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11/21/07 Planning Staff ReportWOLFORD DEVELOPMENT MONTANA, LLC REQUEST FOR INITIAL ZONING OF R-39 R-49 B-1, AND B-3 UPON ANNEXATION STAFF REPORT #KA-07-17 REQUEST FOR A PLANNED UNIT DEVELOPMENT STAFF REPORT #KPUD-07-6 REQUEST FOR GLACIER TOWN CENTER SUBDIVISION PHASE 1 STAFF REPORT #KPP-07-12 KALISPELL PLANNING DEPARTMENT NOVEMBER 21, 2007 A report to the Kalispell City Planning Board and the Kalispell City Council regarding the request for four initial zoning designations of R-3 (Urban Single Family Residential), R-4 (Two Family Residential), B-1(Neighborhood Buffer District), and B-3(Community Business) upon annexation to the City of Kalispell, two Planned Unit Development (PUD) overlay zoning districts are part of the request and would allow 282 single family residential lots, 150 townhouse lots and 200 apartment/condominium units, approximately 1.8 million square feet of commercial/office space and 72.3 acres of parks and open space on 485.5 acres. The developer is also seeking approval of the preliminary plat for the first phase of a five phase development planned for the entire 485.5 acres. The first phase will consist of 191.E acres divided into 37 lots, 36 of which are commercial lots and one lot for a future community center site. The lot sizes range from 1 acre to 39 acres. The 485.5 acre project site spans the distance between Highway 93 North and Whitefish Stage Road. The property is generally bounded by Glacier Memorial Gardens cemetery, the Stillwater River, West Reserve Drive and Semitool along its southern boundary, Highway 93 North along its western boundary, Whitefish Stage Road along its eastern boundary and a combination of land owned or within the state, city, and county along its northern boundary. The property is located within portions of Sections 19 and 30 of Township 29 North, Range 21 West, Principle Meridian, Flathead County, Montana. A public hearing has been scheduled before the planning board for November 27, 2007, beginning at 7:00 PM in the 2nd Floor Conference Room of the Earl Bennett Building (Flathead City -County Health Department) 1035 First Avenue West. The planning board will forward a recommendation to the Kalispell City Council for final action. BACKGROUND INFORMATION: The 485.5 acre project is located within an unincorporated area of Flathead County with land within the city of Kalispell both to the north and south of the project site. The project site has been used primarily for farmland and other than irrigation equipment, is undeveloped. In 2003 the Flathead County Commissioners rezoned a 274 acre portion of the 485.5 acre project site from residential and suburban residential zoning to B-2 (General Business) zoning district. In 2006 the city of Kalispell amended its growth policy future land use map to extend approximately 2 1/2 miles north from the current city limit boundaries along Highway 93 North at West Reserve Drive. As part of the map amendment the council also amended the Kalispell Growth Policy to include the Highway 93 North Growth Policy Amendment. This amendment to the Kalispell Growth Policy provides goals and polices for future development along Highway 93 North including the 485.5 acre project site. This staff report will address all three requests: initial zoning, planned unit development overlay district and preliminary plat, which the developers are seeking on the property. Each request will be reviewed with a recommendation and unified set of conditions at the end of the report on page 45. Throughout the staff report references are made to application materials submitted for the project including Exhibit maps and tables. A copy of this information is available at the Kalispell Planning Office. A. Petitioner and Developer: Technical Assistance: Wolford Development Montana, LLC 1200 Mountain Creek Road, Suite 102 Chattanooga, TN 34715 (423) 874-0811 CTA Architects Engineers 1143 Stoneridge Drive Bozeman, MT 59718 B. Location and Legal Description of Property: The 485.5 acre project site is located above West Reserve Drive and spans the distance between Highway 93 North and Whitefish Stage Road. The project site is generally bounded by Glacier Memorial Gardens Cemetery, the Stillwater River, West Reserve Drive and Semitool along its southern boundary, Highway 93 North along it's western boundary, Whitefish Stage Road along it's eastern boundary and a combination of state owned land and lands within the city and county along it's northern boundary. The 485.5 acre project site includes assessor's tracts 2C, 2D, 6A, 1, 3, 4, 1B, 1C, 1CA, lE, 17, 1G, 2C, 2CA and is located within portions of Sections 19 and 30 of Township 29 North, Range 21 West, Principle Meridian, Flathead County, Montana. C. Existing Land Use and Zoning: The property is currently in the County zoning jurisdiction and is zoned a combination of B-2 (General Business), SAG-10 (Suburban Agricultural), SAG-5 (Suburban Agricultural), and R-1 (Suburban Residential). A description of these county zones are provided below for your reference. The purpose of the county B-2 zoning district is to provide for those retail sales and service functions and operations that are typically characterized by outdoor display, storage, and/or sale of merchandise, automotive repair and recreational activities. This district is also intended to serve the general needs of the tourist and traveler. The purpose of the SAG-10 and SAG-5 zoning districts are to provide and preserve agricultural functions and to provide a buffer between urban and unlimited agricultural uses. These zoning district also provides a separation of urban and 2 unlimited agricultural uses in order to minimize conflicts, and to provide areas of estate -type residential development. The purpose of the R-1 zoning district is to provide estate -type development. The R-1 zoning district is generally located in rural areas away from concentrated urban development, typically not served by water or sewer service, or in areas where it is desirable to permit only low -density development (e.g., extreme topography, areas adjacent to floodplains, airport runway alignment extensions) . The existing land use in the area generally mimics the above rural and agricultural zoning districts. The property is currently used for agricultural production and the only improvements to the site are related to irrigation. The Bonneville Power Authority (BPA) has an easement with high voltage power lines bisecting the southwest corner of the site. D. Adjacent Land Uses and Zoning: North: Unimproved land; City R-2 and County SAG-10 zoning West: National Guard facility, Montana Department of Transportation facility, Glacier Memorial Gardens Cemetery, auto dealership; County B-2 and SAG- 10, City B-2 zoning South: Residential; County R-1 zoning. East: Semitool, church, rural residential development; County SAG-10, R-1, and AG-80 zoning E. General Land Use Character: The area can be described as largely rural for land to the north and east. Existing residential and commercial developments are located south of the site with a 100 acre residential site recently annexed lying immediately north of the project area. This area north of Kalispell is rapidly changing from agricultural lands and rural residential development to a more urban scale setting with extensive commercial businesses located within one mile south of the project site. The city has already annexed three separate tracts of land with one of the annexations, Silverbrook, already breaking ground on the first phase of a two phase residential/commercial development. F. Utilities and Public Services: Sewer: City of Kalispell Water: City of Kalispell Refuse: Private contractor Electricity: Flathead Electric Cooperative Gas: NorthWestern Energy Telephone: CenturyTel Schools: Kalispell School District Fire: Kalispell Fire Department Police: City of Kalispell G. Overall Project Description: The developer is requesting to annex the 485.5 acre project site into the city of Kalispell with four zoning districts placed on the project site; B-3, B-1, R-4, and R- 3 3. Accompanying the annexation and initial zoning application is a request for two planned unit development (PUD) overlay zoning districts. A commercial PUD with the underlying zoning district of B-3 and a mixed residential/commercial PUD with the underlying zoning districts of B-1, R-4, and R-3. The application states that it is the developer's intent to develop a commercial and residential community within Kalispell. This community includes community commercial, single family, townhomes, multi -family, neighborhood commercial, open space, trails and other amenities. The application states the goal of the development is to "create a community that functions much like a Town Center, offering living, working and commercial -oriented activities in one close location, in the beautiful setting of the Flathead Valley." The developer has provided a conceptual site plan with the PUD application that provides the general land uses throughout the 485.5 acre project site. These include 282 single family residences, 150 townhomes and 200 apartment or condominium units. The commercial aspect of the project includes a lifestyle center which, according to the application, is intended to be an outdoor and pedestrian friendly shopping district with anchor stores as opposed to a traditional enclosed mall. The lifestyle center is surrounded by over two dozen out parcels also anticipated for commercial uses. A separate power center is located to the south of the proposed lifestyle center. In all the developer is proposing a total of approximately 1.8 million square feet of commercial and office space. As part of the project proposal the development includes 72.3 acres of parks and open space. A central park will separate the larger commercial areas from smaller office buildings, apartments and single family residences located on the eastern half of the project site. Buffers will be located along the proj ect's boundaries with a significant amount of open space adjacent to the Stillwater River. The overall development of the 485.5 acre project site is proposed in five separate phases. Phase 1 will be constructed following preliminary plat approval and includes development of the primary commercial portion of the project (lifestyle center and surrounding out parcels). The remaining phases will be begin construction as follows: • Phase 2 -begin construction in 2010 and continue through 2013 • Phase 3 -begin construction in 2014 and continue through 2015 • Phase 4 -begin construction in 2016 and continue through 2017 • Phase 5 -begin construction in 2018 and continue through 2020 Phases 2, 3, 4, and 5 will all include a mix of commercial, residential, and open space within each phase. I. EVALUATION BASED ON STATUTORY CRITERIA FOR INITIAL ZONINGS OF B-39 B-19 R-39 R-4 AND PROPOSED PUD OVERLAY The statutory basis for reviewing a change in zoning is set forth by 76-2-303, M.C.A. Findings of fact for the zone change request are discussed relative to the itemized criteria described by 76-2-304, M.C.A. and Section 27.30.020, Kalispell Zoning Ordinance. Note that the applicants are requesting four initial zoning districts n 1. with a PUD overlay for the entire project site. The proposed PUD overlay requests allowing a regional shopping center, zero lot lines, additional height for key buildings and parking lot lighting among other deviations within the B-3 zoning district. Within the residential zoning districts of R-3 and R-4 the proposed PUD overlay requests exceptions to block lengths, setbacks and permitting row housing within the R-4 zoning district. Does the requested zone comply with the growth policy? On August 8, 2006 the Kalispell City Council amended the Kalispell Growth Policy and the Kalispell Growth Policy Future Land Use map and designated the 485.5 acre project site as an Urban Mixed Use Area. This area is shown on the Kalispell Growth Policy Future Land Use map as KN-1. The city council also added a section in the Kalispell Growth Policy titled Highway 93 North Growth Policy Amendment. Policy 7 of Chapter 4 of the Kalispell Growth Policy provides the following guidance for the Urban Mixed Use Area: a. Encourages the development of compact, centrally located service and employment areas that provide easy connections between existing commercial and residential neighborhoods. f. The Urban Mixed Use Area is also intended to allow a compatible mix of higher - intensity uses including office as well as some commercial and light industrial; medium and high density residential and public facilities. Exhibit E in the application provides a visual depiction of the zoning district boundaries within the project site. Approximately 322 acres of the 485.5 acre site is proposed for the B-3 zoning district. Within this area, the developer is proposing various large and small scale commercial and office complexes and multi -family buildings. Section 27.15.010 of the Kalispell Zoning Ordinance states that the intent of the B-3 zoning district is to provide areas for the development of community shopping areas and other retail service centers. The B-3 zoning district permits a mix of both commercial, office and residential (single family, townhomes, and apartment/ condominium buildings) and can be found to comply with the intent of the Urban Mixed Use Area land designation on the site. The proposed R-3 and R-4 zoning districts are intended to provide for urban scale residential development. The developer is proposing these zoning districts to the north and east of the B-3 zoned area to provide for an additional residential component within the larger project site. The R-3 zoning also provides an appropriate transition from the project site to properties immediately north. The properties to the north are designated Suburban Residential on the Kalispell Growth Policy Future Land Use map. The Suburban Residential land use designation is primarily for single family residences with a density of up to 4 dwelling units per acre. The R-3 in this project would accommodate single family residences on relatively larger lots. The proposed B-1 (Neighborhood Buffer District) zoning district is located in the northeast portion of the project site at the future corner of Rose Crossing and Whitefish Stage Road. The B-1 zoning district also permits a combination of 5 residential and commercial development but the commercial development is at a much more limited scale. Policy 4 of the Highway 93 North Growth Policy Amendment states, "Neighborhood commercial should be used as a means to buffer key intersections and to meet immediate local needs, not to serve as a destination shopping area." The proposed B-1 zoning is located at a future intersection, provides a buffer to the residential uses to the west, and is a zoning district intended to meet the needs of persons living in the immediate area. For these reasons the proposed B-1 can be found to comply with Policy 4 of the Highway 93 North Growth Policy Amendment. The proposed zoning districts of B-3, B-1, R-3, and R-4 are consistent with Goal 2 of the Highway 93 North Growth Policy Amendment contained in the Kalispell Growth Policy. Goal 2 states, "The development of an integrated residential/ commercial neighborhood (Designated KN-1 on the Growth Policy Map) between US 93-Reserve Drive and Whitefish Stage." The proposed zoning districts would provide a neighborhood with a mix of both residential and commercial land uses. Policy 3 of Goal 2 of the Highway 93 North Growth Policy Amendment provides the following land use breakdown of the KN-1 area: 3. Development in this 600 acre site would typically be: a. Up to 45% general commercial (270 acres) b. Up to 25% urban mixed use area (150 acres) c. Up to 20% in various residential configurations (120 acres) d. 10% open space uses (60 acres) The zoning districts requested on the 485.5 acre site include the B-3, B-1, R-3, and R-4 zoning districts. A total of 322 acres would be included in the B-3 zoning. The B-3 allows for general commercial and mixed uses including office complexes and multi -family buildings. The B-3 comprises approximately 66% of the site, the R-3, R-4, and B-1 include approximately 19% of the site and the open space includes approximately 15% of the site. The proposed zoning districts are within the development guidelines found in policy 3. The proposed PUD overlay zoning district is consistent with Policy 5 of Goal 2 of the Highway 93 North Growth Policy Amendment. Policy 5 states, "Development within the KN-1 area will be required to be presented to the Planning Board and the City Council in the form of a Planned Unit Development so that the impacts of this development can be planned for and if necessary mitigated through improved design." Policy 8 of Chapter 6, The Economy, of the Kalispell Growth Policy states, "Support the Kalispell area's position as a regional commercial center and a location of major health care, government, industrial facilities and retail services." The proposed B-3 zoning would accommodate a large scale commercial development that would serve the greater Flathead Valley. There have been concerns of how such a large commercial center on the north end of Kalispell would affect downtown businesses. In 2005 the city received a report produced by HyettPalma, Inc. titled, Kalispell Downtown Action Agenda 2005. The purpose of the report was to provide an enhancement strategy to further strengthen downtown Kalispell. Page 32 of the report addresses the potential impact a new mall would have on the downtown. The I report states, "...it is understood that a potential new mall may be developed in Flathead County within the near future. The introduction of the mall could potentially expand the community's trade area to the extent that gross revenue potential may increase for Downtown, or decrease depending on the draw of newer commercial venues. The introduction of a new mall, in HyettPalma's opinion, would likely continue to distinguish Downtown's older commercial space from newer offerings, resulting in a potential amplification of demand for Downtown retail space as an alternative to the newer space." Based on the above cited goals and policies in the Kalispell Growth Policy, the requested zoning districts can be found to comply with the proposed land use designation of Urban Mixed Use and the growth policy. 2. Is the requested zone designed to lessen congestion in the streets? It can be anticipated that the proposed zone change of the property will increase traffic impacts in the area due to the relatively low density of the area currently and the relatively higher density allowed under the proposed zoning districts. As part of the overall project proposal the developer conducted a traffic impact study that provides possible measures to mitigate the increase in traffic the development proposal would have on existing streets. Based on the approved traffic impact study and through the PUD and subdivision review process, conditions will be recommended to insure that existing streets are upgraded and new traffic routes are provided to lessen congestion in the streets. A full discussion of the traffic impact study and recommended mitigation measures can be found under the review for the PUD and subdivision in this staff report. 3. Will the requested zone secure safety from fire, panic, and other dangers? At the time this property is developed, the developer will be required to insure that there is adequate infrastructure in the case of an emergency. There are no features related to the property which would compromise the safety of the public. New construction will be required to be in compliance with the building safety codes of the City which relate to fire and building safety. All municipal services including police and fire protection, water and sewer service is available to the property and will be utilized at the time another lot is created in the future. 4. Will the requested zone promote the health and general welfare? The requested zoning classifications will promote the health and general welfare by restricting land uses to those which would be compatible with the adjoining properties and provides a place for new commercial and housing in the community. 5. Will the requested zone provide for adequate light and air? Setback, height, and coverage standards for development occurring on this site are established in the Kalispell Zoning Ordinance and through the requested PUD to insure adequate light and air are provided. 6. Will the requested zone prevent the overcrowding of land? 7 This area has been anticipated for a combination of commercial, office, and residential development. The proposed zoning districts will limit the building coverage, height of buildings and the overall number of housing units which would be permitted within the project site. This in turn will limit the number of people able to occupy or live on the project site. All public services and facilities will be available to serve this property. An overcrowding of land would occur if infrastructure were inadequate to accommodate the development in the area and the proposed zoning districts lacked building and density standards. 7. Will the requested zone avoid undue concentration of people? An increase in the number and concentration of people in the area will likely result after this land has been converted from agricultural zoning to a more intensive city residential zoning. However, the intensity of the uses of the property would be in direct relationship to the availability of public services, utilities and facilities as well as compliance with established design standards. The design standards and availability of utilities would provide the infrastructure needed to insure that there will not be an overcrowding of the land or undue concentration of people. Minimum lot standards and use standards as well as subdivision development standards will avoid the undue concentration of people at the time the property is further developed. 8. Will the requested zone facilitate the adequate provision of transportation, water, sewerage, schools, parks, and other public requirements? Public service, facilities and infrastructure would be made available to the developer. New improvements to the property such as roads, water, sewer, parks and drainage would be installed in accordance with city policies and standards at the developers' expense thereby insuring that there is adequate provision of services to the site prior to development. Fire, police, ambulance and public access are adequate to accommodate potential impacts associated with the development of this site. There will be impacts to services that can be anticipated as a result of this proposal and the city has adopted impact fees for water, sewer, storm water, and fire and police departments to offset these future impacts. 9. Does the requested zone give consideration to the particular suitability of the property for particular uses? The 485.5 acre site is fairly level throughout with two small hills, one located centrally and the other along the western boundary of the project site. A portion of the southwest corner of the project site is adjacent to the Stillwater River. In the northeast portion of the project site high ground water is present. The noted topography, river and high ground water locations would not negatively impact the proposed zoning district on the property. The developer has included one of the small hills as part of the future park within the site and setbacks are proposed along the Stillwater River. Development on the high ground water areas will be mitigated through the PUD and future subdivisions in this area. Therefore, the requested zoning districts give due consideration to the particular suitability of the property for particular uses. 10. Does the requested zone give reasonable consideration to the character of the 0 district? The general character of the area is a mixture of commercial to the south and residential and agricultural tracts to the north and east. West of the project site are residences with a cemetery between the project site and Highway 93 North. The proposed zoning allows this development to address needs within the community for commercial/office land and a mix of housing on public services and in reasonable proximity to the City core for the future. Availability of public water and sewer to the area indicate that this type of development will continue to occur on the urban fringes of the community to be developed with similar types of uses as is proposed with this property, i.e. commercial and urban residential rather than continued agricultural uses. It appears that the proposed rezoning gives reasonable consideration to the character of the district. 11. Will the proposed zone conserve the value of buildings? The development anticipated under the proposed zoning is more intensive than the land uses currently surrounding the project site. City standards will insure that infrastructure built to serve the subdivision is adequate and the PUD zoning will provide for design standards within the project site, which will insure the value of buildings and homes is protected, maintained and conserved. 12. Will the requested zone encourage the most appropriate use of the land throughout the municipality? The requested B-3, B-1, R-3, R-4 and PUD zoning districts would allow a mix of residential and commercial uses on the 485.5 acre project site. Residential and accompanying commercial development is encouraged in areas where services and facilities are available or can be extended to serve such development such as the development being proposed in conjunction with the annexation, initial zoning and PUD request. The proposed zoning districts are also consistent with the Kalispell Growth Policy and Kalispell Growth Policy Future Land Use map. II. EVALUATION OF THE PLANNED UNIT DEVELOPMENT PROPOSAL: Project Narrative: This is a request for a Planned Unit Development (PUD) zoning overlay on the 485.5 acre project site. The property is currently in the unincorporated area of Flathead County and is zoned B-2 (General Business), SAG-10 (Suburban Agricultural) SAG-5 (Suburban Agricultural), and R-1 (Suburban Residential). The developers have requested annexation into the City of Kalispell with the initial zonings of B-3, B-1, R-3, and R-4. The PUD will be known as the Glacier Town Center and will provide general development parameters for lots, setbacks, A land uses on the project site, approximate location of the overall street network and parks and opens space areas among other things. The ultimate goal of the Glacier Town Center PUD as stated in the PUD narrative contained in the application is to create a community that functions much like a Town Center, offering living, working and commercial -oriented activities in one close location, in the beautiful setting of the Flathead Valley. The developer is requesting two separate PUD's as part of the project proposal, a B-3 commercial PUD and a mix residential/ commercial PUD with the underlying zoning districts of R-3, R-4, and B-1. The boundaries of the two different PUDs are shown on Exhibit I of the application. The residential portion of the project includes a variety of single family lot sizes ranging from 6,000 square feet to 1/4 acre in size. A total of 282 single family residential lots are proposed. In addition to the single family lots the developer is proposing 150 townhouse lots and 200 apartment units to be located within the commercial PUD portion of the project. The commercial aspect of the project includes a lifestyle center surrounded by over two dozen out parcels also anticipated for commercial uses. A separate power center is located to the south of the proposed lifestyle center. Numerous other office and apartment buildings are north of the future Rose Crossing connection between Highway 93 North and Whitefish Stage Road and to the east of the central park. In all, the developer is proposing a total of approximately 1.8 million square feet of commercial and office space. The PUD will provide the parameters around the type of development to be placed within the site and how the different phases will interconnect with one another to provide for a cohesive neighborhood at final build out. Included in the PUD application was a request for relaxations from the Kalispell Zoning Ordinance and the Kalispell Subdivision Regulations. Specifically, 11 relaxations were argued to be necessary to accommodate the mix of residential and commercial uses on the site. The requested deviations are as follows: 1. Sidewalks: Kalispell Subdivision Regulations, Section 3.1 LA 2. Minimum building area on a lot: Kalispell Subdivision Regulations, Section 3.06 . E 3. Block length: Kalispell Subdivision Regulations, Section 3.07. B 4. Property development standards -setbacks: Kalispell Zoning Regulations, Section 27.06.040(3) 5. Permitted Uses within R-4 zoning district: Kalispell Zoning Regulations, Section 27.07.020(5) 6. Minimum lot area in the R-4 zoning district: Kalispell Zoning Regulations, Section 27.07.040(1) 7. Property development standards: Kalispell Zoning Regulations, Section 27.07.040(3) 10 8. Conditionally permitted uses in the B-3 zoning district: Kalispell Zoning Regulations, Section 27.15.030(13) 9. Property development standards in the B-3 zoning district: Kalispell Zoning Regulations, Section 27.15.040(3) lO.Maximum building height in the B-3 zoning district: Kalispell Zoning Regulations, Section 27.15.040(4) 11. Outdoor lighting standards: Kalispell Zoning Regulations, Section 27.22.104 Criteria for the creation of a Planned Unit Development (PUD) District The following information and evaluation criteria are from Section 27.21.020(2), of the Kalispell Zoning Ordinance. The intent of the PUD provisions are to provide a zoning district classification which allows some flexibility in the zoning regulations and the mixing of uses which is balanced with the goal of preserving and enhancing the integrity of the neighborhood and the environmental values of an area. The zoning ordinance has a provision for the creation of a PUD district upon annexation of the property into the city. Review of Application Based Upon PUD Evaluation Criteria: The zoning regulations require that the planning board review the PUD application and plan based on the following criteria: 1. The extent to which the plan departs from zoning and subdivision regulations otherwise applicable to the subject property, including, but not limited to, density, bulk and use, and the reasons why such departures are or are not deemed to be in the public interest; As stated above the owners are requesting 11 relaxations from the zoning and subdivision regulations. Below are the 11 relaxations requested with the consultants reasoning on why such departures are deemed to be in the public interest. Planning staff has provided its comments in italics. 1. Kalispell Subdivision Regulations, Section 3.11.A (Sidewalks) This section of the code requires sidewalks to be provided in all residential and commercial subdivisions. Section 3.11.B of the subdivision regulations states that sidewalks shall be required on both sides of the street. The developer is requesting sidewalks not be provided on both sides of the street along certain streets or street segments. The developer has provided a list of the street or street sections which would or would not have a sidewalk on page 16 of chapter IV of the Glacier Town Center application. The application states that the relaxation request from the sidewalk requirement is based on an understanding of traffic circulation patterns in lifestyle centers, and an overall lack of a need for pedestrian circulation in certain areas as identified on the road cross -sections submitted with the application. The application goes on to 11 say that, "requiring the applicant to utilize sidewalks in these areas would produce undue financial expense by the developer on something that would rarely, if ever, be used." The planning staff as well as the public works staff are recommending streets within the project site be designed with sidewalks in accordance with city standards with certain deviations permitted as discussed within this section. The developer has proposed sidewalks or bike paths along a majority of internal streets, within the proposed central park and the open space areas along the perimeter of the project. Although the developer is requesting this relaxation staff does not agree with the reasons provided in the application. Staffs concern is the mobility of pedestrians within and around the lifestyle center and adjacent commercial lands. The subdivision regulations are clear that sidewalks shall be located on both sides of the street in either residential or commercial subdivisions. Chapter 8, Goal 2 of the Kalispell Growth Policy states, "Encourage design that is consistent with and contributes to the character of the area and that promotes safe and accessible pedestrian access and movement." Chapter 11, Policy 3 of the Kalispell Growth Policy states, "Require all new subdivision roads in the city to be constructed to City standards and do not allow the creation of private, substandard roads." Based on the above cited goal and policy staff is recommending the following changes to the proposed road designs shown in Exhibit F-Roads of the development application: • Road Section A -provide an 8-foot bike path with a minimum 10 foot boulevard along the western side of the road. The bike path shall connect with the path shown along Many Glacier Road on the PUD site plan and extend south to the southern edge of the BPA easement. • Road Section C - provide a 5-foot sidewalk on both sides of the roadway. The sidewalk shall be located to the outside edges of the right-of-way providing a minimum 10 foot boulevard. • Road Section D -provide a 5-foot sidewalk along the outside edge of the roadway. A minimum 5-foot boulevard shall be provided. • Road Section F - provide a 5-foot sidewalk on both side of the roadway with a minimum boulevard width of 5 feet. Note: The southern most access into the subdivision from Highway 93 North shall have an 8-foot bike path in lieu of a sidewalk on the south side of the roadway to connect with the bike path shown on the PUD site plan. • Road Section K -provide a 5-foot sidewalk along the southern edge of the right-of- way along the street frontage of lot 32. • All road sections shall locate the sidewalk or bike path within 1 foot of the right-of- 12 way boundary. Staff is supporting a shared sidewalk/bike path that is located within the central park shown on the PUD site plan between a portion of Two Medicine Road on the west side of the park and the unnamed roadway on the east side of the park. Staff agreed with the developer that this path would still provide pedestrians and bicyclists with anorth/south connection within the project site with a greater separation from the adjoining roadways. 2. Kalispell Subdivision Regulations, Section 3.06.E (Minimum building area on a lot) The subdivision regulations require a minimum 40'x40' building area on each lot. The application requests a relaxation to permit building area on lots to be below the minimum 40'x40' area. The developer feels this will allow for a variety of unit types to insure a mixture of housing across the property. This relaxation is not needed. The 40'x40' area applies to residential lots however the developer is proposing single family residential lots starting at 6, 000 square feet, adequate fora 40'x40' area. The buildable area for townhouse lots is based on the parent tract (the total area of the townhouse lots i.e. lots lA and 1B). The proposed townhouse lots would meet or exceed this minimum lot area. 3. Kalispell Subdivision Regulations, Section 3.073 (Block length) This section specifies that block lengths shall not be less than 300 feet nor more than 1,200 feet. The application requests a relaxation to allow block lengths to exceed the 1,200 feet and to allow blocks less than 300 feet. This request allows for innovative design to insure an appropriate mix of residential and commercial uses and adequate connections between those uses. Excessively long blocks create neighborhoods that are not well connected for convenient access by vehicles, pedestrian or emergency traffic. The Kalispell Growth Policy, Chapter 8, Urban Design, Historic and Cultural Conservation, Goal 2 states, "Encourage design that is consistent with and contributes to the character of the area and that promotes safe and accessible pedestrian access and movement." Although the developer should be commended for the pedestrian and bike trail system proposed, to date, there are still significant impediments to free flowing pedestrian and vehicle movement between the project and potential future projects on the south, east, and north sides of the project area. In order to comply with this goal of the growth policy, roadways shall be provided at greater intervals of 500 feet along the northern boundary with additional roads within the project site and road right-of- ways provided for on the east and south boundaries of the project site. Staffs recommended right-of-ways are as follows: • Right-of-way intervals of 500 feet along the northern boundary of the project site requiring a minimum of seven road right-of-ways. • A minimum of one road right-of-way along the residential block adjacent to tracts 1 and 2 of Certificate of Survey 15221 to provide access to these properties western boundary. 13 • Two road right-of-ways for assessor's tract 2BA. One road right-of-way should be located on the western boundary and the other along the northern boundary for access onto the future Lake McDonald Road. • A roadway connection between the residential portion of phase 3 and phase 4, located north of Rose Crossing. A roadway connection would allow vehicular traffic to move between the two neighborhoods and would provide some relief of traffic on Rose Crossing. • A minimum of three road right-of-ways to connect with the Semitool property located to the east of phase 2 and south of phase 5. One of the roadway connections would be located from Many Glacier Road east to the Semitool property in the area of the BPA easement. The other two road right-of-ways would be located between phase 5 and assessor's tracts 3E and 3A. The increased number of right-of-ways recommended by staff increase the number of options vehicular and pedestrian traffic have to move from the project site to future development to the north, east and south. The PUD plan currently has two connection points to the north which are located in what will eventually be a residential neighborhood. Policy 4 of chapter 10, Transportation, in the Kalispell Growth Policy states, "Discourage routing heavy traffic and through -traffic in residential areas by creating a more thorough grid system when possible." Planning staff does not see a problem with allowing blocks smaller than 300 feet as they coincide with smaller lots located centrally within the project site. 4. Kalispell Zoning Regulations, Section 27.06.040(3) (Property development standards -setbacks) This section of the zoning ordinance requires front and rear yard setbacks in the R-3 zoning district of 20 feet. The application requests the reduction of the rear yard setback for the R-3 district from 20 feet to 10 feet. This performance standard is intended to allow for a more efficient use of land through a traditional design which emphasizes a front porch character for the single family residential area. It is unclear how a reduction in the rear yard setbacks would provide for a more efficient use of land through a traditional design which emphasizes a front porch character for the single family residential area. However, a reduction to 10 feet is currently allowed within the zoning ordinance for detached garages. Staff would only require the 10 foot setback be for accessory uses such as garages and, on alley loaded lots, the setback be taken from the alley right-of-way instead of the property line. The developer has proposed private alleys where the lot boundary line would be located at the center of the 20 foot wide alley right-of-way. By requiring the setback from the right-of-way boundary there is greater separation of the garage and alley allowing for improved traffic circulation within the alleys. 5. Kalispell Zoning Regulations, Section 27.07.020(5) (Permitted Uses within R-4 zoning district) The application requests the allowance for 3 or more attached housing unit. The intent of this relaxation is to allow for a variety of housing types mixed through the 14 residential neighborhoods. The R-4 zoning district conditionally permits townhouses with a configuration of 3 or more units. Staff can support such a relaxation in the R-4 zoning district as it does provide for a greater variety of housing within the neighborhood. The developer is providing over 70 acres of open space and parkland to accommodate the increased density this would have within certain areas of the Glacier Town Center project site. Also, by permitting 3 or more attached townhomes, the developer has the assurance that this type of housing can be constructed upon final plat approval and not worry about obtaining another use permit. Planning staff would however recommend 3 or more townhouse units be located within the R-4 zoning district only and that such townhouses be alley loaded. 6. Kalispell Zoning Regulations, Section 27.07.040(1) (Minimum lot area in the R-4 zoning district) The R-4 zoning district requires a minimum lot area of 6,000 square feet. The application requests the allowance of a smaller minimum lot area than the zoning regulation permits. A minimum lot area of 4,250 square feet is requested for the R-4 zoned areas within Glacier Town Center. This relaxation is not needed. The 4,250 square foot lot areas apply to one single townhouse lot, which the zoning ordinance identifies as a sublot. Two or more sublots create a parent tract which is required to be a minimum of 6, 000 square feet. With a minimum sublot area of 4,250 square feet., the parent tract would exceed the minimum lot area requirement. 7. Kalispell Zoning Regulations, Section 27.07.040(3) (Property development standards) The R-4 zoning district has a minimum side yard setback of 5 feet from the property boundary. Townhouses share a common property boundary. The application requests the allowance of a 0' shared side yard for attached Town Home units. This relaxation is not needed. The zoning ordinance already provides for a zero foot setback for townhouse units along the shared property boundary. 8. Kalispell Zoning Regulations, Section 27.15.030(13) (Conditionally permitted uses in the B-3 zoning district) The B-3 zoning district lists retail malls/community shopping centers as a conditional use. The applicatant requests a regional shopping center be a permitted use within the B-3 zoning district. As described in the PUD submittal, the lifestyle center is intended to be the primary component of the commercial portion of the Glacier Town Center. The developer contends that the lifestyle center is intended to provide an open air environment tailored to the pedestrian shopper. The intent of the Community Business District is to provide for community shopping areas, which is met by the design of the lifestyle center. Staff can support allowing retail malls/community shopping centers as a permitted 15 use because the developer is also requesting a PUD. Through the PUD process the public, planning board and city council have a say on how the project will look and function much like a conditional use permit currently provides. During planning staffs review of the proposed lifestyle center, initial concerns include the parking lot situated within the lifestyle center itself. Based on a site landscape plan submitted at the November 13th Kalispell Architectural Review Committee there would be approximately 320 parking spaces within the lifestyle center's two primary roadways. This would provide a separation between the shops and associated sidewalks of 100 feet or more. Within this 100 foot separation, 4 parking aisles are proposed. The application states that the lifestyle center is "intended to be an outdoor pedestrian friendly shopping district with anchor stores as opposed to a traditional enclosed mall." The amount of parking spaces within the lifestyle center appears to contradict the intent of the center. This is not to say that parking should be prohibited within the center, rather reduced in number. During the November 13th planning board work session it was stated that the town center is proposed to emulate a traditional downtown. On street parking is provided in Kalispell's downtown but is limited in scope. Planning staff would recommend that the two center parking aisles within the lifestyle center be removed and the sidewalks be widened to provide for a more pedestrian friendly mall. This increase in sidewalks could provide for restaurant or cafe seating on the sidewalk, kiosks, and increased pedestrian amenities such as benches and fountains. The increase in sidewalk width coincides with the increase in pedestrian activity in and around the center creating that "urban" street interface the developer is seeking with the reduction in setbacks below. Curb side parking would still be allowed on both sides of the internal street as is seen in Kalispell and other downtowns throughout the state. The parking lots surrounding the lifestyle center and power center proposed in phase 2 vary in size from approximately '/ acre to over 7 acres in size. This parking is necessary based on the current amount of required parking spaces within the zoning ordinance. However, both the planning staff, park and recreation staff, and public works staff would recommend pedestrian sidewalks with accompanying landscaping be placed within the parking lots surrounding the lifestyle center and serving the power center. The sidewalks would provide for safe pedestrian passage from a parked car to the commercial stores. The sidewalks would also provide connectivity between the sidewalks or bike paths along the streets, either public or private, into the commercial centers. The recommended landscaping component would consist of a combination of trees and bushes which would help to break up the vast amount of asphalt. The Kalispell Growth Policy, Chapter 8 Urban Design, Historic and Cultural Conservation, goal 2 states, "Encourage design that is consistent with and contributes to the character of the area and that promotes safe and accessible pedestrian access and movement." Figures 1 and 2 below show the existing parking lot at Wal-Mart, which is just outside the city limits, and the parking lot serving Lowe's home improvement store within city limits. The Wal-Mart parking lot is devoid of any type of landscaping and provides no pedestrian sidewalks through the parking lot whereas Lowe's parking lot has both 16 landscaping and sidewalks. The landscaping and sidewalks provide safe pedestrian connectivity through the parking lot and visually breaks up the large asphalt parking lot. Staffs recommendation of sidewalks and accompanying landscaping within the parking lots surrounding the lifestyle center and serving the power center should look similar to the sidewalks and landscaping shown in Figure 2. Figure # 1. The Wal-Mart parking lot located along US HWY 2 in Evergreen. Figure #2. Pedestrian path and parking lot landscaping at Lowe's along US 93. The proposed project is in a primarily rural setting and the development of this project would help to establish the character of this area as the city continues to expand. Question e of the PUD application requests the developer to explain the manner in which services will be provided for the project such as pedestrian access. On page 9 of Chapter IV of the application the developer responded, in part, to this question as follows, "Pedestrian sidewalks and trails have been designed throughout the subdivision in order to promote exercise out-of-doors and connections to the different 17 land uses in the community." Here it appears that the developer is intending to create a community character where pedestrians can both exercise and walk or run safely to the different commercial or residential aspects of the project. This pedestrian system diminishes once immediately outside the lifestyle center or the power center as the pedestrian must walk through large parking lots to the store fronts or other retail shops. Based on Goal 2 regarding pedestrian safety, and the need to break up the large parking lots with increased landscaping, staff would recommend the following condition be placed on the PUD: • The developer shall provide the city with a pedestrian access plan for the entire project site. Both trails and sidewalks shown on the PUD plan and as a condition of approval shall be included in the plan. 1. For access through the parking lots serving the lifestyle center (phase 1) and power center (phase 2) the access plan shall include a minimum 5-foot wide walking path with accompanying landscaping every third parking row or 200 feet, whichever is less. Landscaping shall include predominantly living material and include shade trees to be placed at such intensity and location as to form a canopy where they cover or line sidewalks. 2. All sidewalks located within parking lots shall have a raised concrete surface for separation from traffic and parking. 3. Pedestrian connections shall also be made to surrounding streets and the bike path located along Highway 93 North. A minimum of three connections shall be made from the bike path along Highway 93 North to the lifestyle center. A minimum of two connections shall be made from the sidewalk along Rose Crossing to the lifestyle center. Where sidewalks cross traffic lanes, either at public or private streets or within the parking lot, the sidewalk may be at grade but shall be constructed of colored or textured concrete, stone or other contrasting material to visually denote a pedestrian way. Simply painting the walk area is not adequate. The plan would be reviewed and approved by the city's site review committee. 9. Kalispell Zoning Regulations, Section 27.15.040(3) (Property development standards in the B-3 zoning district) The B-3 zoning district has the following minimum property line setbacks: 20 feet for the front, 5 feet from the side, 10 feet from the rear, and 15 feet from the side corner. The application is requesting the allowance of zero lot lines for buildings within the B-3 District. The application states that the request is intended to provide a more "urban" street interface with the store frontages and create a streetscape that is pedestrian friendly and accessible for walking and shopping comfortably. This relaxation would also allow the commercial lots to be situated directly adjacent to key pedestrian plazas and gathering areas or open space. Staff can support such a deviation within the lifestyle center, lots 1, 2, and 3 of block I of phase 1 with the reduction in parking spaces as discussed above. Staff can also In support such a deviation for lots 23, 24, 25, 26, 27, and 28 of block.TV of phase 1. In these areas the developer has indicted on the PUD site plan that the intent is to provide for an urban scale commercial environment including pedestrian plazas or gathering areas. Much of Kalispell's downtown does not have building setbacks from property boundaries. Chapter 8, Urban Design, Historic and Cultural Conservation, policy 5 of the Kalispell Growth Policy supports such a reduction in setbacks. Policy 5 states, "Encourage the design of urban public spaces such as local streets and public squares to be central areas framed by buildings, creating a visual quality of partial enclosure." Based on the character the developer is trying to create and the above cited policy, staff can support such a relaxation from the zoning code. lO.Kalispell Zoning Regulations, Section 27.15.040(4) (Maximum building height in the B-3 zoning district) The B-3 zoning district has a maximum height of 40 feet which can be increased to 60 feet with a conditional use permit. The application requests the allowance of up to 60 feet for architectural elements within the lifestyle center and in the interior commercial portions of the project to allow for office and hotel/ motel uses with multiple stories. The developer's intent is for the buildings in the lifestyle center to be a maximum of 40 feet excluding architectural elements as requested and roof mounted mechanical equipment. Outparcel buildings fronting onto Highway 93 North will be restricted to 27 feet in height, mitigating any impacts to adjacent roadways from building heights. Staff can support allowing the increase in the maximum height to 60 feet as a permitted use because the developer is also required to go through the PUD process. Through the PUD process the public, planning board and city council has the ability to comment and decide whether the maximum height of up to 60 feet is appropriate through a series of public hearings. The PUD in this way functions much like the conditional use permit process. 11. Kalispell Zoning Regulations, Section 27.22.104 (Outdoor lighting standards) The zoning ordinance restricts lighting mounted on poles to a maximum height of 25 feet from grade to the top of the pole structure. The application requests up to 43 feet for fixture height of poles within the parking lots on the interior of the lifestyle center ring road. The developer contends that with fewer 40-foot light poles using 1000 watt luminaries less light reflectance is produced than using an increased number of 25-foot light poles with 1000 watt luminaries. The developer is requesting the 40-foot light poles because he feels an increase in 25-foot tall poles would detract from the development. Also, an increased number of poles will consume more energy. Section 27.22.104 of the zoning ordinance is clear that lights mounted on poles shall not be taller than the building located on the property or taller than 25 feet, whichever is less. Since this section of the ordinance code was put into place numerous commercial and residential developments have complied with the ordinance. The developer has not provided a clear reason as to why this development among the others that have been developed in the last several years should be given a waiver 19 from the pole height requirement. Staff is recommending this deviation from the zoning ordinance not be approved. The developer has requested eleven relaxations from the zoning ordinance and subdivision regulations. However, three of the relaxations are not needed and the other relaxations staff is supporting provide for greater housing diversity within the project, better vehicular and pedestrian connectivity and provide for expanded commercial development within the greater Flathead Valley. 2. The nature and extent of the common open space in the planned development project, the reliability of the proposals for maintenance and conservation of the common open space and the adequacy or inadequacy of the amount and function of the open space in terms of the land use, densities and dwelling types proposed in the plan; The project site is 485.5 acres and the proposed Glacier Town Center PUD would provide for a variety of commercial and residential housing types. A summary of the proposed PUD provided in the application states the project site would be developed with 282 single-family residences, 350 multifamily units (200 apartments and 150 townhouses), and 1,822,629 square feet of commercial/office space. The entire development will also include 72.3 acres of parks and open space which includes 6.7 acres within the BPA's power line easement. In reviewing the proposed project the minimum required amount of parkland was calculated at 0.03 acre per dwelling unit. With a maximum potential of 632 dwelling units on the 485.5 acre project site the minimum parkland required by the subdivision regulations equals 18.96 acres. The 18.96 acres will provide the basis for the amount the subdivision regulations require and the amount proposed as part of the overall PUD. It should be noted that section 3.193 B of the Kalispell subdivision regulations does not require parkland for non-residential lots. Therefore, all of the proposed commercial lots were not included in the parkland calculation. The planning board and city council should also note that policy 3 under goal 2 of the Highway 93 North Growth Policy Amendment requires the area designated as KN-1, which includes the entire 485.5 acre project site, to include 10% of open space within this area. The proposed project includes 72.3 acres of open space within which the developer has proposed a large central park, small parks within the residential areas, a perimeter of open space including trails and a significant amount of open space along the Stillwater River corridor. The proposed 72.3 acres of open space exceeds the 10% open space requirement of the above stated policy. The parks and open space shown in the PUD plan are as follows: • 17.6 acre park to be developed with trails, ponds, play equipment, and tennis courts in phase 1. • An area of approximately 7 acres in the southwest corner of phase 2 adjacent to the Stillwater River. • An approximately 2.7 acre park area to be developed in phase 4 • An approximately 2.3 acre park area to be developed in phase 5 • Along the projects boundaries the developer has proposed open spaces to include a bike/pedestrian path. 20 The central park proposed within the PUD plan is a large park, approximately 17.6 acres, divided into three parts. The park is joined on the northern end with an area of open space including an existing shelter belt of trees and proposed pedestrian/bike trails. This central park divides the project site into east and west halves, with areas to the west of the park including more intense retail commercial such as the lifestyle center. Areas to the east include small scale offices, retail, apartment units and residential lots. The Kalispell City Council recently adopted a Parks and Recreation Comprehensive Master Plan to help provide direction on where and what types of parks the city should be developing as the city grows. Figure 7.1: Proposed Recreation Facilities, within the maser plan provides for approximate locations of future community and neighborhood parks as the city expands. The figure also indicates a neighborhood park (NP-6) is needed in this area. A neighborhood park is defined as a combination playground/park designed primarily for unsupervised, non -organized recreation activities. The park is generally moderate in size (about 3-10 acres) and serves people living within approximately 1/2 mile of the park. Facilities typically found in neighborhood parks include playgrounds, picnic tables and benches, trails, open grass areas/informal play areas and outdoor basketball courts. The proposed central park and improvements plan meets the definition of a neighborhood park and as such complies with the city's Parks and Recreation Comprehensive Master Plan. The Stillwater River is adjacent to a small portion of the project site in the southwest corner. The PUD plan includes this area, approximately 7 acres in size, in the overall parks and open space areas. This area would be dedicated to a public entity with the second phase of the project. The Montana Department of Fish, Wildlife and Parks commented on the proposed parkland and open space within the project. The Department stated that an established river access at this location is presently needed. The need stems from the use of the Stillwater River from recreational boaters, primarily canoeists and kayakers, who float the Stillwater River down to Lawrence Park or Leisure Island. Fish, Wildlife, and Parks is recommending the 7 acre area be dedicated to a public entity and improved for public access to the river. The improvements would include a road and parking area outside of a 200 foot setback from the river, a pathway from the parking area down to the river, and possibly a picnic area and restrooms. The letter concludes by stating, "As the Flathead Valley becomes more populated, the demand for recreational river access will continue to increase. New accesses are needed to meet this demand and reduce further crowding of existing sites." The city's Parks and Recreation Department agrees that more access points along the Stillwater River are needed and also recommend this site become an access point. The residential and commercial portions of the PUD would provide two park areas approximately 2.7 acres and 2.3 acres as well as an integrated bike/pedestrian path connecting the residential and commercial portions of the project. These two park areas would be developed in conjunction with phases 4 and 5 as shown on the project phasing plan. The Parks and Recreation Department is recommending the two park areas be developed with amenities such as benches and playground equipment in addition to irrigation and landscaping to create a park setting. Further review of the park will occur upon preliminary plat submittal of phases 4 and 5. 21 The Kalispell Growth Policy, Chapter 9, Parks and Recreation, Goal 3 states the following, "Provide a balanced mix of parks and recreational facilities to meet local needs, which include mini parks, neighborhood parks, community parks, regional parks, linear parks, special facilities and conservation lands or facilities." The proposed parklands and open spaces proposed as part of this project can be considered to meet this policy. As part of the overall PUD plan the developer has proposed a comprehensive trail network throughout the site. The trails would be located within open space areas and are primarily located along the project site's boundaries. The developer has provided three open space buffer profiles which conceptually depict the landscaping and trail location and width to be provided within the open space areas. The Highway 93 North buffer profile provided shows a 100 foot wide landscaped buffer. Within the buffer is a 12-foot wide bike trail located in the eastern half of the buffer area with a combination of evergreen and deciduous trees along the bike path. Along Whitefish Stage Road the buffer profile provided indicates a 50 foot wide buffer located between the eastern edge of the residential lots and western edge of the road right-of- way. Here the developer is proposing an 8-foot wide trail to accommodate pedestrians and bicyclists with trees located between the trail and right-of-way line. Policies 3.h and 3.i of goal 1 of the Highway 93 North Growth Policy Amendment provides the following direction with regard to the buffer areas along Highway 93 North and Whitefish Stage Road: h. Where the adjacent gateway road speed is posted from 36 - 45 mph: i. A minimum of 40 feet of landscaped buffer area should be provided. ii. Street trees and berming should be incorporated into the landscaping. iii. A pedestrian trail or sidewalk should be incorporated into the landscaped buffer area. i. Where the adjacent gateway road speed is posted above 45 mph: i. A minimum 100 - 150 foot impact area should be provided for major entrances and a 50 foot entrance for minor entrances. ii. Within this impact area, a combination of berming, landscaping using live materials and trees as well as grass, a pedestrian trail system, limited parking and frontage roads should be incorporated. The proposed buffer along Highway 93 North meets the minimum buffer requirements set forth in policy 3.i. Planning staff would recommend that the landscaping be installed similar to that found along Highway 93 North south of this project site fronting the Spring Prairie Center. Figure 3 illustrates the existing landscaping provided along the highway. Figure #3. Landscaped buffer area for the Spring Prairie Center along US 93. 22 The proposed buffer along Whitefish Stage Road is wider (50 feet) than the minimum required in the growth policy (40 feet). Planning staff would recommend that within this 50 foot buffer the developer be required to emulate an existing buffer along Whitefish Stage, in this case the landscape buffer between Buffalo Stage subdivision and Whitefish Stage Road shown in Figure 4. Between Buffalo Stage and Whitefish Stage Road the developer incorporated berming into the buffer with the trail and landscaping. The berming would not only help visually but provide a physical barrier between the rear yards of the residential lots, which according the CCBvR's for the project would not have fencing, from Whitefish Stage Road. Figure #4. Large buffer area between Whitefish Stage Road and the interior roads of the Buffalo Stage subdivision. 23 It is currently unknown whether the Montana Department of Transportation will be requiring additional right-of-way dedications along Highway 93 North and Whitefish Stage Road for road and intersection improvements. Therefore, in order to maintain the buffer widths which currently comply with the growth policy staff would recommend the buffer widths be maintained even if additional right-of-way is needed along Whitefish Stage Road and Highway 93 North. The profile for the buffer along the project boundary perimeter identifies an 8-foot wide trail and landscaping. This profile is conceptual in that the PUD plan has the open space along the perimeter of the project site varying from 20 feet to 100 feet or more. Planning staffs only recommendation on this profile is to provide a minimum setback between the trail and future buildings adjacent to the trail. Staff is recommending a minimum setback of 20 feet from the edge of the trail. The Parks and Recreation Department has recommended that the developer provide the Department with a plan showing the pedestrian/bike path in greater detail and include 24 width and construction materials for the paths. Specifications for the pedestrian/bike path construction will be determined by the Parks and Recreation Department and the path would need to be installed prior to final plat approval of the respective phase of the project. With the above recommended conditions in place the proposed trail plan can be found to comply with the following goal listed in the Kalispell Growth Policy, Chapter 9, Parks and Recreation: Goal 1 PROVIDE A BALANCED DISTRIBUTION AND DIVERSITY OF RECREATIONAL FACILITIES AND PEDESTRIAN/BICYCLE PATHS THAT PROVIDES ACCESS FOR ALL AGE GROUPS. The Parks and Recreation Department would provide maintenance of the central park, park/ open space along the Stillwater River, and the future park serving the residential area of the project. All other open space areas will be maintained by a business or homeowners association. The Parks and Recreation Department is recommending a park maintenance district be formed in order to provide funding for the on -going maintenance of the park and open space areas that the city would maintain. 3. The manner in which said plan does or does not make adequate provision for public services, provide adequate control over vehicular traffic and further the amenities of light or air, recreation and visual enjoyment; The extension of water and sewer to the site will be required to serve the development. A full discussion of the water and sewer extension plans can be found in Appendix J of the application. The plan calls for connecting water and sewer mains into a recently installed 14" water main and 18" sewer main within the Highway 93 North right-of-way. Phases 1 and 2 would connect to these main lines. Phase 3, 4, and 5 may need to either connect to water and sewer lines along Whitefish Stage, if they are available, or utilize a pump station and separate well to provide for water and sewer service to these phases. The conceptual sewer plan found under Appendix J of the application indicates the need for up to three lift stations depending on the future sewer line along Whitefish Stage Road. These lift stations are shown in the park and open space areas of the project. Although necessary, lift stations are typically not visually pleasing especially within a park or open space setting. As a recommended condition of approval any future lift stations on the site would need to be screened, either within a building or with the use of fencing and landscaping. The building or screening plan would be reviewed and approved by the Parks and Recreation Department as well as the Public Works Department. This will help to maintain the aesthetic nature of the project and still provide the necessary security of the lift station. Storm water management will be required to be handled and the difference between post development and predevelopment flow to be detained or retained on site. The storm water management report, Appendix K of the application, notes the entire site does not drain to one specific area rather the site is divided with the western half draining to the west towards the highway and Stillwater River. Areas in the eastern half of the site drain to a low spot on the property and travel south of the project site. 25 The storm water management report states the developer proposes to use low impact development (LID) methods to collect, transport, store and treat excess runoff. LID alternatives include bioretention cells, bioretention swales, and infiltration basins. The storm water would be stored and infiltrated by means that may include water features, surface retention, underground infiltration chambers and open swales. The ultimate storm water management design would be reviewed and approved by the Public Works Department. The proposed PUD plan does show several small ponds throughout the site with two ponds located in the central park. The Parks and Recreation Department noted that a storm water pond in the park may also have the potential to be used for the Department's hooked on fishing program. However, final design of the storm water management plan may or may not include the use of a pond large enough to accommodate the hooked on fishing program. The developer hired Krager and Associates, Inc. to conduct a traffic impact study for the proposed project. A copy of the traffic impact study is included in Appendix L of the application. The projected traffic for the first phase of the project which includes the lifestyle center and surrounding commercial lots is anticipated to be 23,617 vehicle trips over a 24 hour period. The total traffic generated by the project at full build out is anticipated to be 75,309 vehicle trips over a 24 hour period. Peak hourly AM and PM traffic volumes at full build out would be 2,385 and 6,763 respectively. The peak hourly AM and PM traffic volumes include traffic both entering and exiting the site. The mitigation measures suggested for the first phase of the project (the commercial lots proposed in phase 1 of the subdivision) include, in part, the extension of Rose Crossing from Whitefish Stage Road west to Highway 93 North. The new intersection of Rose Crossing and Highway 93 North would include a traffic signal. The traffic impact study also recommends a connection from phase 1 south to West Reserve Drive labeled as Many Glacier Drive on the preliminary plat of phase 1. This intersection would also require a signal. A third signal is recommended on Highway 93 North and the main access into the lifestyle center, labeled Glacier Drive on the preliminary plat of phase 1. Recommendations for the second phase of the project (all the residential lots and the remaining commercial development) include additional turn lanes or upgrading existing intersections of Whitefish Stage Road, West Reserve Drive and Rose Crossing at Highway 93 North. The Public Works Department has reviewed the traffic impact study and is recommending Rose Crossing be constructed from Whitefish Stage Road west to Highway 93 North, and Many Glacier Drive be constructed south to West Reserve Drive in accordance with the traffic study. The Department is also recommending that several of the internal streets incorporate engineered roundabouts for traffic control. Intersections recommended for the engineered roundabouts include the intersection of Glacier Drive and Glacier Loop for phase 1, two roundabouts along Rose Crossing, and a roundabout at the intersection of Many Glacier Drive and the roadway serving phase 3. The two roundabouts along Rose Crossing would be located in accordance with the traffic impact study with input from the Public Works Department. The majority of existing road improvements needed for the project include roadways outside of the city's jurisdiction. The roadways are Highway 93 North, West Reserve Drive and Whitefish Stage Road. It is unclear at this time whether the Montana Department of Transportation (MDOT), who has jurisdiction over these roadways, agrees 26 with the traffic impact study and its recommended mitigation measures. A meeting between the city and MDOT will take place on November 26th. Information from this meeting will be forwarded to the planning board and city council for their consideration. Flathead County currently provides funding and operation of Eagle Transit, a public transportation program that provides transportation in a safe manner for the transportation -disadvantaged and the general public of Flathead County. Eagle Transit has recently incorporated a fixed route within the County and has several bus stops within Kalispell. The large scale of the commercial component within the Glacier Town Center and the intent of the center to provide retail services to the residents of Kalispell and Flathead County create a need for public transportation service to the center. Goal 3 of Chapter 10 of the Kalispell Growth Policy states, "Provide Greater Diversity in Transportation Options." The development has provided for individual automobiles and pedestrian and bicycle traffic in the PUD proposal. To provide for a greater diversity of transportation options to and from the Glacier Town Center project, planning staff would recommend that the developer work with Eagle Transit to establish bus stop locations throughout the project site. Staff would also recommend that the approved bus stop locations be improved in accordance with Eagle Transit's requirements which may include a bus shelter. As part of the project proposal the developer has provided a 5.1 acre lot, lot 37 of phase 1, for a future community center. The property would be developed by a nonprofit entity that is approved by the developer, city and North 93 Neighbors group. The developer has stipulated however that if the property is not developed within five years of the final plat for phase 1, the land would revert back to the developer. At this time the planning board and council can anticipate a possible community center on this lot. If the lot reverts back to the developer, planning staff is recommending the developer be required to amend the PUD plan and propose the type of use on the lot. No building permits would be issued on the lot until the amended PUD plan is approved by the city council. The proposed zoning districts as well as the proposed PUD amendments still require setbacks and height limitations to provide for adequate light and air within the project site. In those areas of the B-3 zoning district where the developer has requested reduced setbacks, the conceptual design of the PUD includes increased open space in the form of pedestrian plazas. These buildings are also located in areas where parking lots are on one or more sides of the building alleviating the need for setbacks in order to not negatively affect adjacent properties. Exhibit H, Architectural Elevations, of the application provides sign location and elevations for various parts of the project. The developer is requesting one freestanding sign, 28 feet tall and 30 feet wide, and two monument signs? 1/2 feet tall and just over 11 feet wide, along Highway 93 North to advertise the Glacier Town Center. Two monument signs are also proposed along Whitefish Stage Road, again to advertise for the Glacier Town Center. Policy 3 . i.v of goal 1 of the Highway 93 North Growth Policy Amendment states that monument signs would be anticipated to occur in the rear portion of the 100 foot buffer area along Highway 93 North, other free standing signs would not be allowed. Although 27 policy 3.i.vi potentially allows for signage to be located within the buffer areas as long as it is done through a PUD, planning staff is recommending against allowing the larger freestanding sign within the 100 foot buffer area along Highway 93 North. The intent is to keep the area immediately along the highway as free of signs as possible especially in light of the policy which set the buffer area as 100-150 feet and only 100 feet is being proposed at this time. Planning staff is also recommending that detached signs throughout the Glacier Town Center site be limited to monument signs except for the one freestanding pole sign designated 1.1 in Exhibit H of the application. The purpose for this is to limit the amount of tall freestanding signs that have the potential to visually detract from the commercial setting of the area. This freestanding sign appears to incorporate an electronic message board. To maintain the visual integrity along this portion of the highway, planning staff would recommend prohibiting the use of a message board on this sign. Staff also recommends that signage along Highway 93 North for the out parcels (lots 6-10 of Block II and lots 11-16 of Block III of Phase 1) be limited in scale and location. This is proposed to downplay the presence of signage along Highway 93 North so that it does not detract from the highway corridor and the overall development. Policy 3 of goal 1 of the Highway 93 North Growth Policy Amendment provides a list of design standards intended to enhance the gateway entrances to Kalispell of which Highway 93 North is one of. Policy 3.f of goal 1 of the Highway 93 North Growth Policy Amendment states, "Additional design standards should be developed to insure that signage enhances development, not detracts from it. Wall signage integrated into the overall building design is preferred over free standing signage. Monument signs are preferred over other types of free standing signage. Where development entrance signage or monument signage is proposed, it should be done so as part of a unified planned unit development concept." By limiting the signage along Highway 93 North for the larger Glacier Town Center project and the out parcels, policy 3.f can be achieved. Therefore, planning staff recommends the planning board and council consider the signs provided in Exhibit H as the sign package for the development's entrances with the recommended alterations by staff. The signs submitted with the application will be the signs used to advertise the Glacier Town Center and not individual businesses. By incorporating the following conditions in the PUD the visual quality of the project and the surrounding area would not be negatively impacted. The following conditions to be included with the Glacier Town Center PUD are as follows: 1. The freestanding sign designated 1.1 of Exhibit H of the application shall be located east of the 100 foot buffer area along Highway 93 North. The use of message boards shall be prohibited. 2. The two monument signs designated 2.1 of Exhibit H of the application shall be located along the eastern edge of the 100 foot buffer area along Highway 93 North. 3. All other detached signs shall be monument signs within the Glacier Town Center Commercial PUD. A monument sign is defined as a freestanding, self supporting sign, supported by columns and a base, which is placed at ground level, and not W attached to any building wall, fence or other structure. Monument signs shall have a maximum building envelope of 6'x6' including architectural embellishments. An example of a monument sign is provided in Exhibit H of the Glacier Town Center application, entry monument sign 2.1. 4. Signage on lots 6-10 of Block II and lots 11-16 of Block III of Phase 1 shall be limited as follows: a. All monument signs shall be located along the eastern boundary of the lot adjacent to the internal subdivision road. b. Wall sign area for the west, south and north facing walls of the building shall be limited to a total of 50% of the total sign area allowed for the lot. The proposed PUD includes a variety of commercial stores and centers including the lifestyle center in phase 1 and power center in phase 2. Office buildings, multi -family apartment buildings, townhomes and single family residential homes make up the rest of the land uses throughout the project site. The developer has opted to place a height restriction on the out parcels adjacent to Highway 93 North, lots 6-10 of Block II and lots 11-16 of Block III of Phase 1, to a maximum height of 27 feet. The developer has submitted conceptual elevations of the commercial, office and multi -family buildings with the project. These will be used as a guide for the city's architectural review committee that will ultimately review and approve the building design or request the developer modify the design. The Kalispell Growth Policy provides direction for development along Highway 93 North. This can be found under policy 4 of chapter 4, Land Use; Business and Industry and policy 3 . h. iv and 3 . i. iv of goal 1 of the Highway 93 North Growth Policy Amendment. The city's architectural design standards include the policies in chapter 4. Staff would recommend that the requirement to provide four sided architecture be required on the out parcels adjacent to Highway 93 North, lots 6-10 of Block II and lots 11-16 of Block III of Phase 1, and the area designated as B-1 along Whitefish Stage Road in phase 4. As part of the PUD project the developer also intends to provide single family residences and town homes. Included in the application are elevations depicting the style of homes to be constructed on the project site if the PUD is approved. The elevations along with the proposed design guidelines will require the residential development to include pitched roofs, the use of gabled dormers on some residences and incorporate the use of split frame windows. These elevations and design guidelines have been included to provide housing standards to maintain the visual quality of the entire project. The developer provided a series of plans of how the single-family residences and townhomes would be placed on both alley and non alley loaded lots. The non -alley loaded lots have recessed the garage to locate it behind the front of the house in order to not have a garage oriented street. In this case the people and the house are placed closer to the street and importance rather than the automobile. The garages are also single car and do not dominate the front of the lot from the street. Planning staff has concerns with the conceptual townhouse layout provided. This layout shows a group of townhomes surrounding a common area however the backs of the homes have the garage adjacent to the street. A view of this street would look like a series of single and double car garages with the home somewhere back behind the 29 garage. Staff cannot support this concept as currently presented. The city has encouraged other developments to utilize an alley or alternative house design which do not lead with the garage towards the street. Staff recommends that the residential areas of the PUD use either an alley loaded design or make provisions for the garage to be setback behind the front wall of the house a minimum of 10 feet. The City of Kalispell has required past subdivisions to complete a minimum of two-thirds of the necessary public infrastructure (water, sewer, roads, etc.) prior to filing the final plat. This has been a condition on past subdivisions to insure that, prior to issuing a building permit on a new lot, there is access which meets the fire department's minimum standards as well as adequate water and sewer services. In the past, the city has allowed subdivisions to file a final plat and subsequent home construction to begin prior to a majority of the infrastructure installed. Problems have occurred when new homes were occupied and there was insufficient water for fire suppression and/or sewer mains were not working properly. Therefore, in order to provide adequate services to the subdivision at the time the lots are created, staff is recommending a condition requiring a minimum of two-thirds of the infrastructure be installed prior to final plat and that both the water and sewer systems serving each phase be operational. The park areas and open space area will provide the recreational amenity within the development. These facilities will be dedicated to the public with maintenance of the central park in phase 1, open space area along the Stillwater River and future park in the residential area provided by the city. The remaining open space areas would be maintained by a business or homeowners association. 4. The relationship, beneficial or adverse, of the planned development project upon the neighborhood in which it is proposed to be established; The project is proposed in a rural area of Flathead County with rural residential density and agricultural uses to the north and east. To the immediate west of the project site is Highway 93 North with lands to west of the highway developed for both commercial and residential uses. To the south of the project site is a large industrial business, Semi Tool, with commercial businesses on both the north and south side of West Reserve Drive. The proposed project, with the commercial and residential densities, is significantly denser than surrounding uses. The proposed PUD and accompanying subdivision of the site will have an impact on the immediate neighborhood with regards to traffic and loss of existing agricultural land. The application states that the project is a logical extension of development consistent with the Kalispell growth policy. It adds that the developer has elected to create a PUD for the project in order to carefully plan the project with unique features that take into consideration the surrounding land uses and features that make this location so appealing. Staff would agree with the developer that the Kalispell growth policy designates this area as an Urban Mixed Use area. The county has already rezoned a large portion of the site to B-2 (General Commercial) in 2003. The existing county B-2 zoning permits the commercial uses that the PUD is requesting. It must be reiterated that the proposed project will have significant traffic impacts to the surrounding area. These impacts can be mitigated through increased and improved roadways in the area such as the extension of Rose Crossing. Upgrades to Whitefish Stage 30 Road and West Reserve Drive are unknown at this time because the sections of these roadways are under the jurisdiction of the Montana Department of Transportation. The Department will be reviewing and requiring mitigation to adjoining roadways within there road system as each phase of the overall PUD project is developed. With regard to the loss of existing agricultural farmland, as the Flathead Valley continues to grow more commercial and office spaces will be needed. It is better to provide areas in and around the cities and towns of the county to accommodate such commercial growth rather than spreading them between cities along major transportation corridors. There is a National Guard Facility currently located along a portion of the western boundary of the project site. The facility is located north of the proposed Rose Crossing extension adjacent to phases 2 and 3. The PUD plan shows the land uses within phases 2 and 3 as residential, both single family and multi -family units. A letter received from Debra LaFountaine, Master Planner for the Department of Military Affairs, voiced concern over the proposal to place residential uses adjacent to the facility. The letter notes that on weekends they have over 200 personnel conducting drills at the facility and they need to keep the area well lit. The concern is how this noise and light would impact future residents within the project. She is requesting this future problem be mitigated, either with a change from residential to office or commercial or some sort of buffer, directly east of the facility. The proposed PUD plan shows primarily parking lots serving the apartment units and a SO - foot open space buffer between the single-family lots and the National Guard Facility. At this time it is unclear whether the parking lots and open space along the eastern boundary would mitigate Ms. LaFountaine's concerns. Staff recommends that prior to submitting a preliminary plat for phases 2 and 3 the developer contact the Department of Military Affairs and work with them to come up with a suitable mitigation plan. The National Guard Facility is fairly new and can be expected to continue operating for the next 20 years or more. 5. In the case of a plan which proposes development over a period of years, the sufficiency of the terms and conditions proposed to protect and maintain the integrity of the plan which finding shall be made only after consultation with the city attorney; The developer is proposing a five phase project with the first phase including the lifestyle center and surrounding commercial lots. The phases have been graphically delineated in Exhibit J of the application. Planning staff would recommend the planning board and city council consider requiring the first phase have an approval period of three years with subsequent phases having an approval period not to exceed two years from the approval of the previous phase. Part of the requirements of PUD is that the developer would enter into an agreement with the City of Kalispell to adequately insure that the overall integrity of the development, the installation of required infrastructure, architectural integrity and proposed amenities are accomplished as proposed. A recommended condition of approval for the PUD would require this agreement be in place prior to filing the final plat for the first phase of the project. It should be noted that each phase will need to be functionally self supporting. 6. Conformity with all applicable provisions of this chapter. No other specific deviations from the Kalispell Zoning Ordinance can be identified based 31 upon the information submitted with the application other than those addressed in section II of this report. In addition to the review criteria discussed above, the application request two PUD's one commercial the other a residential mixed use PUD. Section 27.21.030(5)(d) of the Kalispell Zoning Ordinance lists 10 criteria that a residential mixed use PUD must comply with in order to be permitted. The following list is the 10 criteria with a brief explanation of how the propose project meets the criteria requirements. 1). The minimum land area for a Mixed Use PUD in a residential district is 20 acres The land area within the PUD project site is approximately 163 acres. 2). The predominant land use character of the district must be residential; The predominant zoning districts with the PUD are the R-3 and R-4 zoning districts which are intended for residential development. A small area is included as B-1 (Neighborhood Buffer District) which permits limited commercial intended to serve the immediate neighborhood. 3). The residential uses appropriate to a Mixed Use PUD in a residential district are as permitted in a Residential PUD; The proposed residential uses would be the same as the permitted uses in a residential PUD. The residential uses included with the PUD proposal include primarily detached single family homes and townhomes . 4). The maximum permissible building height is 35 feet; The maximum building height within the underlying zoning districts of the PUD (R-3, R-4, and B-1) is 35 feet. No deviations from the height requirement have been requested. 5) . The combined area of all commercial uses cannot exceed 35% including the area of all associated facilities, such as parking; The combined area of the commercial uses under the proposed PUD is approximately 5% of the project site. 6) . The maximum permissible ground coverage including all roads, buildings, and other areas of impervious coverage must be less than 70%; The proposed PUD plan calls for neighborhood parks and open space along the border of neighborhoods and the project boundaries. Other areas will remain open including building setbacks on lots and landscaped boulevards along roads. The total ground coverage on the site will be under 70%. 7) . Industrial and incompatible commercial uses are not permitted. Commercial uses that may be permitted include all uses permitted or conditionally permitted in B-1, B- 2, and B-3 zones with the following exceptions, which will not be permitted: 32 Automobile commercial parking enterprises; automobile sales; automobile rental agency office; automobile service stations except those with pump services only; boat sales; car washing and waxing in conjunction with an automobile service station; food processing plant; casinos; motels/hotels; plumbing and heating materials retail and service; wholesale and "jobbing" establishments. The commercial aspect of the proposed PUD includes the B-1 zoning district which prohibits any industrial and incompatible commercial uses. 8). Vehicular access to all uses and/or activities of the Mixed Use PUD shall be limited to the internal road system of the Mixed Use PUD. Frontage of uses on a perimeter road/highway system shall be prohibited. All of the residential and commercial uses will be accessed via roads constructed as part of the project. The project will only have limited access points on the surrounding roadways of Whitefish Stage Road, West Reserve Drive and Highway 93 North. 9) . Such commercial establishments shall be architecturally harmonious and compatible with the associated residential uses and primarily serve the needs of the persons residing in the district and those in the immediate vicinity; and, The City of Kalispell has adopted architectural design standards which would apply to the non-residential (commercial) uses within the project site. The city has also appointed an architectural review committee to implant the adopted design standards. Therefore, the city can be assured that future commercial uses on the site will be architecturally harmonious and compatible with the associated residential uses. 10). In the event that plans for a Mixed Use PUD include a commercial use not specifically provided by Section 27.21.030(5)(d)(7), then the city council of Kalispell shall make a determination on whether such use is generally compatible with residential uses and with the "mix" of uses proposed in the PUD. The commercial uses included in the PUD request comply with Section 27.21.030(5)(d)(7). III. REVIEW AND FINDINGS OF FACT FOR THE PRELIMINARY PLAT OF GLACIER TOWN CENTER PHASE 1 The following is a review of phase 1 of the Glacier Town Center project. This first phase is located on the west side of the 485.5 acre project site along Highway 93 North. The first phase will consist of 191.6 acres divided into 37 lots, 36 of which are commercial lots and one lot for a future community center. The lot sizes range from 1 acre to 39 acres. The first phase also includes 5.6 acres of open space 33 along Highway 93 North and a 17.6 reviewed as a major subdivision in Kalispell City Subdivision Regulations. A. Effects on Health and Safety: acre park. The subdivision application is accordance with statutory criteria and the Fire: This subdivision would be in the service area of the Kalispell Fire Department once annexed to the City. The property would be considered to be at low risk of fire because the subdivision and homes within the subdivision would be constructed in accordance with the International Fire Code and have access which meets City standards. All of the lots within the subdivision would abut a street that has been constructed to standards adequate for the fire department to access and suppress a fire or other hazard. Hydrants will be required to be placed in compliance with the requirements of the International Fire Code and approved by the Fire Marshal. The fire access and suppression system should be installed and approved by the fire department prior to final plat approval because of potential problems with combustible construction taking place prior to adequate fire access to the site being developed. In addition, the site is within 1 mile of the new fire station. Flooding: There are no areas within the 100-year floodplain on the site pursuant to Flood Insurance Rate Map community panel number 300023 1805 D. Access: Access to the subdivision would be provided by Highway 93 North, a 4 lane highway, and two proposed roadways. The two roadways include an extension of Rose Crossing which currently ends east of phase 1 approximately 3/4 of a mile at Whitefish Stage. As part of phase 1 the developer will be extending Rose Crossing one mile west and provide a connection between Highway 93 North and Whitefish Stage Road. The second roadway would provide a connection between phase 1 and West Reserve Drive, located approximately 1/2 mile south. The roadway shown as Many Glacier Road on the preliminary plat would also be constructed as part of phase 1 to make this connection. With the construction of the two primary access roadways, Rose Crossing and Many Glacier Drive, and two entrances off of Highway 93 North, the developer intends to construct several internal roads to provide direct access to future businesses on lots within phase 1. The internal roadway serving the future lifestyle center is shown as Glacier Loop on the preliminary plat. This loop road will allow vehicles to access the parking lots surrounding the lifestyle center as well as lots to the east and north of the lifestyle center. Lots located along the western portion of phase 1 will be provided with two small internal roadways shown as St. Mary Road and Goat Haunt Road on the preliminary plat. Triple Divide Road and Two Medicine Road will provide access to the park land within phase 1 and remaining lots along the eastern portion of the subdivision. The eastern most lot proposed, lot 37, is intended for a future community center. The developer has proposed construction of Lake McDonald Road up to western boundary of lot 37. This would provide adequate access during the next several years until phase 3 of the project is constructed. At this point Lake McDonald Road will be extended east to connect with Whitefish Stage Road and another road 34 will be constructed along the west boundary of the lot. B. Effects on Wildlife and Wildlife Habitat: Phase 1 of the Glacier Town Center project, a 191 acre block of land that fronts Highway 93 North and stretches east approximately half of a mile, is currently actively used for agricultural farming. An environmental assessment (EA) was conducted for the Glacier Town Center project by Hyalite Environmental, LLP and was completed in June of 2007. The assessment included a review of the existing site conditions and determinations of effect on a variety of elements that may potentially result from the proposed project. To start, topography on the site is generally level, however two small hills exist at the northwest and the southeast corner of Phase I. The central portion of the site is relatively flat, but generally slopes towards the Stillwater River to the southwest. The second hill will become part of the 17.6 acres of open/park space in this phase and connect to a longer linear park in future phases. The open space areas will provide habitat to some area wildlife. The EA notes that the majority of the Phase 1 project site is fields that have been cultivated to produce wheat, alfalfa and hay grasses - there are no native or critical plant communities. 35 Small mammals and avian species are known to use these tilled and irrigated fields and it is common for white -tail deer to bed down in the tall grasses. Appendix A of the 2020 Growth Policy's Resource and Analysis section includes wildlife distribution maps provided by the Montana Department of Fish, Wildlife and Parks (FWP) for six big game species. The map indicates that white-tailed deer occur at a density of less than 15 per square miles of land in the Phase 1 area and the land is not considered important winter range. Montana Department of Fish, Wildlife and Parks, after a review of the project, recommended mitigation and a buffer along the Stillwater River riparian area. No other concerns were presented. Three species with state and/or federal status were also identified within the project vicinity: the Long -billed Curlew, Bald Eagle and Bull Trout. However, the species either occur outside of Phase 1 of the project, or due to the periodic disturbance from activities such as tilling, planting, irrigation, harvesting, etc., it was determined that the species would not likely utilize the site for nesting or breeding. The EA indicated that there would be no significant impacts to the threatened and endangered species or Montanan Species of Concern that were identified within the project vicinity. However, the report did conclude that there would be "increased anthropomorphic impacts on the parcel and loss of field habitat." Note that further coordination with the US Fish and Wildlife Service is necessary for future phases of the project where quality, suitable habitat exists along the Stillwater River and wind row areas. These areas are part of future phases 2, 3 and 4. C. Effects on the Natural Environment: Surface and groundwater: The Hydrology Report provided by Applied Water Consulting indicated that the Stillwater River was the only natural surface water 36 feature on the site. The Phase 1 project site does not include that water feature. As such, there are no areas within the first phase subject to flooding and the land is not located within the 100-year floodplain. The report also indicates that there are no irrigation ditches on the site as water is conveyed by underground pipes and via a wheel -line sprinkler irrigation system. The only ditches that convey water occur along Highway 93 North at the west end of the project area. It should be noted that intermittent ponding and surface water runoff flows have been known to result from winter and early spring snowmelt and/or rain when the ground is frozen. A portion of the project site drains to the southwest to a drainage Swale/gully through the cemetery eventually making its way to the Stillwater River. As part of the conditions of approval for the proposed development, a Drainage and Storm Water Management System Plan would need to be developed. The plan would be reviewed and approved by the City of Kalispell Public Works Department. With regards to groundwater, the EA determines that the shallowest ground water is located close to the river which was determined from the Ground Water Information Center (GWIC) database of the Montana Bureau of Mines and Geology. Phase 1 of the project is approximately 1,400 feet north of the Stillwater River. A Depth to Water Table map provided by the Flathead Lakers in consultation with the Flathead Lake Biological Station dated March 13, 2006 indicates the water table for the development varies throughout the site. The groundwater levels in the Phase 1 project area range from 15 to 20 and 20 to 50 feet below the surface with a small area in the southeast corner of the site where the water table is only 10 to 15 feet below the surface. While there is one well on the property, the EA states that "the only long-term consumption of groundwater resources from the site will be that related to evapotranspiration from vegetation included in the landscape design" and that recharge of the aquifer would come from the mountains surrounding the Flathead Valley. Wells act as a conduit to the aquifer and as such certain activities that may result in contamination of the water source are prohibited within a certain distance of well locations. For this reason, a recommended condition of approval has been added requiring the developer to comply with Flathead City -County Health Department and the Montana Department of Environmental Quality rules, regulations and policies. Sewer lines shall be located a minimum of 50 feet from any well. Drainage: Topography on the site is generally level, however two small conical hills exist at the northwest and the southeast corner of Phase I. The central portion of the site is a relatively flat bench approximately 3,020 feet above mean sea level, but generally slopes towards the Stillwater River to the southwest. The two conical hills make up approximately 44 acres of the site and rise approximately 45 feet above the main bench. The Preliminary Geotechnical Report (Appendix H), describes these geographical features as stratified supra -glacial deposits that were left when glacial ice retreated in the area and are known as kame deposits. These areas make up the erodible soils within the project area and will be cut and graded to mitigate the unstable conditions and provide for efficient and effective development. 37 Figure #6. View of the two conical hills that will be cut and graded. It is estimated from the conceptual grading plan that 45 feet will be removed from the hill closest to US Highway 93 North (Hill # 1) and 20 feet will be removed from the hill towards the south and east of Phase 1 (Hill #2). The soil will be utilized on site in this phase or later phases of the proposed Glacier Town Center project. Soils consist of sand, silt and silty clay. The geotechnical report concluded that loose soil in several areas within the proposed mall site will need some sort of soil treatment and additional soil borings for individual structures were recommended once grading and site layout plans are finalized. Currently, water flows west towards US Highway 93 North and southwest to a drainage Swale/gully that runs through the cemetery eventually making its way to the Stillwater River. A preliminary Drainage and Storm Water Management System Plan has been designed for the site and will be reviewed and approved by the Public Works Department. Generally, curbs and gutters will be installed along the streets throughout the development and storm water will be conveyed to catch basins in five drainage basins (1A, 1B, 2A, 3A, 3B) identified in the Storm Water Management Design Report (Exhibit K) . A number of low impact development methods have been proposed to manage, retain, store and treat run-off including bioretention cells and swales and infiltration basins. Parking lots and other impervious surfaces will drain to area inlets that will be connected to a network of storm drain pipes as shown on Figure 3 in Exhibit K. The 10 year, 6 hour storm was used to calculate run-off levels from pre- and post -construction levels. Any net increase in storm water run-off levels will be retained on site. The City of Kalispell recently adopted an storm water pollution prevention. The obtain a city Storm Water Management ordinance to address erosion control and new ordinance requires a developer to ?ermit and a State General Construction IN Storm water Discharge Permit Notice of Intent (NOI) and Storm water Pollution Prevention Plan (SWPPP) prior to any grading activities on the site. These plans provide for managing storm water on the site and include stabilizing the construction site through an approved revegetation plan after site grading is finished. This ordinance is implemented through the recommended conditions of approval for the subdivision. D. Effects on Local Services: Water and Sewer: The extension of water and sewer to the site will be required to serve the development. A full discussion of the water and sewer extension plans can be found in appendix J of the application. The plan calls for connecting water and sewer mains into a recently installed 14" water main and 18" sewer main within the Highway 93 North right-of-way. Phase 1 would connect to these existing main lines. The water system for the subdivision will be reviewed and approved by the Kalispell Public Works Department and the Kalispell Fire Department as part of the development of the subdivision. There is adequate capacity within the City's water system to accommodate this development. The sewer system for the subdivision will be reviewed and approved by the Kalispell Public Works Department as part of the development of the subdivision. The city is starting an upgrade to the sewer treatment plant and the trunk lines running to the plant. As part of the review and approval process, the Public Works Department may require the developer to share in the cost of upgrading portions of the overall sewer system. Roads: As discussed under the Access section of this document, Highway 93 North, an extension of Rose Crossing from Whitefish Stage Road to Highway 93 North, and a new road connecting with West Reserve Drive will provide primary access to the site from the existing street system. West Reserve Drive is a state secondary highway with three lanes between Highway 93 North and Highway 2. There are minimal shoulders and no pedestrian facilities expect for sidewalks along the bridge over the Stillwater River. Whitefish Stage Road is located east of phase 1 and would provide the eastern access onto the new Rose Crossing extension to Highway 93 North. Whitefish Stage Road is a state secondary highway and currently has 2 travels lanes with little or no shoulders in the vicinity of the Glacier Town Center project. Highway 93 North, as it front phase 1, includes 4 lanes with the Montana Department of Transportation (MDOT) currently widening the highway to make a continuous 4 lane from Kalispell to Whitefish. The MDOT is also working on a junior interchange at the intersection of Church Drive and Highway 93 North, approximately 1 1/2 miles north of the project site. All three of the roads described above, Highway 93 North, West Reserve Drive and Whitefish Stage Road, are under the jurisdiction of the MDOT. To date the planning department has not received any comments from MDOT as to whether 39 the Department agrees with the traffic impact study and its recommended mitigation measures the developer has provided with the application. A meeting between the city and MDOT will take place on November 26th. Information from this meeting will be forwarded to the planning board and city council for their consideration. The developer hired Krager and Associates, Inc. to conduct a traffic impact study for the proposed project. A copy of the traffic impact study is included in appendix L of the application. The projected traffic for the first phase of the project which includes the lifestyle center and surrounding commercial lots is anticipated to be 23,617 vehicle trips over a 24 hour period. To help mitigate the traffic impacts the developer would construct an extension of Rose Crossing from its current intersection with Whitefish Stage Road west to Highway 93 North. In the application this road profile is shown as road section G of Exhibit F and includes aright -of -way which varies between 80-85 feet in width. The road would include 2 12-foot travel lanes with a center 12-foot designated turn lane. A landscaped boulevard and sidewalks are shown on both sides of the roadway. This road would improve overall circulation for phase 1 as well as traffic circulation for the surrounding area. The draft transportation plan the city is currently reviewing for adoption calls for Rose Crossing to be extended west, eventually to Farm to Market Road. The Kalispell Growth Policy Fixture Land Use Map also shows a future collector/arterial roadway connection for Rose Crossing between Highway 93 North and Whitefish Stage Road. Two highway entrances are proposed to serve the first phase of development. These two entrance points, Glacier Drive and Sweet Meadow Lane, would connect with a loop road surrounding the lifestyle center and its associated parking. This loop road, named Glacier Loop on the preliminary plat, would provide the direct access to the majority of the lots within phase 1. A roadway connection is also proposed from phase 1 south to West Reserve Drive. This south connection, shown as Many Glacier Road on the preliminary plat, would be constructed to serve as the main southern entrance for the lots within phase 1. This roadway would also serve as the primary access for lots within phase 2. A discussion of the Public Works Department's comments is included in section II, PUD review, of this staff report. A brief summary of those comments includes the incorporation of engineered roundabouts for traffic control at several of the intersections within phase 1. Intersections recommended for the engineered roundabouts include the intersection of Glacier Drive and Glacier Loop, two roundabouts along Rose Crossing, and a roundabout at the intersection of Many Glacier Drive and the roadway serving phase 3. The two roundabouts along Rose Crossing would be located in accordance with the traffic impact study with input from the Public Works Department. The roadways intended to serve the lots within phase 1 would include both private and public roadways. A discussion of several of these roadways can be found in section II, PUD review, of this report. The Public Works Department is recommending that several of the internal roadways be redesigned to include .ff sidewalks or bike paths. A list of the road sections requiring a redesign can be found under the recommended PUD conditions in this staff report. As mentioned previously in this section, as part of phase 1 the developer will be extending Rose Crossing from Whitefish Stage Road west to Highway 93 North. The preliminary plat indicates an 80 foot road right-of-way to accommodate 2 12- foot travel lanes with a center 12-foot designated turn lane. The size of the roadway and traffic volumes it would carry places this road as either a collector or minor arterial roadway. The preliminary plat of phase 1 shows seven lots adjacent to Rose Crossing. The lots include 16, 19, 20, 21, and 22 of Block II and 23 and 26 of Block IV. The Public Works Department is recommending lots 16, 19, 20, 21, and 22 be prohibited from directly accessing Rose Crossing, either by driveway or shared driveways. The purpose of eliminating the access points of these lots is to reduce the number of conflict points along this future roadway. Discouraging individual access onto collector and arterial roads is supported in the Kalispell Growth Policy. Chapter 10, Transportation, policy 6 of the Kalispell Growth Policy states, "Provide access to individual lots by way of local streets to the maximum extent feasible and avoid granting individual access on to collectors and arterials." The lots mentioned above would have access by way of a local private or public street. Lots 23 and 26 would utilize a shared access as shown on the PUD site plan. The Public Works Department was comfortable allowing this one shared access into these two lots at the location shown on the PUD plan. Schools: The Kalispell school district was notified of the proposed project in September. The school district was provided a copy of the environmental assessment along with portions of the PUD and preliminary plat application and a site plan. To date no comments have been received from the school district. As the first phase includes only commercial lots this subdivision would not have an impact on the school district. The Planning Department will continue to notify the Kalispell school district of future phases for comments. Parks and Open Space: As discussed in the evaluation of the proposed PUD, section II of this staff report, the overall project includes 72.3 acres of parkland and open space. As part of phase 1 the developer has proposed a central park along the eastern boundary of the phase. The central park is a large park, approximately 17.6 acres, divided into three parts. The park is joined on the northern end with an area of open space including an existing shelter belt of trees and proposed pedestrian/bike trails. This central park divides the project site into east and west halves, with areas to the west of the park including more intense retail commercial such as the lifestyle center. Areas to the east include small scale offices, retail, apartment units and residential lots. The Kalispell City Council recently adopted a Parks and Recreation Comprehensive Master Plan to help provide direction as to where and what types of parks the city should be developing as the city grows. Figure 7.1: Proposed Recreation Facilities, within the maser plan provides for approximate locations of future community and 41 neighborhood parks as the city expands. Figure 7.1 indicates a neighborhood park, shown as NP-6, is needed in this area. The Parks and Recreation Comprehensive Master Plan defines a neighborhood park as a combination playground/ park designed primarily for unsupervised, non -organized recreation activities. The park is generally moderate in size (about 3-10 acres) and serves people living within approximately 1/2 mile of the park. Facilities typically found in neighborhood parks include playgrounds, picnic tables and benches, trails, open grass areas/informal play areas and outdoor basketball courts. The proposed central park complies with the city's Parks and Recreation Comprehensive Master Plan in regards for a neighborhood park in this area. The proposed park is of adequate size and the PUD plan shows improvements consistent with the definition of the neighborhood park found in the park master plan. The Parks and Recreation Department has recommended the developer provide a detailed parks improvement plan for the Department's review and approval. The approved plan would be installed or bonded for prior to final plat approval. The Parks and Recreation Department would also take over the maintenance of the park but has recommended a park maintenance district be implemented to provide the Department funding for the upkeep and maintenance. This recommendation has been included in the recommended conditions for the PUD. Along with the proposed central park in phase 1 the developer has included a 100 foot buffer area along Highway 93 North. The Highway 93 North buffer profile provided with the PUD application shows a 100 foot wide landscaped buffer. Within the buffer a 12-foot wide bike trail is located in the eastern half of the buffer area with a combination of evergreen and deciduous trees along the bike path. Policy 3.i of goal 1 of the Highway 93 North Growth Policy Amendment provides the following direction with regard to the buffer areas along Highway 93 North: 3.i. Where the adjacent gateway road speed is posted above 45 mph: i. A minimum 100 - 150 foot impact area should be provided for major entrances and a 50 foot entrance for minor entrances. ii. Within this impact area, a combination of berming, landscaping using live materials and trees as well as grass, a pedestrian trail system, limited parking and frontage roads should be incorporated. The proposed buffer along Highway 93 North meets the minimum buffer requirements set forth in policy 3.i. Planning staff would recommend that the landscaping be installed similar to that found along Highway 93 North south of this project site fronting the Spring Prairie Center. The Parks and Recreation Department has recommended that the developer provide the Department with a plan showing the pedestrian/bike path in greater detail and include width and construction materials for the paths. Specifications for the pedestrian/bike path construction will be determined by the Parks and Recreation Department and the path would need to be installed prior to final plat approval. 42 Police: This subdivision would be in the jurisdiction of the City of Kalispell Police Department once annexed to the City. The department can adequately provide service to this subdivision, however the cumulative impacts of growth within the City further strains the department's ability to continue to provide the high level of service the department is committed to. During review of the proposed subdivision the Kalispell Police Department requested that security lighting be included in the park areas where trails will be installed. The department is requesting the lighting because it discourages crime and provides for the public's safety. Fire Protection: Fire protection services will be provided by the Kalispell Fire Department once annexed to the City, and the subdivision will be required to comply with the International Fire Code. The fire department will review and approve the number and location of hydrants within the subdivision as well as fire flows for compliance with applicable fire codes. Although fire risk is low because of good access and fairly level terrain, the fire department is recommending that access to the subdivision and the hydrants are in place prior to final plat approval and / or use of combustible materials in construction. Mail Delivery: Prior to final plat approval the developer will need to provide a letter from the U.S. Post Office stating that they can provide service to the site. The location and type of mail boxes, if needed, would be placed in locations approved by the post office. Solid Waste: Solid waste will be handled by a private hauler in accordance with State statues and taken to the Flathead County Landfill. Based on a letter from Dave Prunty, Director of the Flathead County Solid Waste District, there is sufficient capacity within the landfill to accommodate this additional solid waste generated from this subdivision. Medical Services: Ambulance service is available from the fire department and ALERT helicopter service. Kalispell Regional Medical Center is close, less than 3 miles from the site. E. Effects on Agriculture and agricultural water user facilities: The environmental assessment for the project notes the entire area within phase 1 is in agricultural production (hay and wheat) and an area approximately 2.65 acres is considered "Farmland of State -Wide Importance." The remaining area of phase 1 is considered "Prime farmland if irrigated" based on information obtained from the Natural Resource and Conservation Service (NRCS). These categories, "Prime Farmlands if Irrigated" and "Farmlands of Statewide Importance", are assigned based on the "farmability" of soils and does not necessarily take into account surrounding land uses or proximity to a city. The location of the property is surrounded by a variety of land uses. Existing residential and commercial developments are located south of the site with a 100 acre residential site recently annexed lying immediately north of the project area. This area north of Kalispell is rapidly changing from agricultural lands and rural residential development to a more urban scale setting with extensive commercial 43 businesses located within one mile south of the project site. The city has already annexed three separate tracts of land with one of the annexations, Silverbrook, already breaking ground on the first phase of a two phase residential/commercial development. If the Glacier Town Center project (phases 1-5) is approved the land within the project site will be taken out of agricultural production. Current policies in the Kalispell Growth Policy, Chapter 5, Land Use: Agriculture, state the following: Policy 1: Encourage and create incentives to conserve agricultural lands. Policy 2: Encourage urban growth into areas which are not environmentally sensitive or productive agricultural lands. The proposed subdivision contradicts both of the above policies as the requested subdivision would not conserve any agricultural land on the site and does take productive agricultural lands out of production. However, the Kalispell Planning Board and City Council recognize the need for growth to occur in Flathead County and, in particular, the City of Kalispell. The city has taken and active role in planning for future development and as recently as August 2006 expanded the city's planning boundary to the north by two miles to allow more growth to take place within its jurisdiction. The increased opportunity for annexation and connections to city water and sewer mains is attractive to developers and allows for more dense development within the city where services are available to accommodate more intense uses and larger more dense populations. The expanded growth policy area would provide greater availability of residential and commercial lots and therefore one could reasonably expect that more farmland could be conserved within Flathead County. The environmental assessment (EA) indicates there are surface water rights for the Glacier Town Center parcels which are taken from the Stillwater River and are currently pumped to the site via underground pipelines. The water from these pipelines is then distributed on the fields via a wheel line irrigation system. The EA states, "These water rights will most likely no longer be used for irrigation." In addition, all irrigation facilities would be removed from the site. The EA further states the only adjacent property likely to remain in agricultural production in the near future is the hayfields surrounding the Semitool facility on the southeastern boundary of the 485.5 acre project site. However, these fields do not have any agricultural water user facilities, such as a ditch or mainline, that cross over to the Glacier Town Center project site. Therefore, development of phase 1 would not have a negative impact of agricultural water user facilities. F. Relation to the Kalispell Growth Policy The growth policy for Kalispell was adopted in February of 2003 and updated in August of 2006. The adopted growth policy map designates the 191 acre site of phase 1 as an Urban Mixed Use Area. The Urban Mixed Use Area is intended to allow a compatible mix of higher -intensity uses including office as well as some commercial and light industrial; medium and high density residential and public facilities. The proposed subdivision complies with the Urban Mixed Use Area land use designation as well as additional goals and policies of the Kalispell Growth Policy. A full discussion of the subdivision's compliance can be found in sections I and II of this staff report. G. Compliance with Zoning: The owners have requested annexation and initial zoning of B-3 for the 191 acre project site. The developer has also requested a PUD zoning overlay district with 8 deviations from the Kalispell Zoning Ordinance. If the requested PUD is approved, the project would be in compliance with the requested B-3 zoning district provided the staff recommended conditions or approval are in place. A full discussion of these deviations can be found on pages 10 through 20 of this report H. Compliance with the Kalispell Subdivision Regulations: The owners have requested a PUD which, if approved, would allow 3 deviations to the Kalispell Subdivision Regulations. Provided the requested PUD is approved, the subdivision would comply with the Kalispell Subdivision Regulations. A full discussion of these deviations can be found on pages 10 through 20 of this report. RECOMMENDATIONS I. Staff recommends that the Kalispell City Planning Board and Zoning Commission adopt staff report KA-07-17 and recommend that initial zoning of the 485.5 acre site be B-3, B-1, R-4, and R-3 as shown on the zoning district map for the property. II. Staff recommends that the Kalispell City Planning Board and Zoning Commission adopt staff report KPUD-07-6 as findings of fact and recommend to the Kalispell City Council the PUD for Glacier Town Center be approved subject to the conditions listed below: III. Staff recommends that the Kalispell City Planning Board and Zoning Commission adopt staff report KPP-07-12 as findings of fact and recommend to the Kalispell City Council that the Glacier Town Center subdivision, phase 1, be approved subject to the conditions listed below: CONDITIONS OF APPROVAL PUD Conditions 1. The Planned Unit Development for Glacier Town Center allows the following deviations from the Kalispell Subdivision Regulations and the Kalispell Zoning Ordinance: A. Kalispell Subdivision Regulations, Section 3.11.A (Sidewalks) i. Allows the development of the roads within the project to be designed as shown in Exhibit F-Roads, of the development application with the following additions: • Road Section A - provide an 8-foot bike path with a minimum 10-foot boulevard along the western side of the road. The bike path shall 45 connect with the path shown along Many Glacier Road on the PUD site plan and extend south to the southern edge of the BPA easement. • Road Section C - provide a 5-foot sidewalk on both sides of the roadway. The sidewalk shall be located to the outside edges of the right-of-way providing a minimum 10-foot boulevard. • Road Section D - provide a 5-foot sidewalk along the outside edge of the roadway. A minimum 5-foot boulevard shall be provided. • Road Section F - provide a 5-foot sidewalk on both side of the roadway with a minimum boulevard width of 5 feet. Note: The southern most access into the subdivision from Highway 93 North shall have an 8-foot bike path in lieu of a sidewalk on the south side of the roadway to connect with the bike path shown on the PUD site plan. • Road Section K - provide a 5-foot sidewalk along the southern edge of the right-of-way along the street frontage of lot 32. • All road sections shall locate the sidewalk or bike path within 1 foot of the right-of-way boundary. B. Kalispell Subdivision Regulations, Section 3.073 (Block length) Allows a minimum block length of less than 300 feet. C. Kalispell Zoning Regulations, Section 27.06.040(3) (Property development standards -setbacks) Allows the rear setbacks reduced to 10 feet. The 10-foot setback shall be for accessory uses such as garages and, on alley loaded lots, the setback shall be taken from the alley right-of-way. D. Kalispell Zoning Regulations, Section 27.07.020(5) (Permitted Uses within R-4 zoning district) Allows the configuration of three or more townhouse units in the R-4 district only. E. Kalispell Zoning Regulations, Section 27.15.030(13) (Conditionally permitted uses in the B-3 zoning district) Allows retail malls/community shopping centers as a permitted use within the zoning district. The following conditions shall apply to the lifestyle center and power center: i. The two center parking aisles within the lifestyle center shall be removed and the sidewalks be widened to provide for a more pedestrian friendly mall. ii. The developer shall provide the city with a pedestrian access plan for the entire project site. Both trails and sidewalks shown on the PUD plan and IN as a condition of approval shall be included in the plan. a. For access through the parking lots serving the lifestyle center (phase 1) and power center (phase 2) the access plan shall include a minimum 5- foot wide walking path with accompanying landscaping every third parking row or 200 feet, whichever is less. Landscaping shall include predominantly living material and include shade trees to be placed at such intensity and location as to form a canopy where they cover or line sidewalks. b. All sidewalks located within parking lots shall have a raised concrete surface for separation from traffic and parking. c. Pedestrian connections shall also be made to surrounding streets and the bike path located along Highway 93 North. A minimum of three connections shall be made from the bike path along Highway 93 North to the lifestyle center. A minimum of two connections shall be made from the sidewalk along Rose Crossing to the lifestyle center. Where sidewalks cross traffic lanes, either at public or private streets or within the parking lot, the sidewalk may be at grade but shall be constructed of colored or textured concrete, stone or other contrasting material to visually denote a pedestrian way. Simply painting the walk area is not adequate. d. The plan shall be reviewed and approved by the city's site review committee. F. Kalispell Zoning Regulations, Section 27.15.040(3) (Property development standards in the B-3 zoning district) Allows zero setbacks for buildings on the following lots: Lots 1, 2, and 3 of block I of phase 1 and lots 23, 24, 25, 26, 27, and 28 of block IV of phase 1. G. Kalispell Zoning Regulations, Section 27.15.040(4) (Maximum building height in the B-3 zoning district) Allows a maximum building height of 60 feet within the B-3 zoning district. H. The request to deviate from the outdoor lighting standards in the Kalispell Zoning Regulations, Section 27.22.104, is denied. All outdoor lighting shall be designed and installed in accordance with the zoning regulations. 2. The Glacier Town Center conceptual site plan shall be revised to incorporate the conditions of approval of the PUD. The revised site plan shall be reviewed and approved by the city prior to the final plat of phase 1. Note: The implementation of the conditions may result in the loss of dwelling units. 3. The development of the 485.5 acre site shall substantially comply with the materials submitted and the following maps and elevations contained in the PUD application: 47 A. Glacier Town Center Conceptual site plan (as amended per condition 2) B. Land Use map dated August 6, 2007 C. Proposed Underlying Zoning map dated September 4, 2007 D. Roadway Types map dated August 6, 2007 E. Road profile sections A through P dated August 6, 2007 except profile O which is dated September 4, 2007 Note: Several road profiles shall be amended in accordance with condition 1.A F. Road Ownership map dated August 6, 2007 G. Architectural Elevations for the lifestyle center, power center, commercial and office buildings, single-family, townhouse, and multi -family buildings included in Exhibit H of the application and attached with the sufficiency letter dated November 6, 2007 H. Phasing plan map dated September 4, 2007 I. PUD boundary map dated August 6, 2007 J. Buffer plans for the following areas as modified by condition 11: Highway 93 North Whitefish Stage Road Perimeter landscape buffer K. Sign Plan contained in Exhibit H of the application as amended by condition 14 L. Open Space ownership map with maintenance of the open space areas per condition 9 M . Park plan N. Conceptual Access easement for lots 23 through 28 of Block IV of phase 1 O. Conceptual lot layout plans for single-family and townhomes except that all townhome development shall incorporate alleys 4. The following access points or road connections shall be incorporated into the design of future phases of the project: A. Right-of-way intervals of 500 feet along the northern boundary of the project site requiring a minimum of seven 60-foot local road right-of-ways. B. A minimum of one 60-foot local road right-of-way along the residential block adjacent to tracts 1 and 2 of Certificate of Survey 15221 to provide access to these properties western boundary. C. Two 60-foot local road right-of-ways for assessor's tract 2BA. One road right- of-way shall be located on the western boundary and the other along the northern boundary for access onto the future Lake McDonald Road. D. A roadway connection shall be provided between the residential portion of phase 3 and phase 4, located north of Rose Crossing. E. A minimum of three 60-foot road right-of-ways to connect with the Semitool property located to the east of phase 2 and south of phase 5. One of the roadway connections shall be located from Many Glacier Road east to the Semitool property in the area of the BPA easement. The other two road right- of-ways shall be located between phase 5 and assessor's tracts 3E and 3A. 5. A minimum of 72.3 acres of developed open space and parkland shall be provided IN within the Glacier Town Center subdivision. 6. The developer shall provide the Parks and Recreation Department with a detailed park improvement plan and layout for the central park proposed in phase 1 and the park areas in phases 4 and 5. The park improvement plan shall include but not be limited to walkways, turf, irrigation, landscaping, security lighting, children's play equipment, benches, trash receptacles, drinking fountains, where appropriate, and hard surface play areas to include tennis and/or basketball courts. The plan shall be reviewed and approved by the Parks and Recreation Department in conjunction with the Police Department for the security lighting. 7. The developer shall provide minor amenities (i.e. parking lot, trails, benches, picnic tables, trash receptacles) within the open space area adjacent to the Stillwater River. A plan of these amenities shall be provided to the Parks and Recreation Department and Montana Department of Fish, Wildlife and Parks for review and approval. 8. A pedestrian/ bike path plan shall be provided to the Parks and Recreation Department and Police Department which includes the pathway width, construction materials, and security lighting for the paths located throughout the Glacier Town Center subdivision. Specifications for the bike path construction will be determined by the Parks and Recreation Department with recommendations provided by the Montana Department of Fish, Wildlife and Parks in areas where the path comes within 200 feet of the high water line of the Stillwater River. 9. The pedestrian/bike path shall be improved in accordance with the approved plan prior to the final plat of each phase of the project. The parks shall be dedicated and improved in accordance with an approved plan by the Parks and Recreation Department pursuant to the following phasing plan: A. Phase 1: The central park shown on the preliminary plat shall be dedicated to the City of Kalispell and improved B. Phase 2: the 7 acres of open space along the Stillwater River shall be dedicated to the City of Kalispell and improved C. Phase 4: A minimum 2.7 acre park shall be dedicated to the City of Kalispell and improved D. Phase 5: A minimum 2.3 acre park shall be dedicated to the City of Kalispell and improved Note: The City of Kalispell Parks and Recreation Department will maintain the parks in phases 1, 2, 4, and 5 listed above. A property owners association shall be created for the maintenance of all other open space areas on the project site. 10. A park maintenance district shall be formed in accordance with section 7-12-4001 MCA incorporating all the lots, commercial and residential, within the Glacier Town Center subdivision. The taxes levied within the maintenance district shall be determined by the Parks and Recreation Department with approvals by the Kalispell City Council. Such a district shall become effective upon recording the final plat of phases 1-5 of the Glacier Town Center subdivision. 11. The landscaping and irrigation plans for the buffer areas along Highway 93 North, Whitefish Stage Road, and the perimeter of the project site shall be reviewed and approved by the Parks and Recreation Department and developed as follows: A. Highway 93 North buffer shall include an irrigated landscaping corridor with undulating topography and have a mix of tree plantings with a ground cover predominately of lawn. B. Whitefish Stage Road shall include an irrigated landscaping corridor with undulating topography with landscaped berms a minimum of 5 feet in height from grade and have a mix of tree plantings with a ground cover predominately of lawn. C. The perimeter buffer shall include an irrigated landscaping corridor with a minimum width of 20 feet and have a mix of tree plantings with a ground cover predominately of lawn. Buildings shall be located a minimum of 20 feet from the edge of the bike/pedestrian trail. The approved irrigation and landscaping plans shall be installed prior to final plat of the respective phase where the buffer is located. Round river rock 1 "-3" in diameter is not an appropriate landscape material. 12. The following road intersections shall include engineered roundabouts as part of phase 1: Glacier Drive and Glacier Loop • Many Glacier Drive and the roadway serving phase 3. • Two roundabouts along Rose Crossing at intersections to be determined by the traffic impact study with input from the Public Works Department. 13. The developer shall work with Eagle Transit to establish bus stop locations throughout the project site. The approved bus stop locations shall be included on the final PUD plan as referenced in condition 2. Bus stop locations shall be improved in accordance with Eagle Transit's requirements. These improvements may include a bus shelter. 14. The signs within the Glacier Town Center shall adhere to the sign plans proposed in the application and referenced in condition 3.K subject to the following conditions: A. The freestanding sign designated 1.1 of Exhibit H of the application shall be located east of the 100 foot buffer area along Highway 93 North. The use of message boards shall be prohibited. B. The two monument signs designated 2.1 of Exhibit H of the application shall be located along the eastern edge of the 100 foot buffer area along Highway 93 North. C. All other detached signs shall be monument signs within the Glacier Town Center Commercial PUD . A monument sign is defined as a freestanding, self- supporting sign, supported by columns and a base, which is placed at ground level, and not attached to any building wall, fence or other structure. Monument signs shall have a maximum building envelope of 6'x6' including architectural embellishments. An example of a monument sign is provided in Exhibit H of the Glacier Town Center application, entry monument sign 2.1. 50 D. Signage on lots 6-10 of Block II and lots 11-16 of Block III of phase 1 shall be limited as follows: i. All monument signs shall be located along the eastern boundary of the lot adjacent to the internal subdivision road. ii. Wall sign area for the west, south and north facing walls of the building shall be limited to a total of 50% of the total sign area allowed for the lot. 15. The maximum building height for the out parcels adjacent to Highway 93 North, lots 6-10 of Block II and lots 11-16 of Block III of Phase 1, shall be 27 feet. 16. Buildings located on the out parcels adjacent to Highway 93 North, lots 6-10 of Block II and lots 11-16 of Block III of Phase 1, and the area designated as B-1 along Whitefish Stage Road in phase 4 shall include four sided architecture in their building design. 17. The single-family residential lots shall use either an alley loaded design or design the house with a minimum garage setback of 10 feet from the front wall of the house. 18. The traffic impact study for the project site shall be reviewed and approved by the Public Works Department and the Montana Department of Transportation in order to determine the appropriate mitigation as each phase of the project develops. The traffic impact study shall be updated for each phase of the development and submitted as part of the preliminary plat application. 19. A detailed plan to screen the lift stations within the project site shall be reviewed and approved by the Parks and Recreation Department and Public Works Department as part of the preliminary plat. Screening of the lift station shall include either enclosing the lift station within a building or the use of fencing and landscaping. 20. Prior to submitting a preliminary plat for phases 2 and 3 the developer shall contact the Department of Military Affairs and work with them to come up with a suitable plan to buffer the anticipated residential land uses adjacent to the existing National Guard facility. 21. If lot 37 of phase 1 reverts back to the developer, the developer shall be required to amend the PUD plan and propose a use compatible with the existing and proposed uses in the area. No building permits shall be issued on the lot until the amended PUD plan is approved by the city council 22. A minimum of two-thirds of the necessary public infrastructure for subdivisions on the Glacier Town Center site shall be completed prior to final plat submittal for each phase and that both the water and sewer systems serving the individual phase be operational. 23. The first phase shall be filed within three years of approval of the effective date of this PUD. Each successive phase shall be filed within two years of final plat approval of the previous phase. In all events, each phase shall be freestanding in 51 terms of public infrastructure, services, parks and open space. 24. A development agreement shall be drafted by the Kalispell City Attorney between the City of Kalispell and the developer outlining and formalizing the terms, conditions and provisions of approval. The final plan as approved, together with the conditions and restrictions imposed, shall constitute the Planned Unit Development (PUD) zoning for the site. Glacier Town Center Phase 1 Subdivision Conditions General Conditions: 25. That the development of the site shall be in substantial compliance with the application submitted, the site plan, materials and other specifications as well as any additional conditions associated with the preliminary plat as approved by the city council. (Kalispell Subdivision Regulations, Appendix C - Final Plat) 26. The preliminary plat approval for phase 1 shall be valid for a period of three years from the date of approval. (Kalispell Subdivision Regulations, Section 2.06). 27. Street lighting shall be located within the subdivision and shall be shielded so that it does not intrude unnecessarily onto adjoining properties. (Kalispell Subdivision Regulations Section 3.09(L)). 28. Prior to an excavation or earthwork, a City Stormwater Management Permit shall be approved and issued from the Kalispell Public Works Department. In accordance with Ordinance 1600, the permit shall include a permit application, site map, narrative describing the best management practices to be used and a completed checklist. In addition to the City Stormwater Management Permit the developer shall submit a copy of the State General Construction Stormwater Discharge Permit Notice of Intent (NOI) and Stormwater Pollution Prevention Plan (SWPPP). At the time of final plat, the project engineer shall certify that the development is in compliance with the approved City Stormwater Management Permit. (Ordinance 1600 and Findings of Fact Section C) Prior to final plat: 29. New infrastructure required to serve the subdivision shall be constructed in accordance with the City of Kalispell's Standards for Design and Construction and Montana Public Works Standards; the design shall be certified in writing by a professional engineer licensed in the State of Montana. All design work shall be reviewed and approved in writing by the Kalispell Public Works Department prior to construction. This infrastructure shall include but not be limited to streets, street lighting, street signage, curb, gutter, boulevard and sidewalks. (Kalispell Design and Construction Standards) Note: The design of the streets shall be in accordance with the road profiles approved as part of the Glacier Town Center PUD . 30. Water and sewer main extensions shall be designed and constructed in 52 accordance with the City of Kalispell's Standards for Design and Construction and Montana Public Works Standards. The water and sewer main extension plans shall be reviewed and approved by the Kalispell Public Works Department. Prior to final plat, a certification shall be submitted to the Public Works Department stating that the water and sewer mains have been built and tested as designed and approved. (Kalispell Design and Construction Standards) 31. The developer shall submit to the Kalispell Public Works Department for review and approval a storm water drainage report and an engineered drainage plan that meets the requirements of the current City standards for design and construction. The report shall include a phased construction schedule showing when detention facilities will be constructed. Prior to final plat, a certification shall be submitted to the Public Works Department stating that the drainage plan for the subdivision has been installed as designed and approved. (Kalispell Design and Construction Standards) 32. The developer shall submit to the Kalispell Public Works Department prior to construction, a city storm water management plan for review and approval and a copy of all documents submitted to Montana Department of Environmental Quality for the General Permit for Storm Water Discharge Associated with Construction Activities. (Kalispell Design and Construction Standards) 33. A letter from the Kalispell Public Works Department shall be submitted stating that all new infrastructure has been accepted by the City of Kalispell or a proper bond has been accepted for unfinished work. (Kalispell Design and Construction Standards) 34. The developer shall obtain an approach permit from the Montana Department of Transportation (MDOT) for road connections with Highway 93 North, West Reserve Drive and Whitefish Stage Road. Any necessary improvements at the intersection of the roadways shall be completed to the satisfaction of the MDOT prior to final plat approval and MDOT shall so certify this in writing to the city. If infrastructure work has not been accepted, a letter stating that a proper bond has been accepted for the unfinished work by the appropriate agency is required. (Findings of Fact Section D) 35. The following requirements shall be met per the Kalispell Fire Department and so certified in writing by the Fire Department: (Kalispell Subdivision Regulations, Section 3.20). a. Water mains designed to provide minimum ire flows shall be installed per City specifications at approved locations. Minimum ire flows shall be in accordance with International Fire Code (2003) Appendix B. b. Fire hydrants shall be provided per City specifications at locations approved by this department, prior to combustible construction. c. Fire Department access shall be provided in accordance with International Fire Code (2003) Chapter 5. d. It shall be noted on the face of the plat that hazardous weed abatement shall be provided in accordance with City of Kalispell Ordinance 10-8. e. Street naming shall be approved by the ire department. f. Roadways between 26 feet to 32 feet wide shall be posted on one side of the 53 road as a fire lane. g. Residential fire sprinklers will be taken into consideration when approving fire flows, hydrant locations, and fire department access. 36. The approved parks improvement plan and bike/pedestrian trail plan shall be completed prior to the final plat as referenced in conditions 6 and 9 of the PUD. (Findings of Fact Section D) 37. The 12.3 acre, 1.4 acre, and 3.9 acre open space areas shown on the eastern boundary of the preliminary plat of phase 1 shall be dedicated to the City of Kalispell as referenced in condition 9 of the PUD. (Findings of Fact Section D) 38. A letter shall be obtained from the Parks and Recreation Director approving a landscape plan for the placement of trees and landscaping materials within the landscape boulevards of the streets serving the subdivision. The approved landscape plan shall be implemented or a cash in lieu payment for installation of the street trees and groundcover provided to the Kalispell Parks and Recreation Department. (Kalispell Subdivision Regulations, Section 3.11). 39. The roads within the subdivision shall be named and signed in accordance with the policies of the Kalispell Public Works Department and the Uniform Traffic Control Devices Manual and be subject to review and approval of the Kalispell Fire Department. A letter shall be obtained from the Kalispell Public Works Department stating the naming and addressing on the final plat have been reviewed and approved. (Kalispell Subdivision Regulations, Section 3.09) 40. All easements and/or right-of-ways shall be indicated on the face of the final plat. Utility easements for City water and sewer shall be provided to allow for the logical extension of utilities from this subdivision to adjoining properties. A letter from the Kalispell Public Works Department shall be obtained stating that the required easements are being shown on the final plat. (Kalispell Subdivision Regulations, Section 3.18) 41. Prior to filing the final plat a letter from the US Postal Service shall be included stating the Service has reviewed and approved of the design and location of the mail delivery site. In addition, the mail delivery site and improvements shall be included in the preliminary and final engineering plans to be reviewed by the Public Works Department. The mail delivery site shall not impact a sidewalk or proposed boulevard area. (Kalispell Subdivision Regulations, Section 3.22) 42. The following statement shall appear on the final plat: "The undersigned hereby grants unto each and every person, firm or corporation, whether public or private, providing or offering to provide telephone, telegraph, electric power, gas, cable television, water or sewer service to the public, the right to the joint use of an easement for the construction, maintenance, repair, and removal of their lines and other facilities, in, over, under, and across each area designated on this plat as "Utility Easement" to have and to hold forever." Developer's Signature (Kalispell Subdivision Regulations, Section 3.18(E)) 54 On going conditions: 43. Individual driveways are prohibited onto Rose Crossing for lots 16, 19, 20, 21, and 22 of Block II. (Findings of Fact Section D) 44. All utilities shall be installed underground. (Kalispell Subdivision Regulations, Section 3.17) 45. All areas disturbed during development shall be re -vegetated with a weed -free mix immediately after development. 46. The developer shall comply with Flathead City -County Health Department and the Montana Department of Environmental Quality's rules, regulations and policies regarding activities and placement of sewer lines around the existing well on -site. (Findings of Fact Section C) 55 cllomtama Tisk - n a ! 0 490 N. Meridian Road'. Kalispell, MT 59901 (406) 751-4543 FAX (406) 257-0349 10/2/2007 REF:MD050-07.doc Sean Conrad City of Kalispell Planning Department 17 Second St. East, Suite 211 Kalispell, MIT 59901 Dear Mr. Conrad, Thank you for the opportunity to provide input on the proposed development project called Glacier Town Center. I spoke with the authors of the EA regarding building setbacks and riparian buffer zones adjacent to the Stillwater River. I recommended that they consider minimum building setbacks of 200 feet with vegetated buffers of 75 feet or more. It appears from the proposal and the EA that they propose building setbacks approximately 500-650 feet from the river. I strongly support this approach with the belief that these widths will protect water quality and wildlife habitat resources along the river corridor. A wildlife biologist from Fish, Wildlife and Parks and myself reviewed in the EA regarding wildlife habitat and largely concur with the conclusions drawn. The EA stated that there is approximately 7 acres adjacent to the Stillwater River to be used as park / open space. I strongly support this designation and recommend the city consider an additional use at this site. Recreational boaters, mostly canoeists and kayakers, use the Stillwater River. Currently people access the Stillwater River at a number of points, generally public road crossings. Popular floats on the Stillwater River include the Church Road crossing down to this area around Reserve Road and from this point down to the Kalispell's Lawrence Park or down to Leisure Island at a Flathead County owned access point. An established river access at this key location is not only presently needed, but will be even more valuable as the Glacier Town Center becomes occupied with the anticipated 1655 new residents in the proposed 550 units. I recommend the City consider negotiating with the proponent construction of a river access at this site. This could include a road and parking area, outside the 200 foot setback zone in the southwest corner or the property, to the west of the commercial buildings. i recommend the site include a pathway from the parking area C--I — `he nicer — all^vv�� nivuierS - Cur y' Smaii .late,Craii Lo the vvater. Within the 7 acre parcel there may also be potential to establish a picnic area and restrooms. Currently, the City of Kalispell, Flathead County and Fish Wildlife and Parks own and maintain river access points in this part of the valley. Any one of these three entities or a partnership between these could own and maintain this site: As the Flathead Valley becomes more populated, the demand for recreational river access will continue to increase. New accesses are needed to meet this demand and reduce further crowding at existing sites. Please consider development of a river access as part of the Glacier Town Center. If there are any questions or I can be of any assistance, please contact me. Sincerely, Mark Deleray Fisheries Biologist DEPARTMENT OF MILITARY AFFAIRS BRIAN_SCHWEITZUR..-- ......_- GOVERNOR ®STATE OF MONTANA OFFICE OF THE ADJUTANT GENERAL MAJOR GENERAL RANDALL D. MOSLEY November 6, 2007 Sean Conrad Senior Planner City of Kalispell 17 - 2nd Street East, Suite 211 Kalispell, MT 59901 Re: Glacier Town Center Project Dear Sean: -ARMED-FORCES RESERVE CENTER 1900 WILLIAMS STREET PO BOX 4789 FORT HARRISON, MONTANA 59636-4789 I would like to thank the City Karel . for allowing us the opportunity_to comment on the proposed Glacier Town Center Development. The proposed development borders our property on the south and east The National Guard Facility uses include vehicle storage, office space, classrooms and drill facilities. Our facilities are compatible with light industrial, office, and or commercial rises. We are concerned that this development is proposing single family uses adjacent to our east property boundary. On the weekends we have up to two hundred people drilling. While this may not be a major noise issue for office, commercial or industrial uses this may be a bit more distracting for the single family home owner next door who is trying to read the Sunday paper and sleep in on Saturday or Sunday morning. We are also required to keep our facilities well lit Residential user next door may find this a bit distracting. It would be preferable if this development proposed uses that might be more compatible withe)dsting uses or. created some sort of a buffer area (open space) directly east of our property boundary. We do not wish to hinder the development around our facility, but we would ask that you take into consideration the current uses adjacent to this proposed development and perhaps mitigate what might be an issue down the road between the proposed residential use and the current use of the National Guard Facility. Thank you for you time and consideration. Since ly - ebra LaFountaine Master Planner -AN EQUAL OPPORTUNITY EWLCYER' Richard Whittet 2794 Hwy 93 N Kalispell, MT 59901 November 14, 2007 Kalispell Planning Department 17 - 2" Street E., #211 Kalispell, MT 59901 Dear Planning -Zoning Commission, Regarding the meeting on November 27 and request by Wolford Development for annexation and zoning, I live on Hwy 93, and have the following comment: "I approve of the Development and requested zoning in every respect. I am convinced that it will a definite improvement to our valley. I only wish that there were more indoor shopping!" Who am I? I have lived in Montana nearly all of my life, a graduate of Park County High School and MSU. Thanks for all you do, 1 1 ' Richard Whiffet P. 01 FoURSQUARE eNURCH 2794 Highway 93 North Kalispell, IVIT 59901 November 14,2007 Kalispell Planning Department 17 - 2" Street E., 9211 Kalispell, MT 59901 FAX 751-1858 Dear Planning -Zoning Commission, 1 5 '007 Regarding the meeting on November 27 and request by Wolford Development for annexation and zoning, we appreciate your notice. We will be close neighbors of the new development., and we have the following comment: "We do M-P-r—ove of the Development and requested zoning in every respect. Getting the shopping and living space off the highway and into the Wolford site will be a good thing." Yours truly, Kalispell Foursquare Church City of Kalispell Planning Department 17 - 2nd Street East, Suite 211. Kalispell, Montana 59901 Telephone: (406) 751-1850 Fax: (406) 751-1858 PETITION FOR ANNEXATION AND INITIAL ZONING PROJECT NANIE: Glacier Town Center NAME OF APPLICANT: Wolford Development Montana. LLC MAIL, ADDRESS: 1200 Mountain Creek Road. Suite 102 CITY/STATE/ZIP: Chattanooga. TN 34715 PHONE: 423-874-0811 INTEREST IN PROPERTY: Option Holder Other Parties of Interest to be Notified: PARTIES OF INTEREST: CTA Architects Engineers MAIL ADDRESS: 1143 Stoneridge Drive CITY/STATE/ZIP: Bozeman, MT 59718 PHONE: 406.556.7100 INTEREST IN PROPERTY: Consultant PLEASE COMPLETE THE FOLLOWING: Address of the property: See Legal Description Appendix C Legal Description: See Legal Description Appendix C (Lot and Block of Subdivision; Tract #) Land in project (ac) 485.481 Acres The present zoning of the above property is: See Existing Zoning, Exhibit D The proposed zoning of the above property is: PUD State the changed or changing conditions that make the proposed amendment necessary: The Property Owner/Applicant submits this application with the intent of developing a residential and commercial community in Kalispell. The goal is to create a community that offers living, working and commercial -oriented activities in one close location. With annexation, the applicant proposes to extend city water and sewer services to this community. The signing of this application signifies that the foregoing information is true and accurate based upon the best information available and further grants approval for Kalispell Planning staff to be present on the property for routine inspection during the annexation process. (Applicant) (Date) City of Kalispell Planning Department 17 - 2nd Street East, Suite 211, Kalispell, Montana 59901 Telephone: (406) 751-1850 Fax: (406) 751-1858 APPLICATION FOR PLANNED UNIT DEVELOPMENT (PUD) PROJECT NAME: Glacier Town Center 1. NAME OF APPLICANT: Wolford Development Montana, LLC 2. MAIL ADDRESS: 1200 Mountain Creek Road, Suite 102 3. CITY/STATE/ZIP: Chattanooga. TN 37405 PHONE: 423-874-0811 TECHNICAL/PROFESSIONAL PARTICIPANTS (Surveyor/Designer/Engineer, etc): 4. TECHNICAL ASSISTANCE: CTA Architects Engineers 5. MAIL ADDRESS: 10180 Cottonwood Rd. 6. CITY/STATE/ZIP:Bozeman. MT 59718 PHONE 406.556.7100 If there are others who should be notified during the review process, please list those. Check One: X Initial PUD proposal Amendment to an existing PUD A. Property Address: See Lei4al Description. Appendix C B. Total Area of Property: 322.5 acres of 485.481 Acres Legal description including section, township & range: See Legal Description. Appendix C C. The present zoning of the above property is: See Existing Zoning, Exhibit D D. Please provide the following information in a narrative format with supporting drawings or other format as needed: a. An overall description of the goals and objectives for the developmcnt of the project. b. In cases where the development will be executed in increments, a schedule showing the time within phase will be completed. C. The extent to which the plan departs from zoning and subdivision regulations including but not limited to density, setbacks and use, and the reasons why such departures are or are not deemed to be in the public interest, d. The nature and extent of the common open space in the project and the provisions for maintenance and conservation of the common open space; and the adequacy of the amount and function of the open space in terms of the land use, densities and dwelling types proposed in the plan; e. The manner in which services will be provided such as water, sewer, storm water management, schools, roads, traffic management, pedestrian access, recreational facilities and other applicable services and utilities. f. 9- rev i. j- The relationship, beneficial or adverse, of the planned development project upon the neighborhood in which it is proposed to be established How the plan provides reasonable consideration to the character of the neighborhood and the peculiar suitability of the property for the proposed use. Where there are more intensive uses or incompatible uses planned within the project or on the project boundaries, how with the impacts of those uses be mitigated. How the development plan will further the goals, policies and objectives of the Kaiispell Growth Policy. Include site plans, drawings and schematics with supporting narratives where needed that includes the following information: (1). Total acreage and present zoning classifications; (2). Zoning classification of all adjoining properties; (3). Density in dwelling units per gross acre; (4). Location, size height and number of stories for buildings a- i uses proposed till' tiijildir'igs; (5). Layout and dimensions of streets, parking areas, pedestrian walkways and surfacing; (6). Vehicle, emergency and pedestrian access, traffic circulation and control: (7). Location, size. height, color and materials of signs: (8). Location and height of fencing and/or screening; (9). Location and type of landscaping; t l nl T -o ,-t +.,.. � � . 11V1. 1N l.a Ll al1U LY!J\. 01 up. ll .�7 jJace CLtlll 1.V111111V11 ar%aij. (11). Proposed maintenance of common areas and open space: (12). Property boundary locations and setback lines (13). Special design standards, materials and / or colors; (14). Proposed schedule of completions and phasing of the development, if applicable; (15). Covenants, conditions and restrictions; (16). Any other information that may be deemed relevant and appropriate to allow for adequate review. If the PUD involves the division of land for the purpose of conveyance, a preliminary plat shall be prepared in accordance with the requirements of the subdivision regulations. Please note that the approved final plan, together with the conditions and restrictions imposed, shall constitute the zoning for the district. No building permit shall be issued for any structure within the district unless such structure conforms to the provisions of the approved plan. The signing of this application signifies that the aforementioned information is true and correct and grants approval for Kalispell Planning staff to be present on the property for routine monitoring and inspection during review process. /bzo (Applicant Signature) (Date) City of Kalispell Planning Department 17 - 2nd Street East, Suite 211, Kalispell, Montana 59901 Telephone: (406) 751-1850 Fax: (406) 751-1858 MAJOR SUBDIVISION PRELIMINARY PLAT APPLICATION FEE SCHEDULE: FEE ATTACHED 5,575 Major Subdivision (6 or more lots) $750 + $105/lot Mobile Home Parks & Campgrounds (6 or more spaces) $750 + $105/space Amended Preliminary Plat Amendment to Conditions Only $350 base fee Re -configured Proposed Lots Base fee + $40/lot Add Additional Lots or Sublots Base fee + $105/lot Subdivision variance $100 (per variance) Commercial and Industrial Subdivision $950 + $125/lot SUBDIVISION NAME: Glacier Town Center APPLICANT: 1. NAME OF APPLICANT: _Wolford Development Montana, LLC 2. MAIL ADDRESS: 1200 Mountain Creek Road. Suite 102 3. CITY/STATE/ZIP: Chattanooga. TN 37405 PHONE: 423-874-0811 NAME AND ADDRESS OF OWNER IF DIFFERENT THAN APPLICANT: 4. NAME: _Wolford Development Montana, LLC 5. MAIL ADDRESS: 1200 Mountain Creek Road, Suite 102 6. CITY/STATE/ZIP: Chattanooga, TN 37405 PHONE: 423-874-0811 7. NAME: Edwin E. and Janet J. Spannuth 8. MAIL ADDRESS: PO BOX 428 9. CITY/STATE/ZIP: Lakeside, MT 59922 PHONE: TECiudICAL/a''rROFESSIONAi PARTICIPANTS (Surveyor/resigner/Engineer, etc): 10. TECHNICAL ASSISTANCE: CTA Architects Engineers 11. MAIL ADDRESS: 10180 Cottonwood Rd. 12. CITi'/STATE/ZIP:Bozeman. MT 59718 PHONE 06.556.7100 Imarm • 111 flISROFTel Property Address See Legal Description Assessor's Tract No(s) Lot No(s) 1/4 Sec Section Township Range GENERAL DESCRIPTION OF SUBDIVISION: Number of Lots or Rental Spaces 37 Lots Total Acreage in Subdivision 191.6 Total Acreage in Lots 139.2 Minimum Size of Lots or Spaces 1 acre Total Acreage in Streets or Roads 27.6 Maximum Size of Lots or Spaces 39 acres Total Acreage in Parks, Open Spaces and/or Common Areas 24.8 Single Family Duplex Townhouse Apartment Commercial 36lots Industrial Condominium Multi -Family Mobile Home Park Recreational Vehicle Park Planned Unit Development X Other APPLICABLE ZONING DESIGNATION & DISTRICT Submitted concurrently with PUD Roads: Gravel Paved X Curb _X Gutter _X Sidewalks _X Alleys Other _ Water System: Individual _ _Multiple User Neighborhood Public _X—Other Sewer System: Individual Multiple User Neighborhood Public _X Other Other Utilities: Cable TV _X Telephone X Electric X Gas _X Other Solid Waste: Home Pick Up Central Storage Contract Hauler _X Owner Haul _ Mail Delivery: Central Individual _X_Schooi District: School District 5 Fire Protection: Hydrants _X Tanker Recharge Fire District: City of Kalispell ge Drainage System: See DrainaPlan PROPOSED EROSION/SEDIMENTATION CONTROL: Best Management Practices (BMPs) are proposed during non-rainv conditions VARIANCES: ARE ANY VARIANCES gUESTED? NO (yes/no) If yes, Please complete Uie 1n1U n1at10—n Delow: TH REGULATIONS REGULATIONS: 1-laxe-TIV Will the granting of the variance be detrimental to the public health, safety or general welfare or injurious to other adjoining properties? 2. Will the variance cause a substantial increase in pubiiL costs? 3. Will the variance affect, in any manner, the provisions of any adopted zoning regulations, Master Plan or Growth Policy? 4. Are there special circumstances related to the physical characteristics of the site (topography, shape, etc.) that create the hardship? 5. What other conditions are unique to this property that create the need for a variance? The subdivider shall submit a complete application addressing items below to the Kalispell Planning Department at least thirty five (35) days prior to the date of the Planning Board meeting at which it will be heard. Preliminary plat application. 2. 10 copies of the preliminary plat. 3. One reproducible set of supplemental information. (See Appendix A of Subdivision Regulations for the city where the subdivision is proposed.) 4. One reduced copy of the preliminary plat not to exceed 11" x 17" in size. 5. Application fee. 6. Adjoining Property Owners List (see example below and attached notice from County Plat Room): Assessor# Sec-Twn-Rng Lot/Tract No Property Owner & Mailing Address I hereby certify under penalty of perjury and the laws of the State of Montana that the information submitted herein, on all other submitted forms, documents, plans or any other information submitted as a part of this application, to be true, complete, and accurate to the best of my knowledge. Should any information or representation submitted in connection with this application be untrue, I understand that any approval based thereon may be rescinded, and other appropriate action taken. The signing of this application signifies approval for the Kalispell Planning staff to be present on the property for routine monitoring and inspection during the approval and development process. Z/% o� (Applicant) (mate) E AD i I. Background and Introduction The Glacier Town Center submission is presented for Annexation, Planned Unit Development (PUD) and Preliminary Plat within the City of Kalispell Growth Policy. The proposed project consists of 485 acres on the east side of Highway 93 north of the existing limits of Kalispell, Montana. The property was previously used for production of agricultural crops. There are currently no existing buildings on site. The Petition for Annexation and Initial Zoning, Planned Unit Development, and Major Subdivision Preliminary Plat applications are included here, containing all required information, with the `Adjoining Property Owner's List" and "Petition to Annex and Notice to Withdrawal from Rural Fire District" located in Appendices A and B respectively. This application includes an "Environmental Assessment" regarding existing conditions and anticipated effects of the proposed development on existing infrastructure and services. The subjects covered include geology, surface water, vegetation, wildlife, agriculture and timber production, historical, and archeological or cultural features. In addition, the application addresses such items as sewage, water, solid waste, drainage, roads, emergency services, schools, economic benefits, land use, parks and recreation facilities, and utilities. This document is to provide a general understanding of existing features, proposed systems, community services, phasing and character of the development. In addition, this document addresses construction responsibilities and long- term maintenance. (--7n,-;ovTn�Cen4-YA -ve—on ,li 3- L 'tt3 Ill. Summary of Proposed Development III. Summary of Proposed Development The Glacier Town Center is anticipated to be a mixed use project, including residential and commercial uses. The Glacier Town Center is intended to provide retail services to residents of the City of Kalispell and Flathead County through a Lifestyle Center, an outdoor and pedestrian friendly shopping district with anchor stores (see Exhibit N). The Glacier Town Center is planned under two separate PUD areas: a Commercial PUD with B-3 underlying zoning, and a Residential Mixed -Use PUD with underlying zoning of R-3, R-4, and B-1. These two PUDs are presented by the applicants in the format of a "Master PUD" application that contains materials relevant to and supporting both PUDs. This format has been used so that the vision for each of the PUD areas could be presented and reviewed as a single concept for all 485 acres that is owned or controlled by Wolford Development Montana, LLC. The Commer- cial PUD area is requested to be created via two separate applications to account for the areas therein presently under separate ownership. Under the terms of an option agreement, both applicants intend that Wolford Development Montana, LLC will be the sole owner of all 485 acres addressed in this submittal. Under the City of Kalispell Zoning Regulations, PUDs function as an overlay with an underlying zoning district. The underlying zoning districts for this project are B-3 within the commercial portion, and R-3, R-4 and B-1 within the residential mixed use portion. The PUD, functioning as an overlay, is intended to provide flexibility and innovative design, including a mix of uses and a more pedestrian oriented character of the Lifestyle Center. It is intended and recognzed that future development under PUDs must be able to respond, react, take into consideration, and adapt to future events, conditions, and circumstances within the general vision, framework, and character expressed in the documents included with these PUD submittals. The project includes 485 acres. This property is currently expected to feature approximately 282 single-family resi- dences, 350 multifamily units, 1,822,629 square feet of commercial/office space, and 72.3 acres of parks and open space. The remaining area will be designated for interior roads and common open space. The Glacier Town Center is anticipated to connect to the city water and sewer system via expansion of the Kalispell systems along Highway 93 and Whitefish Stage Road. The developer intends to participate in the extension of all necessary infrastructure, which may include a water well on the property to provide additional capacity to the City's water supply system. It is anticipated that the Glacier Town Center will construct acceleration, deceleration and turn- ing lanes at the Whitefish Stage Road entrances to the project. In addition, the project is anticipated to result in the improvement of Whitefish Stage Road between Rose Crossing and the second entrance to the project from Whitefish Stage Road at the South, if right of way can be acquired. Specific internal traffic circulation will be addressed in phas- es through project build -out. While a general internal transportation plan has been provided within this submittal, it is anticipated that changes may occur due to changing patterns of development in and around the subject property. Land Use 'Typologies Each single-family residence is anticipated to have a private drive and access onto a local street. The single- family lots will range in size from approximately 6,000 square feet to 1 /4 acre. The multifamily units are planned to be condominiums, apartments, and townhomes (configuration of 2 to 4 attached units) buffering the single-family residences from the commercial development. Each townhome residence is anticipated to have a separate drive and access onto a local street. In general, each townhome lot G-laeier ot7vil. r,13Tat-p-l' Anne at;nn, PUD and Major Su divisiot.z �', in�Mai ii Plat M. Summary of Proposed Developmeni is planned to average approximately 4,000 SF with a 50-foot average width. Each condominium or apartment complex is anticipated to go through its own subsequent approval in later phases of the development. Individual Property Owner's Associations (POAs) and Design Guidelines are anticipated to be established concurrent with subsequent applications. The Glacier Lifestyle Center will be located adjacent to US Highway 93 on the western edge of the subject property. The first phase major subdivision included with this application will create 36 lots. The primary component of this commercial project will be subdivided into three large lots, and the remaining 33 lots will be out parcels (See Preliminary Plat, Exhibit O and P). Each phase as developed is anticipated to contain landscaped and plaza common areas, park -like and natu- ral ponds, and a trail system which is intended to connect to link the interior open spaces. The trail system would provide access along Highway 93. This trail and sidewalk system would ensure that there is safe and efficient pedestrian access to any future development to the north (towards Whitefish) and to the south (to- wards Kalispell). The Glacier Town Center, as proposed, would provide a wide variety of residential and commercial opportu- nities and would encourage the improvement of necessary infrastructure, including roads and trails towards the outskirts of the current city boundaries towards Whitefish. In addition, The Glacier Town Center is intended to provide a diverse selection of housing with varying price points, living opportunities and com- munity amenities. The addition of new residential living units of a high quality will be attractive for those seeking to move into the Kalispell area. The addition of new commercial properties, in compliance with the growth policy, is intended to enhance the local economy as well as benefit from the close proximity to new and established housing and infrastructure. Glacier Town {venter Annexation, f-1l 11 � and Major ubtlhrZscZJ; l -re'li 1i nar f Plat A. PUD Narrative This application for the Glacier Town Center has been submitted for Preliminary PUD Plan Review according to the `Application for Planned Unit Development (PUD)." As such, Subsection D of the PUD application is addressed through the following narrative: D. Please provide the following information in a narrative format with supporting drawings or other format as needed: a. An overall description of the goals and objective for the development of the project. The Property Owners and Applicant submit this application for Preliminary PUD Plan Review with the intent of developing a commercial and residential community in Kalispell. This community would include community commercial, single family, town home, multi -family, neighborhood commercial, open space, trails, and other amenities. The goal is to create a community that functions much like a Town Center, offering liv- ing, working and commercial -oriented activities in one close location, in the beautiful setting of the Flathead Valley. The Master PUD has been divided into two primary area PUDs, a B-3 Commercial PUD and an R-3 Resi- dential Mixed Use PUD (see Exhibit E). Under the City of Kalispell Zoning Regulations, PUDs function as an overlay with an underlying zoning district. The underlying zoning districts for this project are B-3 within the commercial portion, and R-3, R-4 and B-1 within the residential mixed use portion. The PUD, function- ing as an overlay, is intended to provide flexibility and innovative design, including a mix of uses and a more pedestrian oriented character of the Lifestyle Center. b. In cases where the development will be executed in increments, a schedule showing the time within phase will be completed. The Glacier Town Center is planned to be developed through five phases or preliminary plats, submitted separately from each other for review and approval. The five development phases have been graphically de- lineated in Exhibit J. At this time, the Applicant is requesting preliminary plat review for Phase 1. Given the explanation above, the five Preliminary Plats are anticipated to be developed according to the fol- lowing implementation initiatives: 1. Preliminary Plat 1 The first development phase is anticipated to commence following preliminary plat approval. It is anticipated that this phase will be constructed in 2007-2009. This plat includes the development of the primary commercial portion of the project, known as the Glacier Lifestyle Center. All required infrastructure and utilities throughout the development will allow this plat to be self sufficient, also (7In�liov� Tn7tm Q9,gT-v Av�x1P.xation U.. � i i L✓j�1-iS �YolZZIiYJI L L11 ZI i1ZiII allowing multiple access points to the project. Adjacent open space will also be included as a part of this plat. It is anticipated that this plat will be able to be serviced by the Fire Department. 2. Preliminary Plat 2 The second development phase is anticipated to commence in 2010 and continue through 2013. The second phase will include a mix of commercial, residential and open space. The remaining interior and perimeter open space and infrastructure and utility extensions are anticipated to be included to service this plat. 3. Preliminary Plat 3 The third development phase is anticipated to commence in 2014 and continue through 2015. The third phase is anticipated to include a mix of commercial, residential and open space. 4. Preliminary Plat 4 The fourth development phase is anticipated to commence in 2016 and continue through 2017. The fourth phase is anticipated to include a mix of commercial, residential and open space. 5. Preliminary Plat 5 The fifth development phase is anticipated to commence in 2018 and continue through 2020. The fifth phase is anticipated to include a mix of commercial, residential and open space. C. The extent to which the plan departs from zoning and subdivision regulations including but not limited to density, setbacks, and use, and the reasons why such departures are or are not deemed to be in the public interest. The Glacier Town Center PUD and Subdivision departs from the zoning and subdivision regulations as described in section IV, B of this submittal. Please see this section for a complete explanation of requested relaxations. The Applicant believes that these requested relaxations are of an extent that will not negatively affect surrounding properties or the public interest. In fact, the Applicant feels that these relaxations, which are often paired with more restrictive PUD regulations elsewhere will positively benefit the adjacent property owners, the general public and the future owners of parcels and lots within the Glacier Town Center development. d. The nature and extent of the common open space in the project and the provisions for maintenance and conservation of the common open space; and the adequacy of the amount and function of the open space in terms of the land use, densities and dwelling types proposed in the plan. (-71,7C?pv TOoruat ('ol c� ev A vrvlol ntinv ✓ f i tft viav I L Aflf ii �'v LLL L'Vf ,1 iDUD ilitt�i Major �CiLitT?iit'.Z�ZSi I relinniniiiij Plat`yl[ It is anticipated that approximately 72.3 acres will be dedicated to the City of Kalispell as Park/Open Space. A Property Owners Association (POA) will provide for the maintenance of all residential common areas that are not dedicated as open space (see Exhibit L). e. The manner in which services will be provided such as water, sewer, storm water manage- ment, schools, roads, traffic management, pedestrian access, recreational facilities and other ap- plicable services and utilities. Infrastructure and utilities, such as power, water, sewer, cable, and phone will be provided to each lot by the Master Developer, in cooperation with local and regional utility providers and applicable regulations. Roads and streets are anticipated to be installed by the Master Developer. Pedestrian sidewalks and trails have been designed throughout the subdivision in order to promote exercise out-of-doors and connections to the different land uses in the community. Open space and parks have been designed to be within close proximity to major residential areas and are connected with sidewalks and trails. f. The relationship, beneficial or adverse, of the planned development project upon the neigh- borhood in which it is proposed to be established. The project is a logical extension of development consistent with the Kalispell growth policy. The Ap- plicant has further elected to create a PUD for the project, in order to carefully plan the project with unique features that take into consideration the surrounding land uses and features that make this location so appealing. The project is a logical extension of commercial uses along the Highway 93 Corridor, and is currently adjacent to B-2 Commercial at the intersection of Highway 93 and West Reserve Drive. The City of Kalispell is extending services north of the project to serve Silverbrook Estates, another Planned Unit Development. In addition, Section 36 to the southwest of the subject property is planned for a mix of uses. g. How the plan provides reasonable consideration to the character of the neighborhood and the peculiar suitability of the property for the proposed use. The site design for the Glacier Town Center takes into consideration numerous site constraints and op- portunities for a sustainable mix of commercial, residential and community oriented open space. The Master Plan provides for an integrated design and landscaping throughout the development within its various components, and provides for pedestrian access within and between the various components. The application includes elements such as a Lifestyle Center, which is intended to be an outdoor and pedestrian friendly shopping district with anchor stores as opposed to a traditional enclosed Mall. h. Where there are more intensive uses or incompatible uses planned within the project or on the project boundaries, how will the impacts of those uses are mitigated. The possible impacts of the more intensive uses or incompatible uses planned within the project have ilti•fZ �2.CenterI i i i i f a i. �l lei L L l/t i, [1 PUU and MaJor Subdivision Preliminary Plat i been mitigated through land use design and separation with roads and drives, so as to designate a physical difference in land use types and architectural styles. Out parcel buildings are intended to be designed to be architecturally compatible with the Lifestyle Center and other peripheral buildings. Buffer strips within and between out parcels will have suitable grasses and be landscaped in a manner compatible with that of the Lifestyle Center. A landscape setback and trail area with no parking has been provided along Highway 93 North. Out parcel buildings along Hwy 93 will have "four-sided" architecture and will be accessed via an interior road system. The commercial parcels have been laid out in harmony with the rest of the development so as to be inte- grated with the open space network and not to impact the planned residential uses. The commercial area is buffered from the single family residential area by higher -density town home units. Furthermore, areas of strategically placed open space provide "green" buffers from residential areas. Traf- fic is directed via a system of efficient and easy to navigate internal streets which incorporate "quieting design" and other safety features. i. How the development plan will further the goals, policies and objectives of the Kalispell Growth Policy. The property is designated as KN-1 under the City of Kalispell future land use map. This area is des- ignated as the Kalispell North Mixed Use Area, allowing for office, commercial, residential and limited industrial. The project is in compliance with the goals and policies as outlined in Kalispell Growth Policy. Particular goals of note are the following: Chapter 2: Goals 4, 5 and 6 in the growth management element address the community's vision to promote commercial and suburban growth in areas that are served by water and sewer so as to pro- vide an orderly progression of growth. Chapter 3: Goal 1 in the housing element of the growth policy seeks to promote a variety of housing types. The Glacier Town Center is intended to provide a variety of single-family, multi -family and mixed -use housing. Chapter 6: Goal 6 in the economic element of the growth policy expresses the need for service sec- tor employment to serve a growing region, and the need for a balance of retail services in a growing economy. Chapter 9: Goals 1 through 4 in the park and recreation element of the growth policy express the need for a variety of park and open space. The Glacier Town Center has provided a mix of open and park space to serve the area residents as well as the overall cominunity in Kalispell. (—_li7CTpv Tnvnan C©s�fov ,�-111-31'ation !Li i Ut,Uit- '.-. i.F�LC-i ! lLi Lt-✓ii.F Ll' / iU PLlT-) and Major Subdivision Arclii11inaaiJ Plat Chapter 10: Goal 1 of the transportation element of the growth policy discusses the need for an overall approach to transportation to serve the needs of a growing community. The interconnectiv- ity within Glacier Town Center as well as the connections between the major surrounding roadways are anticipated to facilitate the overall circulation within and around the project. Chapter 11: The goals established in the infrastructure and public services element of the growth policy are served by a Town Center development, including access to City Sewer and Water Services, and network of improved multi -modal transportation, and significant dedications of parks and open space. Highway 93 North Growth Policy Amendment: This section of the Kalispell growth policy most clearly applies to the Glacier Town Center. The Glacier town center is intended as expressed through the goals to provide a mix of new commercial development, accessible to water and sewer service, providing for a mix of uses to include mixed residential. The primary goal of this amendment was with relation to the "Gateway entrances of Kalispell that enhance the community through improved design." According to that policy "In those areas planned for general commercial development on a gateway entrance, it should occur as an integrated development utilizing and enhancing the property back from the gateway as opposed to occurring as a shallow linear strip. Significant individual business highway exposure, individual access points, and pole signage would not be the norm. Out parcels of commercial businesses would be anticipated within the improved design of a PUD along the corridors." In addition, "Pedestrian and trail systems should be incorporated into berming, landscaping, greenbelts, park areas and setback standards along gateway entrances to enhance or maintain the scenic value of the entrance corridor from public facilities, neighborhoods, schools and commercial services." Specifically, Goal 2 of the KN-1 land use designation provides for integrated residential/commercial neighborhood in the location of the proposed Glacier Town Center (see Growth Policy, pages 80-81). j. Include site plans, drawings and schematics with supporting narratives where needed that includes the following information. (1) Total acreage and present zoning classifications; Current zoning is illustrated in Exhibit D. The applicant proposes underlying zoning of B-3, B-1, R-3 and R-4 with requested relaxations through the PUD process (see Exhibit E). (2) Zoning classification of all adjoining properties; Adjoining City zoning for the subject property is illustrated through Exhibit D. (3) Density in dwelling units per gross acre; t., ixct.cCi£� Tv.«.,�.fZ (_-enfeiIi7F1e�Lait co}�� 11 i VD and Ma.oi- Subdivision Preliminary Plat The density in dwelling units per gross acre has been calculated excluding the land intended for com- mercial development. The Glacier Town Center has been designed with several distinct types of lot sizes and living oppor- tunities. These have been summarized and a more specific density calculation figure provided below. Each of the unit type, lot size, and density areas are estimates only, and are anticipated to change due to changes in market conditions as the project moves forward. Table 1: Residential Density SINGLE FAMILY LOT APPROX. NUMBER OF TOTAL DENSITY DESIGNATION LOT SIZE UNITS ACRES Single Family 6,000-7,000 147 27.3 5.4 Units/ Residential Square Feet Acre Single Family 7,000-9,000 115 23.7 4.9 Units/ Residential Square Feet Acre Single Family 1/4 Acre 20 5.7 3.5 Units/ Residential Acre Townhouse N/A 150 15.3 10 Units/ Acre Apartments N/A 200 19.2 10.5 Units/ Acre TOTAL NET DENSITY 632 91.2 7 Units/ Acre TOTAL GROSS 632 485 Units/ DENSITY 11.3 Acre (4) Location, size height and number of stories for buildings and uses proposed for buildings; Refer to Appendices D and E for criteria regarding proposed uses and performance standards. In addition, see Section INTO?. for relaxations related to perf rmance and use requirements. (5) Layout and dimensions of streets, parking areas, pedestrian walkways and surfacing; The internal streets in Glacier Town Center have been designed to accommodate traffic through a hierarchy of roads that direct traffic to the key ingress/egress points for the project as well as con- nectors that provide access to the commercial areas, open space and common amenities. (=lftil�l T07111Z (?T�fov I nne ation�, i9(. D al-0 Mil'or 2-ul- z4sioli iiehnfii ary P11 lat 12 It is intended that all single family and town home residential lots will be required to provide off- street parking per the CC&R's. An extensive trail system has been designed and is planned to interconnect the residential areas with the commercial areas and to other future trail connections that may occur in the future, to adjacent properties. The roads and trails plan has been provided in Exhibit F of this submittal. Reference Exhibit F for street sections and illustrative images of the right-of-way vehicle and pedes- trian interface, including tree boulevards, sidewalks and trails. (6) Vehicle, emergency and pedestrian access, traffic circulation and control; Vehicle traffic is concentrated on a hierarchal system of roads, which includes through streets, loop drives, including on -street parking. Emergency access is provided according to city standards. Pedes- trian traffic will be concentrated on sidewalks, trails and pedestrian crossings. Traffic control will be provided via standard signage and devices, including stop and yield signs, directional signage, pedes- trian warning signs and trail heads. (7) Location, size, height, color and materials of signs Signage within the Commercial PUD would be regulated by city standards and the Commercial Dis- trict Draft Design Guidelines and Management Documents. Signage within the Residential Mixed Use PUD would be designed and constructed according to the Neighborhood District Draft Design Guidelines and Codes, Covenants and Restrictions (CC&R's). (8) Location and height of fencing and /or screening; Fencing within the Commercial PUD will be regulated by city standards and the Commercial Dis- trict Draft Design Guidelines and Management Documents. Fencing within the Residential Mixed Use PUD would be designed and constructed according to the Neighborhood District Draft Design Guidelines and Codes, Covenants and Restrictions (CC&R's). Common area fencing may be installed by the Master Developer and eventually maintained by the POA. This fencing is meant as a partial physical screen to lots with unique placement situations or areas that require some degree of separation. This would be for mostly aesthetic or functional pur- poses. These fences will be designed according to the Design Guidelines. (9) Location and type of landscaping; Landscaping within the Commercial PUD would be regulated by city standards and the Commercial .—. 4s�a •.. tt�i 3. J iL ��.. Ll.l L a. ti Lf. ✓:. i�Y LiVf tJ 13 DI in %l3ZLi ✓�tljc�i' �2G�ltiii1i.8itliZ reltliiliZ .Y i��at District Draft Design Guidelines and Management Documents. Landscaping would be designed and constructed according to the Neighborhood District Draft Design Guidelines and Codes, Covenants and Restrictions (CC&R's). In order to create attractive lots along US Highway 93, the Master Developer will install consider- able landscape improvements along this corridor. A trail will also be installed, which well meander through the open space, and connect the commercial area with the southern portion of the Subdivi- sion. (10) Location and type of open space and common areas; The open space and common areas have been designed to be accessible by all residents and users within the Glacier Town Center and the City of Kalispell. Additionally, the commercial areas are anticipated to have pedestrian plazas and gathering spaces. (11) Proposed maintenance of common areas and open space; Maintenance of common areas and open space is anticipated to occur through a combination by the Master Developer, the Property Owners Association and/or the City of Kalispell. (12) Property boundary locations and setback lines; The property boundary is illustrated on the Exhibits. Setback lines will be in accordance with zoning regulations with exception of any requested zoning relaxations. (13) Special design standards, materials and/or colors; Special design standards, materials and/or colors are discussed in Appendices D and E. (14) Proposed schedule of completions and phasing of the development, if applicable; See previous description of phasing. (15) Covenants, conditions and restrictions; See Appendices D and E. (16) Any other information that may be deemed relevant and appropriate to allow for adequate review. A comprehensive Major Subdivision and PUD application has been submitted that encompasses the : IpCior Tn7Ii2-i ('ovi v �[zrimynt;on 14 FG 'v'vlii-Li F [i ['v✓LL"✓ v I tt�i and ��iltJilY �'i �Jiili�%SZOiZ i'liiilZi2LlY� i 11 required information in addition to supplementary information meant to better describe the intent of the Glacier Town Center. Mon, 75 ,UzFand ��clJor C'uhdiZ%iSion L7?ejiiriinm- Pitt B. Subdivision and Zoning Relaxations for PUD The Applicant is requesting the relaxations below, from the City of Kalispell Subdivision Regulations and Zoning Regulations. These relaxations have been determined after careful consideration so that the integrity of the design and vision of the overall community are positively enhanced rather than negatively influenced or impacted. Relaxation 1: From Subdivision Regulation, Chapter 3, Section 3.11, A (Sidewalks) Description: The overall design of the Glacier Town Center has been guided by an approach to multi -modal forms of transportation, including pedestrian and bicycle circulation. The roadways are balanced by side- walks, bike paths and a linked park and trail system (see Exhibit F). Where access easements occur, no side- walks are proposed. The following provides a summary of proposed sidewalks and bike paths in roadways as designated on Exhibit F as well as illustrated through the road cross section elevations. A — 8' Bike Path on one side, no sidewalk on other side, 12' drive lanes with center turn -lane with no parking B — 5' Sidewalk on one side, 12' drive lanes with center turn -lane with no parking C — No Sidewalk or Bike Path, 12' drive lanes with no parking D — No Sidewalk or Bike Path, 12' drive lanes with center turn lane with no parking E — 8' Bike Path on one side, double 12' drive lanes with no parking F — No Sidewalk or Bike Path, double 12' drive lanes with no parking G — 5' Sidewalk on both sides, 12' drive lanes with center turn -lane with no parking H — 5' Sidewalk on both sides, 14' drive lanes with center turn -lane J — 5' Sidewalk on both sides with no parking K — 5' Sidewalk on one side with no parking L — 5' Sidewalk on one side with no parking M — 5' Sidewalk on both sides with no parking N — 5' Sidewalk on both sides, 14' drive lanes with center turn lane and no parking O — 5' Sidewalk on both sides, 14' drive lanes with center turn lane and no parking P — 5' Sidewalk on one side, 14' drive lane one-way with no parking The design of the cross -sections considers the overall vehicle and pedestrian traffic circulation needs within various portions of the project and represents a visual depiction of the developers requests stated above. The Glacier Town Center is designed to accommodate multiple uses over 485 acres. Each of the unique ar- eas -within the Glacier Town Center has been designed to accommodate the appropriate traffic and pedestrian circulation. The applicant requests relaxations in certain areas were sidewalks have not been provided based upon an understanding of traffic circulation patterns in Lifestyle Centers, and an overall lack of a need for pedestrian circulation in certain areas as identified on the road cross sections. Extensive bicycle and pedes- trian access has been provided to every element of the development. Requiring the applicant to utilize side- walks in these areas would produce undue financial expense by the developer on something that would rarely, if ever, be used. The applicant also requests relaxations on drive lane widths particularly where no parking is f y `TO,7p.ii CoI —ifov 4 vrv,o�^n4-4n" 1U Lim LL f L(_i i. II LI L'.�L 4V 'i L' 16 designated. The applicant further believes that these relaxations provide for a more visually pleasing environ- ment with less concrete and asphalt and more green space in areas of the development where these relax- ations are appropriate. Relaxation 2: From Subdivision Regulation, Chapter 3, Section 3.06.E (Minimum building area on a lot) Description: The applicant requests a relaxation to permit building area on lots to be below the minimum 40'x40' area. This request will allow for a variety of unit types to ensure a mixture of housing across the property. Relaxation 3: From Subdivision Regulation, Chapter 3, Section 3.07.B (Block lengths) Description: The applicant requests a relaxation to allow block lengths to exceed the 1,200 feet and to allow blocks less than 300 feet. This request allows for innovative design to insure an appropriate mix of residential and commercial uses and adequate connections between those uses. Relaxation 4: From Zoning Regulation, Section 27.06.040 (3) (R-3 Urban Single Family Residential — Property Development Standards) Description: The Applicant requests the reduction of the rear yard setback for the R-3 district from 20 feet to 10 feet. This performance standard is intended to allow for a more efficient use of land through a tradi- tional design which emphasizes a front porch character for the single family residential area. Relaxation 5: From Zoning Regulation, Section 27.07.020 (5) (R-4 Two Family Residential — Property Development Standards) Description: The Applicant requests the allowance for 3 or more attached units to allow for row housing unit types. The intent of this relaxation is to allow for a variety of housing types mixed through the residen- tial neighborhoods. The Applicant believes that this is necessary to provide a tight -knit town home community with affordability and low maintenance lots. Smaller lot sizes provide a more traditional design option and decrease the overall footprint of development on a regional scale. Relaxation 6: From Zoning Regulation, Section 27.07.040 (1) (R-4 Two Family Residential — Property Development Standards) Description: The Applicant requests the allowance of a smaller Minimum Lot Area than the zoning regula- tion permits. A Minimum Lot Area of 4,250 square feet is requested for the Town Home area within Glacier Town Center. The zoning regulation requires a minimum of 6,000 square feet. The Applicant is requesting a "-1 ' �r -F 71 (^` pan d n�. A n nx J+ n lot that is 1,750 square feet in size less than the regulation dictates. The Applicant believes that this is necessary to provide a tight -knit town home community with affordability and low maintenance lots. Smaller lot sizes provide a more traditional design option and decrease the overall footprint of development on a regional scale. Relaxation 7: From Zoning Regulation, Section 27.07.040 (3) (R-4 Two Family Residential — Property Development Standards) Description: The Applicant requests the allowance of a 0' shared side yard for attached Town Home units. Relaxation 8: From Zoning Regulation, Section 27.15.030 (13) (B-3 Community Business District - Property Development Standards) Description: The Applicant is requesting that a regional shopping center be a permitted use within the Com- munity Business District Area. As described through the PUD submittal, the Lifestyle Center is intended to be the primary component of the commercial portion of the Glacier Town Center PUD. The Lifestyle Center is intended to provide an open air environment tailored to the pedestrian shopper. The intent of the Community Business District is to provide for community shopping areas, which is met by the design of the Lifestyle Center. Relaxation 9: From Zoning Regulation, Section 27.15.040 (3) (B-3 Community Business District - Property Development Standards) Description: The Applicant is requesting the allowance of zero lot lines for buildings within the B-3 Dis- trict. This request is intended to provide a more "urban" street interface with the store frontages and create a streetscape that is pedestrian friendly and accessible for walking and shopping comfortably. It will also allow the commercial lots to be situated directly adjacent to key pedestrian plazas and gathering areas or open space. Relaxation 10: From Zoning Regulations, Section 27.15.040 (4) Description: The Applicant is requesting the allowance of up to 60 feet for architectural elements within the Lifestyle Center. It is intended that the buildings in the Lifestyle Center will be a maximum of 40 feet excluding architectural elements as requested and roof mounted mechanical equipment. Outparcel buildings fronting onto Highway 93 will be restricted to 27 feet in height, mitigating any impacts to adjacent roadways from building heights. The Applicant requests allowance of buildings up to 60 feet in height in the interior commercial portions of the project to allow for office and hotel/motel uses with multiple stories. Relaxation 11: From Zoning Regulations, Section 27.22.104 Description: The Applicant requests up to 43 feet for fixture height of poles within the parking lots on the interior of the Lifestyle Center ring road, which is consistent with heights of buildings as allowed in the B-3 v i�t�i�r i. Utt�2 i:.ic LLI ilnne✓cat.ion, 1 Commercial District. The fixtures the Applicant proposes to use would comply with the dark skies initiative and provide shielding devices on the fixtures that direct light downward and minimize the spill over of light onto adjacent lots. Furthermore, by design, the Applicant has provided a "buffer" of commercial out parcel lots between the proposed lighting relaxation area of the Lifestyle Center and any adjacent residential areas. These out parcel lots would comply with the 25 foot fixture height in the Zoning Regulations. The Applicant also requests that appropriate lighting at points of ingress/egress to the Glacier Town Center be allowed to sufficiently light those areas for safety purposes. It is understood, as per the zoning code, that a lighting plan will be submitted to the Kalispell Site Development Review Committee when site plans are submitted to the City. At this time, a professional lighting analysis is included as attached which describes the various the impacts of standard 25 foot poles set on a 2 t/z foot concrete base versus the proposed 40 foot poles on a 2 V2 foot concrete base, and clearly demonstrates that 25 foot light poles will have a greater impact than 40 foot poles. First, in comparing the foot candles of both the 25 foot and 40 foot poles at an elevation of 100 feet above the parking lot to measure the "night sky glow", one can see that because the site will require approximately double the amount of 25 foot poles in order to light the parking lot to safe levels due to the inefficient light coverage the 25 foot poles provide, the light pollution into the night sky at 100 feet by the 25 foot poles is approximately 73% higher than the light pollution into the night sky of the 40 foot poles at the same eleva- tion. In analyzing energy consumption between the two alternatives, it is easy to see that the 25 foot poles consume 56% percent more energy than the 40 foot poles. One can also see from a ground level study that because of the shielding utilized on the light fixtures, the amount of light spilling onto adjacent lots is not substantially different with 25 foot poles or 40 foot poles. Finally, the Applicant feels that utilizing 25 foot poles as opposed to 40 foot poles will unreasonably detract from the overall appearance of this high qual- ity development by unnecessarily cluttering the parking lot with lighting fixtures. In the Applicants opinion, these factors all lend themselves toward a development that would be both less friendly to the environment and visually less appealing with 25 foot poles versus 40 foot poles. (TTn`iel- Tl17L11i f 'enkr Annexation, 19 PUD apt i1di�U;" C2C�ffl7 �3Z PT��Zi124;ZLiYJ (�1 Environmental Assessment Glacier Town Center Kalispell, Montana Prepared for: CTA Architects and Engineers, Inc. for Wolford Development Montana, LLC, Inc. Prepared by: i Hyalite Environmental, LLP P.O. Box 90 Gallatin Gateway, MT 59730 (406) 763-4228 June 2007 Executive Summary The Glacier Town Center is proposed for development on approximately 485 acres north of Kalispell, located north of West Reserve Drive, and between the Whitefish Stage Road and US Highway 93. The project includes: commercial, mixed use, multi -family residential, single family residential, park and open space areas. It is anticipated that this project will be annexed to the City of Kalispell. Phase I of the project is anticipated to provide 1,005,400 square feet of commercial space on 109 acres, and 28,800 square feet of office/professional space on 3.2 acres, with an additional 17 acres dedicated to open space and parks. Phase I of the project is proposed to begin construction in 2007/2008, with subsequent development of Phases II through V extending to 2020. The full project is anticipated to provide 1,575,943 square feet of retail uses and 246,686 square feet of office space, totaling 1,822,629 square feet of commercial space. The proposed project will require changes or relaxations to zoning ordinances as described in other portions of this project application to the City of Kalispell. With the proposed changes or relaxations to zoning, the proposed project will be otherwise compliant with Kalispell growth policy. There will be No Significant Impacts to: ® Historic, Paleontological, Archaeological or Cultural Environment ® Natural Environment: Wetlands ® Natural Environment: Soils and Geology ® Natural Environment: Threatened and Endangered Species, MT Species of Concern ® Natural Environment: Air Quality ® Public Health and Safety There will be Minor Detrimental Effects to: • Agriculture Approximately 476 acres will be removed from agricultural use. ® Natural Environment: Topography — There will be some cut -and -fill and grading required for effective use of the property. ® Natural Environment: Vegetation, Wildlife and Wildlife Habitat —There will be increased anthropomorphic impacts on the parcel, and loss of field habitat (tilled and irrigated hay and grain fields). H Environmental Assessment Hyalite Environmental, LLP Glacier Town Center, Kalispell, Montana June 2007 There will be Minor Positive Effects to: ® Agricultural Water User Facilities— The project will not likely use the existing surface water rights that are currently used for agricultural irrigation. ® Natural Environment: Vegetation, Wildlife and Wildlife Habitat —Approximately 72.3 acres, 69 of which are currently agricultural land, will be converted to open space / park with native species landscaping. There will be an increase in diversity of habitat type due to incorporation of forbs, shrubs and trees throughout the development. Fifteen hundred linear feet of the Stillwater River streambank and riparian corridor will be preserved and protected. ® Natural Environment: Ground and Surface Water Quality— The project is designed to ensure treatment of storm water runoff before infiltration to ground water or conveyance to surface water, which is an improvement over the current agricultural impacts upon ground and surface water. It is anticipated that the Minor Detrimental Effects will be mitigated and / or offset by the Minor Positive Effects. There will be a somewhat neutral impact related to the shift of wildlife habitat from the current vegetation of the irrigated fields to the native species in the mixture of open space, vegetated buffer zones, park, landscaped developed space There will be Significant Impacts to: ® Local Services: Education ® Local Services: Road maintenance • Local Services: Water, Sewage and Solid Waste Facilities ® Local Services: Fire and Police Protection The project is designed to accommodate projected / anticipated growth (Kalispell, City Planning Department, 2003 and 2007). These Significant Impacts will be mitigated through design of the project in a manner compliant with the City of Kalispell and Flathead County growth policies, and Evergreen / Stillwater Zoning District. Significant Impacts will be further mitigated through improvements that will be paid for by the development (such as improvements to the adjacent roadways), fees, and increased tax revenues. The City will gain the economic benefit of jobs created, a new community center with park lands, and the draw of a new retail facilities. Environmental Assessment Hyalite Environmental, LLP Glacier Town Center; Kalispell, Montana June 2007 Table of Contents Page Executive Summary ii Introduction 1 Part I — Property Description 1. Surface Water 4 2. Ground Water 5 3. Topography, Geology and Soils 7 4. Vegetation 8 5. Wildlife 10 6. Land Use 14 Part II — Summary of Probable Impacts 1. Effects on Agriculture 17 2. Effects on Agricultural Water User Facilities 17 3. Effects on Local Services 18 4. Effects on the Historic or Natural Environment 20 5. Effects on Wildlife and Wildlife Habitat 21 6. Effects on the Public Health and Safety 22 Part III — Community Impact Report 1. Education and Busing 23 2. Roads and Maintenance 23 3. Water, Sewage, and Solid Waste Facilities 24 4. Fire and Police Protection 25 5. Parks and Recreation 25 6. Payment for Extension of Capital Facilities 26 Signature Page 27 References Cited 28 Figures 32 Iv Environmental Assessment Hyalite Environmental, LLP Glacier Town Center, Kalispell, Montana June 2007 List of Tables Table 1. Parcels Included in Proposed Project Site Page 3 Table 2. Summary of Wetlands / Waters of the US Page 4 Table 3. Stillwater River Fish Species and Populations, River Mile 6 Page 10 Last of Figures Figure 1. Location of project Figure 2. 2004 Aerial photo of site Figure 3. Proposed Lifestyle Center Conceptual Bubble Diagram Figure 4. Surface water features and water rights Figure 5. Delineated wetlands and proposed waters of the US Figure 6. Ground water well data Figure 7. Topographic survey of the proposed project site Figure 8. General regional geology of the vicinity of the proposed project Figure 9. Soil map of the proposed project site Figure 10. Location of erodible soils and prime farmland Figure 11. Vegetation and wildlife Figure 12. Location of vegetation communities and wildlife habitat on preliminary plat v Environmental Assessment Hyalite Environmental, LLP Glacier Town Center, Kalispell, Montana June 2007 Introduction An Environmental Assessment (EA) has been performed for the proposed Glacier Town Center development, Kalispell, MT. The EA was performed by Hyalite Environmental, LLP (Hyalite), Bozeman, MT, for CTA Architects and Engineers, Kalispell, MT. The development proposal is being made by Wolford Development Montana, LLC. Hyalite personnel performing the work were Chris Thelen, P.E., and Carol Lee -Roark, Ph.D. Field investigations were conducted April 16 through 18, 2007. The objective of the EA was to examine potential environmental impacts of the proposed project, providing the design team with input for design and providing information to the City of Kalispell for review of the proposed project. The EA was conducted following the City ofKalispell Title 24A Subdivision Regulations Ordinance No. 1238, Appendix B: Environmental Assessment (adopted May 6, 1996, and as subsequently amended through May 2007). The proposed project site is approximately 485 acres on the northern outskirts of Kalispell. The site is bound on the south by West Reserve Drive, on the west by US Highway 93, and on the east by Whitefish Stage Road. The northern boundary coincides with the extension of Rose Crossing Lane in the northwestern portion of the site and for the remainder of the site, the northern boundary is one quarter mile north of that road. The site is located in Sections 19 and 30, Township 29 North, Range 21 West, Montana Principal Meridian (Figures 1 and 2) [See also Exhibits A and B]. The proposed Glacier Town Center is a mixed -use development with major components that include commercial, residential, office, and open -space. Figure 3 is a preliminary conceptual design diagram of the proposed project. [The most up-to-date version of the proposed project design is included as Exhibits S, T and U.] The Glacier Town Center will have architectural themes that connect it to and honor the historical and cultural heritage of the Flathead Valley. The Glacier Town Center will be tied to the previously existing surrounding residential and commercial land use areas and historic downtown Kalispell through a network of pedestrian and bike trails, as well as upgraded roads that are designed to accommodate the projected growth of the area, as outlined in the Kalispell Growth Policy 2020 (February 18, 2003, and as subsequently amended through May 2007). The proposed area of development, land use types, and density of proposed development are explained in text and tables in other parts of the document that is being submitted to the City. Distribution of land types and amenities are shown on Figure 3. Aerial photos from 2005 show approximately 140 acres of wheat field, and 330 acres of alfalfa or hay, and 13 acres of fallow and/or un-farmed land. The property in the proposed project site is owned by two entities: 478.02 acres are owned by the Stillwater Corporation, for which Roger Claridge, of Kalispell, MT, is the registered agent; and 4.28 acres are owned by Edwin and Janet Spannuth; of Lakeside, MT. The aerial photograph in Figure 2 shows that there are currently no structures on the land. Table 1 lists the parcels included in the proposed project site by lot, geocode, present tax classification, and area of each parcel. 'fable 1. Parcels Included in Proposed Project Site Geocode Land Classification Area 07407819301350000 tillable irrigated land 20.15 acres 07407819301400000 tillable irrigated land 20.15 acres 07407819401100000 grazing land 79.00 acres 07407830201300000 grazing land 23.37 acres 07407830101500000 tillable irrigated land 121.76 acres 07407830201400000 tillable irrigated land 20.00 acres 07407830201050000 tillable non -irrigated land, 4.84 acres continuously cropped 07407830201010000* tract land 4.28 acres 07407830201100000 tillable irrigated land 40.00 acres 07407830101200000 grazing land 42.89 acres 07407830101150000 tillable irrigated land 20.00 acres 07407830301600000 tillable non -irrigated land, 85.91 acres continuously cropped Note: * -- Single parcel owned by Edwin and Janet Spannuth. All other parcels are owned by Stillwater Corp. Source: Montana Department of Administration cadastral database, February 2007 The zoning of the proposed project site, which is located in the Stillwater and Evergreen and Vicinity Zoning Districts, is SAG-5 (Suburban Agricultural), SAG-10, AG-20 (Agricultural), R-1 (Residential) and B-2 (General Business) (Flathead County Commissioners Resolution No. 797CN, November 13, 2003) [See Exhibit D]. It is anticipated that the area of the proposed Glacier Town Center will be annexed to the City of Kalispell, and that there will be some changes to zoning [See Exhibit E]. In the Kalispell 2020 Growth Policy (Kalispell, 2003 and as subsequently amended), the area of the proposed development is specified as "KN-1 ", Kalispell North Mixed Use Area. This proposed project site (with the exception of the Spannuth parcel) has been the subject of ongoing public and political discussions since 1999. Legal actions have been taken and compromises reached in order to accommodate the input of many special interest groups, as well as the goals and viewpoints of residents of Kalispell and the surrounding areas. The plan presented here reflects input that Wolford Development and their land planning and design engineering firm, 2 Environmental Assessment Hyalite Environmental, LLP Glacier Town Center, Kalispell, Montana June 2007 CTA Group, have sought from stakeholders and regulatory agencies associated with the proposed project. Most significantly, the proposed project has been accepted by the local landowners, as reported in the article by Spence (2007) in the Daily Interlake on February 14, 2007. Environmental Assessment Hyalite Environmental, LLP Glacier Town Center, Kalispell, Montana June 2007 Part I — Property Description Part I -- Section 1. Surface Water Figure 4 shows surface water features on the proposed project site. Figure 5 shows delineated wetlands and waters of the US on the proposed project site [See also Exhibits S, T, and U]. Natural surface water features at the site include approximately 1,500 feet of the eastern bank of the Stillwater River. 1.33 Acres of the proposed project site fall within the FEMA (1992) 100-year floodplain of the river. There are no irrigation water conveyance ditches on site, and the small area of the parcel that is adjacent to roads is characterized predominantly by gently sloping roadside areas and ditches that do not hold standing water or pond surface water runoff for long periods of time (days). Irrigation water is conveyed on site by underground pipes. No stream bank alterations or modification of any natural surface water body are planned for the proposed project. There will be no impacts to the Stillwater River riparian corridor, nor any other waters of the US. There are 0.32 acres of jurisdictional wetlands associated with the surface water features on the site, as listed in Table 2. All of the jurisdictional wetlands are fringe (riparian) scrub/shrub wetlands associated with the Stillwater River riparian corridor. The Wetland Delineation and Waters of the US Assessment Report for the proposed project site is included as Appendix F of this submittal package of materials. Table 2. Summary of Wetlands / Waters of the US Wetland Design Jurisdictional Areal Designation Type Accomodation or Status Extent (Figure 5) Impacts WL-1 Riverine Jurisdictional 0.32 acres 50-foot setback There will be no actions taken within FEMA 100-year floodplain and no impacts will be made to the identified Jurisdictional Wetlands. There are two areas on the site where mid -winter and early spring snowmelt and/or rain over frozen ground can create intermittent ponding or surface water runoff flows. The area in the northeast in the vicinity of the windbreak trees may have standing water until the ground thaws (personal communication, Robin Street, in Hyalite Environmental, LLP, 2007). A portion ofthe site drains to Environmental Assessment Hyalite Environmental, LLP Glacier Town Center, Kalispell, Montana June 2007 the southwest to a drainage Swale / gully leading to the Stillwater River through the adjacent Glacier Memorial Cemetery (personal communication, Glacier Memorial Cemetery in Hyalite Environmental, LLP, 2007). Neither of these areas of surface water remain during the growing season, and previous farmers who have raised crops on the site (personal communication, Robin Street and Steve Striech, in Hyalite Environmental, LLP, April 2007) have found that the site is dry and well -drained and that there is nowhere that they can not get heavy equipment into the fields due to saturated soils during the growing season. A Hydrology Report with additional information concerning current surface water drainage of the site is included in Appendix G. The only potential environmental permitting anticipated to be required for the proposed project is Montana Point Discharge Elimination System (MPDES) permitting associated with any detention pond discharge of surface water runoff. A Surface Water Pollution Prevention Plan (SWPPP) will need to be filed with the Montana Department of Environmental Quality for any construction activities. There are no planned impacts to the Stillwater River, Stillwater River floodway, or associated wetlands. It is anticipated that the court -mandated development of a watershed plan and Total Maximum Daily Loads being voluntarily implemented by the community and facilitated by the Montana Department of Environmental Quality and US Environmental Protection Agency will be sufficient to achieve compliance with water quality standards and mitigate impacts that are not related to the proposed potential development. Part I -- Section 2. Ground Water Figure 6 shows the location of ground water wells (approximate) and static water elevation data available for the site vicinity from the Ground Water Information Center (GWIC) database of the Montana Bureau of Mines and Geology. Shallowest ground water is located close to the rivers, with ground water eight feet below the ground surface in a well near the Whitefish River (July 30, 1990) and 10.8 feet below the ground surface in a well near the Stillwater River (October 25, 1998). Deepest static ground water levels have been measured in wells located approximately mid -way between the two rivers. This area mid -way between the two rivers is located near the eastern boundary of the proposed project site, where static water levels have been measured at 127 feet below the ground surface (December 16, 1996, and April 14, 2004). The Montana Bureau of Mines and Geology (MBMG) has carried out regional groundwater investigations in the Flathead Valley (LaFave and others, 2004). These regional studies characterize the area as dominated by a deep, continuous, confined aquifer that is approximately two -hundred feet deep in the vicinity of the site. Recharge to the deep, confined aquifer is from the mountains surrounding the Flathead Valley. Environmental Assessment Hyalite Environmental, LLP Glacier Town Center, Kalispell, Montana June 2007 Additional site ground water data derived from soil borings and monitoring wells, is further discussed in the Hydrology Report (Appendix G) and Preliminary Geotechnical Report (Appendix H) included with this package of submittal materials. The Preliminary Geotechnical Investigation performed for the property in July 2003 measured saturated soils at depths ranging from 4.5 to greater than forty feet below ground surface. Ground water was encountered in only one of the twenty-three test borings included in that report, at 16.8 feet below ground surface. Ground water was below the bottom of the other borings (total boring depths of eleven to 40 feet). Additional shallow monitoring wells that were installed across the northern portion of the property in 2004 recorded 68 wells out of the 75 wells installed as dry (Flathead City/County Health Department, 2007). The remaining 7 wells recorded ground water levels at approximately 10 feet or greater. None of an additional sixteen soil borings drilled to 48 inches below the ground surface in March of 2004 encountered ground water. The Hydrology Report (Appendix G) reports that there is a shallow perched water table in the northeast corner of the property. The area has been delineated with piezometers and is approximately 60 acres, consistent with that previously defined by other authors. The minimum depth to the water table observed during the 2007 monitoring period was approximately 6 feet (70 inches), which occurred on April 30, 2007. Monitoring data are included in the Hydrology Report (Appendix G). It is proposed that the Glacier Town Center be annexed to the City and connected to City water systems, as discussed in the Utility Report (Appendix J) included in this package of submittal materials. There may be short-term dewatering associated with facilities construction. The only long-term consumption of ground water resources from the site will be that related to evapotranspiration from vegetation included in the landscape design. During later phases of development, a ground water well may be installed on the Glacier Town Center site to supply additional water and water pressure to the city water lines. The Glacier Town Center has been specifically and carefully designed and engineered to avoid depletion or degradation of ground water or surface water resources, as discussed / presented in the Hydrology Report that has been included in this package of submittal materials (Appendix G). The site grading and the storm water runoff plan have been developed to ensure that storm water runoff from the site will be appropriately treated (Appendix K). Recharge of the deep ground water aquifer is from the mountains surrounding the Flathead Valley. There will be no impacts, depletion or degradation of ground water in the deep alluvial aquifer. Recharge of the shallow perched water table (found on 60 acres of the northeastern portion of the site) is primarily from snowmelt infiltration. The stormwater drainage design will minimize collection and ponding of srowmelt in that area, so that the shallow perched water table may be somewhat impacted by the proposed development. Structures in the vicinity ofthe perched shallow Environmental Assessment Hyalite Environmental, LLP Glacier Town Center, Kalispell, Montana June 2007 aquifer will be designed to accommodate that relatively shallow (six-foot below ground surface) ground water. Part I -- Section 3. Topography, Geology and Soils Figure 7 is a detailed topographic survey (I-footcontour interval) ofthe current configuration ofthe proposed project site. The site is located on the upland that divides the lower Stillwater and lower Whitefish river drainages. The Cover Photo from Google Earth shows an oblique aerial photograph of the site with no vertical exaggeration, looking toward the south. The confluence of the two rivers is 1.87 river miles south of the site. The lowest point on the site is approximately 2960 feet above mean sea level, in the southeast corner ofthe site on the eastern bank of the Stillwater River. The northern boundary of the parcel is close to 3030 feet above mean sea level (average slope of 1 V:100H). The central portion of the site is a relatively flat bench at 3020 feet above mean sea level. The slope from the Stillwater River floodplain to the first terrace level is 7V:100H. There are two small conical hills within the parcel (14 and 30 acres) that rise to approximately 45 feet above the main bench, with slopes that range from 7V:100H to as much as 16V:100H. Areas of slopes >15% are identified on the Preliminary Plat (Exhibits T and U). The small conical hills have been interpreted as kame features (Preliminary Geotechnical Report, Appendix H), which are stratified supra -glacial deposits that are left as positive topographic features after glacial ice has retreated. Figure 8 illustrates the simplified regional geology of the vicinity of the proposed project site, as reported on a geologic map by Smith (2004). The majority of the site is located in glacial outwash deposits. Alluvial sediments are deposited across the floodplain of the incised Stillwater River. There are fine-grained glacial lake sediments in the central -northeastern portion of the site. These glacial and alluvial sedimentary deposits provide the parent materials for the soils that have developed at the site, shown in the published soil survey map on Figure 9. There are no areas of shallow bedrock on the proposed project site. There are two small conical hills (kames), which have areas of potentially unstable or excessive slopes. The smaller hill, adjacent to US Highway 93 (toward the northwest) will require cutting and grading for efficient and effective development of the land in the highway corridor. The larger hill, (toward the center of the parcel) will be incorporated into park / open space, relying primarily on vegetation to stabilize the slopes. There is further information concerning the proposed grading plan, and volumes / areas of cut and fill in the site grading and cut -and -fill figures (see Appendices N and 4) included in the package of submittal materials. Environmental Assessment Hyalite Environmental, LLP Glacier Town Center, Kalispell, Montana June 2007 There are no areas of shallow bedrock within the proposed development. There are no areas with rock falls, slides or slumps, or rock outcroppings. There is approximately 1000 square feet of a soil unit on the site that is susceptible to shrink -swell (Depew silty clay loam) (MRCS, 2007). This unit is also considered to be prime farmland, and is shown in turgouise on the map in Figure 9a. These soils will be replaced with appropriate soils if design requires structures on that area. The only soil units mapped within the parcel (MRCS, 2007) that may be highly erodible are shown on Figure 9a. The majority of area of erodible soils is on the two small conical hills, the kame desposits. There are two additional minor areas of erodible soils in the northwest and southeast corners of the proposed project area. The grading plan and cut -and -fill -plan included in the Utility Report (Appendix J) show that the same deposit areas will be cut to accommodate development. Additional details of soil and engineering practices that may be required to address these features are discussed in the Preliminary Geotechnical Report and Preliminary Soils Assessment that have been included in this package of submittal materials (Appendix H and Appendix I). Best Management Practices (BMPs), such as appropriate grading and vegetation establishment will preclude erosion problems. and standard good operating procedures during construction will inhibit any nuisance dust problems. The proposed project site is in Seismic Hazard Zone 3 (Kalispell Uniform Building Code, 2007). All buildings will be designed to the appropriate seismic engineering standard for this area. Part I -- Section 4. Vegetation The site is located within the Intermountain Grassland Ecosystem, and has been impacted by agricultural development, including tilling. There are two main vegetation communities on the proposed project site: the riparian corridor of the Stillwater River, and the tilled and irrigated fields. Figure 10 shows the vegetation communities currently present on the proposed project site. The majority of the site is tilled, irrigated fields, and is characterized by agricultural and non-native species. The area of vegetation in the riparian corridor of the Stillwater River is the only area in which some natural community is present, and even that riparian corridor reflects cleared natural communities and establishment of agricultural use on the flat areas; clearing and introduced species in steeper or riverine fringe wetland areas; and invasive weed throughout. There are two windrows of woody vegetation that in the northern portion of the site that were planted in the 1930's. Environmental Assessment Hyalite Environmental, LLP Glacier Town Center, Kalispell, Montana June 2007 The majority of the area of the proposed project site is cultivated fields. Wheat, alfalfa and hay grasses are planted, irrigated and harvested. There are no noxious weed species infestations in the agricultural fields. The riparian corridor is set off from the majority of the site by 25-foot (vertical) slope that rises from the floodplain surrounding the river to the terrace(s) and uplands that make up the majority of the site. Flat and gently sloping areas of the riparian corridor surrounding the Stillwater River have been used for agriculture at some time (cleared of woody and native species, sowed and harvested). The steeper and / or wetter (riverine fringe) areas in which agricultural machinery could not be used retain a more natural riparian scrub -shrub vegetation community. The agricultural portion of the riparian corridor surrounding the Stillwater River, on the relatively flat floodplain areas and more gentle slopes, is characterized by introduced species and grasses typical of the Intermountain Grassland Ecosystem. The distribution of vegetation indicates that at one time, the flat floodplain area was cleared and sown. Field work for this EA was performed in April, so that complete and rigorous identification of herbaceous species was not possible. The grasses appeared to be a mixture of reed canary grass with Idaho and rough fescue, smooth brome, western wheatgrass, and slender wheatgrass. It appears that this area has not been recently sown or harvested, and invasive and noxious weeds have become established throughout the grassy areas. Noxious weeds present in the riparian grassy areas include up to 10% cover, including: Canada thistle (Cirsium arvense), Houndstongue (Cynoglossum officinale), and minor tansy (Tanacetum vulgare). There may be additional noxious weed species present in the riparian corridor that were not obvious during the field investigation. The areas of the riparian corridor that are either too steep or too wet (riverine fringe) to work with agricultural equipment have not been cleared and are characterized by scrub -shrub riparian vegetation. The overstory is primarily comprised of alder (Alnus incana) and willows (Salix spp). The dominant scrub -shrub vegetation stratum is characterized by alder (Alnus incana), sandbar (and other) willow (Salix exigua), red -osier dogwood (Cornus sericea), wood's rose (Rosa woodsii), and serviceberry (4melanchier canadensis). The herbaceous understory in the scrub -shrub community is extremely sparse, and is dominated by reed canary grass (Phalaris arundinacea) and smooth brome (Bromus inermis). There are wooded areas dominated by Ponderosa pine and Douglas fir on the slopes adjacent to the site, but not on site. At least a 200-foot wide buffer with no construction or structures will be maintained adjacent to the Stillwater River, as requested by MFWP (Mark Deleray, 2007, personal communication with Deb Rosa, CTA). A 75-foot riparian vegetation buffer will remain untouched adjacent to the Stillwater River. Existing wetland communities will be preserved. MFWP has noted that a pathway may be made outside of the 75-foot riparian vegetation buffer but within the 200-foot wide structural set- back. There will be no impacts in the riparian corridor of the Stillwater River. Additional Environmental Assessment Hyalite Environmental, LLP Glacier Town Center, Kalispell, Montana Jame 2007 consideration may be given to a footbridge across the Stillwater River. All appropriate permits will be received prior to potential construction of a footbridge. The two windrows of mature trees and shrubs in the northern portion of the site will be protected and preserved, incorporated into the landscape design for the proposed development. There will be at least 72.3 acres of vegetated buffers, open space and park land. Landscaping will be designed to minimize water use, reduce fire threats, inhibit the establishment of noxious weeds and be conducive to appropriate wildlife -human interactions. For example, species attractive to large mammals (bears, deer, etc) will not be planted near traffic areas or in areas anticipated to be subject to frequent human use. The management agreements for both the residential and commercial areas will stipulate that landscaping must be irrigated, that noxious weeds must be controlled/eradicated, and that vegetation species used for landscaping will be those least susceptible to wildfire. The Stillwater River riparian corridor will be preserved, with appropriate vegetation and vegetation buffers, to provide wildlife cover and refuge. These concepts will be incorporated in the original landscape design and maintained through common area management documents and covenants (Appendices D and E). Management documents for the common areas and proposed park / open space will guide the selection of landscape grass, forb, shrub and tree species. Weeds will be managed throughout the development by weed control plans approved by the Flathead/Kalispell Weed Control Board, as stipulated in the management documents and covenants (Appendices D and E). Part I -- Section 5. Wildlife As discussed in Part 1— Section 4, there are two main different habitat (vegetation community) areas on the proposed project site: the riparian corridor of the Stillwater River, and the tilled and irrigated fields. Within the agricultural area, there are two windrows that present refuge and a slightly different habitat in a subset of the agricultural area. Aerial photos from 2005 show approximately 140 acres of wheat field, 335 acres of alfalfa and hay, and 7 acres of floodplain sown grassland and riparian scrub/shrub. Figure 10 describes types of habitat and wildlife that are present upon or currently use the proposed project site, as well as the vegetation communities previously discussed. Figure 12 shows the location of wildlife habitat on the preliminary plat, and Figure 5 shows the location of delineated wetlands and waters of the US on the proposed project site. The wetland vegetation community is the only significant vegetation community and the riparian corridor is the only significant habitat within the proposed project site (Kalispell, 2003; Flathead Lakers 2002, 2004). All buildings will be outside of a 200-foot setback from the Stillwater River, providing protection for the riparian. corridor. There will be a 75-foot vegetation buffer preserved at the edge of the river. The only potential land use within the 200-foot set back is for a trail or footpath. 10 Environmental Assessment Hyalite Environmental, LLP Glacier Town Center, -Kalispell, Allontana June 2007 The cultivated fields support small mammal and bird populations, and draw deer out of the riparian corridor. Because the majority of the fields are tilled, planted, irrigated and cut/harvested, there is episodic extreme disturbance that impacts species using the fields as habitat, so that the majority of wildlife use is by small mammals and birds. When the hay and wheat are high, deer bed down in the fields as well. The edges of the fields (along the windrow and external fence lines, road right of way) experience less extreme disturbance and likely serve as refuges for the small mammals and birds when the cultivated fields are being worked. The Stillwater River riparian corridor is an important wildlife corridor, serving as a migration pathway and refuge for wildlife. The riparian vegetation provides both refuge / cover and browse for a variety of birds, mammals, reptiles and amphibians. It is commonly used by white -tail deer, occasionally used by mule deer, and rarely used by black bear. Small mammals, including raccoons, skunks and foxes likely live in and use the corridor. The trees and shrubs provide habitat for numerous small bird species, and the river attracts water fowl. The Stillwater River is a low gradient water body through the reach adjacent to the parcel of interest, and has been ranked as a "substantial" fisheries resource by the MFWP. The site is approximately 1.87 river miles upstream from the confluence of the Whitefish River with the Stillwater River, and approximately 6.07 river miles upstream from the mouth of the Stillwater River at its confluence with the Flathead River (National Hydrologic Database distances, 2007). The full length of the Stillwater River, from its headwaters to the confluence with the Flathead River, is 19.058 miles (MT Fish, Wildlife and Parks distance, 2007). Species and species populations in the reach of the Stillwater River that is adjacent to the proposed development from the MFWP fisheries database (MFISH, 2007) are listed in Table 3. Table 3. Stillwater River Fish Species and Populations, River Mile 6 Brook trout Salvelinus fontinalis Rare Bull trout Salvelinus confluentus Rare Lake trout Salvelinus namaycush No Data Lake whitefish Coregonus clupeaformis No Data "Largescale sucker Catostomus macrocheilus Abundant Longnose sucker Catostomus catostomus Abundant Mountain whitefish Prosopium williamsoni Rare Northern pike Esox lucius Rare Northern pikeminnow Ptychocheilus oregonensis Common Peamouth Mlylocheilus caurinus Abundant Rainbow trout Oncorhynchus mykiss Rare 11 Environmental Assessment Hyalite Environmental, LLP Glacier Town Center, Kalispell, Montana June 2007 Redside shiner Richardsonius balteatus Abundant Slimy sculpin Cottus cognatus Common Source: MFISH, 2007 The MFISH database also notes that the reach adjacent to the site is big game critical wintering / spring area and that there are important river otter populations present in high relative densities. Montana Species of Concern The Montana Natural Heritage Program (MNHP) was contacted to determine the potential occurrence or use of the parcel by any Montana Species of Concern. The response form the MNHP is included in Appendix N of this package of submittal materials. The Flathead drainage is inhabited by Bull Trout that occupy Flathead Lake as adults and then migrate upstream to spawn in tributaries of the Middle and North Forks of the Flathead River. The headwaters of the Stillwater River and Whitefish River are important spawning waters for Flathead Lake Bull Trout (Salvelinus confluentus), and therefore the reaches of those two rivers in the vicinity of the proposed project are important migration waterways for Bull Trout. Bull Trout is a state S2 species, which is "At risk because of very limited and potentially declining numbers, extent and/or habitat, making it vulnerable to global extinction or extirpation in the state." The Bull Trout are a sensitive species that do not tolerate high sediment levels in their spawning streams. Because the Stillwater River is adjacent to the proposed project, there is potential for impacts to Bull Trout due to the proposed project. There is potential for construction -related activities to increase sedimentation to the stream. There is potential for long-term increase in runoff from an increased area of impervious surfaces. There is potential for increased direct human disturbance to the stream related to recreational use of the riparian corridor by potential residents of the proposed project. The proposed design minimizes or mitigates potential impacts by preserving the riparian corriodor, and using the approximate 7-acre parcel adjacent to the Stillwater River as park / open space. There will be no building or stormwater retention withn the first two -hundred feet from the Ordinary High Water Mark, as requested by MFWP (Mike Deleray, 2007, personal communication with Deb Rosa, CTA). A 75-foot riparian vegetation buffer will remain untouched, and pathways will remain outside this 75-foot buffer. The storm water runoff plan will ensure that no runoff reaches the stream without appropriate treatment. Low impact development alternatives such as bioretnetion cells, bioretnetion swales, and infiltrations basins may be implemented to mitigate surface -water runoff throughout the project area. In view of mitigation measures that are implemented in the proposed project design and property management documents, project -related impacts "may affect, not likely to adversely affect" (USFWS impact category) the bull trout. 12 Environmental Assessment Hyalite Environmental, LLP Glacier Town Center, .Kalispell, Montana June 2007 The parcel is within the potential range of the Long -billed Curlew (Numenious americanus), which is a state S213 species. The S213 ranking indicates that the breeding population (B modifier) of a species is "At risk because of very limited and potentially declining numbers, extent and/or habitat, making it vulnerable to global extinction or extirpation in the state." The Long -billed Curlew nests on relatively dry grasslands and winters in marshes and fields, lawns and beaches (Sibley, 2003). The Long -billed Curlew breeds widely throughout the state, although it is more common east of the Rocky Mountains. Long -billed Curlews prefer short grass habitat, commonly native prairies, but occasionally use grazed mixed -grass communities (MFWP, 2005; MT Steering Committee Intermountain West Joint Venture, 2005; Jones and others, 2003). Although there is potential for Long -billed Curlews to use the proposed project site, it is unlikely to be used for breeding habitat because of the extreme disturbance related to crop cultivation and grazing on the agricultural fields within the proposed project site. Therefore, the proposed project will not impact Long -billed Curlew. Federally Listed Threatened and Endangered Species The MDT evaluation of the Highway 93 corridor and recent re-evaluation of potential environmental impacts of the proposed Kalispell Bypass (N4DT, 1994 and 2005) found the potential occurrence for two federally listed threatened and endangered species in the vicinity of the proposed project: the American Bald Eagle (Haliaeetus leucocephalus) and Bull Trout (Salvelinus confluentus). Additional lists for Flathead County and literature reviews found that there is potential for Canada lynx (Lynx canadensis), gray wolf (Canis lupus), and grizzly bear (Ursos arctos horribilis) to potentially occur in the vicinity of the proposed project site as well. The greater Kalispell area supports the highest density of nesting Bald Eagles in Montana. There are no Bald Eagle nests within or in the near vicinty of the proposed project (2.5- to 3.5-mile MNHP search radius). The proposed project does not lie within the primary use areas for any known Bald Eagles. Bald Eagles are known to winter in the Kalispell vicinity, feeding primarily on fish, waterfowl and carrion. Migrating Bald Eagles are also likely to use the Kalispell vicinity during travel between summer and winter ranges. Due to the distance of the proposed project site from any nest site, the proposed project is not expected to substantively disturb any Bald Eagle activity. Abundant undisturbed, significantly better alternative habitat exists in the vicinity of Kalispell. Vegetation in the riparian corridor will be preserved. There will be no impacts to Bald Eagles due to the proposed project. The Bull Trout was previously discussed as a Montana Species of Concern. US Fish and Wildlife Service (USFWS) will be consulted in order to assure that potential impacts to Bull Trout are avoided or minimized. 13 Environmental Assessment Hyalite Environmental, LLP Glacier Town Center, Kalispell, Montana June 2007 Canada lynx, gray wolf, and grizzly bear are threatened species that also occur in northwestern Montana. However, due to the location of this project within an urbanized area and the general lack of suitable habitat for these species, it is unlikely that any of these species would occur near the proposed project. For these reasons, any potential effects to these species would be negligible. The proposed project would have no effect to Canada lynx, gray wolf, or grizzly bear. Part I -- Section 6. History of the Site and Land Use The historic center of the City of Kalispell, the intersection of the railroad with Main Street, is approximately 2.8 miles south of the Glacier Town Center site. However, the City has grown considerably, and the outermost city boundaries now extend 4.9 miles south and 2.0 miles north of the proposed project site. The proposed project site is not currently annexed into the City of Kalispell. Development in Kalispell has occurred around the highway corridor with recent commercial expansion of business that require larger undeveloped parcels" (Kalispell, 2003; 2007). Highway 93 North is the major transportation corridor between Kalispell and Whitefish. The proposed project site has been in agricultural use since early settlement of the region. Both published and oral resources indicate that it is unlikely that there has ever been any use of the Glacier Town Center parcels except for farming and ranching since displacement of Native Americans (Elwood, 1980; Van West, 1986; Spritzer, 1999; McKay, 2000). Deed and Chain of Title research was performed by reviewing the chain of title for each of the Glacier Town Center parcels in the plat book of the Flathead County Clerk and Recorder (Hyalite Environmental, LLP, 2007). The land records for the parcels of interest were tracked and reviewed to the point at which the deed trail could no longer be tracked without extensive research, due to record -keeping methods that are not conducive to investigation (non -indexed deeds) or due to record complexity such as parcels sold at sheriff's sale following a foreclosure. Where possible, the chain of title was taken back to original patent. There is no evidence in the recorded documents for the subject site of historic use for any purpose other than agricultural. There are no known or recorded archeological, paleontological, historical or cultural sites on or in the near vicinity of the proposed project. A cultural resource file search was conducted by the MT State Historic Preservation Office (SHPO). SHPO records showed that there are no previously recorded sites eligible National Register of Historic Places listing nor have there been any cultural resources inventories performed in the immediate vicinity of the proposed project site. Correspondence from SHPO is included in Appendix N. 14 Environmental Assessment Hyalite Environmental, LLP Glacier Town Center, Kalispell, _Montana June 2007 The proposed project site is currently in agricultural use (wheat, alfalfa), and is considered to be "prime farmland if irrigated." Conversion of the land to commercial and residential, open space / park and other mixed uses will remove the area from agricultural production. The vicinity of the proposed project is included in the Kalispell Growth Policy (2003, as amended through May 2007). On the current growth policy map for the vicinity of the proposed project, the parcels of the proposed project site have been planned as "Mixed Use." It is anticipated that the project will be annexed to the city. Adjacent land uses are widely mixed. The Stillwater River riparian corridor, high -voltage power line easement, and the cemetery lands adjacent to the proposed project site are intended as "greenbelt." Areas west, northwest and northeast of the site are designated as suburban residential, whereas the lands to the southwest is commercial (Loew's, Target, Costco), to the southeast is industrial (Semi -Tool), and to the east and direct south is urban residential. A traffic study has been carried out to determine the likely needs and impacts of the proposed development, and is included in this package of submittal materials as Appendix L. Four full - movement access drives will be built for the build -out of the Glacier Town Center. Additional proposed access to the development will include a full -movement access on Whitefish Stage Road, and additional access drives along Rose Crossing Road between US Highway 93 and Whitefish Stage Road. The traffic impact study includes counts of current traffic, projections oftraffic without the proposed development, projections of traffic with the proposed development, and recommendations for mitigation / accommodation of increased traffic. According to the "Kalispell 2006 Construction, Subdivision and Annexation Report" (Kalispell, 2007), there were 349 new housing starts in 2006, down by 7.7 percent from 2005 and 27.3 percent from 2004. City planners interpret this trend to indicate that "demand for single family housing continues strong" and that there is "an increasing market for townhouses and multi -family units." The majority of the new housing construction is occurring in recent subdivisions, located north and northwest of the city. In 2004 through 2006, major commercial construction activity occurred in the northern city along Highway 93, southwest ofthe proposed project site. Commercial projects in the vicinity of the new project have included Home Depot, Target, Borders Books, Pier One Imports, Petco, Lowe's, Costco, and IHOP, Starbucks, Wells Fargo Bank, and hotel(s). A new fire station has been built n the vicinity of the proposed project, and the new Glacier High School is being built just a little over one mile west of the proposed project site. The growth plan, census documents and commercial trends for the area north of Kalispell indicate the ongoing need for new housing of different types, new office and professional space and new 15 Environmental Assessment Hyalite Environmental, LLP Glacier Town Center, Kalispell, Montana June 2007 commercial retail space. However, while the surrounding development is evidence of need for these services, the diverse mix of uses in thoughtful coordination as presented in this proposed project is unique. The residential community would be anchored by a Community Center and parklands. The adjacent retail services will have a stable core in the Lifestyle Center, which benefits from Wolford Development's experience in creating successful retail centers and the preliminary commitments of several prime retail tenants. The juxtaposition of different professional and commercial spaces with the residential areas and Lifestyle Center offer a potential for reduced car travel and pedestrian life styles. The Glacier Lifestyle Center is an outdoor and pedestrian -friendly shopping district with anchor stores that provide an impetus for continued adjacent development by others. Currently, residents of the Flathead Valley must travel to Spokane for comparable retail exposure. There is currently an easement for high -voltage power lines across the proposed project site. The existing high -voltage power lines will remain, and will be the only anticipated health or safety hazard on the site. There is no anticipation of the future mixed -uses at the site creating a nuisance. 16 Environmental Assessment Hyalite Environmental, LLP Glacier Town Center, Kalispell, Montana Jime 2007 ' The proposed use and number of lots or spaced of each type of residential and commercial unit are listed on Table 1 and shown on Figure 3. Part II -- Section 1. Effects on Agriculture There are 2.65 acres of "Farmland of State -Wide Importance" (MRCS, 2007) within the 485 acres of the proposed Glacier Town Center site (0.5%). That area is shown on Figure 10. However, 337 acres of the site are "Prime Farmland If Irrigated" (MRCS, 2007). 471 Acres of the 485-acre site (97.5%) of the land has been in agriculture recently (hay and wheat). All of this land would be removed from agricultural production. Agricultural land south, west and north of the Glacier Town Center site has already been considered or is currently being considered for development. However, it is likely that portions of the land surrounding the Semitool facility will remain as an agricultural buffer between Semitool and adjacent properties, so that the southeastern portion of the site may remain adjacent to agricultural land. The land is owned by the Chief Executive Officer of the Semitool, and the farm manager for the land does not know of any plans that the owner has except to keep the land in hay production in the near future (Hyalite Environmental, LLP, 2007). There are advisements and stipulations in the management documents to limit any nuisance problems that may arise from the adjacency of the Glacier Town Center and these hay fields. It is likely that in the long term, the value of the lands for development will strongly outpace the value of the adjacent lands if they were to remain in agricultural use. The Kalispell Growth Policy 2020 (2003) projects that most of the land north of Kalispell along Highway 93 in the vicinity of the Glacier Town Center will be developed. Part II -- Section 2. Effects on Agricultural Water User Facilities Discussions with adjacent landowners have shown that the only land adjacent to the proposed project that will remain in agricultural use (for at least the near future) are the hayfields surrounding the Semitool facility on the southestern boundary of the site. As mentioned above, there are stiuplations, advisements and mechanisms for complaint set up in the management documents to avoid and mitigate any potential conflicts with agricultural use. 17 Environmental Assessment Hyalite Environmental, LLP Glacier Town Center, Kalispell, Montana June 2007 The Semitool fields that are in agricultural use do not have any agricultural water user facilities that cross the proposed project site. Currently, surface water rights for the Glacier Town Center parcels are taken from the Stillwater River, pumped to the site via underground pipelines and distributed on the fields via a wheel -line irrigation system. These water rights will most likely no longer be used for irrigation. No agricultural water user facilities will remain on the Glacier Town Center site. There will be no increase of vandalism to agricultural water user facilities and no possible nuisance problems with regard to agricultural water user facilities associated with this proposed development. Part II -- Section 3. Effects on Focal Services Table 1, Anticipated Distribution of Development Types, indicates the proposed use and number of lots or spaces for each type of development. The exact development of the later phases is not definite at this point. Details will be finalized and described on materials submitted for permitting of those phases. It is anticipated that the project will spur an additional cost for services such as roads, bridges law enforcement, parks and recreation, fire protection etc. Historically and nationwide studies from organizations such as the Brookings Institution and American Farmland Trust have shown that residential construction below a certain amount of household price and density is a burden for a community. However, commercial and industrial development generally have an immediate net gain for a community and even -out over a 30-50 year period. The combination of commercial and residential facilities in a multi -use development such as that proposed for the Glacier Town Center mitigates the community impact of needed residential development with associated commercial development. Agriculture and open space have long term net gains for communities because the services required are much less. The project will design and incorporate safe intersections, pedestrian walkways and roadways. The developer will install and pay all costs for installation of roads within the commercial area and the residential neighborhoods. The commercial center will retain ownership and maintenance responsibility for the roads in that area. The roads in the residential areas will be owned and maintained by the City of Kalispell. The developer is working with the Montana Department of Transportation (MDT) to determine what upgrades will be needed to the roads adjacent to the proposed project. The proposed project has been designed to support a pedestrian or bike lifestyle, reducing automobile use of the community. This project attempts to have a mixture of land use types. The significant open spaces within the project are a net benefit to the community. The developer is gifting a sizeable amount of land to the parks and recreation department as well as capitol improvements for the park system. It is anticipated that these gifts would include a 25-acre park and 5 acres to be used for a community 18 Environmental Assessment Hyalite Environmental, LLP Glacier Town Center, Kalispell, Montana June 2007 center. Ongoing maintenance costs could be applied to property taxes or even impact fees currently under review by the City. The impacts to the sewer system are anticipated to be born completely by the users of the sewer system and is a pay-as-you-go cost as users hook up to the system. It should be noted that another developer is extending water and sanitary sewer along Highway 93 that the Town Center is anticipated to use. This Glacier Town Center intends to drill at least one well for the project within the later (third or fourth) construction phase. This will be used to provide pressure to the entire system. It is anticipated that the cost will born by the developer. A new fire station is contemplated within 3 years located in the Silverbrook subdivision north of the project. The tax revenue of this commercial project will help pay for this new station's capitol and manpower costs projected for this new station. This project will ultimately impact the school system at full build -out. Because there is such a large commercial component the impacts are significantly less than other developments in the area. Typically there are 0.5 to 0.75 children per household in Flathead County. If there are approximately 550 residential units planned over the course of the ten-year build -out, it is likely that the project will cause an increase of 275 to 412 children to the school district in the next ten years. It is anticipated that the city may need to hire additional police to patrol this 485 acre development at full build -out. Recent projects in the northern Kalispell Highway 93 area have cited that 1.8 officers are needed for every 1,000 residents. Using the current anticipated development unit types shown on Table 1, and the average household size of 2.5 people per household, the proposed project will include 1,655 new residents through buildout, potentially requiring three new officers. Based upon 2006 salary for a police office with one year of experience, three officers would cost approximately $161,000 per year (2006 dollars). It is anticipated that the proposed project will generate tax revenues that will pay for the support of needed services, and will financially support the extension of services that are currently needed . The proposed project is anticipated to create jobs and bring revenues into Kalispell from throughout Flathead County and northwestern Montana. The proposed project will significantly increase value - related property taxes for the parcels within the Glacier Town Center, and likely some adjacent areas as well. This project is not expected to negatively impact any current mill levies or bond ratings. The valuation of the property values due the commercial nature of this project could have a positive impact on the City's bond rating. As mentioned above, the project relies on the private extension of water and sewer along Highway 19 Environmental Assessment Hyalite Environmental, LLP Glacier Town Center, Kalispell, Montana June 2007 93. These costs will be initially born by another, separate developer. However, the Glacier Town Center developer anticipates providing added payments for the right to tap onto the system. It is anticipated that the development will need to use separate sewer alignment for later phases of the project (fourth and subsequent phases). These would follow Whitefish Stage Road and would likely be born by private development similar to the Highway 93 corridor plan. The assessed value ofthe parcels included in the Glacier Town Center project is currently $561,482 (2003 full reappraisal value, MT DOA, 2007). The anticipated value of the project at build -out (full, not assessed tax value) is $750 to $800 million. The 2006 tax revenues generated from the parcels included in the proposed project was: $835 county, $2,445 education, and $74 other (Soil and Water Conservation and West Valley Fire), or $3,354 in property taxes. In 2006 dollars, tax rates and approximated taxable values, the amount of taxes that the proposed project would have paid in 2006 would have been (approximately): $33,800 county, $98,900 education, $3,000 other, for a total of $135,700 in property taxes. [Note: amounts are a rough estimate based upon rates from the Flathead County Tax Department.] The parcels, developed as proposed, will provide approximately forty times the tax revenues of the current land use of the parcels. Currently, impact fees for transportation, fire, police and parks are being contemplated in Kalispell. Over the long haul, a conservative estimate of construction is about 1.5 million square feet of commercial, 250,000 square feet of office space and 500 residential lots of varying sizes and costs. If you apply a $225/square foot cost for the land and building cost for commercial and office, one gets $350 million in construction costs and improvements. Assuming a residential valuation to the project at $350,000 average price of a home, the total construction improvement is $150 million for the residential components at final build -out. It is projected that new real estate taxes would cover the costs of improvements to the system. There are no special improvement districts contemplated as a part of the project. Part II -- Section 4. Effects on the Historic or Natural Environment As discussed in Part I -- Section 6, there are no cultural resources on the proposed project site or adjacent properties that will be impacted by the proposed project. As discussed in Part I -- Section 1, there will be no impacts to any natural stream bank. The development will be served by public water and sewage, so that there will be no private septic systems potentially impacting 20 Environmental Assessment Hyalite Environmental, LLP Glacier Town Center, Kalispell, Montana June 2007 surface water or ground water. There will be no depletion of groundwater in the deep alluvial aquifer on site since the development will be hooked up to City of Kalispell public water supplies. There would be some use of ground water from the deep alluvial aquifer during later phases of the development, when it is likely that a ground water well will be used as an additional source ofwater and water pressure to the city water lines. As discussed in Part I -- Section 2, there will be minor depletion of the discontinuous, shallow ground water aquifer located in sixty acres of the northwest portion of the site, since this aquifer is recharged primarily by ponded snowmelt, which would be limited by development. However, as noted previously, this is a small, discontinuous and seasonally fluctuating shallow ground water source that is not appropriate for domestic or irrigation water supply because of low yield and poor water quality. There is additional information concerning ground water in Appendix G, the Hydrology Report. The project will be designed and built in compliance with Montana Department of Environmental Quality and City of Kalispell requirements for minimization and mitigation of storm water runoff from hardscapes, so that the runoff volume from the development site will be no greater than the runoff from the site pre -development for a 10-year, 6-hour storm event. Storm water runoff will be captured and treated in low impact development alternatives such as bioretention cells, bioretention swales and infiltration basins in conjunction with acceptable traditional storm water treatemetn and disposal methodsc. Catch basins will include baffles to collect debris and provide oil/water separation to improve the efficiency of the infiltration system. Additional information concerning surface water runoff drainage and storm water controls are included in Appendix K, the Storm Water Report. Culverts and stormwater conveyances will be sized to accommodate the flows that will result from the design storm /rain events. Grading required for development and the construction of roads will not create any increased potential for erosion. There will be no contamination of soils by sewage treatment systems since the development will be hooked up to City of Kalispell sewage treatment system. Although unvegetated soils may be exposed during construction, there will be appropriate construction standard operating procedures, dust control and Best Management Practices to minimize any potential erosion from the unvegetated soils. After construction and the installation of landscaping, there is likely to be much less potential for soil erosion on the developed project site than in the agricultural fields that were previously harvested, tilled and sowed annually. Part H -- Section 5. Effects on Wildlife and Wildlife Habitat As described in Part I -- Section 5, 471 of the 485 acres of the Glacier Town Center site are currently very limited wildlife habitat due to the episodic extreme disturbance of tilling, sowing, cultivating and harvesting hay and wheat. Although the development will significantly increase 21 Environmental Assessment Hyalite Environmental, LLP Glacier Town Center, Kalispell, Montana June 2007 human activity on the site, it will simultaneously significantly expand and improve available wildlife habitat. As shown on Figure 3, approximately 72.3 acres, 69 of which are currently agricultural land, will be converted to open space / park with native species landscaping. There will be an increase in diversity of habitat type due to incorporation of forbs, shrubs and trees throughout the development. Fifteen hundred linear feet of the Stillwater River streambank and riparian corridor will be preserved and protected. It is anticipated that the property management documents will promulgate regulations and restrictions for residential property owners' and tenants' pets. Dogs will be required to be leashed or under control at all times. Cats are likely to have an impact on the small mammal and small bird populations that will colonize the new habitat that will be created by the project landscaping in vegetated buffers and open space. It is probable that there will be an overall balance of negative and positive impacts on wildlife and wildlife habitat at the site, with the net change primarily a shift in habitat type and the species using the site. Part II -- Section 6. Effects on Public Health and Safety The Glacier Town Center development will have a positive impact on public health and safety by creating a development which uses City of Kalispell water and sewer, has a well designed, low impact surface water and storm water drainage system.. There are two primary health and safety hazards adjacent to / on the proposed project site. These include the high -capacity power line corridor/easement and the natural hazards presented by the Stillwater River. The high -capacity powerline hazard will be mitigated by strict regulation of land uses and actions in the adjacent areas. Analogously, the hazard presented by the Stillwater River will be mitigated by preservation of a 200-foot set back from the river to any buildings or structures. Any trails or parks within the proposed project will be designed, constructed, and maintained to comply with all applicable regulations, which will further mitigate any potential risk to human health or the environment. Land use adjacent to the proposed project development includes agricultural, residential, industrial and commercial areas. It is likely that the increased value of the property in the vicinity of the Glacier Town Center will make the residential and commercial uses of adjacent lands more prevalent. Adjacent agricultural lands are likely to be developed, and the industrial sites (such as Sonju Industries, Hyalite Environmental, LLP, 2007) will be more likely to move to more compatible locations rather than expand their facilities at their present. sites. 22 Environmental Assessment Hyalite Environmental, LLP Glacier Town Center, _Kalispell, .Montana .June 2007 Part III -- Community Impact Part III -- Section 1. Education and Busing Students living in the Glacier Town Center development would attend Edgerton Elementary School, Kalispell Junior High School and Flathead High School. Parents may apply for their children to attend an elementary school other than Edgerton, the neighborhood Elementary School, but acceptance of transfer is dependent upon available space. The residential plan for the Glacier Town Center development includes 662 residential units. The average household in Kalispell is 2.21 people, and 30.6% of the households in Kalispell (2000 Census) have children under eighteen. This suggests that the residential portions of the Glacier Town Center will be homes to approximately 203 students. Alternatively, if the demographic data for the county is used, the average number of children per household for Flathead County is 0.5 to 0.75. The Flathead County demographics would suggest that the Glacier Town Center will be homes to as many as 497 students. If the ages of these students is distributed evenly, this would be 62 to 153 students in grades 9-12 (Flathead High School District No. 5), and 141 to 344 students in grades K-8 (Kalispell Elementary School District No. 5). This would be a 2.4% to 6.0% increase in the high school student body and a 5.7% to 14.0% increase in the elementary school student body. Using the 2006-2007 budget for the school district, this would increase costs from $982,000 to $1,026,000 in entitlements, and $70,000 to $170,000 in transportation (busing) costs (School District No. 5 and Flathead High School District, 2006). The new high school facility has been designed to accommodate projected growth. Edgerton Elementary School, on the other hand, is currently at or above design capacity. The impact of the Glacier Town Center development to the elementary school is likely to require expansion of elementary facilities. Part III -- Section 2. Roads and Maintenance The Glacier Town Center is anticipated to create more traffic along US Highway 93, West Reserve Drive, and Whitefish Stage Road. The development team is currently working with MDT to coordinate the project with improvements to the roads, intersections, signals, and signage on roadways bounding the project site. 23 Environmental Assessment Hyalite Environmental, LLP Glacier Town Center, Kalispell, Montana June 2007 It is anticipated that all internal project roads will be constructed by the developer. Following construction, the roads within the Glacier Lifestyle Center will be owned and maintained by the Glacier Lifestyle Center. All roads outside of the Glacier Lifestyle Center are to be owned and maintained by the City of Kalispell. All roads will be constructed to comply with City of Kalispell standards, and the relaxations requested within this application, should they be approved. It is anticipated that the project developer would mitigate impacts to the adjacent roads. The Traffic Impact Report (Appendix L) provides further information concerning likely roadway needs. Part III -- Section 3. Water, Sewage and Solid Waste Facilities The site will be supplied with drinking water and wastewater treatment by the City of Kalispell. City utilities are being extended along Highway 93 beyond the Glacier Town Center site in the summer of 2007. The specific needs and plans for water and sewage lines, and facilities within the proposed development are presented in the Utility Report (Appendix J). The development team is working with Kalispell Public Works personnel who have assured the developer that the City has adequate capacity to service the project. All utility facilities will be designed and constructed to meet or exceed the requirements of the City of Kalispell Standards for Design and Construction and Montana Department of Environmental Quality Circulars 1 and 2. The Utility Report (Appendix J) concludes that utility demand for Phase 1 can be met with the infrastructure that will be in place at the time of development. Phase 2 can also be supported by this infrastructure; however, the system would function better if another supply source was added. Phases 3 through 5 will require additional infrastructure, however, they are not scheduled to be developed until 2014-2020. Each phase will need to be reanalyzed prior to development The Flathead County Solid Waste Landfill is managed by the Flathead County Solid Waste District (SWD). The landfill has recently expanded its capacity and capabilities. The facility is a licensed Type II, III and IV facility and is projected to be sufficient for county needs for thirty to sixty years, based upon Flathead County's projected growth rate (Flathead County SWD, 2006). The Glacier Town Center design team has contacted Dave Prunty, the Director of the Flathead County S WD, and a copy of correspondence dated May 21, 2007, is included in Appendix N. Additional guidelines and restrictions concerning trash are included in the property management documents. For example, all commercial buildings will provide at least one enclosed, screened trash dumpster per building. All trash dumpsters shall be screened from view by durable enclosures, and shall be animal proof. Trash will be emptied on a regular basis to insure sufficient room to store trash at the end of each working day. Residential trash containers will be those approved by the contracted trash collector and will be stored in a garage or shed. 24 Environmental Assessment Hyalite Environmental, LLP Glacier Town. Center, Kalispell, Montana June 2007 Part III -- Section 4. Fire and Police Protection The Glacier Town Center development will be under the jurisdiction of the Kalispell Fire Department. All structures within the development will be built to meet or exceed the protectiveness of the Fire Protection Requirements of the Kalispell Fire Department, as enumerated in a letter from DC Haas, Assistant Fire Chief/Prevention, to CTA Architects Engineers, dated May 24, 2007. This letter is included in Appendix N of these submittal materials. Previous discussions with the Fire Department have pointed out that new development will primarily impact personnel, requiring that additional staff be hired. There will be some need for new facilities and equipment to expand the capabilities of the fire department to cover the proposed development. It is anticipated that tax revenues generated by the proposed development will cover these costs. City water supplies will be available for fire fighting at the Glacier Town Center. Fire hydrants connected to city water will be available throughout the development. It is anticipated that an additional well will be needed to provide additional pressure to the system in later phases of development. The developer is currently working with the Kalispell Police Department to discuss law enforcement concerns. As discussed previously in Section II Part 3, it is anticipated that at full buildout, the proposed project may require 3 additional police officers. The costs ofthe additional police officers are anticipated to be paid through the increase in tax revenues that will be provided by the development. Ambulance service will be provided by the City of Kalispell Fire Department. Emergency medical services will be provided by the Kalispell Regional Medical Center, which is located 3 miles from the project site. Part III -- Section 5. Parks and Recreation Facilities An Open Space map is included as Exhibit K, and Parks Plan is included as Exhibit L. The project will have a main central park of approximately 25 acres. Amenities are anticipated to include a pond, tennis courts playground, walking trails etc. The capital improvements will be phased in and it is anticipated that the costs born by the developer. Perimeter linear parks that include trails, benches and trash receptacles will be constructed and dedicated by the developer. It is anticipated that parks will be dedicated to the City of Kalispell and maintained by the City through taxpayer funds. It should be noted that the developer has agreed to donate a five -acre parcel 25 Environmental Assessment Hyalite Environmental, LLP Glacier Torn Center, Kalispell, Montana June 2007 of land for a new community center. Part III -- Section 6. Payment for Extension of Capital Facilities It is anticipated that the developer will pay for water and sanitary sewer on Hwy 93. In addition, the first phase preliminary plat includes the construction of Rose Crossing to provide an ease - west connection between Hwy 93 and Whitefish Stage Road. 26 Environmental Assessment Hyalite Environmental, LLP Glacier Town Center, Kalispell, Montana June 2007 Signatures Date Wolford Development, LLC 26 West 6th Ave. Helena, MT 59624 ;' CTA Architects Engineers #2 Main Street, Suite 205 Kalispell, MT 59901 Date Hyalite Environmental, LLP PO Box 90 Gallatin Gateway, MT 59730 27 Environmental Assessment Hyalite Environmental, LLP Glacier Town Center, Kalispell, Montana June 2007 References Cited CARES, 2006. "Assessing Ecological Economic Impacts ofLandscape Change in Flathead County: Powerpoint presentation of Final Results of Residential and commercial -Institutional - Industrial Development (RECID) Model." Center for Agricultural, Resource and Environmental Systems, University of Missouri -Columbia. Retrieved May 2007 from http://www.cares.missouri.edu/montana/ DNRC — See Montana Department of Natural Resources and Conservation DuCharme, Lynn, 2002. "Flathead River Focus Watershed Coordinator." Project No. 1996- 08701, (BPA Report DOW/BP-00004374-1). Environmental Protection Agency, 2007. "305(b) Lists / Assessment Unit Information Year 2002." http://iaspub.epa.gov/tmdl/enviro)v2.wcontrol?p id305b=MT760002 020 Federal Emergency Management Administration, 1992. "Flood Insurance Rate Map, Flathead County, Montana (unincorporated areas), Panel 1805 of 3425." Community Panel Number 300023-1805D. FEMA — see Federal Emergency Management Agency Flathead Basin Commission, 2007. "Accomplishments and Trends." http://www.flatheadbasincommission.org/accomplish.htm Flathead Lakers, 2002. "Critical Lands Status Report: The North Flathead Valley & The Flathead River Corridor." http://www.flatheadlakers.org/about us/stewardship project/critical lands/Critical%201a nds%20Proj ect.pddf Flathead Lakers, 2004. "Critical Lands Status Report Update." http://www.flatheadlakers.org/publications maps/reports/Critical%20Lands%2OStatus% 201Report%20Update%202004.pddf Flathead Solid Waste District, 2006. "2006 Solid Waste Report." Retrieved May 2007 from http://www.co. flathead.mt.us/waste/wastereport/06%ZOAnnual%2OReport%20pdf pdf Hyalite Environmental, LLP, 2007. "Phase I Environmental Assessment Report, Glacier Town Center, Kalispell, MT." Prepared for CTA Engineers and Architects for Wolford Development, Inc., April 2007. 28 Environmental Assessment Hyalite Environmental, LLP Glacier Town Center, Kalispell, Montana .June 2007 Jones, Stephanie L., Thomas R. Stanley, Susan K. Skagen, and Roland L. Redmond, 2003. "Long Billed Curlew (Numenius americanus) Rangewide Survey and Monitoring Guidelines." US Fish and Wildlife Service. Kalispell, City of, 2007. "Construction, Subdivision and Annexation Report 2006." Retrieved May 2007 from http://www.kalispell.com/downloads/kal06report.pdf Kalispell, City Planning Department, 2007. "Kalispell, Montana: 2006 Construction, Subdivision and Annexation Report." Retrieved May 2007 from http://www.kalispell.com/downloads/ kal06report.pdf Kalispell, City Planning Department, 2003. "Kalispell Growth Policy 2020." Retrieved May 2007 from http://www.kalispell.com/planning/growth_policy.cfrn . LaFave, John I., Larry N. Smith, and Thomas W. Patton, 2004, "Ground -Water Resources of the Flathead Lake Area: Flathead, Lake, Missoula, and Sanders Counties, Montana," Montana Ground Water Assessment Atlas 2, Montana Bureau of Mines and Geology, Butte, MT. MFISH, 2007. Montana Fisheries Database, http://maps2.nris.state.mt. us/WISIMFISHApp/FullReport2.asp?Str=Stillwater+River&Tr ib=Flathead Montana Department of Administration, 2007. Cadastral database, retrieved May 2007 from Montana Department of Environmental Quality, 2007. "303(d) List." (1996 and 2000 lists available.) http://deq.mt.gov/CWAIC/default.aspx Montana Department of Natural Resources and Conservation, 2007. "Water Rights Division, Water Rights for Kalispell Region, Ownership Report." Retrieved April, 2007 from http://dnrc.mt.gov/wrd/water rts/wr reports/kalispell/kalispell_owner.txt Montana Department of Transportation, 2006. "Re-evaluation (for the Kalispell Bypass only) US Highway 93 — Somers to Whitefish West Final Environmental Impact Statement and Final Section 4(f) Statement." Project NH 5-3(59)109, Kalispell Bypass, Control No. 2038. July 13, 2006. Montana Department of Transportation, 2005. "Request for FHWA concurrence that Project BR9015(44) Flathead River Bridge, Control No. 4229, meets the criteria for 29 Environmental Assessment Hyalite Environmental, LLP Glacier Town Center, Kalispell, _Montana June 2007 classification as a Categorical Exclusion." Letter to Janice W. Brown, FHWA, from Thomas L Hansen, MDT, dated May 12, 2005. Montana Department of Transportation, 1994. "US Highway 93 — Somers to Whitefish West Final Environmental Impact Statement and Final Section 4(f) Statement." September 12, 1994. Montana Fish, Wildlife and Parks, 2007. Rivermiles, retrieved May 2007 from http://nris.state.mt.us/gis/ Montana Fish, Wildlife and Parks, 2005. "Long -billed curlew" in Comprehensive Fish and Wildlife Conservation Strategy, p 286-287. http://fwp.mt.gov/wildthings/cfwcs/strategy.html Montana Steering Committee Intermountain West Joint Venture, 2005. "Coordinated Implementation Plan for Bird Conservation in Western Montana." National Hydrology Database, 2007. Retrieved May 2007 from http://nris.state.mt.us/gis/ Natural Resource Conservation Service, 2007. Soil maps and soil data for the Kalispell region of Flathead County, retrieved May 2007 from http://soildatamart.nres.usda.gov/. School District No. 5 and Flathead High School District, 2006. "Kalispell School District No. 5 and Flathead High School District No. 5 2006-2007 Final Budget Information." August 15, 2006. Sibley, David Allen, 2003. "The Sibley Field Guide to Birds of Western North America." Alfred A. Knopf, NY. Smith, Larry, 2004. "Surficial Geologic Map of the upper Flathead River valley (Kalispell valley) Area, Flathead County, Northwestern Montana." Montana Bureau of Mines and Geology Ground -Water Assessment Atlas No. 2, Part B, Map 6. Surface Transportation Board, 2002. "Environmental Assessment, Burlington Northern and Sata Fe Railway Company Abandonment Exemption in Flathead County, MT." Surface Transportation Board Decision Document AB-6-392-X. Spence, William L., 2007. "Deal Done," Daily Interlake, February 14, 2007. May be retrieved from http://, �nxicxr.da:ly'.nter!ake conL/articles/2007/02/1d/news/newsO1 prt 30 Environmental Assessment Hyalite Environmental, LLP Glacier Town Center, Kalispell, Montana June 2007 US Geological Survey, 1955. "General Surficial Geology of Montana." Paper map published 1955, digital data 1998. Retrieved from http://nris.mt.gov/nsdi/shape/geolo-n55.zip on February, 2007. USGS — see US Geological Survey 31 Environmental Assessment Hyalite Environmental, LLP Glacier Town Center, Kalispell, Montana June 2007 32 Environmental Assessment Hyalite Environmental, LLP Glacier Town Center, Kalispell, Montana June 2007 r� I� ��5` s 7 r, t n € zz �r 1 �„ Glacier Town Center =3 _.. ;; _ a 23 22 I J , lei 31 kj 17 E 1 ... \< - _ Base$JS��eba�'S e7 5 minute to o hic`. °, '\ ri seriesf a sing' i96�, ho oxe ed 198 p� or1 IN� V _ �� i.. ^„"'. j 'J _ , e revisl�� plYofem>fis 1982) ton"�I994). P _bo d�rtes r 1—`�i Mlles rsaPp'oximated` DFI ebv6f�.dmin' f f �adatri) databa�e�l/��107�4b�il0 � Figure 1. Location of site Figure 2. 2004 Aerial photo of site Ficrure 3. Proposed Glacier Town Center Conceptual Lavout i.5 AG i FA AC !. r 2.9 AC - I - 32 AC E; 22 AC 3.2 AC k 4.BAc 5.7AG 4.7AC s ) !A� _ [ 1 OF - -- € i 1.5FG �9 I` 1 2.7 AC 2,7 AC j` Ir 3.7 AC UV d ' i 1 � i 3.GAC UU s a 5.8AG 32AG 1,s� 700' BUFFER 8.6 AC 4.2 AC RIVER Note: This is an early conceptual design, the final design is Exhibit IN 410 North a Aso aoo soo rA.axmxom 30Z AG 5.6 AC 5.2 AC MAG i.pAC jj 2.1 AC t.9 AC l� 1.9 AC 8.7 AC l BUFFER ` WEST RESERVE DRIVE Glacier Town Center ■ Conceptual Layout B ■ Kalispell, Montana BUFFER I Legend - ----.: _-.-_..- Town Center (58.4 Acres) Town Center/ Future Development 7-7 Commercial (117.8 Acros) 0 Mixed Use (41.3 Acres) Community Center (5.0 Acres) Multi -Family (17.0 Aa t Units) SinTle Family (6000-7000 sq.ft.) (25 Acres 152 Units) Single Family (7000-9000 sq.ft.) (26. Acres 133 Unr') Single Family (1/4 Acre) (5.8 Acres 21 Units) Open Space/Parks (84A A—) \ ... ®e ... . mm mom% \ - . . t222 ! .. . « "NI Figure F!/urc* Surface water features and water rights inthe vicinity o the proposed project \� � WL= 0.32 Figure 5. Delineated wetlands and waters of the US Topographic survey data provided by CTA. Wetland delineation by Hyalite Environ- mental, LLP. Figure compiled by Hyalite Environmental, LLP. cd b 3 a� b 9 Cl 2 i N112 d, e 1 - . -TractZ- ZD.143 � - Tract 20.136 _ _ - — - Tracts 625 Sq.FC O 1 0A14- d _ ieee II . T 7 7B7 A— i `ISO) � Tracts 1103.259Y.ves f Tra 4.836 t , A • .o- 7racf 9; A 63419 • --- -:.. Contour Interval = 1 foot j Figure 7. Topographic survey of proposed Project site - ,i x { Trac 10 �-- es.eas - - / t Key to Symbols -- Contact. dashed where approximate Strcam --- Road -- Township boundary, section boundary Population center Mtush Lake or reservoir 1 Location adhere geologic notes were recorded, photographs taken, and/or a vertical section was described. GLACIOFLU VIAL CHANNEL - C'hannelized depressions recognized from aerial phonographs and topographic expression; associated with deposits of glacial outwash in some areas: multiple types of channels are represented: ice-niuminal channels: irregular linear erosional channels formed by channc)ized flow next to, or partially beneath the lateral margins ol'glaciece: commonly form notches, meander loops, and some integrated drainage networks in bedrock or till that then may have become modem streams: sonic contain series of internally drained depressions (pools formed by scot[r)..ahandnned cellindol channel.%: channel traces in unconsolidated deposits that show- the positions of abandoned distributary channels across outwash. Pulco(luod channels: channels formed predominantly in bedrock or tilt formed by catastrophic releases of water. CREST OF DEPOSITIONAL LANDFORM - Ridgetops of landfonns formed on Pleistocene or Holocene sediment: multiple types of landfonns are represented: Drundins and nroraines: mostly oriented parallel to glacier -flow- directions.. in till deposits; Kames: conical and elongate ridges, in ice -contact deposits; Disintegrari,m ridg.rr: elongate, sinuous and intersecting ridges, in ablation till (Gravenor and Kupsch, 1959: Flint, 1971, Goldthwait, 1975): Eolian dunes: crests ofstabilized dunes, in eolian sand; Dehric-flow levecrc: ridges formed parallel to margins of debris flows, rare in ablation till and ice -contact deposits in areas of high relief. Correlation of Units Alluvium Bolan Aliueial Fan Landslide Lacustrine Tilt and Ice Contact and Otownsh [Qaq. Deposits Qc Depnsits RQf Deposits Deposits Deposits RQI Qtk Qgn Qgls ff Holocene Q91 Qgt t, Qg( Qge Qgt Pleistocene QTs ,r - KishmAn F,nnwwn ' Eocene - a Miocene — — — — aon'nnhr'+xin• — — — — Aelr.,gtaup Middle '. Proterozoic Ybe Description of Map Units Qal ALLUVIUM OF MODERN CHANNELS AND FLOODPLAINS (Holocene) - Light to medium brown and grayish brown sand and sits, and lesser amount, of pebbles. cobbles. and clay along active stream %allays and areas of shcetwash: contains minor amount of collueium alone the bases of steep slopes: thicknesses average 30 feet, but reach 90 feet in paleochannels south and southeast of Kalispell; ground water commonly near land surface; produces significant quantities of water. Qaf ALLUVIAL FAN DEPOSIT (Holocene) - Grayish brown and light ro dark yellowish brown sand, silt. pebbles, cobbles, and boulders deposned it) fan -draped landfonns dov nslope front canyon mouths: thicknesses ranee from I to till feet; ground water commonly near land surface; locally produces water. Qe EOLIAN DEPOSIT (Holuccnc) - Dark to light y ellowish brown fine and very Chuc-grained well sorted sand deposited as colian dunes and sand sheets: grains mostly It quartz with common areillic or calcarcou, rock fragments: pebble -sized Blasts of ar^_illite. quartzite, and weakly consolidated siltstone occur as rare particles in deposits and locally as layers on or near the ground surface: a distinctive bed ni' white to h eq pale orange t ulcanic ash (ilacier Peak ash, dared at 1 1 200 t' vr: Carrara. 1995) occurs within or new the hale; beddiue is massive where the unit is thin. but +ind-ripple cross-lamtnations and largo -scale sardflow moss stratification are common in thicker deposits; the deposit is truncated near stream courses by alluvium; soils occur at the surface and buried within the depusit: dome ibmis are poorly preserved due to modification during stabilization and post-deposhionai erosion: thickness ranges front I to 40 feet: water table is typically below the unit. but the unit may be saturated seasonally; not known to produce sicmiftcant quantities ofwater. Qlk LAKE DEPOSIT (Holocene) - Mosdy calcareous silt, clay, and organic dchri, deposited in perennial and ephemeral lakes; includes minor amounts of sand and gravel; distribution of unit inferred beneath lakes and marshes: thickness unknown, but likely 1-30 feet, ground water commonly uear land surface: non known to produce water. Qis LANDSLIDE DEPOSIT (Holocene and upper Pleistocene) - Boulders- cohhics, and pebbles in a light to dark brown matrix ofsand and silt-. clasts are mostly angular and subangular; deposited by gravity sliding lu an area near the base of a hill or mountain slope: surface of unit is typically hummocky and lobate in form: thickness ranges from I to 80 feet: ground water commonly near land surface: locally produces water. Q ens ALLUVIUM. OLDER if iolocene I - Light to dark brown and grayish brown sand, Inbbles. cobbles, and minor silt and clay: upper surface forms terraces near major stream valleys: topographic position imemtediate between active stream valleys and areas of ouavash deposition: thickness ranges from I to 40 feet: ground water commonly near land surface: produces significant quantities of water. Qen GLACiAL OL11 N�.AblI DFPUSI I (upper Picisux4;ic1 - Light hrco, a gn.y and light, to dark Nok, it uauticd gravel, sand. and sill: clasts Fg of c;dearcou...ihuc. qu"uuin•. intru,ne igneous ioct;s. +an.temne, and sa i tone. well .iriui icd. chanmcli-zal ind cross straificd with lenticular be,!, or imhricated cohhlus and pebbirs. rare houidcn and larger clasts indicate icc-struts: upper surface is broad and even with local closed depre"thrK aid abandrmc,t giac u.-fihti Tat drmtttcla; thicknesses ai eraar ;0 Ira and are locally mare than 140 reef: wound water commonly neat laud surface_ pruduecs significantquautuies nt'watet Qgt GLACIAL LAKE DEPOSfr (tipper Pleistocene) - Light yellowish brown, pale brown, and light brownish gray, calcareous fine sandy silt, clayey silt, and minor clay; thin to medium laminations rhythmically alternate between darker -colored clay -rich laminae and lighter - colored and thicker silty and sandy laminae; deposit has broad, even surfaces except for t'ew closed depressions; deposited from suspension in pro -glacial takes formed behind glacial moraines; thicknesses average 100 feet and are locally greater than 270 feet; typically water - saturated. hot produces little water to wells. tiLAC [Al. i. AKE DI- POSH. S.AM ))' i upper Pleistoccimt - 1. iglu yellowish brown fine to medium -grained sand, conglomerate, sandy silt. silt, and mime clay: similar to Qgl. but consists predominantly ofsand with lesser amounts of rhythmically laminated clay and silty and sandy lammac, laiticulur gtauuic, pebbtc, and cobble conelonic"tc locally overlies beds displaying suit -sediment deformation: depo..ued fit naar:flore environments inpro-glzrial lake,, deposits hays broad, flat surfaces and few closed depressions; thicknesses average if)feet butare r1wre than 150 feet: tvpwalk it stet-cunt:urd. )rut only locally productive to water wells. Qgt GLAtAAL i ALL (upper Pleihloc,uol - Predominately manuics, pebbles, cobbles, and h0ulders supposed by a matrix of light greyw light btu -mush yr ay. pale yellow Ash. brown. giay'tslt orange, and pale brown. axnpact sandy or silly luam (diamicton) deported by active glacial ice; minor anmunrs of stratified sand and got, el (siraiiticd drifl) deposited by flnwving water; clast lidwlogies include liuht anti medium bluish gray ntetncarbunatr, whim weathered metacarbouate, line-graimcd quartzite, argill,te, dionte, and d)ainctivccobbies of dark gray to block basalt with mrivgdules filled with w hue quanz that contains t:mny fluid inclusions, apparently derived from tine Purcell Lana of the Belt Supergroup, which is picsent in (Ilacicr National Park and life %%hitctish Range to about 10 mica north of Colurttbio Fall, Uohns, 1 t)70, Mc(umsct. 19x5), clasts typically rounded and subrounded: mute resistant clasts arc commonly striated: areas of glacial landfonne mcludc dnnvlins and nnrrames: rx cur, as a veneer owes i3elt Superin'oup rocks m most mountainous area:.; g!: ciotlurial channeis rut aenise. m The unit and soe of the druntlms and moraines: thiekucsscs ayeraue 90 feet and are locally more dtao 2250 feet: typically water -saturated, but produces little w"atcr to wsUs except front hodies of stratified drift. Qgta GLACIAL TiLL. ABLATION DEPOSIT (upper Pleistocene) - Granule, pebble, and cobble conglomerate, and lesser amounts of light gray, light brownish gray, pale vellrnvish brown. grayish orange, and pale brown, compact beds of diamicton and stratified beds of sand; interstratified complex of massive till. poorly bedded ice -contact deposits, and w etl-stratified drift; formed during disintegration of glacial icc, &;uacteriz d bq knob and kculu topogctphy wolf ,oaic clonaated crests ofglacial landfornis representing crevasse -fills, eskers, sod kaures; diicknrtsc nurc from i it, 150 feet: atdiuteJt lateral and vcrucal vertittorts in Jahology affect potential for ground -water &c cloprrunL typically producer. xaterto :wells in nwmt iucatmns. Qgc GLACIAL FSKER DEPOSIT (upper Pleistocene) - Pchbles, cobbles, boulders, and some light to medium brown sand: most clasts are well rounded cobbles; sonic exposuret, display horizontal bedding; clasts of grayish black to medium dark gray metacarbou ate, argillitc, light gray and medium gray bedded quartzite. weathered calcareous nwdstone, and distinctive cobbles of dark gray to black basalt (Purcell Lava): forms narrow, sinuous ridges; thicknesses range from I to 60 feet; ground -water levels typically below the unit, but the unit may he saturated seasonally; the unit is not knmrn to produce significant quantities of water. Qat GLACIAL It E (O.NTA( I OFI'0.',1'i tuplici l lei locci eI - Li_m to Jark brink 11 and browtush •sty lxhhl: and cobble eongtnincrate nnth lesxr amounts ,t laiuinaf d gilt and clay. heddcd _arid. diamirton and boulder cunciizme.one, chaos) luhologies dammated by rnnnded and subrnuuded arcillite, mctacarh,nrate. and Unait"rilC with ntm,,r>iltgoite. saadsumc. (6ssiliterous liniestoue. and di;tinctivccobblcs,I( dark gray to black basalt IPutcdll Lava I: beds nit"different lldtolo fg , :nc >upermipo ed and cross cuttittg, fig:umg complex, sequences, sofl- and f)utrn-,cdmmnt fotati,mat and Mlapsc featutcs aic corunwn; conglomcrafes display large- and ary large -seal. tubular and trough a n','1 drat illcatirm. crude hnnztwu:i1 atrattticatiun in a In'A I(I : of era ru le+ and ( oarse-graiIietI sand. and its>t unbriratIII" - I.IMivarett >i I wnd clan sequences are mosty. less than it few feet chick and discoluinuous in outcrop: sand axurs in Gros> -stratified. upward -(mine hods, .md os apparently riiii-irc, .ie11-satt.d bedS trail auercolated silt ;utd clay laminae that Ahuw collapse strictures, diamictans are typically less than a few feel thick and occur as sheet -like bodic, and dippaig hods a )puicnily dcposucd by debris tirm,. torts indit idual conical and stream -lined hill., ikaptcs 1, rL.t-n,pped ridges tkuntc icrracrs(. and lincin deposits (cress.-;e-Cill.,l, and hunmtocky topacraphy t(iracenot amd Kutzech_ 1950. Flat(, 19:1 : 44 Wlhwait. I--): chauguig pryroniont nt luholouicc cau,q, omit to grade into areas mapped oa till. ablau,w depmh.:, and glacial "ker delxrsits: rluckue,,C� rauvc• hom I its i it, feel. larersl aitd inrtieal v:trimi,ms in liihnin c affvst P,nrennal 6ir ground-t,atrrdctc'Intnnrnt in the unit: tspie;rll.1 Produetiv'c:o w=atcr wells it -,most locations Qgo GLACIAL Ot.-TWASH DEPOSIT, OLDER (Pleistocene) - Light and medium brown, yellowish brown. and brownish gray granule, pebble, and boulder conglomerate and coarse -grained sand; local calcium) carbonate cement: clasts of quartzite and meta -carbonate; trough cross - stratified and charmclized beds; clasts are imbricated; crops out beneath till in steep exposures in the northeastern part of the map area; exposed thickricssca are about 100 feet (sec 7 DDB, T. 31 N., R. 19 W.I: based oil its location below till the unit correlates to upper part of the deep aquifer north of Flathead Lake. QTs QUATERNARY OR TERTIARY SEDIMENT (Pleistocene or Tertiary) - Pate yellowish orange to grayish orange (dry), moderate to dark yellowish orange (moist) stony clay Imam (diamicton ): clasts include weathered meta -carbonate and argillitc; unit infillc wide tinctures in Belt Supergroup bedrock and occurs beneath light brown unweadicred till in limited areas: diamicton may be either an older till (Stoffel, 19MU) or Tentary debris flow deposits (P. C. Ryan. written comm., 1999): exposed thickness about 30 feet; subsurface distribution and j aquifer poicnuai of the unit is poorly known• however its clayey texture suggests the unit is not an aquifer. KIS[ ILNEHN FORMATION (upper Loccnc-Miocene) - Yellowish brown to orange medium and coat c-grained pebbly sandstone with piece., of carbonized wood fragments, pebble and cobble conglomerate, beds of carbonaceous shale, and light olive gray, dusky moderate yellow. and grayish orange nrndstonc: conglomerate with silty. sandy matrix, well and moderately rounded clasts of argillite. quartzite. and orange siltstone: horizontal bedding and imbricated fabric: sandstone and conglomerate beds have channelized, erosional bases; mudstones have common scoop -.shaped, concave -up iiacwres; moderately indurated with calcium carbonate cement; calcium carbonate uccurh lucaliv us 0.04-0.,' thick rind; on clasts; steeply dipping. cemented fractures in sandstones; about 120 feet of section crops out in steep exposure:: (Constemus. 1988); water wells completed in sandstone and conglomeratic yield adequate supplies of water for hnusehold use in a few parts of the northeastern part of the map area and in the t alley of the North Pork of the Flathead Rimer. Yrtrt c Fir L I SLi( 1" R(i f ).?l RUt K 1 NDIVIDED rf ace a ah rar'i t - Nutnc� ors stna imaphii onus comp,aed rn, )sth of siltite, metauabunate, ,tits gaanrnc tL,.vu. I )sir; 11 mst,n. I')Xh. Have-, t: and n,her.. 199'. Ito? I and Minot amount ofimenu, to, ksIMcGimsey- IM): water «AIL c anpkt<d to tracw;c'tl z,ates si•sld adequate sunplie� Gil hau.rbald one U w 91 Stillwater River: Brook trout, bull trout, lake trout, lake whitefish, largescale sucker, longnose sucker, mountain whitefish, northern pike, northern pikeminnow, peamouth, rainbow trout, redside shiner, slimy sculpin Riparian corridor: Vegetation — alder and willow, reed canary grass, downy brome, wheat grasses; Wildlife — white tail deer, common small mammals, brids, amphibians and reptiles Agricultural land — cultivated: Vegetation — wheat, alfalfa and hay; Wildlife — white -tail deer, small mammals, small birds Windrow: Vegetation — Douglass fir, non-native deciduous trees and shrubs; Wildlife — small mammals and bird species Figure 11. Vegetation and wildlife Figure 12. Location of vegetation communities and wildlife habitat on preliminary plat -- o It 1 C� ,r la r Legend i Windrow `v Riparian Corridor 0 Agriculture i Stillwater River: Brook trout, bull trout, lake trout, lake whitefish, lug escale sucker, longnose sucker, V� mountain whitefish, norhtem pike, northern pikeminnow, ' peamout, rainbow trout, redside shiner, slimy sculpin iRiparian Corridor: ' Vegetation: alder and willow, reed canary grass, downy brome, wheat grasses Stillwater ' ( Wildlife: white tail deer, common small mammals, birds, River ,1 amphibians and reptiles Agricultural Land: Vegetation: cultivated wheat, alfalfa and hay Wildlife: white tail deer, small mammals, small birds, Windrow: j I Vegetation: Douglas fir, non-native deciduous trees shrubs II Wildlife: small mammals and bird species I Wiest R eserve brive Glacier Town Center iVegetative Cover i June 4, 2007 NORTH Kalispell, Montana t 5dr-I -------------- Legend Phase I. 2007-2009 Phase it 2010-201 "- Phase III 2014-2015 Phase IV210 16-2017 Phase N' 2018-2020 .4 West Re-wrye Drive Glacier Town Center o Phasing o<"N I g Plan v Septem N;-ir 4, 2007 NoRni KafisjxII., Montana ii ii ii Stillwater River West iZeserve Drive Legend B-1 Neighborhood Buffer District B-3 R4 Glacier Town Center I Proposed Underlying Zoning I ',,,eptember 4. 2007 4 bi Kalispell, Montana NORTH Comnunit-Y, Business Urban Single Family Residential Two Family Residential _ jSIIWY93 _ V N � x ^ � x � u '41i �� a�?�+re`�'� s" �=t��'p:�r`rS u •��4F �4� �` '^eMR �y� ixilr ti3, `v � i �� 3 �ke'��Y•�'r 4�5.° s 1 �. �IY;J' C0 ia-s "=b w'9��y1�1T�11 O 'j\(, lr;q oil IK .� ..�.. ; c- � n (D• ! } " c c o��o� it Lw•uv•a �do-��"' °;�� u-u�� q ,,,��`°`i `� � �� -� -!` roc ry a �cc-c�I, %v s..srvwwv ! is Wv b t a t c " r� act �•% 6�R° 0 ��o�e f-•-u s. ^----,�-� ,� e+�q � r, raz. � �>.�' �4�,k`-' -c-eon-��ra"a �,� ,� '[\L a M.y a 4h 1.��'s�4. °c, ^� •..-F�. �. �.. s, ,.;G�3. o V?� �) ��r�>f�l 'z'` +�„1�� y�� - �� j�r•-•�`"`1 � t.s.$iw''-yA}`.."f.'-t�..'C:�Ci c t �--w e •-{ i w -vim- �: " U l 4 W.'., #�, A ►' * "�,.. `.- c. �.`.`�e a'.��•-�° �� sr }} a+ � (� R;��.ss�ar�a.w�r.- .� ta.s.�c.��..�'.r .. ..�5..°r4.._.. � �'� �• ,,:. 4ra��-t LZ r1l - ase.r•f�ayc i, �{'! CID - # r } • 4�Y'_ ri t'; sip x' S �1i 3 s i t it a e y, gg d=a� 1.1 � � ' I �� i a 14 F� �v�� sf �9 _ � jai � �h`\,' f✓ 1' _Flo Whitefish Stage Road FI LAND SURVEYOR WILL BE SECURED Preliminary Plat for Phase 1 of GLACIER TOWN CENTER AND UTILITZED TO COMPLETE FINAL PLATS. q� a a o� z zd �a a nxexrtccTs OLFOP.� PHASE 1 CENTER 7OF 3 ALAND LITZEDSURVEYOR COMPLETE SECURED Preliminary Plat for Phase 1 of GLACIER TOWN CENTER AND UTILITZED TO COMPLETE FINAL PLATS. �. 100' BUFFER US HWY 93 (I� - PHASE 1 TOTALS zsa zuv ,e, z,o $ zw ,al' ma �� o ourty aaose wn �s♦r:Aes SCALE: 1"=15P m LOT 6 LOT 7 N LO cr 8 LOT s ta re9 LOT 10 LOT 1 LOT 12 LOT 13 LOT 14 LOT 15 LOT 16 1.4 acres 1.5 acres 1.5 acres o. 15 aCY® 1S aEnas a . LOCK I I 1.5 ae es 4 ac es b acres 1.5 acres £ ST MARYROAD l� z BL O K III. ~ $ Yaf astn w do —I .n e�OA�T HAUNiROAD �% - 3 La tnrcE Is flFA :O�r GLACIER LAOP — _—sser.*✓ICR/ " t9z �a LOT 5 LOT 4 %y�� 8� x L0717- LOT awn PHASE 1 ® 1A ac es � �� to acres y 1.4 acre 1.3 acres �,�ya.�, P a LOT 37 5.1 acres m � )8 1.3 acres B i o BLOCK I LOT0 D II 1.2 LOTc 21 LOT 2 LOT 4 a • • • • 8.1 acres 65,6 acres iehal N E (INCLUDES- 4A3ACRES OPEN SPACE LOT 3 2Y/S�ACR�E+S ACCESS FASEMENfj g,3 acre5i �^ PHA.S E LOT22 acres ;ass LOT 36 2.1 acres F \', eas -- ue Pl\ D-- _----_—_---�_ GLACIER LM P wr suan A BL CK IV + LOT 23 LOT 25 LOT 24 3.3 acresI AS I LOT34 s LOT35 34 acres 3.2 acres 1 p 1.6 acres 1-7 scree =L.' _ I w P X B ---- -- � --J PHASE _ D a w Di1AC� BLO K IV _ a "s a LOT 33 LOT 32 LOT 31 LOT 30 '_OT 29 LOT 28 I V acres 1.6 acres 13 acres 1.3 acres 3 acres 3,5 acres ,\ ` QN $ LOT 27 V LOT 26 g 1 < w TWO ED NEROAD S 3.1 acres 2.3 acres a" OPEN SPACE O se k �. 1.4 acres411 cad vs OPEN SPACE OPEN SPACE k� 12 .3acres 3.9 acres p fp PHASE n f —�- !-!ASE 1 MATCH LINE PHASE LOT 37 T H L N / 10 \,X/\ 5.7 acres SEE \\ I ETJ U U � r� V E- 6 � C,A �5 WOLFORc PHASE 1 LACIER TOWN CENTER 1 2OF3 I