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09. Resolution 4302 - Amend Master Plan - Green Acres/South Woodland Neighborhood PlanRESOLUTION OF INTENTION TO ADOPT, REVISE OR REJECT A RECOMMENDED NEIGHBORHOOD PLAN AMENDMENT TO THE KALISPELL CITY-COiINTY MASTER PLAN. WHEREAS, on April 7, 1986, the City Council adopted the Kalispell City -County Master Plan by Resolution No. 3641, and WHEREAS, on October 8, 1996, the Kalispell City -County Planning Board and Zoning Commission held a public hearing, after due and proper notice, received public comment upon, and received and evaluated a proposed plan amendment for the Greenacres/South Woodland area in terms of environmental impact, site potentiality and availability of services, and WHEREAS, at the conclusion of said public hearing and after consideration of the proposed amendment, the Kalispell City County Planning Board by Resolution No. KCCMPA-96-1, pursuant to Section 76-1-603, MCA, recommended to the City Council of the City of Kalispell, and to the Flathead Board of County Commissioners that the Kalispell City -County Master Plan as amended, be further amended through the adoption of a Neighborhood Plan to serve as a basis for future development of the property in the vicinity of Greenacres/South Woodland, and WHEREAS, the City Council of the City of Kalispell considers it advisable that they consider the recommendation of the Kalispell City -County Planning Board and adopt a Resolution of Intention to Adopt, Revise, or Reject a Recommended Neighborhood Plan Amendment to the Kalispell City -County Master Plan. NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF KALISPELL, AS FOLLOWS: SECTION I. That pursuant to Section 76-1-604, MCA, the City Council of the City of Kalispell intends to consider the revisions of the Kalispell City -County Master Plan, and recommended by the Kalispell City -County Planning Board, to change the plan for the area set forth in Exhibit "A" by adopting, revising, or rejecting a proposed Greenacres/South Woodland Neighborhood Plan. RESOLUTION NO. 4302 1 SECTION II. That the City Council of the City of Kalispell shall consider whether to pass a final resolution revising the Kalispell City -County Master Plan as set forth herein at a meeting to be held on December 2, 1996, at 7:00 P.M., at Council Chambers, City Hall, Kalispell, Montana, and at the conclusion of said meeting the City Council will consider a Resolution.to revise, reject, or adopt the proposed amendment. SECTION III. The City Clerk of Council is authorized and directed to give notice of this meeting in accordance with Section 7-1-4128, MCA. PASSED AND APPROVED BY THE CITY COUNCIL AND MAYOR OF THE CITY OF KALISPELL, THIS DAY OF NOVEMBER, 1996. Douglas D. Rauthe - Mayor Attest: Debbie Gifford, CMC Clerk of Council RESOLUTION NO. 4302 2 x __ :.1 CT n KALISPELL CITY -COUNTY PLANNING BOARD AND ZONING COMMISSION Ksiispef(,1aj)t C4 oloart MINUTES OF MEETING r}t OCTOBER 8, 1996 CALL TO ORDER The regularly scheduled meeting of the Kalispell Citv-County AND ROLL CALL Planning Board and Zoning Commission was called to order at 7:03 p.m. by President Therese Hash. Board members present were Fred Hodgeboom, Robert Sanders, jean Johnson, Walter Bahr, Milt Carlson, Joe Brenneman, Pam Kennedy and Therese Hash. Michael Conner was absent (excused). The Flathead Regional Development Office was represented by Narda Wilson, r;} Planner H. There were approximately 30 people in attendance. APPROVAL OF The minutes of the meeting of September 10, 1996 were approved MINUTES as written on a motion by Bahr, second by Hodgeboom. All members present voted ave. SOUTH The first public hearing was announced on a draft of the South WOODLAND / Woodland / Greenacres Neighborhood Plan. The plan generally GREENACRES encompasses that area between Highway 93 South and Willow NEIGHBORHOOD Glen Drive, north of Lower Valley Road and south of 14th Street PLAN in the southeast Kalispell area and 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. Staff Report Wilson presented a review of the South Woodland / Greenacres Neighborhood Plan revised draft which resulted from a series of neighborhood meetings and a public opinion survey. There were five meetings held in the neighborhood on July 24th, August 7t, August 14", , August 28=" , and September 11L". The meetings were well attended, with an average of 80-85 people at the meetings. The neighborhood plan identifies the neighborhood goals and policies, and was developed as a guide for development of this area in the future. It is not a regulatory document. If the Board deems it appropriate, a Resolution to Amend the Kalispell City -County Master Plan adopting the South Woodland / Greenacres Neighborhood Plan should be forwarded to the City Council and County Commissioners. 1 Public Hearing The public hearing was opened to public comment on the neighborhood plan. Dennis Dortch, President of the Greenacres Homeowners Association, stressed that they want to maintain the rural lifestyle and appearance. We have neighbors that have some very large properties, so I would like to see something in this plan for consideration of maintaining their livestock, and suggested that there be some kind of taxation relief for a 5-acre or greater lot It could be very detrimental if City taxes were applied. Another major concern is loss of revenue to the South Kalispell Volunteer Department We represent about 40 s of their funding. As to the plan, no one has any extreme disagreement with the plan. Sally Delby, 1740 Woodland Avenue, stated that her main concern is to maintain the rural characteristics of the area. When you are considering the plan, that development of sidewalks, street lights, and such, not be unposed, so as to keep a very rural aspect of the neighborhood. She felt that requiring parkland dedication rather than cash -in -lieu, would enhance the rural character and benefit the area, especially in light of the water problems in relation to the slough. She commended Narda Wilson for the great job she did conducting the neighborhood meetings. No one else spoke on the neighborhood plan. The public hearing was closed and the meeting opened to Board discussion. Board Discussion Kennedy commended the neighbors and staff for the Carlson considerable amount of effort that went into developing this neighborhood plan. The neighbors do have concerns about annexation. I believe that the neighborhood can receive some help from the City of Kalispell in the long term that might help meet some of the goals of the neighborhood plan. The Board discussed the benefits of encouraging the City to explore incentives to hook up to sewer services. Hodgeboom agreed that it would not only benefit this neighborhood, but the entire Valley, by helping to limit the nutrient loading into the Flathead river system. This neighborhood plan is a good place to start with that policy. Johnson felt that the sooner we start cleaning up the water 2 quality problem, the less problems we will have in the future. I f think this is an excellent vehicle to encourage using the City services. There won't be any financial incentive if the State tells them to hook into sewer. There was general consensus among the Board members to add a policy "i:' to Issue 1 to read: "To explore incentives with the City of Kalispell that would encourage property owners to hook up to City sewer prior to septic system failure. " Discussion resumed on the neighbors' concern about the rural fare department : ° By consensus, a policy was added under Issue 2: "Encourage the City to attempt to mitigate the impact of the transfer of the portion of Greenacres area from the South Kalispell Fire District to the Kalispell Fire Department" Carlson said that he attended two of the neighborhood meetings. When you enter a process like this, one enters the unknown and everything comes out It is kinda like herding cats, eventually you get a consensus. I have a question on the desires of the neighborhood to maintain rural characteristics. Once implementation is in place, it goes to every jurisdiction for implementing this plan. Were methods of preserving open space envisioned in this plan? Wilson pointed out that there really isn't that much land left available to really do that It is the urban fringe, transition area around Kalispell. Discussion proceeded to addressing the desires to maintain the rural characteristics of the area. Parkland dedication as suggested was debated. Johnson suggested that the Parks Department be creative in terms of wetland development and open natural areas, which would assist with other problems in the area. By Board consensus, a policy was added under Issue 4: "Require new subdivisions in the area to provide varkland rather than cash -in -lieu of parkland when possible, and allow wetland areas and other natural areas to serve as a vortion of those parkland uirements." R] Kennedy objected to policy "i' under Issue 4 and felt it should be deleted. The Board felt the neighbors concerns were addressed under Issue 2, and agreed to delete policy "P', Issue 4. She questioned the policies dealing with traffic, as the homeowners will expect the City to reduce traffic, once it becomes part of the Master Plan. Some of these traffic issues would require a traffic study, and would ultimately be decided by the Highway Department. Bahr noted that the relocation of the bail parks on that end of town is still an uncertainty, and has an impact on the traffic, as well. " Wilson said that it was a goal and not a mandate. When the y opportunity arises, then we would look to this document to say what did the neighborhood identify as their goals and what did the City and County agree upon as a priority for that area. Kennedy had a problem with the "wish list" of the neighborhood, as they will become expectations. Other Board members felt that the policy statements were r reasonable, and Carlson added that having gone to some of the neighborhood meetings, it was more than a "wish list". It was an impassioned statement that something has got to be done about the traffic on Kelly Road. I commend the neighbors for coming out and making their concerns known in all respects. Johnson felt that other authorities were responsible for traffic controls, and should be done now, rather than wait for annexation. Wilson commented that this document has been submitted to the consultants for DOT to integrate into their design consideration It is a matter of coordination of goals. Motion Kennedy made the motion to adopt Resolution #KCCMPA-96-1 amending the Kalispell City -County Master Plan by adopting the South Woodland / Greenacres Plan as an addendum to the Kalispell City -County Master Plan. Bahr seconded. On a roll call vote Bahr, Brenneman, Carlson, Johnson, Sanders, Hodgeboom, Kennedy and Hash voted aye. El LANTIS The next public hearing was introduced on a request by Lantis ENTERPRISES Enterprises, Inc. for a zone change from R-4, a Residential district ZONE CHANGE / which allows two family dwellings, to RA-1, a Low Density R- 4 TO RA-1 Residential Apartment district. The property proposed for rezoning contains approximately 5.7 acres. This property is located at 160 Three Mile Drive and is between Liberty Street and Three Mile Drive in Kalispell approximately one-half mile west of Meridian Road. Staff Report Wilson presented an overview of report #KZC-96-2, and based on review of the statutory criteria, recommended the zone be changed as requested from R4 to RA-1. Public Hearing The public hearing was opened to proponents of the zone change. In Favor Bill Stuff, architect representing Lantis Enterprises, spoke in favor of the project. He explained the project and will work with the City to meet all the requirements. There being no other proponents, the public hearing was opened to opponents to the zone change. Opposition Ron Cattron, adjacent property owner of Beehive Homes, to the south, was not opposed to the project, however, was concerned about the drainage from the site, which is sloped, onto their Prole'• VIV There were no other speakers either in favor or in opposition to } the zone change. The public hearing was closed and the meeting opened to Board discussion. Motion Kennedy moved to adopt report #KZC-96-2 as findings of fact and forward a favorable recommendation to Citv Council to grant the zone change request from R4 to RA-1. Bahr seconded. On a roll call vote all members present voted aye. The motion carried 8-0 in favor. LANTIS Hash introduced the associated request by Lantis Enterprises, ENTERPRISES Inc. for a conditional use permit to allow the construction of two CONDITIONAL 32 unit personal care facilities which are proposed to be located USE PERMIT / on a 5.7 acre parcel at 160 Three Mile Drive in Kalispell PERSONAL CARE contingent upon approval of the accompanying zone change 5 FA.CLTIT S request made by Lantis to rezone this property from its current R4 zoning, a two family residential district; to the proposed RA- 1, a residential apartment district which lists personal care facilities as a conditional use in the RA-1. Staff Report Wilson gave a presentation of report #KCU-96-W. The request was reviewed in accordance with the necessary criteria, and recommended for approval subject to nine (9) conditions. Public Hearing The public hearing was opened to those in favor of the conditional use permit In Favor Bill Stuff, the architect representing Lantis enterprises, was in favor of the project The drainage issues are being addressed by a civil engineer, and they are addressing all the requirements outlined in the conditional use permit Ron Cattron, spoke in favor of the project We went through this process with the Beehive Homes, and we feel that there is definitely a need for this type of facility. No one else spoke either in favor or in opposition to the proposal. The public hearing was closed and it was opened to Board discussion. Board Discussion The Board asked about details of the project, which Mr. Stuff and other representatives of Lantis Enterprises explained. Condition #6 was amended to add the language: "... and that a landscape plan for the entire property be approved by the Public Works Department." The Board agreed to that modification by consensus. Motion Kennedy made the motion to adopt report #KCU-96-08 as findings of fact, and recommended that City Council grant the conditional use permit to Lantis Enterprises, Inc. to construct a personal care facility subject to the nine (9) conditions as amended. Bahr seconded. On a roll call vote Bahr, Hodgeboom, Sanders, Brenneman, Hash, Carlson, Kennedy and Johnson voted in favor. OLD BUSINESS Under old business, there was a memo from Steve Kountz regarding the Master Plan update with requested information attached. 31 The Planning Board held a joint meeting with the County Commissioners on September 23rd. Those minutes will be sent when received. There was no other old business. NEW BUSINESS The November Planning Board meeting will be held on Thursday, November 141h, due to the Veteran's Day holiday, which bumps the Council meeting to Tuesday. There was no other new business. ADJOURNMENT There being no further business to discuss, the meeting was adjourned at 9:10 p.m. Therese Dash, President k. Nk 7 Elizabeth Ontko, Recording Secretary BACKGROUND/CONSIDERATION: The Neighborhood Plan for Greenacres/South Woodland should be considered for final action. We have enclosed an additional copy for your review. This does not include the Extension of Services Plan. That plan will be reviewed at the next workshop. We have enclosed a copy of the Neighborhood Plan and the Resolution to Adopt the Plan as part of the Master Plan. RECOMMENDATION: The F.R.D.O. process has been extensive and creditable in terms of dealing with the residents of the neighborhood. I concur with the process and with the recommendation of F.R.D.O. to amend the Master Plan to incorporate the Greenacres/South Woodland Neighborhood Plan into the existing Master Plan: The County Commissioners will consider the adoption in November. ACTION REQUIRED: The RESOLUTION amending the Master Plan needs to be approved. South Woodland / Greenacres Neighboditood Plan and Annexation NEWSLETTER This newsletter is intended to inform and update the members of the South Woodland / Greenacres neighborhood regarding the status of the neighborhood plan and pending annexation. Neighborhood Plan: On October 8, 1996, the Kalispell City -County Planning Board held a public hearing on the draft South Woodland / Greenacres Neighborhood Plan. A few changes were made to the plan, and a recommendation for approval was forwarded to the City Council and County Commissioners. A On November 4, 1996, the City Council will consider the Neighborhood Plan at their regular meeting and may take formal action. The County Commissioners will consider the Plan at a subsequent date in November. If approved by both the City Council and County Commissioners, the Neighborhood Plan will become an addendum to the Kalispell City -County Master Plan. The Plan is intended as a policy document and does not contain regulations. Annexation: On September 23, 1996, the Kalispell City Council adopted a resolution of intent to annex which defines an area proposed for annexation which is indicated on attached Exhibit A. On November 1, 1996 a formal notice of intent to annex will be sent to all of the property owners within the area proposed for annexation. On November 3, 1996, and November 10, 1996, a formal notice will be published in the newspaper (Daily Interlake) describing the area to be annexed and starting a 20 day protest period. On November 14, 1996, the Kalispell City -County Planning Board will consider the appropriate zoning for the area proposed for annexation and will forward a recommendation to the City Council. The Planning Board does not consider the annexation boundaries, only appropriate zoning. Recommended zoning is shown on Exhibit A. On November 22, 1996, the 20 day protest period ends. All protests must be made in writing prior to that day. If a majority of the property owners in the area proposed for annexation protest, the area will not be annexed. On November 25, 1996, the City Council will hold a work session which will include the consideration of annexation of the South Woodland / Greenacres area and the comments received during the protest period. On December 2, 1996, the City Council may take action on the proposed annexation, either to approve, disapprove or postpone consideration of annexation of the area. If the annexation is approved, the City Council will adopt a resolution along with an extension of services plan which outlines the services which will be provided to the area upon annexation. If you have any question regarding this information or schedule, please contact Narda Wilson with the Flathead Regional Development Office at (406)758-5980. Flathead Regional Development Office Kalispell, Montana 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 ke-erying of livestock in theme, a stro desire to maintain the rural character of the area, and the fate of the South Kalispell Fire epartment. 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 Citv-County Mas e . 'Those changes to the plan are shown as Attaclrm°" en an bntegrated into the revised draft. Providing Community Planning Assistance To: • Flathead County • City of Columbia Falls • City of Kalispell • City of Whitefish • Clarence Krepps, City Alanager Re: South Woodland / Greenacres Neigiborhood Plan October 10,1996 Page 2 Attached with this letter is a copy of the resolution passed by the Kalispell City County Planning Board. This resolution should also Please schedule this item for the October wDr ession 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. RespectfiAlly submitted, Tberese Fox Hash President TFH/NW/eo Attachments: Resolution KCCMPA96-1 Attachment A - Draft Neighborhood Plan revised 10/10/96 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 H:\...\ 1996\K--NIl'96-1.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 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 Plan be amended to incorporate the South Woodland / Greenacres Neighborhood Plan as an addendum to the Kalispell City -Count y Master Plan. Signed on this Vihe day of October, 1996. Therese Fox Hash President, Kalispell City -County Planning Board ATTACHIIIENT A SOUTH WOODLAND J GREENACRES NEIGHBORHOOD PLAN REVISISIONS AS ADOPTED BY KALISPELL CITY -COUNTY PLANNING BOARD AND ZONING COMMISSION OCTOBER 8,1996 Issue L• 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 Z• 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. s NNE MI WIMMMOM Prepared by: Flathead Regional Development Office 723 Fifth Avenue East, Room 414 Kalispell, MT 59901 (406)758-5980 10/ 1 /96 W�W Exhibit A - Neighborhood Plan Boundaries 11. Exhibit B - Existing Zoning III. Exhibit C - Existing Water and Sewer Facilities SOUTH WOODLAND / GREENACRES NEIGHBORHOOD PLAN TABLE OF CONTENTS - / TT. Neighborhood History ..----.~..,.......--.--.2 III. Neighborhood ........................,...................2 IV. Land Use ................................................................. 3 VT. T88VeG —.........—.-------.-----..—...—' 12 Goal\................................................................... 15 Goal2................................................................... 16 Goal3................................................................... 16 Goal4................................................................... l8 Goal5................................................................... l8 IX. Adoption and Implementation --.....--..,—..—.—....lg 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 westerl 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/l/96 Page 1 II. 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. 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 10/1/96 Page 2 More intensive development of the area occurred under Mark III Corporation, a group of local developers. Greenacres West was bom 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. Nan -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 1011/96 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 13-2, 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 10/1196 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 GreendaIe 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 Z: 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 lots 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 f 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 10/1/96 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 belly 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 corner 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. 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 Affects ® 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. a 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. • Limit the use of Kelly Road by heavy trucks and through traffic. s 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: Other Issues: ® 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. Concern about urban density lots to the south of Kelly Road. Summary: A majority of the property owners in the plan area are most concerned about the increased cost South woodland / Greenacres Neighborhood Plan - Draft of 10/1/96 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 10/1/96 Page 14 The following are the Coal statements and Policies that are incorporated into the Kalispell City/County Master Plan amendment, as part of the South Woodland / Creenacres 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. 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. 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. Policies: 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. 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 OEM 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 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. C. 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. 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 NOM 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. 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 J 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 main 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. VU. 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 4:1 and policies outlined in this plan. South Woodland / Greenacres Neighborhood Plan - Draft of 10/1/96 Page 19 TABULATION OF RESPONSES RECEIVED 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. ]Flow 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 i 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 % Cl2maybe 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 11% (13) bussing 32% (39) traffic 20% (24) sidewalks traffic police lack of storm drains 35 % 43 controls 8 % 13 protection 8 % 10 privacy 37 % (46) and drainage old commercial slough loose 5 % (6) buildings 17% 21 uses nearby 49�0) water quality 37% 445 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 I0/1/96 Page 20 R 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 s Overloading schools • Bad rentals • Street lights (2) • Increasing slough level What do you consider the most important issue in your neighborhood? 18% 22 roads 12% (15) sewer service 8% (1.0) water service drainage slough 30% (37) problems 18% (22) water quality 40% (49) annexation 9 other Other: • Big trucks, dogs • Effects of other development on our property and on safety of our kids • Higher taxes (2) s 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 20% (25) important 55% (68) not important 7 % ( 9) important in some areas 4 % no response Where? Greenacres • South Woodland Drive a 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 % ( 4) in more areas 37%.._ c-(461 in limited areas !j (5Q no more 15 % no response Where? • Only in commercial zones (near highway) and multi -family only in several limited areas • South Woodland 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 % (59) Yes 46 % (56) no 6 % no response • South Woodland Drive • Kelly Road • Haven Drive • Willow Glen Drive • Highway 93 • Stag Lane • 8th Avenue East + 14th Street e 13th & 11T East Eagle Drive Speeding, big trucks and needed stop signs s Kelly Road and South Woodland Drive 11. Do you consider your road to be: 16% 20 good 43% (53) adequate 27-- % (331 inadequate 14 % no response Where? • Everywhere s The whole road o 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 • 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) 66%� 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? • Everywhere • Kelly Road • Willow Glen 0 South Woodland • Stag Lane Bison Drive • Eagle Drive • Entire Greenacres area • 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 o 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% L38adequate 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%o 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 0 Increased water bill 0 Zoning 0 More taxes nothing to show for it a Taxes increases & if annexed more cost for no better or less services 0 The fees for hooking up to sewer &. water 0 Sewer plant inadequate ! High hook-up fees 0 More government control 0 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 0 We are happy with things just the way they are 0 Do not want city services crammed down our throats with high costs and limited need 9 We are within the city limits 0 I'm concerned about what we'll get for our money. Do we get sidewalks, street lights, and how much will we be paying? 0 Cost verses service inequality 0 Highway 93 will be coming through our front yard - we might have to sell and move 0 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 14/l/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 0 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 '/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. Street light on corners of Kelly and South Woodland / South Woodland and Stag Lane 0 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. 0 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 1ST 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 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! i 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. a 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. 0 1 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. 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 charge/own the park(s)? ® 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! s 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? 0 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. 0 1 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. 0 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. 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 1 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 Corners to slow down traffic. • We live on social security and can't afford these things. • 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 10/1/96 Page 28 the last 20 years without anyone assuming responsibility (developers, county and city inspectors), you may find the city in a long legal battle. ® Cost for hooking up to water and sewer plus additional costs of using the water and sewer plus more taxes. Plus we have no say in the annexation, the government comes in and wants to make more money so they just do what they want. yes, your having the meetings to give us a chance to say what we want to say, but in the end you get to do just exactly what you choose to do, not what is best for the neighborhood. I hated what you did to Evergreen and I hate what you are doing to me and my family. ® The noise level and the traffic on South Woodland Drive was bad before construction started in the 1500 block, but is worse now. The dump trucks with trailers which have 22 wheels make the most noise. When they hit a bump in the road the rattley-bang can be heard a block away. There is a hole in the road at the intersection of Kelly and Woodland. South Woodland is a short-cut between Highway 2 and 93 and the traffic is incredible. Exhaust fumes come floating in to the house and we breathe carbon monoxide. South Woodland is also a race track. When the subdivision is built in the 1500 block the traffic will increase. Cars and trucks already speed down the street at 50 mph. Some have no mufflers and the noise is unbelievable i.e. Harp Construction, Culligan, Frito Lay, etc. There is a need for another north -south street in order to eliminate some of the incredible traffic on the few existing north -south streets. Fifth Avenue East should be put through. Traffic is steady in both directions on Woodland. It is hazardous to back out of the garage. Please read the enclosed "Traffic In Waterhouse" article. I am familiar with the subdivision in Beaverton, Oregon and it is very nice - not much like Greenacres. A few years ago in this area there was an owl, red wing blackbirds and flocks of geese going over morning and night; now humans have moved into the area once inhabited by birds and wildlife. The second of 6 four-plexes is being built in this area now and it is a dirty dusty area to live in. Like fact that it is a somewhat rural area, like school buses, like Elrod School, like $10/water/mo, large yards, country feel, reasonable housing prices and taxes. ® Higher taxes, forced to be put on city water and sewer and getting nothing for the cost of everything. • We have our own septic system, it works just fine! To pull us all in for 7 households is ridiculous. e You would plan on having us all pay for our own road; water system, sewer system, even if pulled into the city. After all, if those 3 questions on your survey didn't concern annexation into the city, what business is it of yours to ask them? And if being pulled into the city is to our benefit, why should we pay for it all! • The influx of people into the valley has not made the city any bigger really, so those expenses should not have gone up that much. You obviously have not driven around town to see how many homes are for sale. Before you prejudge this last statement, yes people come and go. But I have lived here all my life and South Woodland / Greenacres Neighborhood Plan - Draft of 10/1/96 Page 29 there are a lot of homes for sale. Maybe they can't affordto 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 hook-up 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. Also, too much fast traffic for a so-called city street. It appears that Woodland Avenue, which joins our street, receives far more traffic and policy protection than Woodland Drive. • 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. s 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/l/96 Page 30 why are we being so greatly affected? We are affected by not only water level 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. h: \ ... \kccmp\sowdpl2.dft South Woodland / Greenacres Neighborhood Plan - Draft of 10/ 1 /96 Page 31