordance with City policies. Kalispe l's
Extension of Services Plan anticipates that the costs of the extension of services to
new development be borne by developer and associated impacts will be mitigated.
The extension of services plan further anticipates that if upsizing is required to
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accommodate future anticipated users., that the City will pay the difference between
the capacity required by the developer and the capacity required for future users.
Potentially, a. development agreement with the City can be executed to ensure that the
"latecomers" onto the system repay the development costs to the developer and or
the City of Kalispell.
Shod the developer extend facilities to this area as part of the development process
they would be required to be designed and installed in accordance with the
requirements of all regulating agencies of the State of Montana, City of Kalispell and
all other local or Federal regulating agencies having jurisdiction and some provision
would be made for the reimbursement of over-slzing of the facilities if that were
undertaken.
Serer: Development of any property in this area. would be anticipated to be serviced
by City sever, Sewer would be extended from its current location. at Hwy 93 and
Lower Valley Road, i.e. Four Corners, along the Hwy 93 South corridor to the property
proposed for development. t. There is adequate capacity within the em'sting wastewater
treatment plant to service the project.
water: Further it is noted that water would be anticipated to be extended from its
current location. at ,dour Corners to the project site. Additionally it has been
anticipated there may be a wefl developed in association with the construction of
infrastructure for Old School Station that would become part of the City water system.
Storm water nana ement. Kalispell. Public Works has design and construction
standards that relate to sto= water management which generally require that any
storm water generated from the site be managed and retained on site. Storm water
flows from the site cannot exceed pre -development levels and the developer will be
required to prepare a comprehensive storm waiter analysis and must identify the
impacts of the proposed development. Mitigation measures must be identified and
implementation undertaken as needed.
Fire: Once annexed into the City of Kalispell, the Kalispell Fire Department will
provide protection to the area.. 'mere has been discussion regarding the development
of an additional fire station to the south of the Kakis ell City wort that would serve
the southern portion of growing Kahs eU. The current fire station is approximately
four miles from the expanded service area of the Kalispell Groff Policy. Any new
development will need to meet the requirements of the International Fire Code and
provision of the required fire flows. Looped systems with sufficient storage capacity
may need to be provided as well as adequate fire ingress and egress to the site.
Police: Demands on, the Kalispell Police Department will be predictably increased with
a. development of this nature and intensity. It could also be anticipated that as
additional demands are placed on the department it would be necessary to staff and
eel i the police department accordingly.
Educational Services: High school age students will attend Flathead. High School or
may, by interl cal agreement, request approval to attend another high school in the
County. Recently a. bond levy was passed to construct an additional high school that
will be located on. section 36 between. Four Mile Drive and West Reserve Drive,
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Generally commercial and Istrial development will contribute significantly t
educational facilities.
T. s growth policy amendment reflects anticipated e elop e .t along
the Hwy 93 South corridor and recognizes that continued growth pressures in this
area will take place. The provision of public services and fa.c i es to this area will
contribute to the management of growth l ca y and regionally as well as providing a
area for both residential and commercial expansion wit i the community. The
attached Exhibit A outlines the speck issues, goals, policies and recommendations
for development in this area and furthers the overall goals and policies of the Kalispell
Growth Policy 2020.
RECTOWNA':
Based upon the above evaluation, the staff would recommend that the Kalispell City
Plan g Board adopt Staff Report KGPA- 5-1 as fmdings of fact and approve
ResolutionKGPA-05-1 amending the Kalispell Growth Policy 2020 for the Hwy 93
South area.
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