4. Update/Discussion of Green Acres AnnexationAGENDA ITEM 4 - UPDATE/DISCUSSION OF THE GREEN ACRES ANNEXATION
This is an information only item. This will not be on the Council
Agenda for action until November. However, Narda and I believe it
is extremely important to keep everyone informed of the status of
this process. The Neighborhood Plan and the Extension of Services
Plan are both being compiled by the staff at this time. Narda will
update you in more detail at the meeting.
Kalispell,Flathead Regional Development Office
f 1 1 59901
October 10, 1996
Clarence Krepps, City Manager
City of Kalispell
P.O. Drawer 1997
Kalispell, MT 59903
Re: South Woodland / Greenacres Neighborhood Plan
Dear Clarence:
Phone: (406) 758-5980
Fax: (406) 758-5781
The Kalispell City -County Planning Board and Zoning Commission held a public hearing at their regular
meeting of October 8, 1996 at 7:00 p.m. in Kalispell City Council Chambers and made a
recommendation to both the Board of County Commissioners and the Kalispell City Council on the
following agenda item:
The draft of the South Woodland / Greenacres Neighborhood Plan. This plan was drafted as a
result of neighborhood input solicited through a series of neighborhood meetings and a public
opinion survey. The plan generally encompasses that area between Highway 93 South and
Willow Glen Drive, north of Lower Valley Road and south of 14th Street in the southeast
Kalispell area. The plan area contains approximately 432 acres of residential, commercial and
industrial properties. The plan outlines goals and policies for addressing roads and traffic, water
and sewer, land use and other issues in the area.
A review of the neighborhood planning process and the meetings was presented by Narda Wilson of the
Flathead Regional Development Office. She stated that the plan was intended to reflect the opinions,
policies and goals of the neighborhood.
At the public hearing, three members of the community spoke in favor of the plan and cited concerns
with rising taxes if the area should be annexed, continued care and keeping of livestock in the city, a
strong desire to maintain the rural character of the area, and the fate of the South Kalispell Fire
Department.
After closing the public hearing, the Planning Board reviewed and discussed the information presented.
The Board added and revised some of the policies set forth in the South Woodland / Greenacres
Neighborhood Plan to reflect the concerns expressed during the public testimony.
The motion was made and unanimously passed to adopt Resolution KCCMPA96-1 which forwards a
favorable recommendation to incorporate the amended South Woodland / Greenacres Neighborhood
Plan as an addendum to the Kalispell City -County Master Plan. Those changes to the plan are shown as
Attachment A and will be integrated into the revised draft
Providing Community Planning Assistance To:
• Flathead County • City of Columbia Falls • City of Kalispell • City of Whitefish •
Clarence Krepps, City Manager
Re: South Woodland / Greenacres Neighborhood Plan
October 10,1996
Page 2
Attached with this letter is a copy of the resolution passed by the Kalispell City County Planning Board.
Ibis resolution should also be adopted by the City Council. Please schedule this item for the October
15, 1996 work session and then the November 4, 1996 regular City Council meeting Please contact this
Commission or Narda Wilson at the Flathead Regional Development Office if you have any questions.
RespectfuIly submitted,
Therese Fox Hash
President
'FFH/NW/eo
Attachments: Resolution KCCWA96-1
Attachment A - Draft Neighborhood Plan revised 10/10/%
Draft minutes of 10/8/96 Planning Board meeting to follow
cw/Resolution & Att. A: Dennis Dortch,1679 Stag Lane, Kalispell, MT 59901
Diana Harrison, Zoning Administrator
John Wilson, City Engineer
HA ... \19%\KMP96-1.TRM
KALISPELL CITY -COUNTY MASTER PLAN AMENDMENT
RESOLUTION KCCMPA-96-1
A RESOLUTION AMENDING THE KALISPELL CITY -COUNT Y MASTER PLAN BY
ADOPTING THE SOUTH WOODLAND / GREENACRES NEIGHBORHOOD PLAN AS AN
ADDENDUM TO THE KALISPELL CITY- COUNTY MASTER PLAN
WHEREAS, the Kalispell City -County Master Plan was adopted by the Kalispell City
Council on April 7, 1986 and by the Flathead County Commissioners on February 6, 1986, and
WHEREAS, the Kalispell City County and the Flathead County Board of Commissioners
have recognized the unique character of the South Woodland / Greenacres area and the need to
address specific issues; and
WHEREAS, on behalf the City and the County and the residents of the community, the
Flathead Regional Development Office embarked upon drafting a neighborhood plan for the
South Woodland / Greenacres area; and
WHEREAS, in an effort to solicit public involvement, several neighborhood meetings
were held in the area and an opinion survey was mailed to all property owners within the plan
area to solicit input and develop goals and policies for the neighborhood plan, and
WHEREAS, in September and October of 1996, a neighborhood plan was drafted by the
Flathead Regional Development Office and presented to the neighborhood for review and
F . comments; and
WHEREAS, a public hearing was held by the Kalispell City -County Planning Board on
October 8, 1996 and public comment was received and duly noted as part of the record; and
NOW THEREFORE let it be resolved that the Kalispell City -Count y Planning Board
hereby recommends to the Kalispell City Council and the Flathead County Board of
Commissioners that the Kalispell City -County Master PIan be amended to incorporate the South
Woodland / Greenacres Neighborhood Plan as an addendum to the Kalispell City -Count y Master
Flan. Signed on this V4the day of October, 1996.
Therese Fox Hash
President, Kalispell City -County Planning Board
ATTACI-IMENT A
SOUTH WOODLAND / GRF_.Z.NACRES NEIGHBORHOOD PLAN
REVISISIONS
AS ADOPTED BY
KALISPELL CITY -COUNTY PLANNING BOARD
AND ZONING COMMISSION
OCTOBER 8,1996
Ism -el.
Policies
add a policy
i. Explore incentives with the City of Kalispell that would encourage property owners to hook up to
City sewer prior to septic system failure.
Issue 2•
Policies:
add a policy
e. Encourage the City to attempt to mitigate the impact of the transfer of the portion of the
Greenacres area from the South Kalispell Fire District to the Kalispell Fire Department.
Issue 4•
Policies
f. delete policy
and replace with
f Require new subdivision in the area to provide parkland rather than cash -in -lieu of parkland when
possible, and allow wetland areas and other natural areas to serve as a portion of those parkland
requirements.
SOUTH WOODLAND GREENACRES
Pj-V,DPDSE,
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UNUARY
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EUMM WATER
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Base Map: 1191head County Plat Room
Water and Sewer Data: City of Kalispell—819196
9119196
Flathead Regional Offic
Room 414
Kalispell, Montana ''t1
October 10, 1996
Clarence Krepps, City Manager
City of Kalispell
P.O. Drawer 1997
Kalispell, MT 59903
Phone: (406) 758-5980
Fax: (406) 758-5781
Re: South Woodland / Greenacres Annexation and Extension of Services Plan
Dear Clarence:
As you are aware, the Greenacres Homeowners Association has been anticipating that the
October 15, 1996 City Council work session would include discussion of annexation issues
relating to the Greenacres area. As you are also aware, the staff has held two meetings with the
property owners since the City Council passed a Resolution of Intent to annex the Greenacres
area. At these meetings, we discussed the proposed annexation of the South Woodland /
Greenacres area and the extension of services plan that is part of the annexation process.
Attached is a copy of a list of concerns presented by the homeowners which was used as a basis
f- for discussion during those meetings. Also attached is a copy of the draft extension of services
it plan for the Greenacres area which is a collaborative effort among the various City departments
.....:....:.
and the homeowners.
No action will be taken on the annexation and extension of services plan by the City Council for
several weeks. Therefore, this meeting on the annexation and extension of services plan issues
is for discussion purposes only and will not be placed on the next regular meeting agenda.
The Council should review both the list of homeowners concerns and the extension of services
plan, and be prepared to provide the staff and neighborhood with some feedback and
direction. If you have any questions regarding this agenda item, please call me.
Respectfully submitted,
Narda ilson
Planner II
NW/sm
Attachment: List of Neighborhood Concerns
Draft Extension of Services Plan
Providing Community Planning Assistance To:
• Flathead County • City of Columbia Falls • City of Kalispell 11 City of Whitefish •
Clarence Krepps
Re: South Woodland / Greenacres Annexation and Extension of Services Plan
October 10, 1996
Page 2
copy w/att: Dennis Dortch, 1696 Stag Lane, Kalispell, MT 59901
Diana Harrison, Zoning Administrator
John Wilson, City Engineer
Ted Waggonner, Fire Chief
Glen Neier, City Attorney
Mike Baker, Director Parks and Recreation
H: \... \TRANSMIT\ 1996\SOWDEXT. MEM
Annexation Boundaries
• Should not separate any portion of the Greenacres West Homeowners' Assn.
South Kalispell Volunteer Fire Department
• Pay-off a percentage of their debts equal to the percentage of tax base lost.
• Return a portion of the tax base (contract services) for 10 years. This could be a
fixed percentage or a declining scale.
Traffic Controls
• 4-way stop at S. Woodland and Kelly.
• Routine patrols and traffic enforcement.
Parks & Recreation
• Use county park for sports. (baseball, football, soccer, tennis, etc.)
• Take over homeowners' park for playground. (swings, monkey bars, slides, etc.)
Water System
• Can 6" mains support fire hydrants if pressurized from two directions?
• If they can, attach to city water main at enough locations to support flows.
• Waive hookup fees to Greenacres residents. (Charge for cost of meter only
and rebate any amount already paid in excess of the meter cost.)
• Buy the deep well.
• If they can't support fire flows, maintain our water system separately.
Under no circumstances will we pay for a new water system.
If the city insists on a new system it will be at the city's expense.
Sewage
• Provide incentives for people to hook to city sewer.
• Freeze sewer hookup fees at current rate for 5 years.
• Provide low 1 no interest loans to areas wishing to extend sewers.
Drainage
• We want a commitment from the city as to what will be done to solve the drainage
problem in this area. This must be a two way approach; (Slough & Surface Water)
solving the surface water problem will only worsen the slough problem.
Mrs. Fuller's Property
0 Pay a fair amount for loss of value or buy that property at full market value.
Prepared by:
Flathead Regional Development Office
723 Fifth Ave. East, Rm. 414
Kalispell, MT 59901
(406)758-5980
October 10, 1996
DRAFT
EXTENSION OF SERVICES PLAN
SOUTH WOODLAND / GREENACRES ANNEXATION
The South Woodland / Greenacres area considered for annexation lies in the southeast area of
Kalispell. This area is bounded on the east by Willow Glen Drive, but includes an
approximately 30 acre parcel east of Willow Glen Drive which is planned for an urban density
residential development. Meadow Park Unit No. 2 and properties adjoining to the west
generally form the southern boundary, Highway 93 to Kelly Road and the (Stillwater) Slough
form the western boundary. Fourteenth Street/South Woodland Avenue form the northern
boundary.
Map Exhibit A shows the existing City boundary, the proposed annexation boundaries, existing
roads, existing zoning and existing sewer and water facilities. On September 23, 1996 the
Kalispell City Council passed Resolution 4294, a Resolution of Intent to Annex Greenacres and
South Woodland. This report is intended to address services which would be provided to this
annexation area or a smaller area within this area. This report is prepared as an addendum to
the City of Kalispell Extension of Services Plan.
1XVI—IXEM
The area being considered for annexation contains approximately 308 acres which is a mix of
residential, commercial and industrial uses. This area is on the urban fringe of Kalispell and
can be viewed as a transition area to the more rural, large tract residential and agricultural uses
to the east. The majority of the properties, approximately 65 to 70 percent, have been
developed residentially, primarily single-family residences with some multi -family, duplex and
townhouses in the area. Commercial land is located along Highway 93 and contains
approximately 20 percent of the area, with the remaining 15 percent or so designated as
industrial. Commercial / industrial zoning depth from the highway right-of-way is generally
300-400 feet with residential zoning in back of the commercial strip.
Extension of municipal sewer and water facilities without annexation has taken place in the area
over the years in response to residential and commercial growth in the area.
As stated in Resolution 4294, the resolution of intent to annex a portion of the South Woodland
/ Greenacres area, the annexation will be pursued under the provisions of Title 7, Chapter 2,
Part 43, Montana Code Annotated, Annexation of Contiguous Land. This Part outlines specific
procedures for annexation which includes, among other things, an extension of services plan
outlining the provisions for services to the area.
EXISTING SERVICES
Roads: Roads within the area proposed for annexation are a mix of those which are owned and
maintained by the State, County and those which are privately owned and maintained. County
roads with the exception of the roads south of Kelly Road in the Greenacres Unit Four
Subdivision are maintained by the County. Highway 93 is owned by the federal government,
but maintained by the state. Mallard Drive is a private roadway and is privately maintained.
Eagle Drive, South Woodland Drive and Condor Drive south of Kelly Road have received little
or no maintenance by the County.
Water Service: The neighborhood plan area is served by a combination of a community water
system, the City of Kalispell's water system and private wells. Greenacres Units One, Two,
Three and Four are all served by a privately owned and maintained community water system.
The community water system is served by three well sites; one located on the northwest corner
of Eagle Drive and South Woodland Drive, another located at the northeast corner of Green.
Acres Unit One and one located at the park on the southwest corner of Stag Lane.
The City of Kalispell provides water service to a number of users in the area. A one to two
inch water line runs down Eighth Avenue East which was put in place approximately 40 years
ago and provides service to approximately 20 residents in the area. The city also has a small
water line which runs along Woodland Drive and to the south, providing service to some
residents outside the city limits. A 12 inch water main runs south of Woodland Avenue along
South Woodland Drive, providing service to residents inside the city limits. City water service
has also been extended to serve Meadow Park Subdivision and Meadow Park Unit No. 2 with
a provision that the current and future property owners waive the right to protest annexation into
the city.
Sewer Service: Sewer service in the plan area is provided by a combination of on -site septic
systems and the City of Kalispell's sewer system. City sewer mains run along Kelly Road and
South Woodland Drive. City sewer also serves subdivisions to the north and south of Kelly
Road. The City of Kalispell extended sewer service to a portion of Greenacres Units Three and
all of Greenacres Unit Four in the early 1980's
2
under an Extension of Services Agreement with Mark III, the developer of the Greenacres
subdivisions. Additionally, the City has provided sewer services to Meadow Park Subdivision
and Meadow Park Unit No. 2 with a waiver to protest annexation.
Storm Drainage: There are no storm drains in the neighborhood plan area. Drainage plans for
the area were developed as part of the initial approval for the Greenacres West subdivisions and
subsequent Southgate subdivisions. Drainage was supposed to be provided by a series of
drainage ditches and culverts which ultimately would discharge into the slough after being
filtered with grasses and sand. Over the years, culverts have been filled or crushed and ditches
have been filled leaving the drainage system in poor shape.
Fire: The South Kalispell Fire District provides service to County residents by way of tanker
pumpers owned by the fire district. One of the greatest concerns the residents of the area have
about being annexed is losing service from the district as well as the impact the loss of tax
dollars would have on the fire district.
Police: The area is served by the Flathead County Sheriff's Office and have a mutual aid
agreement with the City of Kalispell for emergency back-up. Little or no routine patrolling from
the sheriff's office. Animal control services are also provided by the County, although this is
on a limited basis.
Schools: School District #5, Kalispell, provides educational service to the South Woodland /
Greenacres Neighborhood. Elrod Elementary school serves most of the area. Some children
attend Cornelius Hedges Elementary but these boundaries are not dictated by local jurisdictional
boundaries. The school district offers optional bus service for a fee because this area is within
their three mile bussing limit. These schools are at capacity.
Parks and Recreation: There is a County park located at the west end of Haven Court in
Greenacres Unit Two. The County park is actually comprised of two lots, one park in Unit Two
which contains approximately 1.54 acres and the other park in Unit One which contains 1.41
acres. The County park currently lacks any substantial amenities and warrants some
improvements.
Solid Waste: Solid waste pick-up and disposal services are provided by a private hauler or by
owner hauler to the County landfill or County greenboxes.
3
Roads: Roads within the area proposed for annexation are currently a mix of those which are
owned and maintained by the State, County and those which are privately owned and
maintained. The County would continue to maintain Willow Glen Drive and the State would
continue to maintain Highway 93.
Other roads in the proposed annexed area would be taken over and maintained by the City of
Kalispell. In general, the streets built within the proposed annexation area prior to 1990 were
not constructed to current City or County standards, with the greatest deficiency existing in the
lack of adequate subbase material resulting in many of the roadway being prone to excessive
frost heaving. Numerous utility cuts in the area have exacerbated the problems and have
resulted in marginal driving surfaces in several areas, particularly along Kelly Road. Streets
constructed after 1990, primarily those in Meadow Park Subdivision and Meadow Park Unit No.
2, were built to a City standards and are expected to have a much longer service life than others.
South Woodland Drive and Kelly Road, which function as area collector streets, are relatively
narrow for the increasing traffic demands and should be considered for full reconstruction and
widening. Streets within the annexation area should be included in the City's short-term overlay
plans, with a goal to overlay all streets within five years. South Woodland Drive and Kelly
Road should be scheduled for reconstruction within the next ten years, with the actual schedule
dependent upon growth in the South Woodland / Greenacres area and other city-wide demands.
In all cases, streets which do not have curbs and gutters should continue as such. Curbs and
gutters would concentrate storm water, increasing the rate of delivery and the total volume of
runoff to the slough south of Kelly Road. A system of open ditches would reduce the peak flow
into the slough and provide beneficial filtration through grassy swales and ditches.
General maintenance of the streets within the annexation area would be immediately taken over
by the City which would include pothole repair, snow removal and street cleaning.
In addition to the general maintenance and upgrades anticipated to be provided by the City of
Kalispell, the Montana Department of Transportation plan to reconstruct Highway 93. The City
will continue its work with the State to facilitate the most practical and safe intersection with
Kelly Road and Highway 93, and pursue the possibility of placing a signalized intersection at
this corner.
A four way stop will be created at the intersection of South Woodland Drive and Kelly Road,
and routine patrolling of this area will be provided to encourage compliance with the speed limits
and traffic stops.
Water Service: The neighborhood plan area is currently served by a combination of a
community water system, the City of Kalispell's water system and private wells. Areas
proposed to be annexed along Woodland Avenue and the area between Dry Bridge Park and the
n
current City limits are presently served by the Kalispell water system. Water mains in
Woodland Avenue and 8th Avenue East would be upgraded over the next five years to increase
line capacity, provide adequate fire flows and eliminate leaking pipes. Those improvements
would be made by the City of Kalispell Public Works Department as part of their continuing
program of system improvements.
Based upon the current understanding of the Greenacres community water system, the existing
network of six inch water mains is in reasonable condition and generally sufficient to provide
fire flows to the area if connected to a more substantial water supply source generating greater
pressure within the lines. There are three wells providing water to the community systems
which produce a relatively low rate of flow and would not be able to be integrated as a useful
component of the Kalispell water system.
Efforts would be made to incorporate the Greenacres community water system into the Kalispell
water system upon annexation. This could be accomplished in the summer of 1997 with a series
of interconnections along South Woodland Drive. These connections have been anticipated in
the design for the City water main extension which will commence in the South Woodland Drive
in October 1996.
Fire hydrants would also be installed in key locations, as determined by the Kalispell Fire Chief.
The Public Works Department can foresee as many as ten fire hydrants installed during the
summer of 1997. These improvements would be made by the Kalispell Public Works
Department as part of their continuing program of system improvements. It is estimated that
approximately ten hydrants would be required to be installed to provide adequate fire protection
for the area.
One or two of the existing three private wells could be utilized for irrigation purposes,
depending upon the desires of the homeowners association and plans for the development and
maintenance of the parks in the area. If the wells are not utilized for irrigation purposes, they
should be properly abandoned. The cost of the abandonment of the wells would be barn by the
private water system.
It is anticipated that the private well located at the homeowner's park would be used for
irrigation of the parks and homes within the Greenacres subdivisions.
It is anticipated that new water mains will be extended from time to time for new subdivisions
and to replace individual failing wells. In these cases, the cost of engineering and construction
for water main extension will be borne by the developer or property owner.
Sewer: Many of the residents which the proposed annexation area dispose of sewage through
on -site septic systems. In is anticipated that sanitary sewer service will be extended in small,
incremental phases in response to the needs and demands of new subdivisions and failing septic
systems in the area. The cost of engineering and construction for sewer main extension would
be assumed by the developer or property owner.
5
Although many of the septic systems in the area will continue to contribute to poor water quality
in the slough and some high groundwater problems, the expense of sewer extension and
connection fees will force many homeowners to utilize their existing on -site disposal systems for
as long as possible. Given the impacts to local water quality, the City should consider some
program of incentives to encourage early connection to the sanitary sewer system, such as
reduced connection fees or subsidies for sewer main construction.
The sewer lift station serving the Greenacres area will be upgraded by the Kalispell Public
Works Department as part of their continuing program of system improvement during the
summer of 1997.
Storm Sewer: There are no storm drains in the neighborhood area. Drainage plans for the area
were developed as part of the initial approval for the Greenacres West subdivisions and
subsequent Southgate subdivisions primarily through ditching and swales which would ultimately
discharge into the slough after being filtered with grasses and sand. Over the years, culverts
have been filled or crushed and ditches have been filled leaving the drainage system in poor
shape.
Recommended drainage improvements would be through re-establishing swales and ditches as
well as other surface drainage and improvements outlined in the South Woodland / Greenacres
Facilities Plan which would ultimately discharge the water into the slough. Improvements would
be made within three years and financed by bonds or State funding programs to be repaid with
storm sewer assessment funds. If the project was to be phased, improvements to provide
discharge from the slough would be made during the first phase.
If possible, another alternative would be to construct a detention area on the east side of Willow
Glen when the area is developed into residential lots.
Water quality testing in the area of the slough could be undertaken by the homeowners in the
area for the purposes of identifying the water quality in different areas of the slough. The City
could provide technical assistance and coordination in setting up a monitoring program.
Fire: The South Kalispell Fire District provides service to County residents by way of tanker
pumpers owned by the fire district. One of the greatest concerns the residents of the area have
about being annexed is the loss of service by the district and the impact that the reduced
revenues the district would receive would have on the district itself. Attempts to reduce the
financial impacts the annexation would have on the rural fire district might include a repayment
of tax revenues or the contract of services.
Police: Municipal police protection is needed to adequately serve continuing commercial
development and residential development in the area. With annexation, the area would be served
by the Kalispell Police Department and routine patrolling would be provided. The Police Chief
commented that the area could be adequately served at this time with existing staffing and
facilities.
C01
Schools: School District #5, Kalispell, provides educational service to the South Woodland /
Greenacres Neighborhood. Elrod Elementary school serves most of the area. Some children
attend Cornelius Hedges Elementary but these boundaries are not dictated by local jurisdictional
boundaries. The school district offers optional bus service for a fee because this area is within
their three mile bussing limit. These schools are at capacity.
Parks and Recreation: There is a County park located at the west end of Haven Court in
Greenacres Unit Two. The County park is actually comprised of two lots, one park in Unit Two
which contains approximately 1.54 acres and the other park in Unit One which contains 1.01
acres for a total park area of 2.55 acres. The County park currently lacks any substantial
amenities and warrants some improvements. Once annexed, the City would be willing to take
over the ownership and maintenance of this park, and upgrading the park by providing
amenities, equipment and irrigation. The City Parks and Recreation Department would also like
to encourage the neighborhood to participate in the development of the park through a
neighborhood committee or some other informal means of gaining consensus.
There is also a homeowners park on the southwest corner of Stag Lane which is approximately
1.209 acres that also houses a well site. The Greenacres Homeowners Association is willing to
deed over that community park to the City, and the City Parks and Recreation Department is
willing to take over the maintenance of the park.
The City Parks and Recreation Department can also provide the area with the pick-up and
chipping of downed tree limbs after wind storms and lawn debris at various times of the year.
Solid Waste: With annexation, solid waste removal services in the area will continue to be
provided by a contract hauler. The City can not provide solid waste removal services to an
annexed area until at least five years following annexation if licensed contractor services are
available, as required by 7-2-4736 M.C.A. Solid waste will continue to be transported to the
County landfill. In 1994, the life expectancy of the landfill was estimated at 7-8 years within
the footprint of the existing facility and an additional 15-17 years within a proposed 26-acre
expansion area.
FINANCING STRATEGIES
The Kalispell Extension of Services Plan sets forth various policies for financing extension of
services. Construction of new streets, sewer, water, and drainage facilities is the responsibility
of the developer or property owner. This is typically accomplished by an SID or construction
by developers.
Operating and maintenance costs for streets, sewer, water, police, fire protection, parks,
building and zoning, and other municipal functions is financed by a combination of user fees and
taxation. Funding for expansion of the waste water treatment facility would also be provided
by plant investment fees charged for new sewer hook-ups.
7
Prepared by:
Flathead Regional Development Office
723 Fifth Avenue East, Room 414
Kalispell, MT 59901
(406)758-5980
10/1/96
I. Exhibit A - Neighborhood Plan Boundaries
II. Exhibit B - Existing Zoning
III. Exhibit C - Existing Water and Sewer Facilities
SOUTH WOODLA]�D/ GREENACRES NEIGHBORHOOD PLAN
_
�
TABLE OF CONTENTS
Page
H. Neighborhood History ,...,...................,......,...,.,...,2
Neiahborhood Setting
III. —..—........----...—..—.-2
IV. Land Use ................................................................. 3
VI. Issues .................................................................... 12
Goal1................................................................... 15
Goal2................................................................... 16
Goal3................................................................... l6
Goal4................................................................... i8
Goal5................................................................... l8
TX. Adoption and Implementation -...---...—.......-...l9
The South Woodland / Greenacres neighborhood is located in the southeast area of
Kalispell. This neighborhood plan area is generally bounded on the east by Willow Glen
Drive, but includes an approximately 30 acre parcel east of Willow Glen Drive which
is planned for an urban density residential development. Lower Valley Road forms the
southern boundary of the neighborhood, Highway 93 to Kelly Road and the (Stillwater)
Slough form the wester-1 boundary. Fourteenth Street/South Woodland Avenue form the
northern boundary. Major roadways within the plan area are Kelly Road, South
Woodland Drive as well as Willow Glen Drive and Highway 93. Approximately 430
acres lie within in the neighborhood plan area.
Uses within the neighborhood plan area are a mix of residential, commercial and light
industrial uses. Most of the commercial uses are located along Highway 93, with some
light industrial uses along Kelly Road. Residential development has taken place between
Highway 93 and Willow Glen Drive. The majority of the plan area has been developed
and is residential.
Both Flathead County and the City of Kalispell have recognized the need for a
neighborhood plan for this area. The Flathead Regional Development Office provides
planning assistance to both the City and the County; and a neighborhood plan for this
area has been on the office work program for at least two years. Development pressures
in this area have continued through the years, placing increasing demands on the natural
and built environment.
The Flathead Regional Development Office has mailed a survey to approximately 423
property owners in the plan area and has undertaken a series of neighborhood meetings
which have been held at the Alpine Auction on Kelly Road. The purpose of the survey
and the neighborhood meetings is to gather information and to involve the community
in identifying important issues in the neighborhood which will be used to develop a
neighborhood plan which reflects the goals and desires of the community.
The neighborhood plan attempts to define the issues and infrastructure in the
neighborhood, and then to develop goals and policies for providing the recommended
improvements.
South Woodland / Greenacres Neighborhood Plan - Draft of 10/1/96
Page 1
11. Neighborhood Setting:
The South Woodland / Greenacres Neighborhood lies within the jurisdiction of the
Kalispell City County Master Plan. Approximately 54 acres of the neighborhood plan
area lies within the city limits; the remaining portion is located in the county. The
Kalispell City -County Master Plan does not specifically address issues in the
neighborhood area. Land development in the area is guided by city and county zoning
regulations which have been in effect in this area since 1960's and 1970's. Land near
Highway 93 has been zoned for business and light industrial uses; land between the
highway and Willow Glen Drive has been generally zoned for residential development.
The South Woodland / Greenacres area is located in close proximity to the city of
Kalispell with a portion of the neighborhood plan area extending into the southeast corner
of the city. The neighborhood is ideally located for easy access to Kalispell, good
schools and urban services while still retaining a rural character. The neighborhood has
mountain views to the east and west, large residential lots with expansive yards and
lawns, rural streets and community parks. There are several well -maintained mobile
home parks in the area; two north of Kelly Road along South Woodland Drive and two
or three south of Kelly Road off of Willow Glen Drive.
A distinguishing feature of the area is an old oxbow slough, a remanent of the Stillwater
River, which is approximately one mile long and winds its way through the heart of the
neighborhood. The old oxbow river meander now exists as a permanent slough and is
classified as a wetland area which provides a rich nesting and breeding habitat for
waterfowl and other birds. Over the years the slough has been greatly abused, and the
function and value of the slough has been a subject of intense controversy and debate
since this area first started experiencing real growth. The debate continues to date.
III. Neighborhood History:
Prior to the real development of this area in the 1960's and 1970's, most of the land was
used agriculturally for dry land crops such as alfalfa and barley. Some limited grazing
of livestock was also a common practice. The earliest subdivision was Greenacres
Original, Blocks One and Two, which was platted in 1909. Subsequent to that other
subdivisions were platted. Greenacres Northwest was platted in 1940, Knolls Addition
in 1946, Twin Road Acres in 1948, LeDuc Addition in 1968, French Subdivision in
1974.
South woodland / Greenacres Neighborhood Plan - Draft of 14/1/96
Page 2
More intensive development of the area occurred under Mark III Corporation, a group
of local developers. Greenacres West was born and with it a host of problems associated
with high groundwater and water quality in the slough. Mark III developers platted
Greenacres Unit One in December of 1976, Greenacres Unit Two in September of 1977,
Greenacres Unit Three in October of 1978, Greendale Subdivision in July 1978 and
Green Acres Unit Four in July 1981. A community water system was installed by the
developer to serve the Greenacres subdivisions. This community water system has been
maintained and operated by the homeowners association, and continues to provide good
service to the residents in the area. Community sewer would not be extended to the area
until the late 1970's.
Greenacres Units One and Two were developing when property owners began
experiencing high groundwater problems in the area of Unit Two. When Greenacres
Unit Three was proposed a short time later, the Flathead City -County Health Department
recommended that the State Department of Health and Environmental Sciences deny the
proposed subdivision which was to be served by on -site septic systems. Non -permeable
soils and high groundwater problems in the area were cited as the reasons for
recommending that the subdivision be denied.
In spite of some basic evidence of potential groundwater problems and soil permeability
problems in Greenacres Unit Three, the subdivision was approved by the State in 1978.
By 1982, the State Department of Health and Environmental Sciences was issuing a
partial revocation of the Certificate of Subdivision Approval because of high groundwater
problems in the area and problems with saturated septic systems. The State revoked their
approval of 22 undeveloped lots in the Greenacres Unit Three subdivision. During that
same period of time, a lawsuit was filed against the developer by a group of homeowners
in the area. This lawsuit was eventually settled out of court in 1987 with the property
owners each receiving a moderate settlement.
In order to develop the remaining lots in Greenacres Unit Three, the developer negotiated
an agreement with the city of Kalispell which allowed them to construct a private sewer
system which connected to the city of Kalispell's sewer system. Effluent would be
pumped to the City's sewer plant for treatment then discharged into Ashley Creek.
Subsequent subdivisions in the area were all required to be placed on community sewer
which have included Greenacres Unit Four, Southgate Unit No. 1, Southgate Villas, all
done by Mark III developers. In 1991, Mark III defaulted on payments to the City for
sewer treatment and the City ultimately took over the operations and maintenance of the
Greenacres sewer system. Meadow Park Subdivision and Meadow Park Unit No. 2 are
more recently developed subdivisions and are connected to City water and sewer.
Problems with rising water in the slough began as the area continued to develop. The
level of the water in the slough was rising at an alarming rate and the water quality was
deteriorating as new homes with on -site septic systems entered the area. Additionally,
over the years the slough was used as a dumping ground for a variety of debris,
South Woodland / Greenacres Neighborhood Plan - Draft of 10/1/96
Page 3
including old tires, construction debris, concrete and asphalt, among other things. In
seeking ways to develop around the slough, proposals have been made to fill the slough,
drain the slough, divert the slough and use it as a landfill.
Greater awareness among the community has led to the realization that the slough is not
an enemy to be conquered, but rather a valuable community asset and amenity which
needs to be protected. Of great concern to the community is the recent creation of a
subdivision in the area of the slough, Meadow Park Unit No. 2, required the creation of
two crossings in the slough which were approved by the Army Corps of Engineers under
a nationwide permit. The nationwide permit program does not require close review of
proposals with generally minor impacts, and when issued does not require wetland
mitigation. The Army Corps of Engineers is currently reviewing the work which has
been done in the slough and is evaluating whether the work complies with the permit
which was issued. Non-compliance may require wetland mitigation.
Commercial development in the area has been somewhat slow, but steady. Small
businesses exist along Highway 93 which include a local tavern and restaurant which has
been part of the neighborhood for more than 30 years, professional offices, retail sales
along with some warehousing and distribution activities and other light industrial
businesses. Swartzenberger's wrecking yard, which is located along Highway 93 to the
south, has been part of the commercial neighborhood for over 30 years. Many of the
businesses have not paved their parking lots which contributes to air quality problems in
the Kalispell area. There are some large commercial and industrial sites which have not
yet been developed.
IV. Land Use:
The neighborhood has a broad mix of commercial land uses which includes the local
National Forest Service Office, professional offices, a foundry, bulk distribution and
sales, an auction barn, boat sales, a wrecking yard, automobile sales and repair and other
types of commercial / industrial businesses. Approximately 76 acres of land zoned for
commercial and industrial uses are in the plan area, all located in the western portion of
the neighborhood plan area, generally to the east along Highway 93, of that
approximately 25 acres remains undeveloped.
Most of the residential areas in the neighborhood are zoned for single-family homes, and
the area has developed accordingly under Greenacres West, Greendale and other
subdivisions. Generally, the residential lots are suburban size lots with a density of
approximately one to three dwellings units per acre. Some of the property within the
plan area is zoned for duplex development which allows for the creation of smaller lots.
South Woodland / Greenacres Neighborhood Plan - Draft of 10/1/96
Page 4
These lots have also been developed with single-family homes. From the survey results
and meetings with the community, it appears that the neighborhood would like to limit
the residential development to single-family homes.
There are two mobile home parks north of Haven Drive which contain a total of
approximately 74 units. There are also two mobile home parks south of Twin Acres
Drive which contain a total of approximately 45 units. These parks were developed
during the early stages of development in the area and operate as a grandfathered use.
All of the mobile home parks currently use on -site sewage disposal systems which would
not be approved under current State and County Health Department regulations.
Two new subdivisions are being developed in the area. A subdivision known as
Woodland Court which lies on the east side of South Woodland Drive, north of Haven
Drive approximately 1,000 feet, at the southern limits of the city boundaries in that area.
Twenty two lots will be sold to qualifying working people and families through the
Glacier Affordable Housing Program. Meadow Park Unit No. 2 which is a 23 lot
subdivision south of Kelly Road is also currently being developed with single family
homes.
There are some undeveloped properties within the neighborhood plan area. The largest
portion of undeveloped commercially zoned property lies at the southern tip of the
neighborhood plan area which contains approximately 11 acres, and has been zoned B-2,
General Commercial. Several acres of industrially zoned property along Kelly Road and
Highway 93 remain undeveloped. There are approximately 30 acres east of Willow Glen
Drive which has been included in the plan area which are proposed for residential
development. This property is zoned R-3, a single-family residential district with a
10,000 square foot minimum lot size requirement. Compact development of this type
would be required to be served by city water and sewer.
V. Public Facilities and Infrastructure:
The South Woodland / Greenacres Neighborhood is served by both the city of Kalispell
and Flathead County. Approximately 54 acres of the plan area is in the city. County
residents have consistently expressed concerns about annexation into the city of Kalispell
and the resulting increase in taxes or special improvement districts assessments.
Potential annexation has been an issue in this area since the City of Kalispell began
extending city water and sewer service to the unincorporated areas in the early 1980's
for Greenacres Units Three and Four. In order to receive those services, the City has
required a waiver to protest annexation. Many lots in the area now receive either city
water or sewer or both, and annexation appears more imminent.
South Woodland / Greenacres Neighborhood Plan - Draft of 10/1/96
Page 5
A South Woodland Facilities Plan was prepared by the firm of Thomas, Dean and
Hoskins in 1994 with Community Development Block Grant monies to assess the water,
sewer and drainage in the area. Three alternatives have been developed for each of these
facilities, but no formal adoption of the plan or specific alternative has taken place.
Roads: Roads within the neighborhood plan area are a mix of those which are owned
and maintained by the State, County, City, and those which are privately owned and
maintained. Those roads in the plan area and their status are listed alphabetically and
are as follows:
Roadway
Status_
Length
Bison Drive
County
1,520 feet
Condor
Private
420 feet
Eagle Drive
County
1,215 feet
Eighth Avenue East
County
1,600 feet
Fifth Avenue East
City
750 feet
Greendale Court
City
250 feet
Haven Court
County
130 feet
Haven Drive
County
1,310 feet
Highway 93
Federal/State
7,500 feet
Kelly Road
County
3,125 feet
Lehi Lane
City
500 feet
Mallard Drive
Private
680 feet
Russell Drive
Private
1,650 feet
South Woodland Drive
City and County
2,505 feet
Stag Lane
County
2,625 feet
Twin Acres Road
County
1,720 feet
Willow Glen Drive
County
8,500 feet
Woodland Avenue
city
2,125 feet
Highway 93 is a federal highway maintained by the State of Montana. There are plans
for the redesign and reconstruction of Highway 93 in the neighborhood plan area as part
of the U.S. 93 Somers to Whitefish Reconstruction Project. The project segment known
as the "Ashley Creek to Kalispell" segment is in the neighborhood plan area which is
approximately 2.9 miles. Preliminary design on the roadway reconstruction has started.
The project as tentatively proposed is to widen the roadway from the current three lanes
to five lanes. A contract date has been set for Spring of 1999. The environmental
assessment has been completed and the construction design is approximately 35 percent
complete. Right-of-way acquisition has not begun.
South Woodland / Greenacres Neighborhood Plan - Draft of 10/l/96
Page 6
Willow Glen Drive runs along the eastern boundary of the neighborhood plan area.
Willow Glen Drive is a County owned and maintained roadway, and is a minor arterial
for the Kalispell area. This road provides a /link from south Kalispell to the Evergreen
area. Residents along Willow Glen Drive have expressed concern about the high speeds
along Willow Glen Drive. Additionally, extremely poor sight visibility exists at the
intersection of Woodland Avenue and Willow Glen Drive.
There has been considerable discussion about potential improvements to Willow Glen
Drive which currently experiences traffic volumes estimated to be in excess of 4,000
vehicle trips per day. The 1993 Kalispell Area Transportation Plan recommends that
Willow Glen Drive be upgraded. Willow Glen Drive from Lower Valley Road to
Conrad Drive is listed as third in the list of "first priority projects" for the Kalispell area.
This plan recommends that Willow Glen be widened from Lower Valley Road to Conrad
Drive which would include paved shoulders, improved sight distance and left turn lanes
at Woodland Avenue and Conrad Drive.
A major priority of the Kalispell Area Transportation Plan is to extend Conrad Drive
north to the intersection of U. S. 2 and Montana Highway 35. This extension would then
create a direct link between south U.S. 93 and U.S. 2 and Highway 35. While this link
will greatly improve traffic circulation throughout the community if complete, there is
the concern that Willow Glen is now substandard and future traffic generation will have
severe negative impacts on the neighborhood.
Kelly Road is classified as a collector for the Kalispell area and experiences intense use.
Kelly Road is the primary link between Highway 93 and Willow Glen Drive. Because
of this connection, heavy trucks as well as residential traffic use this roadway. Highway
93 is at the western most end of Kelly Road. Kelly Road has several problems because
of the heavy use. Access from Kelly Road onto Highway 93 is poor because of the fast
moving traffic in both directions.
The Highway 93 upgrade will greatly improve north bound access onto Highway 93
because of the additional lanes. However, southbound turning traffic onto Highway 93
will be further restricted because of multiple lane crossings. Consideration should be
given to the feasibility of placing a traffic light at this intersection which will continue
to experience additional traffic. Additionally, Kelly Road has several low spots which
create problems with water ponding on the roadway. Particularly bad areas exist in front
of Billmayer Drilling and at the end of South Woodland Drive.
The type and speed of traffic along Kelly Road creates safety problems for residents in
the area. With the potential subdivision development east of Willow Glen Drive, Kelly
Road will continue to experience more intensive use because it provides a main link to
Kalispell from Willow Glen Drive. Kelly Road has not been listed as a priority project
for upgrading in the 1993 Transportation Plan, but consideration should be given to
giving this roadway a higher priority status. Kelly Road should be reconstructed to a
South woodland / Greenacres Neighborhood Plan - Draft of 10/1/96
Page 7
standard which is able to accommodate existing and future traffic volumes.
Twin Acres Drive also provides a link between Willow Glen Drive and Highway 93, but
is not as heavily used as Kelly Road primarily because there are fewer businesses and
residents located along Twin Acres Drive as well as the fact that Twin Acres Drive is
simply not as conveniently located.
Flathead County provides maintenance for all of the County roads with the exception of
the roads south of Kelly Road in the Greenacres Unit Four Subdivision. Because these
roads were not built to an acceptable standard, the County has not assumed maintenance
of them although the roads have been dedicated as County roads. Mallard Drive is a
private roadway and is privately maintained. Eagle Drive, South Woodland Drive and
Condor Drive south of Kelly Road have received little or no maintenance by the County.
Residents have become frustrated with the lack of maintenance of those roads. Recent
construction in the subdivision to the south of Greenacres Unit Four has placed severe
burdens on these roadways because of heavy trucks traveling on them in the spring. The
Kalispell Public Works Department Roads provides maintenance on the roads located
within the city limits.
Some of the roads in the plan area warrant upgrading. Some obvious roadways include
Kelly Road, South Woodland Drive and Willow Glen Drive. Some of the local roads
which appear to be in poor shape include portions of Bison Drive, Stage Lane, Eagle
Drive north and south of Kelly Road and Condor Lane.
Sewer Service: Sewer service in the plan area is provided by a combination of on -site
septic systems and the City of Kalispell's sewer system. City sewer mains run along
Kelly Road and South Woodland Drive. City sewer also serves subdivisions to the north
and south of Kelly Road. The City of Kalispell extended sewer service to a portion of
Greenacres Units Three and all of Greenacres Unit Four in the early 1980's under an
Extension of Services Agreement with Mark III, the developer of the Greenacres
subdivisions.
In 1982, because of high groundwater in the area which resulted in on -site septic system
problems, the State Department of Health and Environmental Sciences issued a partial
revocation of the Certificate of Subdivision Approval for Greenacres Unit Three. This
partial revocation required that the remaining 22 undeveloped lots within the subdivision
be placed on community sewer in order to be sold and developed.
In 1991, the city obtained the Greenacres sewer system which served a portion of
Greenacres Unit Three and all of Greenacres Unit Four because of a default on payments
by the developer, and has assumed the operation and maintenance of the system. The
city also has provided water and sewer service to Meadow Park Subdivision and Meadow
Park Unit No 2 with a provision that the subdivider waive the right to protest annexation
into the City of Kalispell. Because the City of Kalispell has provided sewer and / or
South woodland / Greenacres Neighborhood Plan - Draft of 10/1/96
Page 8
water service to some of these areas, annexation of a portion or all of these areas to the
city of Kalispell has been an issue for many years.
Most properties in the area are served by on -site septic systems. On -site septic systems
have contributed to the surface drainage problems in the area, high groundwater
problems and increased water levels in the slough. Septic systems in the Greenacres Unit
Three area and to the septic systems in the area to the north continue to experience high
groundwater problems during the spring and early summer. In the spring and summer
of 1996 eight residences along Haven Drive and Willow Glen Drive experienced failing
septic systems. The City of Kalispell has been working with the property owners to
extend city sewer to serve the Iots with the failed septic systems.
The mobile home parks to the north have experienced some septic problems. Work is
being done by the property owner to plan for the future extension of sewer to serve these
units. A sewer main lies along South Woodland Drive to serve the units. However, the
property owner is not required by the State or County Health Departments to connect to
public sewer until septic systems fail. Several businesses along Kelly Road, although
outside of the city limits, have also received city sewer service and it is available for new
development along Kelly Road.
A sewer facility plan to extend sewer to areas which are currently experiencing high
groundwater problems is warranted. Sewering of problem areas would likely reduce if
not eliminate problems with high groundwater, water quality in the slough and the water
levels in the slough. However, the property owners in the area do not want to bear the
expense of extending sewer service, and would like to see the improvements done with
grant monies.
Water Service: The neighborhood plan area is served by a combination of a community
water system, the City of Kalispell's water system and private wells. Greenacres Units
One, Two, Three and Four are all served by a privately owned and maintained
community water system. The community water system is served by three well sites;
one located on the northwest corner of Eagle Drive and South Woodland Drive, another
located at the northeast corner of Green Acres Unit One and one located at the park on
the southwest corner of Stag Lane. It is reported that property owners experience low
water pressure at times, however, the residents are generally satisfied with the system
and take great pride in its ownership, operation and maintenance.
The City of Kalispell provides water service to a number of users in the area. A one to
two inch water line runs down Eight Avenue East which was put in place approximately
40 years ago and provides service to approximately 20 residents in the area. The city
also has a small water line which runs along Woodland Drive and to the south, providing
water service to some residents outside the city limits. Because of the size of the these
lines, they are not able to provide for adequate fire flows.
South Woodland / Greenacres Neighborhood Plan - Draft of 10/1196
Page 9
A 12 inch water main runs south of Woodland Avenue along South Woodland Drive,
providing service to residents inside the city limits. The city has plans to extend a main
from Kelly Road to the existing main on South Woodland Drive, completing a loop. city
water service has also been extended to serve Meadow Park Subdivision and Meadow
Park Unit No. 2 with a provision that the current and future property owners waive the
right to protest annexation into the city.
Upgrades to the City's water service in the area are currently underway. There are plans
to connect the existing 12 inch water main at the north end of South Woodland Drive to
the water main running along Kelly Road. This would provide a full loop in the water
system in the area. Some upgrading of community water system may also be warranted,
but there are questions regarding to what extend and how the upgrades would be
financed.
Storm. Sewer: There are no storm drains in the neighborhood plan area. Drainage plans
for the area were developed as part of the initial approval for the Greenacres West
subdivisions and subsequent Southgate subdivisions. Drainage was supposed to be
provided by a series of drainage ditches and culverts which ultimately would discharge
into the slough after being filtered with grasses and sand. Over the years, culverts have
been filled or crushed and ditches have been filled leaving the drainage system in poor
shape.
Surface drainage is an urgent need in the area particularly along Kelly Road and for
properties in the Greenacres Unit Three area. There has been discussion and evaluation
of possible alternatives to address drainage in the area. The most promising low cost
alternative appears to be to provide a series of culverts and drainage ditches which would
provide for treatment of storm water runoff with grasses, gravel and sand which would
be either absorbed into the ground or would be discharged directly into the slough after
treatment.
Other alternatives to addressing drainage problems in the area have also been considered
which include filling or draining the slough. The merits of these proposals are
questionable, and the property owners are adamantly opposed to any more filling in the
slough. The property owners are also opposed to draining the slough which they
appropriately view as a resource which provides a rich habitat for wildlife and as a
natural amenity in the area. Biological treatment of the water in the slough with grasses
an other specialized plant life is a preferred alternative which provides a less drastic and
more predictable outcome. The ultimate solution to addressing drainage, groundwater
problems and water quality in the area appears to the sewering of areas north of Kelly
Road.
Fire: The South Kalispell Fire District provides service to County residents and the
Kalispell Fire Department serves the city. Residents of the neighborhood plan area have
expressed great satisfaction with service they have received from the South Kalispell Fire
South Woodland / Greenacres Neighborhood Plan - Draft of 1011196
Page 10
District. This district and its volunteers are a source of community pride and ownership.
One of the greatest concerns the residents of the area have about being annexed is the
loss of service by the district and the impact that the reduced revenues the district would
receive would have on the district itself.
The Greenacres community water system does not have adequate pressure to
accommodate flows for fire hydrants. The community relies on the district's use of a
tanker pumper. There has been some discussion between the owners of the community
water system and the City of Kalispell regarding upgrades to the system to provide for
adequate fire flows. In order to accomplish this, it would appear that the Greenacres
community water system would have to been integrated into the City of Kalispell's
system. Forming a full loop in the area would provide adequate pressure for the
Greenacres community as well as increasing the efficiency of the Kalispell's capacity for
fire flows. It appears that the abandonment of the community well sites would be
required if the community water system were connect with the City of Kalispell's water
system.
Police: Most of the neighborhood plan area is served by the Flathead County Sheriff's
Office except those areas lying within the city limits. Through a mutual aid agreement,
the city does provide emergency response to areas within the greater Kalispell area.
Under present conditions, County roads within the neighborhood receive little or no
routine patrolling from the sheriff's office. Animal control services are also provided
by the County, although this is on a limited basis. The public opinion survey indicates
that people in the neighborhood are concerned about too many loose dogs running free
in the neighborhood. More patrolling by animal control appears warranted as well as the
pet owners assuming more responsibility for confining their dogs.
Schools: School District #5, Kalispell, provides educational service to the South
Woodland / Greenacres Neighborhood. Elrod Elementary school serves most of the
area. Some children attend Cornelius Hedges Elementary but these boundaries are not
dictated by local jurisdictional boundaries. The school district offers optional bus service
for a fee because this area is within their three mile bussing limit. These schools are at
capacity.
Parks and Recreation: There are two parks in the plan area. One is a private
homeowners park which is maintained by the Greenacres Homeowners Association. This
park is located on the southwest comer of Stag Lane in Greenacres Unit Three which
contains 1.209 acres and also serves as a well site for the community water system. The
other park is owned by the County and is located at the west end of Haven Court in
Greenacres Unit Two. The County park is actually comprised of two lots, one park in
Unit Two which contains approximately 1.54 acres and the other park in Unit One which
contains 1.01 acres. Should the area containing these parks be annexed into the city, the
city would assume ownership and maintenance of the County park. The community park
would be retained by the homeowners association. The County park currently lacks any
South Woodland / Greenacres Neighborhood Plan - Draft of 10/1/96
Page 11
substantial amenities and warrants some improvements.
Solid Waste: The City of Kalispell provides solid waste pick-up service for those
properties inside the city limits. Additionally, the City Parks and Recreation Department
provides routine pick-up of downed tree branches after windstorms, leave removal during
the fall and at other times of the year.
Properties located in the county rely on a private solid waste hauler or the garbage can
be removed by the owner hauling it to the landfill or greenboxes in the county.
Other services: County residents living close to the city receive the benefits provided
by the city such as convenient access to parks, pool, and maintenance of the county
library. As new subdivisions develop in the planning area and the city provides services,
it is likely that the City will initiate annexation of those area to help cover the costs of
those services.
VI. Issues:
As part of the neighborhood plan process, five public meetings were held to help identify
issues. Additionally, a public opinion survey was mailed to property owners within the
plan area. Approximately 30 percent of the surveys were returned to the Flathead
Regional Development Office which were used to identify neighborhood concerns.
Through these avenues, the neighborhood identified issues are important to them and they
were ranked in a general order of importance. A highlight of the most important issues
in each group is listed below:
Likes/Positive Aspects
s County taxes are lower relative to higher city taxes and associated services.
• Rural character of the area with large lots, gardens, trees.
• Ownership of community water system and good water quality.
® Slough and wildlife habitat it provides.
® Safe place for children.
• Being part of the South Kalispell Fire District.
Dislikes/Negative Aspects
® Surface drainage and high ground water which effect the water quality and level
of the slough as well as septic systems in the area.
® Annexation pressure and resulting higher taxes.
® Traffic problems in the area particularly high speeds along Kelly Road, South
Woodland Drive and Willow Glen Drive.
• Lack of accountability for developers and government agencies.
® Continued filling of the slough.
South Woodland / Greenacres Neighborhood Plan - Draft of 1011/96
Page 12
Want/Expectations
• Plans to correct drainage problems and improve water quality in the slough.
• Improve traffic safety in the area.
• Upgrade Kelly Road, South Woodland Drive and Willow Glen Drive to an
acceptable standard for the service they provide.
s Limit the use of Kelly Road by heavy trucks and through traffic.
Good communication between the local government and residents.
See opinion survey summary at the end of the plan document. Some issues which were
cited by a significant number of respondents at the neighborhood meetings and through
the survey were:
0 Dangerous access onto Highway 93 from Kelly Road.
0 Poor and damaged intersection at Kelly Road and South Woodland Drive.
Lack of County maintenance on roads in the area.
® Ponding water near Culligan on Kelly Road and at Kelly Road and South
Woodland Drive.
0 Lack of signage to slow for pedestrians and children.
Residents do not want any more filling of the slough.
® Require developer(s) of future subdivisions which impact the slough to provide
wetland mitigation
When the property to the east of Willow Glen Drive is developed, require the
developer to provide a park in lieu of cash.
Traffic congestion at the corner of Twin Acres Road and Willow Glen during
morning and afternoon school hours.
0 Concern about urban density lots to the south of Kelly Road.
A majority of the property owners in the plan area are most concerned about the increased cost
South Woodland / Greenacres Neighborhood Plan - Draft of 10/1196
Page 13
of property taxes or costs associated with special improvement districts if they are annexed into
the city. The majority of property owners are also concerned about the water quality in the
slough, high groundwater problems and failing septic systems. Although many property owners
acknowledge they need special assistance in addressing their problems, the neighborhood is
skeptical about the commitment the City of Kalispell would make to helping them solve their
problems with improving the water quality in the slough, improving the septic systems and
providing road upgrades if and when the area is annexed. Property owners do not want to have
to pay for the costs of the improvements through special improvement districts or other property
assessments, and it appears as though the majority would rather live with the existing problems
rather than pay for the improvements.
Property owners are also concerned about the status of the community water system. They have
taken pride in the ownership and maintenance of the system for many years and it has served
them well. They do not want to have to pay for upgrades, and are uncertain as to the direct
benefits they would receive if the improvements were made.
The community is also concerned about the high density residential developments currently
taking place in the area, and would like to encourage lower density developments. Commercial
and industrial development and the associated heavy traffic in the area is a concern among some
property owners and it appears they would like to limit the commercial development to existing
areas. Traffic problems associated with high density residential development and commercial
development as well as the impacts to the rural character of the area concern many residents in
the area.
The neighborhood plan should help the neighborhood identify issues which are important to them
and ways in which they can be address. The plan should also serve as a policy document to
assist the neighborhood in communicating their concerns with the County Commissioners, City
Council and other government agencies who would be involved with making decisions which
effect this area
South Woodland / Greenacres Neighborhood Plan - Draft of 1011/96
Page 14
The following are the Goal statements and Policies that are incorporated into the
Kalispell City/County Master Plan amendment, as part of the South Woodland /
Greenacres Neighborhood Plan.
Issue 1:
Surface drainage and high ground water which effect the water quality and level of the
slough as well as septic systems in the area.
Goal 1:
To reduce surface drainage and high groundwater flows into the slough thereby
improving the water quality and maintaining the water in the slough at an acceptable
level.
a. Encourage the use of existing storm water detention areas on individual
properties.
b. Improve the existing culvert and drainage system on individual lots by replacing
damaged, filled or non-functional culverts.
C. Treat stormwater runoff by proving grasses, gravel filtration or other vegetation
prior to discharge into the slough.
d. Evaluate the feasibility of reestablishing the natural drainage flow of the slough
to the east thereby increasing the holding capacity of the slough and increasing
the water quality.
e. Explore the feasibility of the extension of sanitary sewer to parcels whose on -site
septic systems are in danger of failure through potential grant programs.
f. Adopt a development policy that promotes the installation of adequate sanitary
sewers, water mains and storm sewers during development.
g. Encourage property owners in the area to connect to the sanitary sewer system
thereby reducing the amount of effluent going into the groundwater.
South woodland / Greenacres Neighborhood Plan - Draft of 10/1/96
Page 15
h. Explore and obtain grant financing to improve infrastructure to eliminate potential
increased costs to property owners.
Issue 2:
Annexation pressure and resulting higher taxes without the equivalent increase in
services. Special assessments for improvements which would increase costs to property
owners.
Obtain a commitment from the City of Kalispell that good faith efforts will be made to
address the concerns of the neighborhood relating to drainage, sewer and roadways.
a. Provide timely and accurate information to members of the neighborhood
regarding decisions which would effect the area and provide an opportunity for
property owners to participate in the decision making process.
b. Encourage the City Council to adopt a plan which addresses surface drainage and
stormwater runoff in the area and timetable for the implementation of the
improvements.
C. Implement low cost, low impact measures which can be taken to alleviate
problems in the area such as providing stop signs, striping and traffic signs.
d. Do not initiate improvements to the area which would result in increased costs to
property owners.
Issue 3•
Traffic volumes and safety along Kelly Road, South Woodland Drive, Willow Glen
Drive, and Highway 93.
Goal 3:
Create a street system that can safely accommodate existing and anticipated traffic
volumes in the area.
South Woodland / Greenacres Neighborhood Plan - Draft of 10/1/96
Page 16
a. Upgrade the status of Kelly Road in the 1993 Transportation Plan to a priority
level for improvements to be made to urban collectors to bring it up to a standard
appropriate for a collector street.
b. Provide a stop sign and street light at the intersection of Kelly Road and South
Woodland Drive.
C. Post 25 mile per hour speed limit signs along Kelly Road and provide adequate
ZD
police enforcement of the limit.
d. Work with the Department of Transportation to upgrade the access at Kelly Road
and Highway 93 as part of the Highway 93 upgrade and consider installing a
traffic light.
e. Reduce traffic along Kelly Road between Highway 93 and Willow Glen Drive by
upgrading Twin Acres Road.
f. Post signs along Kelly Road which prohibit through truck traffic and provide
adequate police enforcement in the area.
g. Place rumble strips at the intersection along Kelly Road and South Woodland
Drive and at the intersection of Kelly Road and Willow Glen Drive to slow
traffic.
h. Upgrade substandard roads within the plan area to an acceptable standard which
include South Woodland Drive, Stag Lane and Bison Drive.
i. Enforce speed limits and other traffic controls in the area.
j. Reduce speed limit along Willow Glen Drive to 35 miles per hour.
k. Install traffic light at Highway 93 and Lower Valley Road.
I. Provide bike paths/pedestrian paths by using striping rather than sidewalks or
some other separated pathway along Kelly Road, South Woodland Drive and
Willow Glen Drive.
Issue 4•
Loss of rural character of the area because of the development of urban size lots,
increased traffic and increased businesses
South woodland / Greenacres Neighborhood Plan - Draft of 10/1/96
Page 17
Maintain the rural character of the residential areas by limiting duplexes, apartments and
businesses to established areas.
Policies:
a. Rezone residential areas south of Kelly Road from existing duplex zoning to
single-family residential zoning.
b. Rezone residential areas west of the slough from the existing duplex and multi-
family zoning to single-family residential zoning.
C. Promote the improvement of the appearance of existing businesses by requiring
buffering and landscaping along the roadways.
d. Require businesses to provide adequate screening and buffering between the
business / industrial areas and residential areas.
e. Encourage existing businesses along Kelly Road to provide landscape buffers
between the roadway and parking lots and to install curbing to control access.
f. Reduce speeds and heavy truck traffic along Kelly Road.
Issue 5•
Community water system or private wells and how they may be utilized in conjunction
with the city's water system to provide adequate service to the neighborhood.
Goal 5:
Maintain an adequate water system which will insure good quality drinking water and
insure an adequate water supply for domestic and emergency needs.
Policies:
a. Explore alternatives for the integration of the existing Greenacres community
water system into the city's system without the loss of autonomy by the owners,
or explore other possible uses of the existing wells such as community park and
residential irrigation.
South Woodland / Greenacres Neighborhood Plan - Draft of 10/1/96
Page 18
b. Provide an adequate water supply for domestic and emergency needs by extending
the existing water main along South Woodland Drive to connect to the water train
along Kelly Road.
C. Maintain a quick response time by emergency service providers.
d. Ensure sufficient infrastructure is constructed and maintained for wastewater
treatment.
VI. Adoption and Implementation:
Neighborhood plans become official public policy as addendum to the Kalispell City -
County Master Plan. The South Woodland / Greenacres Neighborhood Plan is adopted
as an addendum. The adopting ordinance amends the Master Plan and thus takes
precedent in any policy decisions effecting the area as it relates to infrastructure
improvements, subdivisions or other development.
Prior to adoption of a neighborhood plan, at least one public hearing is required before
the Kalispell City -County Planning Board. The Board will then forward a
recommendation to the Kalispell City Council and County Commissioners who will take
final action on the proposed plan.
VH. Implementation
A neighborhood plan is intended to serve as a policy document to guide public or private
action within the neighborhood. For example, when evaluating priorities for
infrastructure improvements in the are, action should be taken which further the goals
and policies outlined in this plan.
South Woodland / Greenacres Neighborhood Plan - Draft of 10/1/96
Page 19
TABULATION OF RESPONSES RECEDED
Of the 423 surveys which were mailed, 125 surveys were returned; a 30 percent return. Not
all of the questions were answered by every respondent, therefore, some percentages do not
equal 100 %
1. How long have your lived in the South Woodland / Greenacres area?
34 % 42 less than 5 yrs 24 % (29) 5 to 10 yrs 41 % (50) more than 10 yrs
1 % no response
2. What size is your parcel?
48 % 59 less than 1 /2 acre 30 % (37) 1 /2 ac to 1 acre
15 % 19 1 acre to 5 acre 3 % (4) over 5 acres
4 % no response
3. Would you subdivide your property if you could? 4 % ( 5) yes 93% (115) no
3 % no response
4. Would you place a second dwelling on your property if you could?
7 % ( 8) yes 88 % (108) no
1.6 % ( 2) maybe 3.4 % no response
5. Are any of the following areas of concern? Check any that apply.
31 % 38
junk
22 % (27)
dust 15 % (19)
noise 12 % 15
fire safety
pedestrian
school
too much
38% 47
safety
I1 % 13
bussing 32% (39)
traffic 20% (24)
sidewalks
traffic
police
lack of
storm drains
35 % 43
controls
8 % 13
protection 8 % 10
privacy 37_ % (46Q
and drainage
old
commercial
slough
loose
5% 6
buildings
17% (21)
uses nearby 49% 60 water quality 37% 455) dogs
park
garbage
11 % 13
maintenance
4 % (5)
pick-up
inadequate
mixed
home
34% 42
roads
5% ( 6)
uses 6% (7)
businesses 8
other
South Woodland / Greenacres Neighborhood Plan - Draft of 10/1/96
Page 20
Other:
• Road quality
• Neighbors letting their houses and property go
• People driving in and out of private driveways; people crossing property with
their dogs
• Sewer facility
• Overloading schools
• Bad rentals
• Street lights (2)
• Increasing slough level
6. What do you consider the most important issue in your neighborhood?
18 % 22 roads 12 % 15 sewer service
drainage slough
30 % (37) problems 18 % (22) water quality
8 % 10 water service
40%a (49} annexation 9 other
Other:
• Big trucks, dogs
• Effects of other development on our property and on safety of our kids
• Higher taxes (2)
• Traffic (2)
• Street lights
• Population density
• Traffic light for 93 & Kelly intersection
7. Do you consider a community park to be:
24 % (29) very important 41 % 50 important 31 % (38) not important
4 % no response
8. Do you consider sidewalks and/or pedestrian trails in the neighborhood to be:
14 % 17 very important 202%� 5) important 55 % (68) not important
7 % ( 9) important in some areas 4 % no response
Where?
• Greenacres
• South Woodland Drive
• Willow Glen (2)
• Kelly Road
• Woodland
• Stag Lane
• Bison Drive
• Major venues of traffic - for elderly and kids
South Woodland / Greenacres Neighborhood Plan - Draft of 10/1/96
Page 21
9. Do you think duplexes, apartments and businesses should be allowed:
3 9_ ( 4) in more areas 37 % (46) in limited areas 45 % (55) no more
I5 % no response
Where?
• Only in commercial zones (near highway) and multi -family only in several limited
areas
• South Woodland
s Eagle Drive
• In this area
• Why ask - they will be built where they are most cost effective for the developers
- poorly done mostly
10. Do you consider traffic safety a problem in your area?
48 % (591 Yes 46 % 56 no 6 % no response
• South Woodland Drive
s Kelly Road
• Haven Drive
• Willow Glen Drive
® Highway 93
® Stag Lane
• 8th Avenue East
• 14th Street
• 13th & 1ST East
• Eagle Drive
® Speeding, big trucks and needed stop signs
Kelly Road and South Woodland Drive
11. Do you consider your road to be:
16% 20 good 43% (53) adequate 27% (33) inadequate
14 % no response
Where?
• Everywhere
• The whole road
• Eagle Drive
• Willow Glen
• Kelly Road
• South Woodland
® Haven Drive
• Heavy traffic, ruts, holes, service line installations not repaired properly, depth
of asphalt cannot withstand extra traffic
• Woodland Street, lots of holes in spring
South Woodland / Greenacres Neighborhood Plan - Draft of 10/1/96
Page 22
i At sewer junctions
0 Whole division
® All of Greenacres #1, 2 & 3 area
12. If your road is inadequate, would you be willing to participate in financing the
reconstruction of your road by:
0 % full financing by property owners (if only option)
6 % (7) financing by property owners and grant monies
47% (58) would not want to participate in financing
47 % no response
13. Do you consider road reconstruction in the neighborhood area to be:
16% 20 very important 33% (41) important 37�46) not very important
Where?
0 Everywhere
0 Kelly Road
Willow Glen
0 South Woodland
Stag Lane
Bison Drive
Eagle Drive
0 Entire Greenacres area
0 New homes under construction on South Woodland & Russell Drive - New road
& utilities
• Lower section of South Woodland new utilities and road; same for Condor
At sewer connection sites
I think we've done a good job of building up the neighborhood to city standards
• Whole division
• All Greenacres
14. Do you consider your water system to be:
61 % (75) good 32�39) adequate 4% ( 5) inadequate 4% no response
15. If water system is inadequate, would you be willing to participate in financing necessary
upgrades by:
0 % full financing by property owners (if only option)
2__. % (2) financing by property owners and grant monies
24 % (30) would not want to participate in financing
74 % no response
16. Do you consider your sewer system to be:
56 % (69) good 31 % (38) adequate 7 % ( 9) inadequate 6 % no response
17. If sewer system is inadequate, would you be willing to participate in financing necessary
South Woodland / Greenacres Neighborhood Plan - Draft of 10/1/96
Page 23
upgrades by:
.08% 1 full financing by property owners (if only option)
8% 10 financing by property owners and grant monies
32% (39) would not want to participate in financing
59 % no response
18. Do you oppose annexation to the City of Kalispell?
66 % 81 yes 26 % (32) no 8 % no response
If yes, state your concerns.
• Higher taxes
• Increased water bill
Zoning
More taxes nothing to show for it
• Taxes increases & if annexed more cost for no better or less services
• The fees for hooking up to sewer & water
• Sewer plant inadequate
• High hook-up fees
• More government control
® City taxes and regulations - if we had to start paying city taxes on our 5+ acres
we wouldn't be able to afford to stay here
• We are happy with things just the way they are
s Do not want city services crammed down our throats with high costs and limited
need
• We are within the city limits
® I'm concerned about what we'll get for our money. Do we get sidewalks, street
lights, and how much will we be paying?
s Cost verses service inequality
® Highway 93 will be coming through our front yard - we might have to sell and
move
• Need better drainage
• Do not want sewer hookup
• As long as there's a fair deal
• Higher taxes, no regulations, water's fine now, no added benefits
• I think legally one could have a case for the way in which the city has proposed
to annex (i.e., the waivers). However, I think it is in the best interest of
everyone to get hooked into city sewer, even if this means annexation. I do insist
that we have conditions that the city must comply with upon annexation. Such
conditions include issues such s the slough, park maintenance, street
improvements, sidewalks, and that nobody loses their homes as a direct result of
annexation!!
• I live on Bison Drive and we have no drainage problems, no sewer problems, our
basement has never had a drop of water from any source. We are very satisfied
South woodland / Greenacres Neighborhood Plan - Draft of 10/1/96
Page 24
with our present water system. We fear the higher taxes, SID's, sewer hook up
fees, sewer bills, water bills, and costs associated with annexation
Kinda - we are retired, on fixed income and do not look forward to higher
property taxes. Our's is a semi -rural setting and with normal maintenance, our
streets are adequate. We don't need sidewalks. On the other hand, the city
seems willing to help us deal with sewer/drainage problems, far more than the
county. If we could keep taxes under control, we could accept annexation
® Extra costs, not adequate offer by city to fully correct the water drainage
problem. We need either connected drainage ditches or underground drainage
pipes to the slough. None of what the city has to offer is of any great value to
us in the subdivision unless the city also takes great measures to solve our water
problems.
® I was forced to sigh a waiver in protest before the city would allow me to hook
up to sewer. Higher taxes without any extra services, i.e., road repair or
construction, South Kalispell Fire Department does a very good job already, no
need for a new water system since our's is currently supplying all necessary water
demands, police protection is adequate
19. Please discuss other concerns, if any.
® There is something extremely wrong, when the taxes inside city limits are higher
than outside the city limits
We don't need low income housing. Junk rentals like the one located next to
Youngs Lane is an eyesore and extremely loud at night especially.
® Any new lots should not be smaller than 1/2 acre. Small lots on Kelly cause
people to park on street. New development should require sidewalk and curbs.
Willow Glen needs sidewalk or bike path or both.
A Street light on comers of Kelly and South Woodland / South Woodland and Stag
Lane
® I am very concerned about the speed of vehicles traveling Kelly Road - Private
cars as well as the businesses that are located on the west end. Sometimes
vehicles are travelling 45 to 50 mph. I have two young children and if I had
been aware of the traffic, I would not have purchased a home on Kelly Road.
® I would oppose annexation mostly due to the way the city council/manager spend
money. I would personally like to see sewer on 8th Avenue East. Also
grandfathered businesses need to be addressed.
0 Just people not adhering to the speed limits on our narrow street. We have
several small children in our area whose safety might be in jeopardy if the traffic
speed is not adhered to and to me this is a very crucial concern.
Large diesel trucks parking on 1" Avenue East blocking corner vision for drivers
and pedestrians and blocking business drive way.
® Our water, sewer, and streets are fine. Our policy protection is also fine, the
same goes for fire service. So far it doesn't look like annexation would benefit
us in any way at this time.
South woodland / Greenacres Neighborhood Plan - Draft of 10/1/96
Page 25
0 We don't want to be forced on the city sewer. We feel the county should have
to pay for the majority of the water problems. They were the ones who allowed
it to happen... anything for a buck'.
0 Roads are a small concern/someday a bigger one. The reason the roads are so
rough in winter and spring is there is too much clay under the roads that gets
saturated with water and raise when its frozen. The low places are where utilities
cross the road, their full of gravel preventing these spots from retaining so much
water, therefore, they do not swell when they're frozen. I would support fixing
roads if they are excavating down to replace with a good base of gravel to
prevent this.
Greenacres West is able to supply adequate water to homeowners. We have our
own water system, fire department. If we become annexed we would only end
up with higher taxes, SIS's and a bigger financial burden. I like my
neighborhood the way it is - that's why I moved here. Please don't change it.
® I do not believe that I should be forced to hook up to city water. My water
supply will be fine considering I do not intend to live here all my life.
No fire hydrants in area.
0 Must check water quality and level of water in the sloughs. Lots of wildlife use
it.
0 Time frame of annexation, street and yard excavation, can we retain our water
system (with improvements if needed), a lot of investment there to just throw
away, and would homeowners still be in charcre/own the park(s)?
a I am concerned about my taxes going off the Richter Scale and getting minimal
results in return if we get annexed, our roads better be fixed, sidewalks put in nd
a drainage system enacted sooner than the year 2000!
0 I am very concerned about the quality of the water in the slough. There is an
obvious odor of sewage emitted from the ponds. In addition, I am greatly
concerned about the loss of wetlands and habitat for ducks, geese, otters, and
other wildlife that call the slough home. Can't we find a way to continue to
provide habitat and clean up the crud that is contaminating the water in the
slough?
o I feel all efforts should be directed toward 1) drainage problem, water level, etc.
and 2) having the entire area on sewer. The two problem areas are related and
need to be solved concurrently. Roads are not a concern when they are in poor
shape - at least people slow down! The Greenacres water system is very
adequate, there is absolutely no need for city water hookups.
! I oppose any annexation by the city to generate taxes without seeing immediate
access to all city amenities such as sewer and water. If we are to be annexed it
should happen as we are hooked up to these services and not a day sooner.
i Annexation without representation or consideration. Cities actions are morally
wrong. Neighborhood plan is a moot question and a waste of taxpayer time and
money as half the area is to be annexed and we already have zoning.
O Traffic concerns - as subdivisions to the south increase the use of South
Woodland Drive increases.
South woodland / Greenacres Neighborhood Plan - Draft of 10/1/96
Page 26
0 I am very concerned with the development allowed by the city that has caused
major problems and now we are expected to fix it. 1) filling the sloughs; 2)
heave hauling to the South Woodland development tearing up the roads and 3)
improper drainage designs around and south of Kelly Road. It also concerns me
that the city allowed the lower elevations of the area to be developed and now
annexation waivers have to be signed in order to operate the toilets. In any other
endeavor this would constitute blackmail.
We need a stop light at Four Comers to slow down traffic.
® We live on social security and can't afford these things.
0 Access to Highway 93 off Kelly Road.
If annexation occurs despite our opinion, would appreciate the city working some
compromises and/or compensation to Greenacres West Homeowners Association
for our wells and water system. Would also appreciate freezing of water and
sewer hook-up fees at date of annexation for the new area annexed, no matter
when in the future a homeowner connects to these services.
Would like to be fully informed of any proposed facility (i.e. road, water, sewer)
changes especially if it is going to be accompanied by a SID or other financial
charge. I think property owners should have final vote on any financial increases
in taxes or SID's. Also city staff should make every effort to get grants to
subsidize any upgrades or improvements.
® 1. I feel the Greenacres area is fully developed and doesn't need to be allowed
to grow any larger. Truthfully, it probably should have never been developed at
all with its water problems, it isn't prime residential property. Now the cost of
solving the persistent problems that plague the area are going to be serious -
sewers/groundwater distribution, drinking water and fire control water are the big
three in this area with sewers/groundwater being very high on the list. Our
drinking water system, while not perfect, is adequate to satisfy community needs.
2. What I feel we don't need, and what I hear the city wants to force us to
accept (and therefore to pay for) are new roads, sidewalks, parks, street lights,
etc. Obviously, all the roads in Kalispell need maintenance, ours are no better
or worse than most. We live in a semi -rural setting because we want to. If we
wanted sidewalks, we would move into downtown. They are expensive and not
necessary in this setting. The same can be said for street lights, more parks, etc.
3. Our main problem by far is water drainage and its effect upon septic systems.
99 % of the effort/money spent by the city, if they annex us, should be directed
toward solving this problem. Once it is handled correctly, we can move on to
dealing with lesser problems.
! The area of Haven Drive and south of it should never have been used for homes
as that very area was a wet area to some extent, however, the situation was
grossly intensified when they closed off the old Dry Bridge water outlet. Then
when they closed the water outlet by Culligans, the situation became intolerable
in most of the area. There are houses out there that have basements and they
have never been usable because they have water in them most all the time and
South Woodland / Greenacres Neighborhood Plan - Draft of 10/1/96
Page 27
have a terrible musty odor all the time. Yet if this area is annexed they will put
on an exorbitant appraised value without considering the deplorable basement
conditions. On some places the siding on the houses has drawn so much moisture
from the basement '`swimming pools", that the siding is rotting and wavy. The
back '/a acres of one place is marshy at all times and so bad during high water
that you can't walk out there, i.e. they put planks across it this spring so kids
could get to the school bus. I feel Marquardt, Billmayer, Borden & corporation
of engineers and County Commissioners are responsible for entire mess and
should be totally financially responsible.
1. Too many cars are being parked on the sides of the main roads, especially
along Kelly road and the new development south of Kelly road. This makes a
very dangerous situation. Cars that continually park on the road should be
ticketed.
2. There are more and more houses that are in various stages of decay. The
house on the NE corner of Kelly & Stag is atrocious. So is a green house on
Willow Glen between Haven & Kelly Roads. These people should be made to
keep them up.
3. The water drainage is atrocious also. Water in the streets, sump pumps in
yards. This continuing problem needs to be addressed immediately.
4. Loose dogs. Every summer there are more dogs, most of them large roaming
around. This is an inconvenience for homeowners (cleaning up after them) and
a danger to small children.
5. Housing developments (south of Kelly Road) are too dense with lots that are
too small. No more apartment buildings or duplexes in area please.
6. Overall, I like living in Greenacres, but some sort of neighborhood policy
needs to be enforced better and the area better taken care of.
* You have suggested in a couple previous questions i.e. #15 & #17, that the
homeowners join the city in paying for new water and sewer. I think you would
find the homeowners in the Greenacres Subdivision much more willing to join the
city in the building of drainage ditches and helping pay for this. Please do not
annex this area into the city without helping correct the water drainage problem.
Solve the drainage problem first. Ask the homeowners to jointly help pay for it.
Then ask us about helping to pay for water and sewer. We'll be more open to
it. thank you very much.
Since I have already paid the $1,750 to hook up to city sewer I do not feel
obligated to pay additional R.S.I.D. to extend services to my neighbors. Our
water system is performing all necessary needs of Greenacres Unit 1, 2, and 3.
The exception is fire hydrants but South Kalispell uses pumper trucks and has
always responded to all fire in this area without a problem using the existing
equipment. Drainage is a major concern to all homeowners and although I have
never had water in the basement, enough owners have had a problem which
results in lower property values. The slough will become the problem child of
the city if annexation occurs. If the city expects the homeowners in the area to
fund a SID to clean up the problems allowed to occur through development for
South Woodland / Greenacres Neighborhood Plan - Draft of 10/1196
Page 28
there are a lot of homes for sale. Maybe they can't afford to live within city
limits either.
0 Just because Kalispell killed the downtown areas; first by having it pay taxes and
letting Gateway West Mall off the hook, then you let the Center Mall off the tax
hook for awhile while downtown and Gateway Mall made up the taxes, then you
couldn't get the Evergreen business strip (tax base) separate from the people
living there (good for them)!
0 So why should we shoulder more taxes because you can't attract more lucrative
businesses, even with the projected Center Mall expansion? NO THANKS!!!!
0 There are many folks in Greenacres who are on limited incomes, and many who
are raising families. The additional costs of taxes, SID's, sewer water, etc. due
to annexation would work a real hardship on many retirees, and families.
However we do realize that in some areas of Greenacres there are drainage
problems and a few homes with sewer problems.
0 If annexation does come the City of Kalispell and Greenacres must work together
to find ways to keep the costs down. I believe these costs should mostly be
absorbed by the city, and also there may be federal grants available for the sewer
system. I would suggest that you not try and ram annexation down Greenacres
throat. You will only make the residents angry and hostile. To find the best
solution, the city and Greenacres residents must work together in harmony and
I believe the end result will be hopefully satisfying to each party.
0 Must add those I've spoken with wish to keep the present water system. We have
large lots, and to use city metered water would be more than most could afford.
We wish to keep our own water system.
0 Since we are within the city limits and do pay city taxes, feel we do not receive
the police protection we should. In years past a nightly check up was made down
Lehi Lane, past few years no check has been made.
0 Since a sewer hookup will be costly, feel septic tanks could still be adequate if
all property owners would have same pumped on occasion. Since we are within
the city limits and pay city taxes, wonder why when septic tanks are pumped,
same must be hauled to Olney, which is a great expense? Why don't we get the
same treatment at the Kalispell plant, as we formerly did.
0 Also, too much fast traffic for a so-called city street.
0 It appears that Woodland Avenue, which joins our street, receives far more traffic
and policy protection than Woodland Drive.
0 This report is late, due to dealing with a broken hip and surgery. Since we have
no family locally, this accident has been very stressful.
0 We have many concerns. Especially the depth and quality of water in the slough
behind our house and the depth of water in our crawlspace. It is now sending a
foul smell throughout the house. The improved drainage in other areas directly
affects the water level up to our fence, the fence was purposely set 21h to 3 feet
above the average water level. Due to several circumstances, that "average level"
has been raised. I am also concerned about the arbitrary 150 ft. boundary for
notification. If it isn't supposed to affect us (the subdivisions) outside 150 ft.
South Woodland / Greenacres Neighborhood Plan - Draft of 10/1/96
Page 30
why are we being so greatly affected? We are affected by not only water level
r` but by additional traffic, which causes safety concerns; by noise at 7:00 am, by
considerable shaking of the ground, by inadequate road width and depth. (road
damage caused by large trucks.) I'm sorry this is the same over and over. We
are really looking for any help we can get. We want to cooperate with the city
wherever possible but we want to be able to afford to keep our houses (the first
for some of us) and be able to live in our neighborhood. Thank you for offering
us some opportunities for help with our drainage and other problems.
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South Woodland / Greenacres Neighborhood Plan - Draft of 10/1196
Page 31
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EXHIBIT B -- EXISTING ZONING
R-1 SUBURAN RESIDENTIAL
R-2 SINGLE FAMILY RESIDENTIAL
R-3 URBAN SINGLE FAMILY RESIDENTIAL KALISPELL CITY LIMITS
R-4 TWO FAMILY RESIDENTIAL
R-5 RESIDENTIAL/PROFESSIONAL OFFICE ZONE BOUNDARY
RA- 1 'LOW DENSITY RESIDENTIAL APARTMENT
RA-2 HIGH DENSITY RESIDENTIAL APARTMENT NEIGHBORHOOD BOUNDARY
RA-3 RESIDENTIAL APARTMENT/OFFICE
H-1 HEALTH CARE
B-1 NEIGHBORHOOD BUFFER DISTRICT
B-2 GENERAL BUSINESS Flat
B-3 COMMUNITY BUSINESS Re 1
B-4 CENTRAL BUSINESS , D ent
B-5 INDUSTRIAL —COMMERCIAL
I-1 LIGHT INDUSTRIAL
I-2 HEAVY INDUSTRIAL PLOT DATE: IO/01/96
P-1 PUBLIC SCALE 1 '� = goo, h:\gis\requests\swga_new
m SEWER MANHOLE
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SANITARY
WATER
CITY '
-�----- EXISTING WATER