1. Highway 93 South Growth Policy Amendment - Siderius CommonsREPORT TO. Kalispell Mayor and City Council
FROM* Sean Conrad, Senior Planner
James H. Patrick, City Manager
SUBJECT: Revising the Highway 93 South Growth Policy Amendment/ Siderius
Commons Growth Policy Amendment
MEETING DATE: October 20, 2008 Council work Session
BACKGROUND: The Highway 93 South area is loosely defined as the lands south of
Cemetery Road, east of Airport Road, west of Demersville Road and north of Rocky Cliff
Drive with. U.S. 93 bisecting the area north to south. The highway 93 South corridor has
been the subject of several planning efforts in the past 15 years and the highway 93 South
Growth Policy Amendment was originally adopted as the Highway 93 South Neighborhood
Plan, an amendment to the Kalispell City -County Master Plan. The neighborhood plan
was adopted in 1993 by both the city and county. In February of 2003 the city adopted
the Kalispell Growth Policy 2020 which is the current growth policy document used for
reviewing all zoning, PUD and subdivision projects. The Highway 93 South Growth. Policy
Amendment was included in this new growth. policy.
The review and update of this chapter in the growth policy is based on two factors. First,
the planning department has received a growth policy amendment request from the
Siderius Family Limited Partnership to amend the Kalispell Growth Policy Future Land
Use map for a 207 acre site currently designated for commercial, industrial, and suburban
residential land uses. The project is called Siderius Commons. The owners are requesting
to amend the growth policy reap so as to eliminate the industrial and suburban residential
designations, expand commercial uses along the east half of the site and incorporate
higher density residential uses on the west half of the property. Secondly, the planning
board directed planning staff to not only review the requested amendment but to review
and evaluate the amendment as it relates to the general highway 93 South area.
The planning board, after holding a public hearing, is recommending the city council
consider new issues, goals and policies within the highway 93 South. Growth Policy
Amendment area. The new issues, goals and policies reflect development requests from
landowners and take into consideration changes within the overall development of the city
and existing and proposed public facilities in the area. 'These public facilities include the
past widening of highway 93 to a 4-lane, the proposed Highway 93 Bypass, future
Kalispell City Airport Expansion, Kalispell's 40--acre Biological Treatment Facility on.
Cemetery Road, and the recent extension of municipal water and sewer down Highway 93.
To coincide with the revised issues, goals and policies the planning board is
recommending renaming this area as "highway 93 South Corridor Growth. Policy
Amendment". The planning board is also recommending the city council consider a
revised boundary area to generally include land in the area described below:
From Highway 93 merest on Cemetery Road to Ashley Creek and following Ashley Creek
south to the point where Ashley Creek is in the vicinity of Rocky Cliff Drive. At this point
the boundary continues east on Rocky Cliff Drive to Highway 93 with the boundary line
continuing east of Highway 93 along the southern boundary of Old school station
subdivision to a point just east of the subdivision to the l oo--year floodplain line of the
Flathead. River. From the floodplain line the boundary continues north along the
floodplain until the floodplain intersects with. Demersville Road. The boundary then
continues north along Dernersville Road until its intersection with Lower valley Road. The
boundary then continues merest on Lower valley Road to its intersection with. Highway 93.
This area includes portions of sections 28, 29, 32, and 33 of Township 28 North., Range 21
West.
The attached map provides a visual depiction of this new boundary area. The staff report
and draft highway 93 South Corridor Growth Policy Amendment is also attached for your
review. The staff report provides a review of the growth policy amendment in accordance
with chapter 13 of the Kalispell Growth Policy.
The Highway 93 south Corridor Growth Policy Amendment, Exhibit A, includes the
recommended issues, goals and policies by the planning board for both the Siderius
Commons Growth. Policy Amendment and the revised Highway 93 south Corridor Growth
Policy Amendment area. These goals and policies should take precedent when discussing
development and redevelopment in this area. The core concepts include maintaining
Highway 93 as an entrance corridor into the city and supports developing criteria to
enhance the highway. This would include limiting access in order to beep traffic moving,
designing development along these corridors to limit unnecessary traffic lights, utilizing
extra setbacks, landscaping, and limiting signs along the highway. Other goals and
policies reflect development next to the future airport expansion and the need for
additional services in the area such as a fire station and school.
With previous growth policy amendments a public hearing has been held not only at the
planning board but with the city council as well. Based on the previous review process for
growth policy amendments the council should consider the following timeline in reviewing
the growth policy amendment before you:
* Council meeting of October 20th -- Council work Session
* Council meeting of November 3rd -- Adopt a notice of intent to hold a public hearing
on the growth policy amendment
• Council meeting of November 17th - Mold a public hearing on the growth policy
amendment
• Council meeting of December lst - Consider taking action on the growth policy
amendment
RECOMMENDATION: Review the application, staff report and recommended issues,
goals, and policies. Raise any issues that the council feels should be addressed.
ALTERNATIVES*. As suggested by the City Council.
Respectfully fitted,
Sean Conrad
Senior Planner
Report compiled: October 15, 2008
James H. Patrick
City Manager
Attachments: Siderius Commons application materials
Planning Board Minutes Dated 9 f 9 i 08
Staff report dated September 2, 2008
Exhibit A
Public comments received
Resolution No. KGPA-08- l
Proposed Growth. Policy Amendment Area. Map
c: Theresa White, Kalispell City Clerk
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17
KALIS]PELL CITY PLANNING BOARD & ZONING COMUSSION
1NUTEs OF REGULAR MEETING
SEPTEMBER 9, 2008
CALL TO ORDER. AND ROLL
The regular meeting of the Kalispell City Planning Board and
CALL
Zoning Commission was called to order at 7:00 p.m. Board
members present were: Rick Hull, John Hinchey, Vice President,
Richard Griffin and Troy Mendius. C.M. (Butch) Clark, Bryan
Schutt and Jim Williamson were absent. Tom Jentz, Nicole
Johnson., P.J. Sorensen and Sean Conrad represented the Kalispell
Planning Department. There were approximately 14 people in the
audience.
APPROVAL OF MINUTES
Griffin moved and Hull seconded a motion to approve the minutes
of the August 12, 2008 Kalispell City Planning Board meeting.
ROLL CALL
The motion passed unanimously on a roll call vote.
PUBLIC COMMENT
No one wished to speak.
MARK W'AATTI TEXT
A request by mark waatti to amend Section 27. I0.040(3) of the
AMENDMENT, KZTA-08-03
Kalispell Zoning Ordinance. The amendment would reduce the
minimum yard setbacks in the RA-2 (High Density Residential
Apartment) zone. The current setbacks are: 20 feet for the front
yard, 10 feet for the side yard, 20 feet for the rear yard and 20 feet
for the side corner area. The proposed setbacks are: 15 feet for
the front yard, 5 feet for the side yard, 1 ❑ feet for the rear yard and
15 feet for the side corner area of the yard.
STAFF REPORT RZTA-08-03
Nicole Johnson representing the Kalispell Planning Department
reviewed staff report KZTA-08-03 for the board.
Johnson said this is a request to change the setbacks in the IAA-2
zoning district to support the development of permitted uses such as
townhouses and duplexes in that zone. Mr. Waatti submitted a
request to reduce the setbacks because he is interested in
developing duplexes in the RA-2 zone and right now the setbacks
are, he feels, a little too restrictive when dealing with one standard
city lot.
Johnson reviewed photographs of existing residential buildings in
some areas of the RA-2 zone that already appear to have 5 foot
setbacks and she said this text amendment would bring those
buildings more into compliance with the regulations.
Johnson said staff' looked at existing development in the area, and
the permitted and conditionally permitted uses. Multi -family
buildings require a conditional use permit in the RA-2 zones and
through that process greater setbacks may be required. In addition,
the parking allotment would remain the same and still needs to be
provided.
Staff recommends that the Kalispell city Planning Board and Zoning
Commission adopt staff report KZTA-08-03 as findings of fact and
recommend to the Kalispell City Council that Section 27.10.040(3) of
the Kalispell Zoning ordinance be amended to reduce the minimum
yard setbacks in the RA-2 zone. The setbacks are 15 feet for the
Kalispell City Planning Board
Minutes of the meeting of September 9, 2008
Page 1 of 7
front yard, 5 feet for the side yard, 10 feet for the rear yard and 15
feet for the side corner area of the yard..
BOARD QUESTIONS
Rick Hull asked what is the typical front yard setback and Johnson
said it depends on the zone but in the R-3 zoning district, which is
the standard single-family zone, the front yard setback is 20 feet.
Hull asked if that is 20 feet from the sidewalk and Jentz responded
20 feet from the public right-of-way so it varies depending on where
the right-of-way lies.
Griffin asked if every lot was backed by an alley and Johnson said
most of them. are. Griffin asked what would be allowed in the alley
with the proposed rear setback or would there be no parking at all.
Johnson said parking may be provided in the alley but it would
depend on the location of a rear -loaded garage and the setback from
the alley. Griffin asked if the front setback would still allow street
parking and Johnson said a single-family home has to provide 2 off-
street spaces somewhere on the lot but within the setbacks.
Hinchey asked if the setbacks are for the primary residence and
Jentz said yes.
Griffin asked how a 10 foot separation is addressed from the Fire
Department's standpoint and the building codes. Johnson said
currently the R-4 (Two Family Residential) zoning district has the
saute setbacks that are proposed. once you go beyond 3 units in one
budding additional setbacks or safety infrastructure are required to
meet the International Fire code and the budding code.
Hull asked if the setback is measured from the eave line or the
foundation and Johnson said the eave line. Hull noted that would
make the setback appear larger.
Hinchey asked what prompted this change because he noted there
are a lot of buildings that do not comply currently. Johnson said the
larger setbacks were put into place because the zone promotes the
multi -family larger scale developments. She reminded the board that
there is a conditional use process in place for multi -family proposals
and the board will be able to address appropriate setbacks on a
case -by -case basis.
APPLICANT J CONSULTA NTS
None.
PUBLIC HEARING
No one unshed to speak and the public hearing was closed.
MOTION
Hull moved and Mendius seconded a motion to adopt staff report
IZTA-08-03 as findings of fact and recommend to the Kalispell City
Council that Section 27.10.040(3) of the Kalispell Zoning ordinance
be amended to reduce the minimum yard setbacks in the RA-2 zone
to the following: 15 feet for the front yard, 5 feet for the side yard, 10
feet for the rear yard and 15 feet for the side corner area of the yard.
BOARD DISCUSSION
Hull noted the setbacks in the zones seem to be very inconsistent
and he felt it would be appropriate to adopt these setbacks for the
RA-1 zone as well. However he is somewhat concerned that houses
may be too close to the front property line.
Johnson stated staff is currently working on an update to the
Kalispell City Planning Board
Minutes of the meeting of September 9, 2008
Page 2 of 7
entire zoning ordinance to address those inconsistencies and one
change would be to adopt the same setbacks for RA-1 as proposed
for the RA-2 zone. Staff hopes to have a draft to the planning board
by the end of the year. Jentz noted the applicant in this case was
advised by staff to submit the text amendment for the RA-2 zone
now instead of waiting until the review of the entire zoning
ordinance is complete, which could tape some time.
Griffin asked if the 35 feet height limit was in all zoning areas and
Johnson said in the RA-2 zone the height restriction is 40 feet.
Mendius said although RA-2 is a high density residential
apartment zone this small area is actually 70 to 80% single-family
dwellings. Ten feet between 2 single-family dwellings is acceptable
but what would prevent a developer from constructing a 4 story
building 10 feet away from a single --family residence. Johnson said
that would be considered a multi -family unit and would have to go
through the conditional use permit process where those types of
issues would be discussed and appropriate setbacks could reduce
the impacts.
ROLL CALL
The motion passed unanimously on a roll call vote.
SIi3RRIUS
A request by the Siderius Family Limited Partnership to amend the
COMMONS/HIGHWAY 93
Kalispell Growth Policy Future Land Use neap for a 207 acre site
SOUTH GROWTH ]POLICY
currently designated for commercial, industrial, and suburban
AMENDMENTS
residential land uses. The owners are requesting to amend the
growth policy map so as to eliminate the industrial and suburban
residential designations, expand commercial uses along the east
half of the site and incorporate higher density residential uses on
the wrest half of the property.
Secondly the planning board directed planning staff to not only
review the requested amendment but to review and evaluate the
amendment as it relates to the general Highway 93 South area.
Based on this direction the planning department is recommending
the planning board and city council redefine the Highway 93 South
Growth Policy Amendment chapter of the Kalispell Growth Policy in
conjunction with the Siderius growth policy amendment.
STAFF REPORT HGP'A-08-01
Sean Conrad representing the Kalispell Planning Department
reviewed staff report KGPA-08-01 for the board.
Conrad said before the board is a growth policy amendment that
includes a request from the Siderius family for Siderius Commons a
207 acre, mixed -use development proposed on the wrest side of
Highway 93 South along with a revision to the Highway 93 South
Growth Policy Amendment that would amend the current area
boundaries and address the changing development patterns to the
south of Kalispell.
Conrad reviewed the current and proposed land use designations
and provided an overview of the proposed amendments to the growth
policy issues, goals and policies.
Staff recommends that the Kalispell City Planning Board and zoning
Commission adopt staff report KGPA-08-01 as findings of fact and
approve Resolution KGPA-08-01 amending the Kalispell Growth
Kalispell City Planning Board
Minutes of the meeting of September 9, 2008
Page 3 of 7
Policy 2020 for the Highway 93 South area. In addition the board
recommends to the Kalispell city Council that amendments to the
goals, policies and recommendations of the Highway 93 South
Growth Policy Amendment, as proposed in Exhibit A attached to the
staff report be adopted as an amendment to the Kalispell Growth
Policy 2020.
BOARD QUESTIONS Hinchey asked for clarification on the area involved in this
amendment which Conrad provided.
Hull asked what kind of public notice was given on this proposal. and.
Conrad said staff did a mailing of property owners who were
adjacent to the Siderius property as well as property owners on the
east side of Highway 93 South which also includes property owned
by Davar Gardner. Conrad added Gardner has submitted an
application for annexation of their property but staff requested they
put it on hold until the growth policy amendments are finalized.
Griffin asked the difference between Industrial and Light Industrial
and Conrad explained.
Mend.ius asked for an example of land use that is incompatible with
the 40 acre biosolids land application site since the biosolids site will
be surrounded on 3 sides by the residential property proposed in
Siderius Commons. Conrad noted the goals and policies do not
restrict the land uses that could be located near this site but it is
included in the goals and policies to in dic ate that additional buffers
and other mitigation may be required for those properties adjacent
to the site.
Hinchey said in other words the board will have another chance to
review this development when there is a defned proposal and
Conrad said yes.
APPLICANT/CONSULTANTS Terry Nix said he is representing the Siderius Partnership and he
thinks the project will be beneficial to the city. Nix asked the board
to recommend to the city council approval of the Highway 93 South.
Growth Poky Amendment and the goals and policies that
accompany the amendment.
PUBLIC HEARING Paul Wachholtz, 183 Fairway Boulevard said he is one of the
developers of Old School Station. wachholtz said they are excited
that this proposal will be hooking up to sewer and water which will
help old School Station repay the bond for these facilities. The
Siderius family has a long history of caring about Flathead valley
and this development will extend the tax base and address
affordable housing with a unique approach, which if taken, will
provide some truly affordable housing.
Chris Colvin, 2565 Airport Road said he is a neighbor of the project.
His hope is that they develop something nice because his fear is that
there could be too much of a rush in trying to provide affordable
housing which could have a negative impact on property values and
his way of life. He does appreciate the work that is going into this
project and he understands the need.
Steve Evans, 255 Ashley Meadows said he is a primary landowner
south of this development. He moved to this location about 0 years
Kalispell City Planning Board
Minutes of the meeting of September 4, 2008
Page 4 of 7
ago knowing full well that the field would eventually be developed
and he appreciates the overall conception of this plan. He certainly
supports moving away from the industrial zoning and has no issues
with the commercial zoning along the highway corridor.
Evans said Mr. Nix came before their homeowners association twice,
which they appreciated, and they also appreciate the developer's
efforts to include green spaces, parks and the potential for a school
on the southern border. Evans said they would be supportive of a
school in that area because it would provide a transition from their 5
- 20 acre lots to the denser residential lots proposed. The proposed
density is 10 -- 12 units per acre that would reflect up to a 50 - 200
unit increase from their larger acre lots which strikes him as a little
out of character for the area.
Evans noted the increased costs to the city for infrastructure
improvements; the fact that the Lakeside J Somers schools are at
capacity; and the potential for increased crime due to the density
and affordable housing aspect. Evans said his wish would be that
the density be decreased somewhat and the board consider the costs
to the school district and city.
Nix said he appreciates Dr. Evans concerns regarding density and
potential crime in the area but the affordable housing will be
targeted to policeman, fireman., school teachers, retail clerks and
pretty much the broad fabric of our community. Just because they
are looking forward to providing affordable housing doesn't equate
necessarily to an increased crime rate.
Nix reviewed the improvements that the developers will be
responsible to pay and the increased cost to the city. However, they
believe the cost impacts to the citizens of Kalispell will be minimal.
Griffin referred to the letters from the school district and there was
lengthy discussion regarding schools in this area. Nix noted they will
have a better understanding of the school issues when they submit
the actual plans for Siderius Commons.
MOTION Griffin moved and Mendius seconded a motion to adopt staff report
KGPA-08-01 as findings of fact and approve Resolution KGPA-08-01
amending the Kalispell Growth Policy 2020 for the Highway 93
South area. In addition the board recommends to the Kalispell City
Council that amendments to the goals, policies and
recommendations of the Highway 93 South Growth Policy
Amendment, as proposed in Exhibit B attached to the staff report be
adopted as an amendment to the Kalispell Growth Policy 2020.
BOARD DISCUSSION Hull noted he is discouraged that there is not a full board in
attendance because he personally feels that the amendment is
premature and too broad.
Hinchey said questions regarding density and other issues will be
addressed at the time they have an actual plan in front of the
board. Jentz said tonight the board is considering whether this
area is suitable for light industrial and the associated impacts and
to chart a course for the future.
Further discussion was held.
Kalispell City Planning Board
Minutes of the meeting of September 9, 2008
Page 5 of 7
ROLL CALL
The motion -passed unanimously on a roll call vote.
MOLLY SURROUNDED
A. request by the city of Kalispell for initial zoning upon annexation
ANNEXATIONS
for six annexations of property wholly surrounded by the city.
Griffin felt he should recuse himself because one of the pieces
borders his property. Sorensen said, and the board agreed, it
wasn't necessary since it is not his property that is subject to city
zoning and under state ethics rules the board needs to have a
quorum. If that board member is needed to vote it is entirely
acceptable for hint to do so. Griffin noted he wanted the public to
be aware of the situation. Hinchey asked Griffin if he felt voting
would pose a problem and Griffin said no.
STAFF REPORT IAA-08-06
P.J. Sorensen representing the Kalispell Planning Department
reviewed staff report KA-08-06 for the board.
Sorensen reported recently the county GIS office did an audit
identifying county parcels that were wholly surrounded by the city
limits. They identified 22 such areas which were broken down into 4
different categories. This is the first group of wholly surrounded
properties before the board tonight to discuss initial zoning
designations. The property owners were notified and have been
involved in this process since late spring.
Sorensen said the city council took steps, necessary under state
statute, to follow the procedures of annexation of wholly surrounded
areas of land, which is slightly different from the petitions to annex
process. In addition, the city council has already acted on the
annexations with an effective date in December to allow the public
hearing process for the initial zoning.
Sorensen reviewed the locations of the 6 parcels for the board and
the initial zoning proposed for each parcel.
Staff recommends that the Kalispell City Planning Board and Zoning
Commission adopt staff report KA.-08-06 as findings of fact and
recommend to the Kalispell city council that the initial zoning for
these properties upon annexation be as follows:
Area 2: P- 1 (Public)
Area 3: R--3 (Urban Single Family Residential)
Area 4: R--3 (Urban Single Family Residential)
Area 6: R-3 (Urban Single Family Residential)
Area 7: R-3 (Urban Single Family Residential)
Area 10: P-1 (Public)
BOARD QUESTIONS
None.
APPLICANT/ CONSULTANTS
None.
PUBLIC HEARING
No one was present to speak and the public hearing was closed.
MOTION
Hull moved. and Mendius seconded a motion to adopt staff report
TEA--08-06 as findings of fact and recommend to the Kalispell city
Council that the initial zoning for these properties upon annexation
Kalispell city Planning Board
Minutes of the meeting of September 9, 2008
Page 6 of 7
CITY OF EALISPELL
S1DER rUS COMMONS
REQUEST FOR GROWTH POLICY AMENDMENT
STAFF REPORT #RGPA-08- Y
i AI.ISPELL PLANNING DEPARTMENT
SEPTEhIBER 2, 2008
A report to the Kalispell Planning Board and City Council regarding an effort on the
part of the Kalispell Plannmg Staff to update the Kalispell Growth Policy Map and add
appropriate policies to address a growth policy amendment application and future
growth and development in the southerly portion of the greater Kalispell community.
A public hearing on this proposal has been scheduled before the planning board for
September 9, 2008. The planning board will forward a recommendation to the city
council for a second subsequent public hearing and final action.
BACKGROUND INFORMATION: The Kalispell Growth Policy was adopted on
February 18, 2003. The associated Kalispell Growth Policy Future Land Use Map
designates the area south of Cemetery Road as primarily industrial land use along
Highway 93 with suburban residential to the east and wrest outside of the industrial
corridor. A. limited area of commercial land uses is shown at the intersection of
Cemetery Road and Highway 93.
The review of this area is based on two factors. First, the planning department has
received a growth policy amendment request from the Siderius Family Limited
Partnership to amend the Kalispell Growth Policy Future Land Use map for a 207 acre
site currently designated for commercial, industrial, and suburban residential land
uses. The project is called Siderius Commons. The owners are requesting to amend
the growth policy map so as to eliminate the industrial and suburban residential
designations, expand commercial uses along the east half of the site and incorporate
higher density residential uses on the west half of the property.
Secondly, the planning board directed planning staff to not only review the requested
amendment but to review and evaluate the amendment as it relates to the general
Highway 93 South area. Based on this direction the planning department is
recommending the planning board and city council redefine the Highway 93 Southh.
Growth Policy Amendment chapter of the Kalispell Growth Policy in conjunction with
the Siderius gr ov.th v%olicy a-mendment.
Growth Policy Amendment Boundary
The 207 acre project site is located on the west side of Highway 93 with cemetery
Road on the north end of the site and Ashley Meadows Road on the south end. The
207 acre project site can be legally described as Tract 1 of Certificate of Survey 17744,
the amended subdivision plat of lots 3 and 5 of Ashley Business Park and amended
plat of the amended plat of lot 4 Ashley Business Park Subdivision, and Parcel A of
Certificate of Survey 3369. The properties are located in Sections 29 and 32,
Township 28 North, Mange 21 wrest.
The planning board, in conjunction with the request by the Siderius Family Limited
Partnership, will be reviewing the entire Highway 93 South Growth Policy Amendment
chapter of the Kalispell Growth Policy. The current growth policy map designates the
majority of the highway corridor south of Cemetery Road and Lower Valley Road as
industrial land uses. The Highway 93 South area is loosely defined as the lands south
of Cemetery Road, east of Airport Road, west of Demersville Road and north of Rocky
Cliff Drive with. U.S. Highway 93 bisecting the area north to south.
Proposed Growth Polio endoa.ent:
Two reaps are attached for the planning board and city council's consideration. The
first map titled Proposed Growth Policy Amendment Area .map shows the existing land
use designations for the area and the Siderius Commons project site. This map also
visually portrays the redefined Highway 93 South Growth Policy Amendment area.
The second neap titled Highway 93 ,youth Growth Policy Amendment Area with
Proposed Future Land Use portrays planning staffs recommended changes to the land
use designations for this area and future road alignments which should be achieved.
The reap also shows the redefined Highway 93 South Growth Policy Amendment area
and outlines the Siderius Commons project site. The Highway 93 south Crouch Policy
Amendment .Area with Proposed .Future Land Use shows the primary use along
Highway 93 shifting from an industrial land use designation to an urban mixed use
designation. Anticipated development within the urban mixed use designation could
include commercial, office, limited light industrial, single --family residential and
apartment or condominium units.
Exhibit A includes the goals and policies drafted by the planning department for the
planning board's consideration. These goals and policies should take precedent when
discussing development and redevelopment in this area. The core concepts include
maintaining Highway 93 as an entrance corridor into the city and supports developing
criteria to enhance the highway. This would include limiting access in order to keep
traffic moving, designing development along these corridors to limit unnecessary traffic
lights, utilizing extra setbacks, landscaping, and limiting signs along the highway.
Other goals and policies reflect development next to the future airport expansion and
the need for additional services in the area such as a fire station and school.
A, Petitioner: Sid eriu s Family Limited Partnership, Josephine
R. Siderius Living 'Trust, Jo Lynn Yen.n.e,
Patricia A. Sanders, Raymond E. Siderius, and
Linda L. Siderius
6010 Highway 35
Bigfork, MT 59911
City of Kalispell
201 First Avenue Bast
Kalispell., MIT 59901
B. risting Land Use and Zoning: The 207 acre property is currently in the
County zoning jurisdiction and is zoned 1-1H, Light Industrial - Highway, which
has a one- acre minimum lot size requirement. The 1- l H zoning district is
intended for industrial areas which are located along state and federal highways
and contains greater levels of performance and mitigation utih=' g increased
setbacks, landscape buffering, access control and signage restriction for the
purpose of protecting the County's major travel ways from unnecessary
encroachments, 1=' Ting access points to encourage unproved traffic flows and
to preserve scenic corridors and entrance gays to major communities.
Approximately 25 acres in the southwest corner of the 207 acre site is zoned
SAG-10, Suburban Agricultural, a zoning district which requires a 10 acre
minimum lot size. The SAG- 10 district is intended to provide and preserve
agricultural functions and to provide a buffer between urban and unlimited
agricultural uses, encouraging separation of such uses in areas where potential
conflict of uses will be ized, and to provide areas of estate --type residential
development.
The majority of the 207 acre site is undeveloped and has been used for
agricultural production. There are some outbuildings on the property with the
remaining improvements including fencing along portions of the property
boundary. During a site inspection of the site on August 22nd approximately a
dozen cattle were observed grazing on the site.
The Highway 33 South growth policy amendment area as a whole includes a
variety of county zoning districts. In addition to the I-1 I I and SAG--10 the
surrounding area is also zoned SAG---5 , Suburban Agricultural, I-2 , Heavy
Industrial, and AG ---So, Agricultural. The lands along the highways include a
variety of commercial uses including RV sales, heavy equipment sales and
repair, offices, and retail businesses. Further east or west of the highway,
beyond the commercial and industrial uses, the tracts of land increase in size
and their uses are limited to residential or agricultural production.
An industrial park within the city and zoned 1-1, Light Industrial, is located on
the proposed south boundary of the Highway 93 South growth policy
amendment area. This industrial park, known as old School Station, is
approximately 55 acres in size with. 17 lots. To date, only two of the lots have
buildings on there.
C. Adjacent Land Uses and Zoning:
The Hdgh uv y 93 South growth policy amendment- area., including tiie 207 acre
Siderius Commons site, is surrounded primarily by single-family residential
development. Along the proposed west boundary of the growth policy area are
larger lots, 5 acres and larger, either vacant or developed with single family
residences. Lots in this area are zoned SAG-5 and SAG-10. On the south
boundary development includes large and small single family lots, with
commercial and light industrial uses on both the east and west sides of the
highway. This area is currently unzoned. East of the growth policy amendment
area includes small and large residential and agricultural tracts of land. Zoning
districts include R-2, One Family Limited Residential, SAG-5, SAG- 10, and AG-
80. A significant portion of this area in the vicinity of Demersville Road is within
the 100-year floodplain. A combination of commercial, residential and industrial
uses are located along the northern boundary of the growth policy amendment
area. Zoning districts on the north end include SAG-10, county R- 5, Two -Family
Residential, county R-1, Suburban Residential, and city BT-2, General Business.
D. General Land Use Character: The general land use character of the Highway
93 South growth policy amendment area is commercial and light industrial uses
concentrated along Highway 93. Moving both east and west from the highway
oriented businesses are larger agricultural or rural residential tracts of land.
EVALUATION OF THE GROWTH POLICY AMENDMENT.
.
The Kalispell Growth Policy under chapter 13 -- Implementation creates criteria that
should be addressed when an application has been submitted to amend the growth
policy. A review of each of those criteria is included below:
In order to provide a framework for analysis and evaluation of the proposal a general
outline of public --interest criteria related to a proposed change in land use is used.
The following criteria for evaluation will be established as follows:
■ Changes in circumstances that warrant the amendment;
• Compliance with the overall goals and policies of the growth policy and its various
elements,-,
■ growth management,
■ land use,
■ economy,
■ environmental considerations,
• parks and recreation,
■ transportation,
■ infrastructure, utilities and public services.
The proposed plan amendment will be considered in the context of the current
Kalispell Growth. Policy 2020 as well as current and future development trends for the
area.
I. Has there been a change of circumstances under which the proposed plan
amendment is being made that warrants its consideration?
Background:
The growth policy for Kalispell was adopted 'in February of 2003 which has been
a useful tool in providing guidance to the community, developers, decision
makers and staff when anticipating growth trends and expansion of the city
limits.
A majority of the Highway 93 South. area is designated for industrial land uses
on the Kalispell Growth Policy Future Land Use Map. The industrial land use
designation is based on a previous neighborhood plan adopted by both the city
and county in 1993. At that time Kalispell had a city -county master plan and
associated reap that provided guidance for development both within city limits
and up to four miles around the city. The Highway 93 South Neighborhood
Plan. was adopted as an amendment to the Kalispell City -County Master Plan
adopted in 1986. The Highway 93 South neighborhood plan was completed in
large part to provide a basis for zoning this area just outside of city limits. At
that time it was determined that industrial land uses would be the most
appropriate for this area. This was based on the following findings included in
the Highway 93 South Neighborhood Plan;
• Poor soil conditions and intrusion of other land uses do not make this area
one to be reserved for farmland.
• Public water and sewer are currently not available.
• with no public water and sewer, larger parcels will likely be the trend.
• No limitation with highway access
• Scarcity of lands set aside for light industrial uses elsewhere in the
community.
• Light industrial uses would provide a transition between the existing heavy
industrial zoning to the south and commercial uses to the north.
The industrial land use designation was then carried over to the Kalispell
Growth Policy adopted in 2003. The one exception was the change of industrial
land use to commercial uses at the intersection of Cemetery Road and Highway
93.
Recent nendm.ents:
An expansion of the growth policy future land use map to the south was
adopted in 2005. The expansion and subsequent amendments were in
response to the recent annexation of property located on the northeast corner of
Rocky Cliff Drive and Demersvill.e Road known as Old School Station. This
subdivision was approved in the county and subsequently annexed into the
city. The growth policy amendment was conducted to place an appropriate
zoning district on the Old School Station subdivision and surrounding lands
should they also request annexation. with this growth policy amendment
further industrial land use designations were assigned to Old School Station
and land to the south and west. The suburban residential land use designation
was placed on remaining properties, developed with homes or vacant, in this
area.
Current Proposal:
The current proposal includes changing the land use designation on a 207 acre
property located north of Ashley Creek on the west side of Highway 93. The
owners are requesting to amend the growth policy map so as to reduce the
amount of specifically Industrial land in this area, expand the commercial land
use designation along the east half of the site and place the urban residential
land use designation on the west half of the property.
As stated previously, the planning board directed planning staff to review the
entire Highway 93 South growth policy amendment area in conjunction with
the request received by the Siderius Family. Planning staff is recommending
that the industrial land use designation be replaced with the urban mixed use
designation on lands north of Ashley Creek. Land south of Ashley Creek will
remain designated as industrial at this time.
Can the west side of the highway urban residential is recommended to replace
the current industrial and suburban residential land use designations. The
urban residential designation is proposed approximately 1/4 mile west of
Highway 93 to Ashley Creek. Ashley Meadows road Hakes up the south
boundary and Cemetery Road will make up the north boundary. The exception
in this area would be the 40 acre property owned by the city and used as a
biosolids site. This is currently designated as an industrial land use but is
proposed to be designated as public to represent the current ownership and
long term use.
The urban mixed use designation is intended to provide for a compatible mix of
high intensity uses including office as well as some commercial and light
industrial. Residential development including single-family, townhornes and
apartment units along with public facilities would also be found in this land use
designation.
The urban residential land use designation is the primary residential land use
pattern encouraged in the growth policy. This designation is encouraged in
areas where adequate services and facilities to accommodate residential
development are available. Urban residential should be located in areas to
provide convenient access to neighborhood business districts, parks and
elementary schools. The urban residential land use designation is therefore
being recommended on the merest side of Highway 93 between the urban mixed
use designation and Ashley Creek. This would encourage the development of
higher density homes in close proximity to future services and jobs which would
be located in the urban mixed use areas to the east.
The change in circumstance for the Highway 93 South area that warrants a
reconsideration of the land use designation for this area includes the following:
• Public water and sewer are currently available along Highway 93. An 18-
inch water line and two 12-inch sewer lines can accommodate commercial,
office and increased residential densities in this area.
■ with public water and sewer smaller residential and commercial parcels can
now be considered.
I he urban mixed use designation would still provide for some light
industrial uses. South of Ashley creek is still proposed to remain for
industrial uses; however development of larger industries has not typically
occurred in the last several decades. Furthermore, there are no rail lines to
move materials and goods typically associated with larger industrial
developments.
II. Does the proposed plan amenent further the overall goals and objectives
of the growth policy when considering the specific elements of the plan?
1. Growth Management-. Two primary mechanisms for managing growth. in
the City of Kalispell exist which are to rely on redevelopment and infill within
the current City limits or annexation of outlying areas. A goal of the growth
policy is to provide a comprehensive, effective growth management plan that
provides for all the needs of the community, is adaptable to changing trends
and is attuned to the overall public welfare.
Chapter 2, Growth. Management, policy 6 of the Kalispell Growth Policy states,
"Design and locate development to protect public health and safety; insure
adequate provision of services; be compatible with the character of its
surroundings and encourage the most appropriate use of land."
The proposed growth policy amendment not only redesignates industrial lands
to urban mixed use and urban residential land uses but includes a number of
goals and policies which comply with the above policy. To protect the public's
health and safety polices include limiting residential development close to the
airport runway, providing additional setbacks between industrial and
residential development, and designing residential development next to highway
and industrial development with noise mitigation measures in place. To help
insure there are adequate provision of services goals include working with the
Somers/ Lakeside School District to provide a future school site in the area as
well as locating a future fire station in the general area. The existing area is
either farmland, land which is currently undeveloped or commercial and small
scale industrial development. The proposed growth policy land use
amendments would provide for a continued use of commercial, office and
limited light industrial uses in and around existing businesses along Highway
93.
2. Land Use: The proposed growth policy amendment would change the land
use designation on the 207 acre site and the lands north of Ashley Creek
generally within 1/4 mile of Highway 93. These changes include removing the
industrial land use designation and replacing with an urban mixed use
designation. Areas west of Highway 93 would replace the industrial and
suburban residential land use designation with the urban residential
designation.
The following goals and policies can be found to support the proposed growth
policy amendments for the 207 acre site and the greater Highway 93 South
area..
Chapter 4, Land Use: Business and Industry, Policy 7. c Urban Mixed -Use
Areas:
C. Expand the depth of urban highway commercial areas as mixed -use
corridors, in order to provide an alternative to continued linear
commercial development, concentrate more intensive uses along traffic
arterials, improve business district circulation and transportation
efficiency areas, by secondary street access, provide flexibility for larger
development sites, and expand small business opportunities.
Chapter 3, Land Use: Housing, Policy 2
Encourage the development of urban residential neighborhoods as the primary
residential land use pattern in the growth policy area by allowing urban
residential densities in areas designated as suburban residential provided the
development is consistent With the character of the area and public services are
adequate.
3. Economy: Chapter 6 of the Kalispell Growth Policy, Policy 2, states,
"Encourage a land use pattern that supports viable business and industrial
districts that integrate a residential component but does not negatively impact
or encroach into well established residential neighborhoods."
The proposed change from an industrial to an urban mixed xed use land use
designation will support both commercial and industrial businesses as well as
offices and residential development. The urban mixed use land use designation
is intended to allow for a mix of uses that complies with the above policy.
There is an existing residential neighborhood located to the north, of the
proposed urban mixed use designation., on the north side of Cemetery Road.
Potential impacts to this neighborhood would include increased traffic on
Cemetery Road. This land is currently undeveloped and is designated as
industrial on the current growth, policy map. Any development whether mixed
use, residential or industrial will create an increase in traffic since there is no
traffic being generated from this area presently. These impacts would be
addressed at the time a development is proposed on the site.
The growth policy amendment includes urban residential land use designation
to provide additional urban scale housing in close proximity to the existing and
future commercial developments. These additional residences would support
future business centers developed in the urban r=* ed use areas.
4. Environmental Considerations: The 207 acre site requesting a growth
policy amendment is fairly level with 20 feet in grade change over the
approximately one mile length of the property. Ashley Creek and its associated
floodplain and steep banks enter the property at the midpoint of its western
boundary. There are also some slightly steeper banks along the eastern
portions of the site.
The area within the overall Highway 93 South growth policy amendment area
has a r"iLx of topography Uhat ranges frt0m gently ro"nng h is on'and used for
agricultural purposes, there are very few if any topographical or environmental
constraints associated with the area directly adjacent to Hwy 93 South. Ashley
Creep runs generally from the northwest to the southwest of this area creating
large areas of 100 year floodplain which are considered to be inappropriate for
development. The areas including in the 100 year floodplain generally follow
the banks of Ashley Creek except two low lying areas. One is in the southwest
corner of the growth policy area and the other, more significant area is located
between Demersvil.le Road and Highway 93.
One of the issues statements included in the growth policy amendment
recognizes the limitations with development in this area due Ashley Creek and
the 100 year floodplain. To address the floodplain issue policy 8 in the
proposed Highway 93 South Growth Policy Amendment states,
"Environmentally sensitive areas shall be avoided and protected when. possible."
There are also goals and policies contained in chapter 7, The Natural.
Environment, of the Kalispell Growth Policy which requires the protection of
water ways and their associated floodplains.
Changes in the growth policy land use designations in this area will
accommodate future commercial, industrial and residential uses. When
specific plans are submitted to the city for review the above policy and goals
contained in the Kalispell Growth. Policy will be enforced to ensure there is
adequate protection of environmentally sensitive areas.
5. Community and, Recreational Facilities: In May of 2007 the city council
adopted a parks and recreation comprehensive master plan. This plan
describes a strategy for meeting future park needs. The plan establishes
guidelines and standards for park planning and development, identifies the
general location of future parrs and trails, and recommends improvements to
existing facilities among other things. Figure 3.1: Existing Recreation Facilities,
in the master plan indicates no city, county or state parks in the general
vicinity of the Highway 93 south growth policy amendment area.
Figure 7.1:Proposed Recreation Facilities in the master plan indicates the need
for two neighborhood parks in the area of this growth policy amendment. The
plan shows one park along Ashley Creek in the southeast portion of the growth
policy amendment boundary. The master plan recommends another park in
the vicinity of the Green Tree Meadows subdivision. Green 'free Meadows is a
county subdivision located at the corner of Demersville Road and Lower Valley
Road.
Figure 7.1 also shows existing and proposed trails in this area. There is an
existing trail located on the east side of Highway 93. This trail begins/ends at
Ashley Creek and Highway 93 and travels south to Somers. The future plan is
to provide a trail north of Ashley Creek along the highway and utilize existing
Montana Department of Transportation (MDT) right-of-way associated with the
future bypass for a trail along the west side of Kalispell.
Issues statements recommended in the growth policy amendment describe the
lark of parks a nc.11 "erl estri r , and 11 * cy cl e facilities in this area. The foi 1 r%117i n g
recommended goals and policies are contained in the growth policy amendment
to address this issue:
Goals:
PROVIDE FOR THE ONGOING ACQUISTION, CONSTRUCTION AND
MAINTENANCE OF PARKS, BIKE AND PEDESTRIAN 'TRAILS AND OTHER
RECREATIONAL FACILTIES.
PEDESTRIAN AND BIDE TRAILS SHOULD BE INCORPORATED INTO
NEIGHBORHOOD AND CONNECT WITH OR PROVIDE FOR FUTURE
CONNECTION WITH EXISTING OR FUTURE TRAILS.
Policy:
Park and trail locations should be located and developed in accordance with
the parks and recreation comprehensive master plan.
These goals and policies will be imp
* lemented as future development is proposed
in this area.
5. Trans rtation: Highway 93 is the major north/ south roadway through
the amendment area. The Montana Department of Transportation (MDT)
rebuilt and widened the highway approximately 4 years ago and now limits
access onto the highway. The remaining road network includes county roads,
some of which are paved but all of which are substandard with regards to city
road standards. Upgrades to these roads would include paving, curb and
gutter, a landscaped boulevard and sidewalks. As development occurs in this
area new roads and/or existing roads impacted by future development will be
upgraded.
One chief concern with increased development of commercial and residential in
this area is its impacts to Highway 93 and the Highway 93 bypass. In April of
this year the city council adopted the Kalispell Area Transportation Plan (2006
Update) . Included in the executive summary section of this plan it states,
"Several major travel corridors will be pushed to their limits in the conning
years. These major travel corridors that are experiencing heavy amounts of
traffic volumes are US Highway 2, US Highway 93, Reserve Drive, and, Meridian
Road."
:Based on concerns with, maintaining Highway 93 as a functioning arterial road
south of the city, the proposed growth policy amendment includes several goals
and policies to address this issue. These include the following:
■ Limiting access onto the highway
Establishing a street grid system to provide alternative routes as
development occurs
• Provide alternative north/south roadways parallel to Highway 93 on both
the east and west sides of the highway.
`7"`. Communi Facmues Infrastructure and Public Services: The Highway
93 South growth policy amendment area, including the 207 acre Siderius
Commons site, is located outside the city limits. with the exception of the Town
Pump gas station, located at the intersection of Cemetery Road and Highway
93, and Old School Station, located on the south end of the growth policy
amendment boundary, the remaining lands are outside of city limits. Future
development in this area will most likely hook up to city grater and surer
requiring annexation into the city of Kalispell. During the development review
process the following issues can be addressed through existing or recommended
goals and policies found in the Kalispell Growth Policy or Highway 93 South
Growth Policy Amendment.
Water and Sewer services: Existing infrastructure in this amendment area
includes city water and surer lines running the length of Highway 93 from
Cemetery Road south to the Old School Station subdivision.. These lines have
been oversized to serve not only the old School Station subdivision but the
anticipated future development that would occur with the proposed land use
changes on the growth policy future land use reap.
Storm water mana em.ent: The Kalispell Public works Department has design
and construction standards that relate to storm water management which
generally require that any storm water generated from the site be managed and
retained on site. Storm water flows from the site cannot exceed pre -
development levels and the developer will be required to prepare a
comprehensive storm water analysis and must identify the impacts of the
proposed development. As part of the storm water analysis any existing water
ways or conveyance channels may need to remain unobstructed. Additional
storm water measures may need to be identified and implementation
undertaken as needed.
Fire: The closest Fire and EMS services to this area are located approximately 1
V2 miles north at fire station 61. The distance between this existing fire station
and new development would exceed the minimum response times the Fire
Department holds itself to. Therefore, a goal and policy has been included in
the proposed amendment which recommends a future fire station site be
provided to serve the general area.
Cily AiMort: The anticipated. future expansion of the city airport is the only
community facility that has the potential of being impacted by the proposed
growth policy amendment. Changing the land uses south of Cemetery Road
and west of Highway 93 from industrial to urban mixed use and urban
residential increases the number and density of future homes in the area. More
homes can mean an increase in complaint calls due to airplane landings and
take offs. To address this issue the planning staff, in consultation with the
airport manager, has recommended including goals and policies which prohibit
residential development within that area of planes landing and taking off.
Other policies require future property owners to be alerted of the presence of
the airport, restricting communication towers or antennas and requiring
aviation easements on new development in the vicinity of the airpoit.
Educational Services: Over 90% of the proposed growth policy amendment
boundary is within. the Somers/Lakeside school District. Being within this
school district means children from kindergarten through eighth grade would
need to be driven or bused to existing school sites in Somers. The Siderius
family, owners of the 207 acre project site, has stated in their application that
they are willing to set aside an approximately 4. 6 acre area for a new school
within the district. No formal response has been received by the
Somers/ Lakeside school district with regard to this land dedication.
With the proposed changes in this area taking it from predominately industrial
land uses to a mix of commercial, industrial, office and higher density
residential the need for a school site may increase in the future. Therefore, a
recommended goal in the Highway 93 South amendment area is to work with
the Somers/ Lakeside School District to locate a future school site in this area.
R"OMMNDATION
Based upon the above evaluation, the staff would recommend that the Kalispell City
Planning Board adopt Staff Deport KGPA oS-1 as findings of fact and approve
Resolution KGPA-08--1 amending the Kalispell Growth Policy 2020 for the Highway 93
South area.
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Exhibit A
Highway 93 South Growth Policy Amendment
This amendment to the Kalispell Growth Policy 2020 adopted February
181 2003 would be in addition to the existing goals, policies, text and
maps.
The Highway 93 South Corridor is recognized as a major arterial within
the larger Kalispell area and as such its integrity in moving traffic is a
primary goal. It is recognized that development will occur along this
corridor that wi11 contribute to a local-� �- gin economy in
commercial industrial and residential aspects. The area in the Highway
93 south Growth Policy Amendment includes
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Hi hwaY 93 west on Cemete Road to Ashley creek and following Ashle
Creek south to the point where Ashle creek is in the vlclnl of Roc
Cliff Drive. At this oint the bounda continues east on Rocla cliff
Drive to Hi hwa 93 with the bound line continuing -east of Highway
93 along the southern boundaKy of old school station subdivision to a
point just east of the subdivision to the 100 ear flood lain line of the
Flathead River. From the flood lain line the bounda continues north
along the flood lain until the flood lain intersects with Demersville Road.
The boundaa then continues north aloe Demersvllle Road until its
intersection with Lower Vall1ey Road. The boundary hen continues west
on Lower Vallgy Road to its intersection with Hi hw!q 93. This area
includes portions of sections 23 29 32, and 33 of Township 23 North
Range 21 West,
Issues:
1. Development along the Highway 93 South corridor has the
potential to compromise the primary objective of the roadway to
move traffic because of additional accesses associated with new
development.
2. Highway 93 and the Highway 93 bypass serve as entrance
corridors to Kalispell and the viability and scenic nature of these
corridors need to be protected and enhanced.
3. The Highway 93 corridors generate considerable traffic noise which
will negatively impact any development along the roadways.
4. corridor development can oftentimes lack quality landscaping,
parking, lighting and architectural design.
Municipal water and severer have recently been extended south
from Kalispell along Highwqy 93. ' ' ' '
' Adequate ca aci is available to
serve all lands within the-Highwav 93 South amendment area.
6. Lack of an existing grid street system contributes to the potential
problems associated with additional accesses being created along
Hwy 93 as new development occurs.
7. Lack of apy pedestrian and big cle facilities in the Hiahwgy 93
South neighborhood.
s. Topography and other natural features in this area such as the
100 year floodplain adjacent to the Flathead River on the east side
and Ashley creek on the west limit where development can occur.
9. Lineal development along highway corridors generally contributes
to traffic problems and conflicts associated with single accesses,
visual clutter and a diminished quality of life.
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11. The ci air ort impacts ro erties immediately south of the future
runway in the area south of CemeteEy Road. Impacts include
limitation on building ---heights, need to plan for qppropriate uses
noise, and air traffic.
12. Pro osed airport expansion plans ma cause the reW-ali ment of
cemetery Road.
13. The proposed Hi hwa 93 b ass will serve as a barrier to local
north -south traffic flow for .properties on the west side of Hi hwa
2
93. There is a need to maintain a north --south connection so as to
rovide an alternate to Hi hway 93.
14. There is an apparent remnant strip of former railroad ri ht-of wa
owned -by MDT which extends from the future Hi hwa 93 b ass
south to the existing Hi hwa 93 ri ht-of wa Use re --use of this
land needs to be planned for.
15. The ci 's 40 acre biosolids land application site located on the
south side of Cemetery Road is an important art of the Kalil ell
sewer treatment facilit
y. It is important to provide long term
protection of this site from the intrusion of incompatible land uses.
16. There appears to be a future need for a school site serving the
north end of the Somers Lakeside School district to accommodate
new development in the area.
17. As commercial and industrial development occurs along the
Hi hwa 93 corridor there will be impacts with -pmposed future
residential properly -immediatelv behind and adjacent to this
development ,pattern.
18. Noise impacts associated with Industrial uses Hi hwa 93 and the
future Hi hway 93 bypass on adjacent residential development
n.egatively impact the quality of life for theses residents.
19. Fire and EMS services to this area exceed the minimum response
times the Fire Department holds itself to because the closest fire
station is located over 1 1/2 miles north of the Hi hwa 93 South
Nei hborhood
20. There are no neighborhood or regional parks to serve the
immediate needs of existing or future residents
Goals:
1. A CONCENTRATED COMMERCIAL CENTER BISECTED BY
HIGHWAY 93 TO SERVE THE IMMEDIATE COMMERCIAL NEEDS
OF THOSE PEOPLE LINING AND WORKING IN THE GENERAL
AREA OF THE SOUTH 93 CORRIDOR.
2. EXPANSION OF COMMERCIAL DEVELOPMENT SOUTH OF
CEMETERY ROAD/LOWER VALLEY ROAD NEEDS TO BE
ADDRESSED UNDER A PLANNED UNIT DEVELOPMENT IN
ORDER TO ADEQUATELY ADDRESS VEHICULAR AND
PEDESTRIAN ACCESS S IG NA.G E SETBACKS AND OTHER
ER
ISSUES RELATING TO PROTECTING AND PRESERVING THE
E
COMMUNITY ENTRANCE WAY TO KALIS PELL.
3. PRESERVING THE FUNCTIONALITY OF THE E INTERSECTION OF
HIGHWAY 93 AND THE HIGHWAY 93 BYPASS SHOULD BE A
PRTORTW
4. DEVELOPMENT ALONG- THE HWY 93 SOUTH CORRIDOR
SHOULD OCCUR IN AREAS WHERE PUBLIC SERVICES,
UTILITIES AND FAC ILTIES ARE AVAILABLE OR CAN BE
PROVIDED.
5. NEW DEVELOPMENT WHETHER COMMERCIAL, INDUSTRIAL OR
RESIDENTIAL SHOULD BE OF HIGH QUALITY IN DESIGN AND
ARCHITECTURAL QUALITY.
7. FREE FLOWING TRAFFIC ON HIGI-iWAY 93 SHOULD BE
MAINTAINED AND NEW DEVELOPMENT SHOULD INCORPORATE
DESIGN AND TRAFFIC FEATURES THAT WILL ELIMINATE THE
E
NEED FOR PRESENT OR FUTURE TRAFFIC SIGNALS BETWEEN
FOUR CORNERS AND HIGHWAY 82.
S. A GRID STREET SYSTEM SHOULD BE ESTABLISHED AS NEW
DEVELOPMENT OCCURS.
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11. DEVELOPMENT SHOULD INCORPORATE DESIGN FEATURES
AND LAND USES APPROPRIATE TO ADJACENT AIRPORT
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12. MDT OWNED EXCESS OR SURPLUS RAILROAD RIGHT--OF-WAY
NOT NEEDED FOR THE HIGHWAY 93 BYPASS SHOULD BE
INCORPORATED INTO THE E OVERALL DEVELOPMENT PATTERN
OF THE AREA.
13. THE FUTURE VIABILITY OF THE CITY OWNED BIOSOLIDS LAND
APPLICATION SITE IMMEDIATELY SOUTH OF CEMETERY ROAD
NEEDS TO BE PROTECTED. APPROPRIATE DESIGN SETBACKS
AND MITIGATION FEATURES SHOULD BE ACCORDINGLY
INCORPORATED INTO ANY DEVELOPMENT PROPOSED
ADJACENT TO THIS SITE.
14. WORK WITH THE SOMERSZ LAKESIDE SCHOOL DISTRICrT' TO
LOCATE A FUTURE SCHOOL SITE IN 'T'HIS AREA.
15. THE HIGIIWAY 93 BYPASS THE INTERSECTION OF HIGHWAY
93 AND THE BYPASS AND HIGHWAY 93 ARE GATEWAY
ENTRANCES AND SCENIC CORRIDOR ENTRANCES TO OUR
COMMUNITY AND AS SUCH NEED SPECIAL TREATMENT AND
PROTECTION..
16. PRESERVE THE TRANQUILITY OF RESIDENTIAL AREAS BY
MINIMIZING POTENTIAL CONFLICTS BETWEEN NOISE
ASSOCIATED WITH THE HIGHWAY AND INDUSTRIAL USES.
17. BUILD A NEW FIRE STATION TO SERVE CURRENT AND FUTURE
DEVELOPMENT IN THE AREA.
18. PROVIDE FOR THE ONGOING AC UISTION CONSTRUCTION
AND MAINTENANCE OF PARRS BIDE AND PEDESTRIAN TRAILS
AND OTHER RECREATIONAL FACILTIES.
19. PEDESTRIAN AND BIKE TRAILS SHOULD BE INCORPORATED
INTO NEIGHBORHOOD AND CONNECT WITH OR PROVIDE FOR
FU T U RFC �0 NE 1 1VN �1f�1�ITH E14.1 T 1NG OR FUTURE rl RA1J-S.
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Policies:
1. Recognize the need within the community for high paying, high
duality industrial based jobs and business. Promote and encourage
those businesses in this area.
2. Create incentives for development of industrial based businesses,
including e-commerce based businesses, along the Highway 93
South corridor.
5
3. Avoid a pattern of one lot deep linear commercial and industrial
development along the Highway 93 South corridor; instead
encourage development patterns that extend horizontally back
from the highway creating commercial or industrial centers and
parks.
4. Require high quality development as it relates to the provision of
services, utilities, facilities and amenities.
5. Additional accesses onto Highway 93 shall be limited and a grid
street system shall be developed when possible.
6. Frontage roads shall be developed as part of a grid street system to
avoid additional accesses onto Highway 93.
7. Provide alternative north south roadwa s parallel to.-Highwgy 93
on both the east and west sides of the hi hwa .
7. Environmentally sensitive areas shall be avoided and protected
when possible.
8. High quality design standards shall be applied to new development
along the corridor related to architecture, parking lot layout,
lighting, landscaping, setbacks and signage.
9. All parking lots shall be paved and landscaped.
10. Recognize the need for the provision of fire and police services to
the Highway 93 South corridor area.
11. Ensure that there is a well informed public and property owners
along the corridor regarding the implications of the extension of
public services to that area.
12. Avi ation easements should be required for all new development or
redevelopment in the south 93 corridor area.
13. Whenever a property develops or changes ownership the
developer/owner should be alerted that the property is in the
airport affected area.
14. Because of the presence of the municipal ai ort residential uses
are not deemed to be appropriate within 'A mile of the easterl
Mile of cernete Road the south end of the ro osed runwg .
0
1 S. Height of ersonal commercial or public communication towers or
antennas should be restricted to reduce conflicts with the existin
and pro-osed Kalis ell ai ort expansion.
16. Develo rnent around the ci 's 40 acre biosolids land application
site located on the south side of CemeteKy Road should take into
consideration mitigating measures such as fencing, extra setbacks
and an acknowledgement that the abut a sludge injection site. In
addition in the event that this site becomes surplus to the ci
some rovision should be made to rovide for access to the site
from the east south and west to provide access for future
development at that time.
17. The following design standards are intended to enhance the
gatewgy entrances to Kalis e11
a. Access control should be the norm along the 93 corridors.
b. Access should be coordinated so as to alloy only collector or
arterial streets to intersect HighwM 93. The judicious use of
right -in ri ht7out a roaches frontage roads and ood
internal development street design should be the rule to
reduce or eliminate the need for direct access onto mgLjor
ateay roads.
c. Areas lanned for commercial developrnent along Hi hwg
93 should occur as an inte rated developrnent utilizm' and
enhancing the ro er back from the hi hw!a as o osed to
occurring as a shallow linear strip. Significant individual
business hi hwg ex-posurel, individual access points, and
pole si na e would not be the norm.
d. Monument signs are preferred over ole si ns.
e. Four sided architecture should be the norm for all properties
abutting the gatewm entrances.
f. Billboards should be prohibited in the commercial and
residential zones. Existing billboards in these zones should
be considered a primaly use. Such existing billboards
should be phased out in these zones under the followin
schedule: at the end of their current lease or when another
primary use is ro osed on the same parcel or tract of land.
g. The scale of qny commercial develo rnent should be sized to
serve the immediate n.ei hborhood i.e. Somers south
Kalispell) as opposed to re Tonal in scale.
qW 4L VLWM dw im 'WTdpWWImjIII W Wilur
Mr
^.
■r a � a r� rrr a! a
19. Development in the commercial areas should be mimed use in
nature creating an overall integrated neighborhood as opposed to
linear strip commercial development fronting the ag teway
entrances.
20. Additional setbacks along with fencing, berming and landscaping
should be used to buffer new residential and school development
adjacent to existing land zoned for industrial uses.
21. A vehicularpedestrian connection should be provided con.nectin
properties to the north and south of the proosed Hi hwa. 93
bypass to rovid.e the following:
a. offer a parallel route to HighwayHighw!ay 93
b. Reduce traffic on HighwayHighwgy 93
c. Provide options for internal travel within developments to the
north and south of the Hi hway 93 bypass
d. Reduce the need for additional access points on Highwav 93
22. Advocate the de sign and site lavout of new residential develotament
adjacent to industrial zoned propertv, HighwayHighwgy 93 and the future
bypass to incorporate noise reduction techniques so that the new
development. will not be affected bar noise that exceeds 60 dBA at
the property line.
23. Encourage the use of setbacks and earth berms as noise reduction
techniques in residential development to mitigate noise impacts
and discourage the use of sound walls.
24. A future fire station site should be provided in the area. The site
should include an area no less than 2 1/2 acres.
25. Park and trail locations should be located and developed in
accordance with the arks and recreation comprehensive master
plan..
liecomm.andatnons:
1. New development along the Highway 93 south corridor shall be
required to connect to public services and utilities.
2. The city of Kalispell shall explore incentives to encourage appropriate
industrial development and expansion of existing businesses in this
area.
3. Architectural design standards should be adopted that require high
quality design in architecture including four sided architecture,
landscaping, lighting, signage and parking lot design.
4. Coordinate an overall access plan with the Montana Department of
Transportation to avoid the haphazard placement and approval of new
access onto Highway 93 South.
5. Ensure that large scale developments adequately mitigate impacts
associated with traffic and the provision of services to the area.
6. Avoid inappropriate development of general commercial type uses
along the highway corridor south of the Four Corners commercial
POD and favor the development of light industrial and e-commerce
based businesses instead.
7. Continue to coordinate land use policies with Flathead County and
Lakeside sewer District to insure that new development along the
Highway 93 South corridor is served by public water and sewer.
8. Plan for the future provision of fire and police services and facilities
for the Highway 93 south corridor area.
9. Continue to review, revise and update standards, policies and
regulations that will insure high quality development that meets the
needs of the local and regional economies and communities.
11. Continue working on a phased approach to the expansion of the
potential utility service area with the Lakeside/ Somers inter-
governmental bodies as well as the local community.
Z
-RESOLUTION NO. KGPA-08 -1
HIGHWAY 93 SOUTH
AN AME1ti DhIE31 T TO THE KALISPELL GROWTH POLICY 2024
A RESOLUTION ADOPTING AN AMENDMENT TO THE KALISPELL CITY GROWTH
POLICY 2020 ADOPTED] FEBRUARY 18, 2003 TO BE KNOWN AS THE H Y 93
SOUTH GROWTH POLICY AMENDMENT
WHEREAS, the Kalispell City Growth Policy 2020 was adopted by the Kalispell
City Council. on February 18, 2003 with Resolution No. 4773; and
WHEREAS, 'There is an increased demand for non industrial development along
the Highway 93 south corridor; and
WHEREAS, Municipal water and serer have been extended to serve the area
allowing more intense urban development; and
WHEREAS, the plan amendment designates this area for the development of
commercial, urban rnixed use, urban residential, light industrial and suburban
residential uses to be known as the Hwy 93 South Growth Policy Amendment; and
WHEREAS, the Kalispell City Planning g Board held a public hearing on
September 9, 2008 at 7:00 PM in the Kalispell City Council Chambers after due notice
to the public and received comments upon the proposal and evaluated the proposed
plan amendment in accordance with the goals and objectives of Kalispell City Growth
Policy 2020; and
WHEREAS, the adoption of this amendment would effectively amend the
Kalispell, City Growth Policy 2020 and the designated areas to be made part of the
Highway 93 South Growth Policy Amendment along with the associated goals and
policies which would serve as a basis for zoning upon annexation to the city; and
NOW THEREFORE BE IT RESOLVED, that the Kalispell City Planning Board
recommends to the Kalispell City Council, Exhibit A, Hwy 93 South Growth Policy
Amendment area map and Exhibit B, Hwy 93 South Growth Policy Amendment issues,
goals, policies and recommendations be adopted as an amendment to the Kalispell
r
Growth Policy 2020. 1
�! Bryan .Schutt --.
pell City Planning Board Pre ' ent
The Northwest
Healthcare Family of
Organizations
and Services
Kalispell Regional
Medical Center
-Full Service Community Hospital
-A.L.E.R.T. Air Ambulance
-Bass Center
Breast Surgical Oncology
-winkley Women's Center
-CARF Rehabilitation Center
-Home options
-Pathways Treatment Center
Brendan House
-Long Term Care
-Transitional Care
The Summit
-Medical Fitness Center
-Community Health Promotion
Applied Health
Services
-Kalispell Medical Equipment
-Picture Archiving and
Communications System
-Medical office Management
Services
-Professional Staffing Service
-Regional Services
-occupational Medicine
Northwest Healthcare
Foundation
-Healthcare Philanthropy
-Grant Support
HealthCenter
Northwest
(Owned in collaboration with
physicians)
-Hospital & Surgery Center
-Diagnostic Imaging Center
HEALTHCARE
Improving the health and comfort of people in Nortkwest .Montana
July 1, 2093
City of Kalispell Planning Board
201 1st Avenue East
Kalispell, MT 59901
Dear Planning Board,
D ECIERVE
J L a � 20080
KA#ISPELL PLANNING DEPARTMENT
Current statistics prove the value of wellness, preventative health
care, and exercise. Also, the dangers of physical inactivity, being
overweight, smoking and stress have been documented by leading
universities and researchers throughout the world. Locally, over the
past 13 years, the Summit Medical Fitness Center has stressed the
importance of physical activity, prevention and personal responsibility
with individuals and employers that will lead to a leveling -off of
healthcare costs. we believe that while our community has begun to
demonstrate a willingness to accept responsibility for their health there
are significant challenges yet to be overcome that will enhance a
wellness focused lifestyle.
We strongly support the encouragement of an active living
neighborhood that focuses on wellness as demonstrated by Mr. Nix.
We have met with Jerry on several occasions to discuss the future
incorporation of active living and preventive programs into his project,
the Siderius Commons Growth Plan, in order to create a community
wellness culture. We believe Jerry is on the right track... he has built
a reputation of healthy communities in some of his earlier
developments. We look forward to being involved with his vision in
the future and ask you to approve his application.
T nk You,
Oliverson
Vice President
Kalispell Regional Medical Center
Brad A., Roy, h.D.=
FACHE, FACSM
Administrator
The Summit Medical Fitness Center
310 Sunnyview Lane 1 Kalispell, Montana 59901 1406.752.1724 Telephone 1406.756.2703 Fax
' 11
233 1st Ave. East -- Kalispell, Montana 59901
SUPERINTENDENT
(406) 751-3434
Fax (406) 751-3416
May 30, 2008
ASST. SUPERINTENDENT
(406) 751-3444
BUSINESS OFFICE
(406) 75 -3445
Sean Conrad, senior Planner
Fax (406) 751-3425
Kalispell Planning Department
TRANSPORT/MAINTENANCE
201 1 st Avenue Fast
(406) 75 -3404
Kalispell, MT 59901
SPECIAL SERVICES
(406) 751-3408
Re: Siderius Family Subdivision
Dear Mr. Conrad:
RD F=0F=RaYE'
JUN 03 2008 0
KALISPELL PLANNING DEPARTMENT
I have spoken with a representative of the Siderius Family on this
subdivision. It currently lies within the Lakeside Somers Elementary
School District so we are not currently responsible for providing support to
the elementary students in that area. However, as you may be aware the
challenge of building a school site with the current bonding capacity in that
area may be a challenge. we are interested and would support
consideration of a territory transfer between Lakeside/Somers school
district and Kalispell Public Schools, if the subdivision and Lakeside/
Somers District were in agreement.
The subdivision is located in the Flathead High School District. We do not
know at this time what an impact this would have on Flathead High
School. We might be interested in entering a purchase agreement for
land adjacent to the donated school site to provide an additional future
high school location if this land is not acted upon as a site for an
elementary district.
Please feel free to contact me for further information.
Darlene Schottle, Ed. D.
Superintendent of Kalispell Public Schools
P.O. Box 3231
xaliapeu, UT 599 0 3-32 31
Augmt 1, 2008
Yaoispell city Riw " wilding Department
201 - 111� Avenue East
KalxspelL MT 59901
Gmtlsam.e=
I live at 147 Cemetery Rd. and woutd like to take this opperti unity to express
some concerns about the Sideriw Commons proicct.
A self contained neighborhood is an excellent idea for a rural are& In the case,
Kalispell is only one and half miles away. There is an established convenience
store/gas station at t2le corner and it is about a mile to Rosauers.
1. where does the water for this development coma from? How will tbis erect
the adjacent wells
2. Is the man road. on the project map an extension of Shefferd. Rd. or a iiew
road that starts at the current entrance to the property? If it starts at ths
current entrance it �1 create the sa a dysfunctional intersection as 1 �Street
and Airport Rd. Li thar way., there will be a very substantial increase in traffic.
3. wouldift it make more sense to have business frontage along the by-pass
instead of houses?
4. If the houses thera ars on a land trust am -el the home owners don#t own the
property, who is responsible for =ainten nce?
Besides the four homes adjacent to this project with frontage on cernetery Rd.,
there is a smaU established neighborhood out there and this affects them as 'welL
I've lived in this quiet, safe urea for 2a yearn and this proposed high duty
plan and its increase in traffic, noise, and lights snakes sae feel as though.1 have
lost MY hO e.
Yo'ura iru�y,
GIv7'700"."`^J
Z�dr= Vanderkaik
Letter to the planning board
Fin a property owner adjacent to Siderius Commons. icy property is zoned SAG 10, and
the ad j acent property on all four sides are zoned SAG I 0 ine (tiding the land on the
proposed Siderius Commons campus. F d like to see it stay that way until ? o? o, when the
current plan expires. But I. know that is unlikely. because the City wants to grow. and
many powerful and influential people stand a lot to gain by annexation of the area into
the City. All I can do is encour age there to do something better with the land than what
they "re proposing.
If and when Siderius Commons becomes annexed into the city of Kalispell, the SAC 10
zoning will automatically charge to "Suburban Residential", which is appropriate to the
site-- and the others of us night like the same if/-vvhen we're annexed at the same time. It
will encourage, I believe, a better future Kalispell than the ``Urban Residential" zoning
they currently seek. No rezoning of the SACS 10 portions of Siderius Common is required
to build the hoLIsing currently proposed on their plan. The Elementary School proposed
on the plan is very unlikely in reality. Somers can't afford it, and even if they could they
wouldn't want it there. It's a smoke screen and little more, and it's placed there only to
deter opposition. I would ask the Planning -Board to finalize annexation plans first, decide
about the school, and find out from adjacent landowners where they want to be before
changing the zoning on this parcel so that the rest of us which might wish to join can
become part of a larger plan more appropriate to the entire area.
.I'm particularly distressed by their plans to build 180. units of multi -family housing-
6 Projects" -as shown on the plan. No parking is shown, where will the 360 cars park"
Where will the children play? The City Planning Board thinks they're too close to the
noisy Bypass- so then where will they end up? I think this "plarmed community" suffers
from a serious Task of planning, and they should have to be very specific about what
they're going to build to get any zoning variance or special consideration because I
'wouldn't want to see a big mistake made there. I think what they're seeking is carte
blanche for substandard rental housing which could one day become an expensive City
problem-- especially if they can worm a "Flathead valley Community Land `rust'" into
the legal tangle of their 6 ' responsible planned community"".
.Ierry Nix wroth an OP!ED piece in which he called me "misinformed" and stated that the
project eras ``...NOT anv of=the things I claimed it to be". Hi's article vas a. tivindow into
their thi!�.ng and raised more questions than it answered. The land ownership issue is
clear as mud. People are going to pay rent on "'donated" land!? I'll admit to being
uninformed"", and that's something I am determined -will change. If I'm "misinformed"
Ws From misinformation, which owes its origin to there. He didn't .mention the -Projects"
at all in the article. I hope everyone interested in the Siderius Commons project attends
the meetings and work sessions =d public hearings and asks the hard questions and
demands real answers, as well as reviews the documents online as ,Terry Nix suggests. I'm
certain thev'd prefer attendance arranged to benefit them.. we adjacent landowners must
be the most active, becat[se We hati--e the most at stake.
CL4
in
;Z
m IF
I
Revisions: ISURVEY BY: Birms Boody,
SANDS SURVEYING INC. Lo-idscaps ArcHtmat Im.
SIDERIUS TOM SANDS 501 mat A-rw su4wtl suits. to
11 T I PM (406) 755-MBI 1 F=ct (404) "2-IRM
2 VILLAGE LOOP HhKormN runum "%I
COMMONS KAUSPELL WT 59901 r4wrm (A06) 50-47ft
Chris Colvin
2 565 Airport Road
Kalispell MT 59901 e-mail granpk@digisys.net
Dear Friends and Neighbors,
I have printed these papers and distributed them at my own expense. My interest is
simply to protect the value of my property, an agricultural ten acres (properly SAG 10)
which spans Ashley Creek. I sent this to you because I think you have a similar interest in
preserving the value of your own properties, and would like to be kept informed about
changes coming which will have a big effect on the value of all our properties, and might
want to be part of a property owners group. -
I hand delivered about 20 of these and heard about 20 opinions of "what's really
happening", and also spent an ' hour each with Sean Conrad and his boss- Toni .Ientz-
at the City Planning Board.
Opinion falls in two categories. The first one is that the Siderius family is very concerned
about the problem of low income housing, and is willing to go to great ends to help solve
a problem we all agree exists in the valley. The second one is that the S iderius family has
no intention of doing anything with the property, just selling it for the most money to a
developer, or a group of developers. A variant on this is that they just want to be able to
collect lease money forever from 300 families and a dozen or more businesses on over
two hundred acres in the Kalispell City limits, and as an additional benefit avoid paying
capital, gains (and other) taxes on the sale of the land, and use trust laws to limit tax
liability in the future.
The first opinion comes from the insiders.. the folk at the Planning Board, the
representatives of the family before the board who are painting the pretty pictures, and
people who stand the most to gain if the project is approved. The second opinion comes
from almost everyone else.
My own opinion, for what it's worth, is that this is just another shenanigan of the rich to
rip off the taxpayer and the poor and stay rich and keep everyone else poor- and to Hell
with the neighbors. So I'm. opposing it-- ail of it. I think Siderius C`ornnons zoning
shouldn't be allowed to change until the City's annexation plans are clearly decided and
understood and the rest of us affected have a chance to decide how we want to respond to
it. only then should we be asked to consider if this is a good place for this type of project
to be built. I predict the answer will be "No."
For me, the big question is whether or not the "little guys" can beat the "big guys"? I
think we can, if we act together and do -it immediately. If we don't, we'll get ghat they
4.
give us, and what we deserve. I think we need to form an organization, hire a good
lawyer (or other knowledgeable professional) very soon to represent, our interests and
keep us informed, and make our opinions known.
r r t
-7r7
0
Fetter to the Editor
As a landowner south of town, I was notified by mail by the City Planning Board that.:
there would be a meeting about S iderius Commons on July 8, a "work session" on the
project to follow a scheduled meeting which started at 7 pm. It contained maps showing
who would be affected, and it was clear to me that I must attend. I didn't know where to
go, but I knew when it was and how to find out where it was to be. Then I got another
notice from the City Planning Board clarifying the place and the time but containing no
information about the meeting. If I didn't want to miss it, I knew I needed to be there at
7prn (they might close the door at 7pm) and stay until it reached the floor. If any other
concerned landowners attended, most ,were gone by the time it came up-- which was after
9pm. My wife had to leave early- before the presentation- but she looked at the graphics
and when she left she had a positive attitude about the people and the project. The way it
was pictured it looked like a forested, park.
It was a nice presentation- very professional. The people were nice, enthusiastic about
their new project. At the end there was a parade of positive witnesses extolling the virtues
of the S iderius family and expressing enthusiasm about the project. I stood up to speak,
and somebody said "we thought you were leaving". I thought to myself, "You wish..."
I stood up, identified myself, and said that the meeting was poorly advertised and
inconveniently scheduled making attendance difficult.
I didn't know anything about the project before July S, but I was dumbfounded by what I
heard. They are proposing moving 600 low income families onto half of the 200 acre site
(the other half would be commercial/mixed use) including 180 families to be housed in
15 "rnitlti-farnily housing units". "Projects" are what they're called in the city. The
ownership of the land (some, perhaps all that was unclear because questions weren't
solicited, and the Planning Board dDesn't care) would stay in the Siderius Family Trust.
Paul wachhoiz, a well known realtor introduced himself as a local employer, stood up
and praised the project as a place where low income people could live in a "self-
contained community" and find all the services they need. Their labor would be a boon to
local commerce. Those services would come with annexation of the area by the City.
Many questions came to mind. who is going to pay for this? will local people want to
live there, or will it attract immigrant people to compete for local jobs? Does land which
isn't to be sold have to go through subdivision review`' will it help poor people raise
themselves up, or will it trap them in a downward cycle of poverty and dependence?
Where are all these children going to play and go to school? where is all the sewage
going to go? How are they going to keep 3000 low income people happy on 200 acres?
What do urban, low income people do when they're not working or in school? what will
happen to the crime rate? what about the other social problems which follow
concentrated poverty? what kinds of businesses will locate there to serve these people?
'what will the quality of the construction be? will there be good fences, or will there be a
lot of trespassing on neighboring land?
I've been a contractor all my life. I'm not anti --growth. I just like to see people build
comfortable, healthy, safe homes in safe neighborhoods designed to last a long time and
fit into the environment. I think the area is very scenic with nice views of the Columbia
Range, Lone Pine, Big Mountain. Ashley Creek is a lively, rich riparian zone filled with
birds and other wildlife. I'm building what I hope to be a nice house there, and others
hake and are, also. I do not believe that people will build nice things on land they can't
own. The zoning request is for a blank check to build low -end high density rental housing.
I think Siderius Commons', as it's currently conceived, is a very, very bad idea- and could
even get worse. what's wrong with a golf course? It is the gateway to Kalispell, after all.
What visitor will want to come here to build a house when the first thing they see is a
"project'" just like the ones they'd like to leave behind? we all know progress is
inevitable, but I would much rather have an industrial park, a shopping mall, a race track,
a fairgrounds, a shooting range or almost anything else next door more than what's being
proposed there. who gains by concentrating and perpetuating poverty? what are they
thinking?
00
The next meetingis on August 12 at the "new" City Hall, 20 I I -1' Ave E at6-pom'. At that
g y
time concerned citizens can announce their presence and state their purpose. Once again,
interested parties will have to wait around until the agenda gets to Siderius Commons.
Your comments and ideas and letters are solicited by the Planning Department (at the
above address), and their e-mail is www.kalispell,com/pling annand their phone is (406)
758-7940 and the Senior Planner, Sean Conrad, is the person to talk to about this project.
He's knowledgeable, accessible and nice.
Siderius Commons needs a zoning change to "High Density Urban" to accomplish this
project, and those of us who seek to change their minds must oppose that zoning change.
First we must oppose it in the "Highway 93 South Growth Policy Amendment" currently
before the City Planning Board. The current Growth Policy was intended to last until
2020, and we should seek to keep things as they are at least until we all understand the
process and decide one by one each of us how we want to fit into it. Annexing will
present each of us with difficult and important choices which will affect our taxes, the
future value of our property, and our way of life. we won't want Siderius Commons
deciding for us what South Kalispell is going to be.
Letters have to be in the hands of the Planning Department by August 4th to be part of
the information packets the board receives in preparation for the August 12 meeting. The
board could decide the issue as early as September 9, and if they decide "yes" and the
City Council goes along (and they wily this could be a done deal as early as mid -
September. Then it will be a downhill slide for them from there when the annexing
process begins, and an uphill push to oppose it. we must act now.
Thank you, Chris Colvin (2565 Airport Road, Kalispell NIT 59901)
e-mail Bran k(i�ci i €yisNrs. iiet
PODSC (Property owners adjacent to Siderius Commons)
c/o Chris Colvin
2565 Airport Road
Kalispell MT, 59901
No attended local phone at this time, but you can call Sean Conrad a@ 75 8-7940,
Or reach me by e-mail at granpk(a1digisys.net
Dear Property Owner,
This short questionnaire must be returned to me before the end of July so I can take it to
the planning board! Do IT Now! It will only take a few minutes of your time.
Your Name co%�� I /U
Address4ij2! f`1� 14A4A S P �7Inl
Phone. E-mail
Yes No
I I pq
it.
Undecided e/2I think the proposed Siderius Commons project is a good idead support
Yes No Undecided
[ ] [ ] vl� I support annexation of the area into the City
Yes No Undecided
[ k I I support Siderius Commons proposed rezoning to include "Urban
Residential".
Yes No
'` [ I want to be properly in.Lorrned of any meetings of the City or County Planning
boards or City Council relevant to the Siderius Commons project.
Yes No
I want to be properly informed of any meetings of the Planning Boards and City
Council relevant to the proposed City annexation of land South of Kalispell.
Thank you for your tune!-- Chris
tit G�-c�i/uC� Tz� C � �iu�
AJ,
too", .0 iteet
;'�c�}5E nnq�2� OUYZ., DCAk (ON SO cgni
PODS C (Property owners adjacent to Siderius Commons)
c/o Chris Colvin
2565 Airport Road
Kalispell MT, 59901
No attended local phone at this time, but you can call Sean Conrad @ 758-7940,
Or reach me by e-mail at gg1-ipk0�dig s js.net
4
Dear Property Owner,
This short questionnaire must be returned to me before the end of July. so I can take it to
the planning board! DO IT NOW It will only take a few minutes of your time.
Your Name �
Address
Phone. E-mail
-z27-06P
Yes No Undecided
[ [ I think the proposed Siderius Commons project is a good idea and support
�t f
Yes No Undecided
[ j I support annexation of the area into the City
Yes No Undecided
[ 1 [ I support Siderius Commons proposed rezoning to include "Urban
Residential".
Yes No
Want to be properly 11�.o'IneLL of a1�y nieGtiLgs of t�t+c City or �ouu�. Plaiu�uiz,
Boards or City Council relevant to the Siderius Commons project.
Yes No
[ I want to be properly informed of any meetings of the Planning Boards and City
Council relevant to the proposed City annexation of land South of Kalispell.
Thank you for your time! - Chris
w�C,�SE Mq�2K �(uvrc i-i�cA��vN so CA/*"j; f 6hck-� 6vN2yo�!
PODSC (Property owners adjacent to Siderius Commons)
c/o Chris Colvin
2565 Airport Road
Kalispell MT, 59901
No attended local phone at this time, but you can call Sean Conrad @ 758-7940,
Or reach me by e-mail at gqU,1 k(a_) i isys.net
Dear Property Owner,
This short questionnaire must be returned to me before the end of July so I can take it to
the planning board! DO IT NOW! It will only tame a few minutes of your time.
Your Name ``J (►'1�i � Q V � � � d
Address �--�•� i �irIpOV-4 p6aA
Phone. E-mail S � Dl��� 406 � �_5,7 � — �� � ( J + n't � Sa
et, or
Yes No U decided
I I I I I think the proposed Siderius Commons project is a good idea and support
lt.
Yes No Undecided
I support annexation of the area into the City
Yes No Undecided
[ ] I support Siderius Commons proposed rezoning to include "Urban
Residential".
Yes No
M r I Y want to bP ro�Prly informed of any meetings of the Citv or Coup Planning
!. .� a z. ..
oards or City Council relevant to the Siderius Commons project.
Yes No
[ ] I want to be properly informed of any meetings of the Planning Boards and City
tKo=cil relevant to the proposed City annexation of land South of Kalispell.
P P tY p
Thank you for your tune! - Chris
',:Er�5E Mg12K IJUUyZ,. J-oC.AkION So wE Cq/\1 EvN2yen,C-.!
P oD S C (Property ❑ rners adjacent to Siderius Coramons)
c/o Chris Colvin
2565 Airport Road
Kalispell SIT, 59901
No attended local phone at this time, but you can call Sean Conrad @ 75 5-7940,
Or reach me by e-mail at graLipk(@d gisys.ne.t
Dear Property owner,
This short questionnaire must be returned to me before the end of July so I can take it to
the planning board! DO IT NOW! It will only take a few minutes of your time.
Your Larne --.- �- ,
Address
._ w
Phone. E-mail 1 6C- 2 � -f 7 f�,�. � � � �.�.. t-� � �--' �w4�..��
Jf.
Yes No Und ' - -ed
I think the proposed Siderlus Commons project is a good idea and support I [ I
it.
,Yes No Undecided
C 1 C I support annexation of the area into the City
Yes No Undecided
[ I support Siderius Commons proposed rezoning to include "Urban
Residential".
Yes No
X4 [ ] I want to be properly informed of any meetings of the City or County Planning
Boards or City Council relevant to the Siderius Commons project.
Yes No
I want to be properly informed of any meetings of the Planning Boards and City
Council relevant to the proposed City annexation of land South of Kalispell.
Thank you for your time! -- Chris
EVCf'�40A.�! U C-A�ic4{SE AA (2�4CA k IO�j :50