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3. Impacts of Proposed Growth Policy InitiativeCity of Kalispell Planning Department 17 - 2nd street East, Suite 211, Kalispell, Montana 59901 Telephone: (406) 751-1850 Fax: (406) 751-1858 Website: kalispellplanning.com MEMORANDUM To: James Patrick, City Manager -4-ciFrom: Thomas R. Jentz, Director Date: October 24, 2006 Subject: Highway 93 North Growth Policy Initiative Review Following is a summary of the proposed initiative ballot measure proposed by Roxanna R. Brothers that is intended to replace the currently adopted Highway 93 North Policy Amendment. The initiative is entitled "NORTH 93 ANNEXATION AND LAND USE GUIELINES". In general, the initiative language supports verbatim the map and the language that extendsurban scale development within the proposed boundaries (Stillwater River on the west, Church Drive and Birch Grove Road on the north, LaSalle on the east) . The major deviation appears to be with the 600 acres of land designated KN- 1 located between Highway 93 North and Whitefish Stage Road north of West Reserve Drive. Where as the council placed a cap of 45% (270 acres of commercial development) the initiative caps commercial development in the KN-1 district at 36 acres, places a big box cap at 60,000 square feet, and requires a fiscal, demographic and economic analysis of all commercial development and its impact on the downtown. I will summarize the major points of deviation between the approved Highway 93 North Growth Policy Amendment already approved by city council and the proposed initiative. The paramount issue of the initiative appears to be developing a comprehensive public review process for all projects in the Highway 93 North area. The intent is: • to provide greater certainty about the character and timing of developments • that respects the importance of the existing downtown business district • that secures appropriately scaled retail, office, light industrial and mixed uses in the KN- 1. To accomplish this, the initiative requires the city to develop ANNEXATION AND LAND USE GUILDELINES. This appears to be a regulatory document that will be used to review and approve all annexations and developments proposed in the Highway 93 North area. Residential developments of 5 lots or smaller may petition to be exempted from these guidelines. 93 North Initiative comments October 24, 2006 Page 2 The ANNEXATION AND LAND USE GUILDELINES must be developed and adopted by council prior to any development or annexation in the Highway 93 North area. The ANNEXATION AND LAND USE GUIDELINES at a minimum require: • A developer to disclose all current and potential interests in the Highway 93 North area to eliminate the potential for evasion of the guidelines. • Staff preparation of findings for all annexations and making them available to the public before the annexation / development hearing. • Preparation of final findings after the public hearing but before final action and making them available to the public in a timely fashion. • Criteria for revocation of a development if a condition of approval is not met or the established timeline for development is not met. • An independent fiscal analysis that discloses short term and long term financial imp acts : o An analysis of hover the residential and commercial uses are needed to meet US Census projected population growth and demographics, and o general commercial developments proposed impacts on existing downtown business district and other commercial districts including the area south of West Reserve. (Impacts are defined as jobs lost and gained, wages, tax revenue, public services and historic resources.) • That annexations should not contribute to excessive new development outside of the downtown area when vacancies and redevelopment potential exists in the downtown or retail area south of West Deserve. • That each residential phase (NOTE: it does not say a phase of what) shall contain a mix of housing types that allows for the project to meet a percentage of the city's affordable housing needs. • That the KN- 1 shall contain a town centered core sub --district. o Need must be established for the uses in the sub -district. o The district itself roust not exceed 20% of KNw 1 (120 acres) o The commercial component shall not exceed 30% of the sub -district (36 acres). o No commercial structure or combination of structures shall exceed 60,000 square feet. a Any structure over 40,000 square feet may have outside merchandise displayed but the display area can not exceed 25% of the building floor area. o Any large scale retail must provide a re -use or rehabilitation plan in the event the original tenant leaves or closes. Attachment: North 93 Initiative Petition (PRaPosw) PETITION PETITION TO PLACE I MATIVE ON THE CITY OF K A.LISPELL ELECTION BALLOT {a� if 15% of the registered voters KE the Cfty of Kalispell sign this titian and the total number of registered voters signing this pin is �this measure wi asll appear on the ballot at the next regular or primary election to be held in the local govemr*nt if 9 mgjority of the voters vote for this moasui a at that 0kKZ4rt, It will become law (b) We, the undersigned City of Kalispell registered voters, propose that the County Election Administrator place the folkwing rrwmm on the c*xt general election ballot, or that tho City of Kalispell adopt these North 33 Annexation & Land Use Guidelines as an amendrwrit to K21itpell Growth Policy 2020. STATEMENT OF PURPOSE (PROPOSED) Morth 93 Annexation 6 Land Use Guidelines are are Amendment to the Kalispell Growth Policy 2020, consisting of map and text estabrmhing gods aril pokcAis for approximately 6,227 acres of land in the Potential Utility Service Area of the city, which are to serve as a guide in future land use decisions grid annexation of parcals to the city for property locatW North of Deserve Drive with a fern boundary of the Stllwrater River. Churcrh and Birch Grove Olives as the northern boundary and LaSalfe to Rose Crossing over to the Flathead RiM as the eosteM boundary and generally includ+lis Sections 13, 24, and 25 in Towrtship 29 North, Range 22 Wsst, and Soction 15, 116, 170 16, 19, 20, 21, 27, 20, 29, and 34 in Township 29 North, Range 21 west, P.M.M., Flathead County, Montana. STATEMENT GR IMPUCATION (PROPOSE01 n FOR North 93 Annexation &land Use guidelines, an Amendment to the Kalispell Growth Policy 2020 ri AGAINST forth 03 Annexation & Land Use Guidelines, an Amendment to tho Kalispell C3mwth RoW 2020 (c) Voters are urged to read the complete next of the measure, whicli appears attached to this sheet. A signature on this tuition is only to put the measure on the ballo# and dues not necessarily mean the signer agrees with the measure. WARNING A person who puqmety *ns a name other than the poison's awn to this petition, who signs morn than once for the same issue at one staction, or who signs when not a loyally registered City olr�spell voters•, is subject to a5 fine, months in jail, ar both. Each person rr�ust sign the per son's name and list the persons 8rddreess or telephone numbef in substantiaily the Same manlier as on the person's voter regfstration card or the signature wHi not be counted. Please sign vg i ds PriMed Last Ni and fast and middle HOW. Address (as regisifted), pot oleos addrstss or 2 Thh; poUtion may be circula4d apt of and afl quaWiN soiuUms must be a lei win 00 sM thereof. PeOw ljumW Please return completed petition to Roxanne R. Brothers, ` 86- 4" Ave West North, Kalispell, MT 59901 NORTH 93 ANNEXATION 8 LAND USE C3UIDELINES An Amendment to the Kalispell Growth Policy 2020, to be known as the North 93 Annexation & Land Use Guidelines, WHEREAS, the Kalispell Growth Policy 2020 was originally adopted by the Kalispell City Council on February 18, 2003, and I . WHEREAS, pursuant to Sect on 75-1-804, MCA, the qualified electors of the area Covered by the growth, policy may, by Initiative or referendurr, adopt, revise, or repeal a growth policy under this section, and WHEREAS, file taxpayers and residents of the City of Kaiispell desire the assurance that policids are in place to ensure that the cast of new development will be pnmaniy born by those seeming new development opportunities, and WHEREAS, the taxpayers and residents of the City of Kalispell desire the assurance that orderly growth and development in this area will foster the cost-effective delivery of services and maintenance of facilities, and WHEREAS, tl`ie taxpayers and residents of the City of Kalispell desire the assurance that orderly growth and development in this area will foster quality growth that providesm 1) Timeand adeQuate infrastructure (fire, water, sewer, roads, parrs and trails) including safe roads with associated bile and pedestrian faac lfies as well as access to park and trail systems, and 2) A � r e w lI- residentialareasmeet the ff r ousin-needsof the city's workforce and residents, and 3) Annroo6attly sgal%Land desianeg.LCaLoffice and.lLqht industrials that do not clutter the city's gateway entrances with highway -oriented strip development or result in inappropriate diversion of investment opportunities in new projects, redevelopment or infill priorities that would strengthen the downtown business drstnct and the still -developing commercial area south of West Reserve in the Highway 93 corhdror, WHEREAS, the Kalispell Planning Board has determined that it would be appropriate to expand the Growth Policy boundaries northerly to address increased development pressure and the need to promote orderly growth and development in this area, and WHEREAS; the area to be included in the amendment utilizes the Stillwater River as the western boundary, Church and Birch Grove drives as the northern boundary, LaSalle to Rase Crossing over to the Flathead River as the eastern boundary, and Reserve give as the southern boundary, and generally includes Section 13, 24, and 25 in Township 29 North, Range 22 West, and Sections 15, 15, 17, 18, 1 g, 20, 21, 27, 28, 29, and 30 in Township 29 North, Range 21 West, P,M.M., Flathead County, Montana and shall be known as the Highway 93 forth Growth Policy Annendment, NOW, THEREFORE, BE 1T RESOLVED THAT THE FOLLOWING NORTH 93 ANNEXATION R LAND USE GUIDELINES SHALL BE ADOPTED AS AN AMENDMENT To THE KALISPELL GROWTH POLIC't 2020 To GUIDF, AND SHAPE GROWTH IN THE AREA DESCRIBED ABOvE, IDENTIFIED A5 THE HIGHWAY 93 NORTH GROWTH POLICY AMENDMENT AREA HEREIN: GQALL I Establish a comprehensive public review prods that: Provides greater certainty about the character and timing of developments,- . Assures the orderly and responsible provision of needed facilities and services, ■ Respects the importance and potential of the existing Kalispell downtown business district while promoting continued economic development and job creation in the city, Creatas vibrant neighborhoods and mixed -use areas, with a balance of housing, employment, and recreational opportunities, ■ Allows alternative, innovative fonns of development that encourages imaginative site and building design and development layout with the intent of retaining significant features of the natural environment, Secures apprrapristely scaled retail, office, light industrial, and mixed uses in a town -centered pattern that are not highway-orlentod or of a strip commercial nature, ■ Preserves sensitive lands and wildlife corridors in a coordinated and environmentally sound manner, • Protects surface and ground water quality both on -site and downstream, and Improves the city's fiscal performance and minimizes public costs. POLICY I. The City of Kalispell shall establish Annexation & Land Use Guidelines, in keeping with this amendment, to guide review and consideration of future annexations and land uses proposed in the North 93 Growth Policy Amendment Area (North 93 GPAA), so as to implement Goal I as well as other goals and policies in this North 93 Growth Policy Amendment, and to provide the comprehensive review process called for following the adoption of this amendment and prior to additional annexafions in the North 93 GPAA. POLICY 2. The City of Kalispell shall further implement the North 93.Annexabon & Land Use Guidelines Amendment to the Kalispell Growth Policy 2020 by putting in place the procedures or regulations necessary to ensure that conditions of annexation and fr_iture, proposed land uses in the North 93 GPAA are consistent with the Kalispell Growth Policy 2020 and its amendments when providing guidance for future land uses including, but not limited to, all general commarcial uses and neighborhood oornmercial uses, mixed use developments, light industrial uses, planned unit developments, and neighborhood plans. POLICY 3. A wavier process from compliance with adopted Annexation and Land Use Guidelines. may be establish for minor residential uses of five lots or less that do not include general or neighborhood commercial, industrial uses, mined uses, or high density residential uses, and that are contiguous to the oity. POLICY 4. The City of Kalispell shall require disclosure of all current and potential interests in the North 93 Plan area as part of the annexation process, so as to not allow evasion of the Annexation & Land Use Guidelines through a series of multiple developments and annexations. POLICY S. The Annexation & Land Use Guidelines should require a well -publicized public pre -application information meeting for the purpose of presenting the proposed annexation and land use projeot and allowing for an informal exchange of Comments between the applicant and the general public at City Mall or at such other public location within the city that will accommodate the anticipated attendees, POLICY 6. The Annexation & Land Use Guidelines shall call for preparation by planning staff of reoommenderd findings of fact, conclusions of law, and conditions of approval or a recommendation for denial for the city council and planning board prior to public hearings before either of those bodies for annexation and these snail be made available to the public in a timely manner prior to the hearing on the proposed annexabonldevelopment proposal. POLICY 7. The Annexation & Land Use Guidelines shall call for preparation by planning staff of revised recommended findings of fact, conclusions. of law, and conditions of approval or a recommendation for denial for the city prior to a final public hearing and decision that includes discussion of and gives meaningful consideration to evidence presented through the public process that may support or contradict the original finding's or identify new issues for cons.iderabon, and these shall be made available to the public in a timely manner prior to tthe final hearing and derision on the proposed development proposal. POLICY $. The applicant should pay costs Incurred by.the city in reviewing compliance with the Annexation & Land Use Guidelines, POLICY'g. The Annexation & Land Use Guidelines shall include provisions and criteria for revocation of approved land uses based on violation of a condition of the Annexation & Land Use Guidelines or the fact that the development has not met the established timeline for development. GOAL 2. Assure the orderly and responsible provision of needed facllt#les and services. POLICY 1, As part of the Annexation & Land Use Guidelines compliance process, the city will require a projected phasing plan, maps, and s description of: • Land Uses --The general mix of land uses proposed; description, delineation of open space networks and Their functionality, and a conceptual strategy for the provision of utilities to support the proposed land use concepts • Transportation -A transportafion system that addresses major travel =rridors; strategies for multi-modai opportunities; a hierarchy of internal and regionally connected roadways; phased analysis of travel demand and supply; and consideration of public and private responsibilities for onto and offslte improvements. Environment -Detailed site analysis to identify and incorporate significant natural features and site amanities; drainage strategy; water quantity and quality analysis, and wastewater and solid waste management/recycling strategies. Government and Public Services -Conceptual plan for provision of schools, parks and other public facilities and services, infrastructure funding strategy, and proposal for annexation by the city. POLICY 2, As part of the Annexation & Land Use Guidelines compliance process, the city will require a narrative as well as a visual plan that illustrates a oonsistency with the city of l allspell`s design standards, transportation plan, parks plan, growth policy and other applicable policies and standards for directing growth. € OLICY 3. As part of the Annexation & Land Use Guidelines compliance process, the city will require an independent fiscai analysis for applications that disclose the short- and long-term financial impacts of the proposed annexation upon the city both during development and following project completion, including an analysis of how the residential and commercial land uses proposed are needed to meet US census projected population growth and demographics in the area. Under the Annexation & Land Use Guidelines, general commercial uses annexation requests shall demonstrate the proposed dev,elopment's impacts on the existing downtown business district and other the commercial districts including the area south of West Reserve, These reviews will include employment Gobs gained versus jobs lost), wages, tax revenue, roads and other public services, historic resources, air and water pollution, and traffic. POLICY 4. As part of the Annexation & Land Use Guidelines compliance process, the city will ensure through appropriir ate reg ulationa the concurrency for all utilities and transpor%tion system improvements prior to occupancy at each prase and at build -out. POLICY 6, city review as part of the Annexation & Land Use Guidelines complianoe process will identify mitigation needed to ensure that a� ali phases and at build -out the project, as a result of annexation, will not exceed available city staffing or result in the lowering of city staffing levels of service established by the city, including those related to public safety. GOAL 3, Respect tiro Importance and potential of the existing Kalispell downtown business district while promoting continued economic development and job creation in the city. POLICY I. The Annexation and Land Use Guidelines process will review proposals to determine their conslstency with the city --wide goal of encouraging the revitalization of existing business districts and business recruitment efforts, which also scok to maintain the attractive character of the Kalispell area while attracting and creating new good -paying jobs. POLICY 2. The city should work to preserve a balance mix of local, regional, and nationai-based businesses and small- and rnedium�ized businesses that maintain and promote the long-term economic health of community as a whole. POLICY 3. Annexations should not contribute to excessive new development outside of the Kalispell downtown area when vacancies and redevelopment potential exist in the downtown area and the developing retail area south of West Reserve 136ve. GgALL 4. create vibrant neighborhoods and mixed -use areas, with a balance of housing, employment and recreational opportunities. POLICY I. As pert of the Annexation & Lend Use Guidelines compliance process, the city will ensure that each proposed residential phase provides a mix of housing types integrated throughout proposed future developments that allows for the project to meet a percentage of the city s affordable housing need. POLICY 2. As part of the Annexation & Land Use Guidelines compliance process, the city will ensure that if a project is adjacent to property which is already developed, or is being developed or proposed as part of the Annexation and Land Use Guidelines process, the project will be designed so that there is connectivity of trails, open spaces and transportabon corridors, the designs of streetscapes and public open space amenities are compatible, and the project will result in the functional and visual appearance of a compatibie project with the adjacent properties. POLICY 3, As part of the Annexation & Land Use Guidelines complianm process, the city will ensure provision of on - site recreation areas and regional park facilities including also, where possible, recreational facilities that can provide public access to public water bodies, and facilities sufficient to meet the needs of residents and the city, exceeding or at a minimum consistent with levels of service adopted by the clty. This shall include providing for a coordinated system of trails and pedestrian linkages both within and conneoting to existing or planned regional or local trail systerns outside the proposed project area. POLICY 4. It should be permitted, in the Annexation & Land Use Guidelines adopted. for the forth Kalispell Growth Policy Amendment Area, for a town -cantered Gore subdistrict to be established in the map area identified as Kral-1. As such Kul-1 would be identified as a new "Target Development Area" as defined under the Kalispell Growth Policy 2020. This district would be designed to accommodate the phased development of a mix of residential, business, communications, office, government, retail, culture, education, visitor accommodations and entertainment.. bleed for the proposed uses and the appropriate phelsing of these uses must be first established in accordance with Goal 2, POLICY S. A town -centered care subdistrict shall be defined as an internally iocat area within a "Target Oevelopment Area" which is an urban mixed use area In which general cornrnerclal uses do not exceed 30% of this town. cantered care subdistrict. A limited urban mixed use area shell be defined as an area dominated by a housing pattern that supports higher density housing around the town -centered core subdistrict with lower densities of housing as distance from the town -centered core subdistrict is increased. POLICY 6. A town -centered core subdistrict permitted in the map area identified as Khl-1 shall not exceed 20% of the KN-1 area. POLICY 7. A town -centered core subdistrict permitted in the map area identified as KN-1 shall be ringed and linked by various non -mixed use residential configurations covering up to 50% of the area and integrated open space and recreational uses covering up to 20% of the area. POLICY 8. A town-center6dd core subdistrict permitted In the map area identified as KN-1 shall create_ a place that represents a Lrnique, attractive, and memorable destination for visitors and residents, and promotes the health and well- being of residents by encouraging physical activity, afternative transportation and greater social tnterectian. POLICY g. Development within the KN-1 area will be required to W presented to the Planning Board and the City Council in the farm of a Planned Unit Development so that the impacts of this development can be planned for and, if necessary, mitigated through improved design. POLICY 10. Neighborhood commercial development should be consistent with the map for the Highway 93 North CPAA. POLICY 11. Development of neighborhood commercial uses should follow the establishment of residential uses that justify a need for neighborhood commercial. POLICY 12. Pedestrian and trail systems should be incorporated into berming, general landscaping, greenbelts, park areas and setback standards along gateway entrances to enhance or maintain the scenic value of the entrance corridor from public facilities, neighborhoods, schools and oommerciaf services. POLICY 13. Gated and wail -surrounded developments shall not he permitted in the North 93 Growth Policy Amendment Area. On street parking shall be allowed on subdivision roads. GDAL Allow alternative, Innovative forms of development that encourage imaginative site and building design, as well as development layout with the intent of retaining significant features of the natural environment. POLICY 1. Development standards that differ from those otherwise imposed under the City of Kalispell's municipal code may be considered under a PUD in order to encourage flexibility and incorporate modifications which provide the functional equivalent or adequately achieve the purposes set out herein with particular emphasis to compliance with the policies for Goals 1, 2 and 6. GOAL G. Secure appropriately scaled retail, offlco, light industrial, and mixed uses in a towntcentered pattern that is not highway -oriented or of a strip ,commercial nature, POLICY 1. To avoid abandoned buildings and blight on the community and in keeping with other goals and policies in the growth policy including "In designated mixed use area, allow for a compatible mix of office, commercial, light industrial, residential and public facilities"; structures in the North 93 Growth Policy Amendment area shall not exceed 60,000 square feet in gross floor area and no combination of structures on the same or on contiguous lots or parcels shall exceed 60,000 square feet in gross floor area for a single or commonly controlled retail sales and/or retail services operation. POLICY 2. Application for large-scale retail development shall include a renewal plan that will afford maximum opportunity, for the rehabilitation or redevelopment and maintenance of the structure in the event of closure or relocation by the original occupant. POLICY 3. Retail development consisting of a single tenant building greater than 40,000 square feet may offer for direct safe to the public merchandise which is displayed outdoors, but the area occupied by outdoor sales shell not exceed twenty-five percent of the square footage of the retail business, and such businesses shall be developed as a planned unit development to assure adequate landscaping and attractive visual appeal. POLICY 4. In consideration of growth policy goals that "'encourage design that is consistent with and contributes to the character of the ama," the over -concentration of formula retail businesses will not be allowed and all permitted formula retail establishments small create a unique visual appearance that reflect and/or complement the distinctive and unique historical character of the City of Kalispell. POLICY 5. Retention of a large concentration of historic buildings and locally owned businesses shall be encouraged by giving priority to redevelopment or inlill as well as business retention efforts and infill incentives and disincentives to discourage unlimited expansion of now commercial areas as this is important to the towns unique character and is Important to Kalispell's "collective identity as a community." GO 70 Preserve sensitive lands and wildlife corridors Mn a coordinated and environmentally sound manner, POLICY I. Open space and recreational uses shall be located and designed to minimize the adverse irnpacts on wildlife resources and achieve a high degree of compatibility with wildlife habitbt areas. POLICY 2. Open space shall be located and designed to form a coordinated open space network resulting in Continuous greenbelt areas and buffers to minimize the visual impacts of development within the area, and provide connections to existing or planned open.space networks, wildlife corridors, and trail corridors and pans on adjacent properties. GOAL 8. Protect surface and ground water quality both onsite and downstream, POLICY I - The Annexation & Land Use Guidelines will establish criteria to ensure protection of surface and ground water both onsite and downstream. POLICY 2. The Annexation & Land Use Guidelines will ensure that development on the shallow aquifer, particularly along US Highway 2 and in areas of five feet or less to the shallow aquifer, does not allow fill or promote land uses that significantly increase impervious surfaces, increase the direct infittratlon of storm water into the shallow aquifer or surface water, or create a development pattern of medium to high density uses that also increase Impervious surfaces. Go L 8, Improve the city's fiscal petrformance and minimize public costs. POLICY 11. As part of the Annexation & Land Use Guidelines, the city shall require an analysis disclosing the short - and long-term financial impacts of the proposed annexation and development upon the city both during development and following project completion. Such are analysis would include analysis of personnel demands and ,fiscal short -falls anticipated during the development phase of the proposed project together wdth recommended rnibgstlons to ensure that •the planned development does not negatively impact the fiscal. health of the city, nor the ability of the city to adequately serve existing residents. POLICY 2. To support the review processes associated with the Annexation & Land Use Guidelines, the city shall maintain and develop baseline information to assist in the fiscal analysis of development proposals, including ongoing cost of services in contrast to city fees and taxes generated. POLICY 3. As part of the review processes associated with the Annexation & Land Use Guidelines, the city shall require a proposal and analysis of proposed ownership and proposed maintenance program for all fends and facilities inoluded in the project. GOAL jIO: Gateway entrance$ to Kalispell that enhance the community through improved design POLICY 1. Gateway Entrance Corridors (areas of special concern) would extend up to 150 feet of either side of the existing R/W for primary highways and up to 50 feet for secondary highways. POLICY 2. The following roadway corridors are identified as gateway entrances to Kalispell. a, Highway 93 North oonridor north of Four Mile Drive to the County Landfill. b. US Highway 2 (LaSalle) from Reserve Drive to Birch Grove. c, Whitefish Stage frorn Reserve Drive to Birch Grove. (minor entrance way) POLICY 3. The following design standards are intended to enhance the gateway entrances to Kalispell a. Access control is Important along the gateway entrance roads. b. Aocess should be coordinated so as to allow only collector or arterial streets to intersect. The judicious use of right -in right -out approaches, frontage roads and good internal development street design should be the rule to, reduce or eliminate the need for direct access onto major gateway roads. c. With the construction of the Church give overpass on US 93, every effort roust be taken to fully utilize the interchange and conversely limit direct access onto US 93 for at least one mile along areas north and soum of this facility to avoid congestion points and the need for future traffic signals. The Judicious use of right -in right -out approaches, frontage roads and good internal development street design will rnitlgate the need for direct access out. d. Extra setbacks, buffering and landscaping along US Highway 93 forth and US highway 2 and to a les"r degree along whitefish Stage Road are the norm. e, In those areas deemed appropriate for general commercial development near a gateway entranoe, it should occur as an integrated development utilizing a town -centered approach and enhancing the property back from the gateway as opposed to occurring as a shallow linear strip, Significant individual business highway exposure, individual access points, and pole signage would not be the norm. f. Additional design standards should be developed to ensure that signage enhances development, not detracts from it. Wall signage integrated into the overall building design is preferred over free standing signage. Monument signs are preferred over other types of free standing signage. Where development entrance signage or monument signage is proposed, it should be done so as part of a unified planned unit development concept. g . where the adjacent gateway road is posted at 35 niph or lower, i. A minimum 20 foot landscape buffer should be provided abutting the gateway road. ii. Street trees should be incorporated Into the landscape buyer. iii A pedestrian trail or sidewalk should be incorporated into the landscaped buffer area, iv. Four sided architecture would be the norm adjacent to gateway entrances. h. where the adjacent gateway road speed is posted from 36 — 46 mp1h: v. A minimum of 40 feet of landscaped buffer area should be provided. vi. Street trees and berming should be incorporated into the landscaping. wli. A pedestrian trail or sidewalk should be incorporated into the landscaped buffer area. viii. Four sided architecture would be the norm adjacent to :gateway entrances. i. where the adjacent gateway road speed is posted above 45 mph: ix. A minimum of 1ON150 foot landsc ped buffer area shoOd be provided. x, A minimum of 100 - 150 foot impact area should be provided for major entrances and a 50 foot entrance for minor entrances. xi. Within this impact area, a combination of berrning, landscaping using five materials and trees as well as grass; and a pedestrian trail system, should be incorporated. xii. Buildings should not be located in this impact area. ym. Four sided architecture should be the norm for development adjacent to the impacted area and gateway entrances. xiv. Monument signs would be anticipated to occur in the rear portion of the buffered and impacted area, other free standing signs would not be allowed, xv. Whenever signage, or uses of frontage roads are proposed in the impact area, they shall be designed to honor the intent of the gateway entrance corridor and shall only be done under a PUD process where the impacts of these actions are anticipated and provided for. Where smaller parcels can not meet the setback areas, a PUD will be utilized. GOAL 1; Cooperate with Flathead County in the development of a transfer of development rights (' DR) program. The emphasis should be to provide opportunities to conserve and protect important farmlands, sensitive lands (high grOLInd water, flood plain, wetlands, and critical wildlife habitat) and rural open space. POLICY 1. Development of a TIER program for the forth 93 Growth Policy Amendment area shall be given a high priority for development in the planning board's work.plan in recognition of the county's expressed interest in also considering the development of a TOR program. at 3 ............. - �•.--•----- - - - SFr _ _ _ { - _ _ A4 14, .n { , - _ T.. t F — { — yy _... F . sec F. I w tow F n . • F :.. , ! - 'M■ F ; _ Ila • '1,4• a �f : .. - .. -- _ 1 f Ow t1Ws77i IL LL • 1 � • { 1 ��.�1�� � � .. — .,I,,,rrf-,�,�rw.�wr,:� ... �� ��i"%i���IS:- .. � ; �r .,-.. � - • r ��. .