Application For Growth Policy Amendment & Petition for AnnexationSIDERIUS COMMONS
Kalispell, Montana
Application for Growth Policy Amendment
and
Petition for Annexation and Initial Rezone
May 5, 2008
Applicant:
Siderius Family Limited Partnership, Josephine R. Siderius Living
Trust, Jo Lynn Yenne, Patricia A. Sanders, Raymond E. Siderius,
Linda L. Siderius, and Josephine R. Siderius
6010 Highway 3 5
Bigfork, Montana 59911
Prepared By:
Jerry M. Nix
43 Sunrise Drive
Kalispell, Montana 59901
and
Bruce Boody Landscape Architect, Inc.
301 East 2nd Street, Suite B
Whitefish, Montana 59937
1
SIDERIUS COMMONS
Table of Contents
Section 1. Project Introduction.
a. Project Narrative
b. Project Team
c. Vicinity Narrative
d. Vicinity Map
e. Property Aerial Photos
f. Property Surveys
g. Property Title Insurance Commitments
Section 2. Application For Growth Plan Amendment.
a. Application for Growth Plan Amendment: Information 1-4, C
b. Flathead County GIS: Certified Adjacent Property Ownership List
c. City of Kalispell: Maps 1.1, Kalispell Growth Policy Area; and
Map 1.2, Kalispell Growth Policy Area; Amendment Areas
d. City of Kalispell: Map 6.5, Existing Land Use in the Kalispell Growth Policy
Area and Map 6.2, Kalispell Growth Policy —Future Landuse
e. City of Kalispell: Highway 93 Growth Policy Amendment
f. City of Kalispell: Pre -Application Meeting Notes
g. Growth Plan Amendment Narrative: Supplementary Information, 4 D.
h. Proposed Land Use Map
Section 3. Petition For Annexation And Initial Zoning.
a. Petition for Annexation and Initial Zoning and
Petition to Annex and Notice of Withdrawal From Rural Fire District
b. City of Kalispell, Current Zoning Map and
Siderius Neighborhood Zoning (Flathead County Current Zoning)
c. City of Kalispell: Current City Zoning Map
d. Flathead County: I-1H Light Industrial, Permitted Uses
e. City of Kalispell: B-2 General Business and RA-1 Residential Apartment,
Permitted Uses
f. Annexation and Initial Zoning Narrative
g. Proposed Initial Zoning Map
Section 4. Project Concept Designs.
a. Bruce Boody Landscape Architect: Diagrammatic Conceptual Master Plan
b. Bruce Boody Landscape Architect: Conceptual Master Plan Illustrative
c. Bruce Boody Landscape Architect: Proposed Highway 93 South Landscape
Buffer
d. Bruce Boody Landscape Architect: Open Space Calculations
Section 5. Project Special Studies.
a. NTL Engineering and Geoscience: Preliminary Geotechnical Report
b. RLK Hydro, Inc.: Preliminary Hydrogeologic Investigation
c. Pacific International Engineering: Ashley Creek Special Flood Plain Study
d. Robert Peccia and Associates Engineers: Kalispell City Airport Overflight
Zone and Building Height Study
e. Robert Peccia and Associates Engineers: Traffic Impact Analysis, Phase I
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Section 6. Kalispell Growth Plan Resource and Analysis Maps.
a. Map 3. 1, CITY OF KALISPELL, JANUARY 2000 & AUGUST 2007
b. Map 3.2, KALISPELL GROWTH POLICY AREA POPULATION
DENSITY
C. Map 6.1, CITY OF KALISPELL AND THE GROWTH POLICY AREA
d. Map 7.1, 100 YEAR FLOODPLAIN & FLOODWAY
e. Map 7.12, WILDLIFE HUMAN CONFLICTS/INCIDENTS 1998-2006
f. Map 7.2, 1964 FLOOD AREAS
g. Map 7.3, DEPTH TO WATER TABLE
h. Map 7.4, WETLANDS
i. Map 7.5, HYDRIC SOILS CLASSIFICATIONS
j. Map 7.6, TOPOGRAPHY AND STEEP SLOPES
k. Map 7.7, IMPORTANT FARMLANDS
1. Map 7.8, IMPORTANT WILDLIFE HABITAT
In. Map 7.9, WHITETAIL DEER DENSITY AND WINTER RANGE
n. Map 7.12, WILDLIFE/HUMAN CONFLICTS/INCIDENTS, 1998-2006
Section 7. APPENDIX A.
a. Flathead County GIS: Address Points/Population Estimate.
b. Flathead County GIS: Population Radius Maps.
(1). 1, 3 & 5 Mile Radii
(2). 10 & 15 Mile Radii
C. Economic & Planning Systems: Household and Income Data.
(1).
Table 1: 1 Mile Radius
(2).
Table 2: 3 Mile Radius
(3).
Table 3: 5 Mile Radius
(4).
Table 4: 20 Minute Drive Radius
(5).
Table 5: 30 Minute Drive Radius
Section 8.
APPENDIX B.
a.
Sands Surveying: Property Topographic Survey
b.
Sands Surveying: Deeded Highway Right -of -Way Approaches
C.
City of Kalispell, U. S. Highway 93 South: Water & Sewer Service
Maps, and Utility Reimbursement Formula
d.
Declaration of Covenants, Conditions and Restrictions of Ashley
Business Park
e.
Abandonment of Covenants, Conditions and Restrictions of Ashley
Business Park
f.
Montana Fish, Wildlife & Parks: Fish Species in Ashley Creek
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g. Montana Secretary of State: Filing of Articles of Incorporation and
Tax Exempt Status for the Flathead Valley Community Land Trust
h. Flathead County GIS: School District Map
Separate Binder Inclusions:
1. Ten Principles for Developing Successful Town Centers: Popular
mixed -use town center developments are offering Suburbanites a sense of
community, convenience, and attractive amenities that previously could
only be found downtown. Based on intensive study of three very different
town centers, and the expertise of leading town center developers, public
planners, architects, economic consultants, and property advisors, this full -
color publication provides the principals and lessons learned to ensure that
a town center is sustainable, lasting, and successful. Illustrated with
photographs and site plans, the report includes new Greenfield sites, as
well as areas already integrated into the community.
2. Ten Principles for Smart Growth on the Suburban Fringe: How can
you counter the negative effects of sprawl, yet accommodate the rapid
increase in population growth expected over the next 20 years? Infill
development is part of the answer, but the demand for new, relatively
affordable housing will continue to drive development on the fringe of
suburbia. Based on contributions from experts in the real estate industry,
as well as conservationists, this booklet takes a fresh, realistic approach to
suburban development, providing guidelines to make new development
more attractive, accessible, environmentally sensitive, livable and
profitable.
3. Ten Principals for Developing Affordable Housing: Housing price
appreciation, coupled with declining public subsidies, condominium
conversions and an antidevelopment attitude in many regions, has
resulted in an affordable housing crisis. Workers in service businesses and
municipal employees on whom communities depend for economic health,
as well as others that need a safe, affordable place to live — such as young
people just starting their careers, the elderly, and disabled veterans — have
been forced to crowd into apartments, locate in distant suburbs, and pay an
increasing share of their income for housing.
Based on the outcome of a workshop and discussions with industry leaders
and experts, this booklet was designed to help developers, policy makers,
and community leaders understand what it takes to produce affordable
housing. Colorful and to the point, this quick read makes the case for
attractive, sustainable affordable housing that will enhance community
economic vitality and the quality of life.
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Section 1 a. Project Narrative.
Siderius Commons is strategically located south of the existing City limits of Kalispell,
southwest of Cemetery Road and Highway 93 South. The property comprises
approximately 207 acres of land, stretching from Cemetery Road on the north side to
Ashley Meadows Road on the south side. The project is accessed by Highway 93, and
the major County roads of Willow Glen Road and Lower Valley Road, which intersect
Cemetery Road at the project's north side. The proposed Kalispell Bypass is designed to
begin just south of Gardner's RV and cross the subject property east -to -west.
Siderius Commons has 360 degree views to the surrounding mountains, including the
Mission Mountains to the southeast, Swan Range to the east, Glacier Park to the
northeast, the Whitefish Range to the north and Blacktail Mountain to the west.
Siderius Commons is envisioned to become a self-sustaining community with a balance
of uses, including retail, office, residential, health care, public school and recreational
uses. It is anticipated to be a vibrant activities -oriented community that will provide
primary services for the residents of Siderius Commons and serve as a community
shopping center for south Kalispell and Flathead County.
The proposed retail/commercial area of the project comprises approximately 60 acres and
anticipates a blend of mid -sized retail pads and a small mixed -use Town Center along the
frontage of Highway 93 South. While north Kalispell, in the vicinity of North Highway
93 and Reserve Drive, has experienced a huge growth in retail stores and other
commercial services, the south Kalispell and Flathead County area has experienced
significant industrial growth, but very limited retail and commercial growth. Siderius
Commons is proposed to fill the need for retail, commercial and office uses in this area.
Anticipated commercial tenants are: a grocery store, drug store, hardware store, office
supply store, auto parts store, book store, a buffet restaurant, and several banks.
The Town Center, located along the south portion of the commercial Highway 93 South
frontage, will be approximately three (3) blocks long. Attractive three story buildings
will line the town center drive. Retail stores, restaurants, professional offices, and art
galleries will occupy the ground levels, while the second and third stories will be mostly
residential units. The flexibility of building design allows multiple variations of these
mixed uses.
On the south side of the retail/commercial area, just behind the current location of
Gardner RV, is the proposed Health Fitness/Recreation Center complex. A varied blend
of health care professionals will occupy this complex. The Community Center will
provide the community with a meeting place that may double as a daycare center for the
residents of Siderius Commons and south Flathead County.
C1
The residential area within Siderius Commons comprises approximately 102 acres of
land on the west -half of the project. A diverse blend of housing is envisioned for this
area, with a focus on attached townhomes and row homes geared toward entry-level
market -rate housing. In addition, the project anticipates a significant affordable housing
element, with the affordable housing units integrated throughout the housing types, rather
than segregated in separate areas. Siderius Commons also anticipates incorporating
affordable rental housing. A Montana non-profit corporation, the "Flathead Valley
Community Land Trust" has been formed in anticipation of owning the land under the
affordable units that are constructed in Siderius Commons. In the future, this land trust is
anticipated to expand to provide affordable housing in other projects in Flathead County.
Siderius Commons features significant greenbelt and recreational areas. The City of
Kalispell requires a two hundred (200) foot setback area along Ashley Creek, which lies
adjacent to the west of Siderius Commons. The first seventy-five (75) feet is proposed to
remain in its' native state to support wildlife habitat. The balance of the setback areas is
proposed for open space, parks and recreation uses. The only proposed building within
the setback area will be a well house, servicing a 350 gallon -per -minute commercial
water well, which will be provide untreated irrigation water to all greenbelt and lawn
areas within the Siderius Commons project. The project layout utilizes landscaped
sidewalks and linear greenbelt areas to tie together the various land uses within the
project. Storm drainage for the project will be accomplished by linear bio-swales, which
will filter runoff into the underground aquifer in an environmentally friendly manner,
rather than discharging directly into Ashley Creek.
On the southern boundary of Siderius Commons, the Siderius Family has agreed to
donate approximately 4.5 acres of land for an elementary and junior high school (K-8) to
the Somers School District. This proposed school site would have direct access to
Highway 93 south at Ashley Meadows Road along the project's main City collector
roadway, and would be adjacent to a dedicated City park about ten acres in size. The
City has proposed to work with the Somers School District to determine a workable
arrangement which would allow the City Park to be used for school activities, as well as
for the school to be used for public programs.
The recreation elements within Siderius Commons will be significant for the Kalispell
community. Currently Flathead County's 8-mile Somers Bike Path ends approximately
three quarters (3/4) of a mile southeast of Siderius Commons at Ashley Creek and
Highway 93 South. The Montana Department of Transportation plans to connect the
Somers Bike Path to the bike path that will run the entire length of the proposed 6-mile
Kalispell Bypass. When the Kalispell Bypass is complete, it will connect the Somers
Bike Path with the seven (7) mile Kila Rails -to -Trails bike path, which currently ends at
Highway 2 and Meridian Road. Siderius Commons is strategically located at the center
of the bike path system that will span 21 miles. In the future, the County's proposed bike
paths along Willow Glenn and Lower Valley Roads will further enhance the Flathead
Valley's bike path system.
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Section I b. Project Team.
Owners:
The Siderius Family Limited Partnership;
The Josephine R. Siderius Living Trust;
(Josephine Siderius) and
Patricia Sanders, Jo Lynn Yenne, Raymond Siderius and Linda Siderius
Project Coordinators:
Jerry M. Nix Tia Robbin, Attorney
43 Sunrise Drive Measure, Robbin & Wilson, P.C.
Kalispell, MT 59901 and 24 First Avenue East, Suite C
Telephone: (406) 755-9371 Kalispell, MT 59901
Telephone: (406) 752-6373
Planner/Landscape Architect:
Bruce Boody Landscape Architect, Inc.
301 Second Street
Whitefish, MT 59937
Telephone: (406) 862-4755
Completed: Proposed Growth Policy Amendment Map, Proposed
Annexation and Zoning Map, Diagrammatic Conceptual
Master Plan, Conceptual Master Plan Illustrative, and
Highway 93 Landscape Buffer Drawings.
Project Surveyor:
Sands Surveying, Inc.
2 Village Loop
Kalispell, MT 59901
Telephone: (406) 755-6481
Completed: Property Boundary Survey, Topographic Survey, and Deeded
Highway Right -of -Way Approaches.
E:3
Project Engineer:
Robert Peccia and Associates
100 Cooperative Way, Suite 200
Kalispell, MT 59901
Telephone: (406) 752-5025
Completed: Airport Overflight Zone/Building Height Study, and
Traffic Impact Analysis, Phase I.
Hydrolo2y/Water Rights Engineer:
RLK Hydro
484 North Main Street
Kalispell, MT 59901
Telephone: (406) 752-2025
Completed: Hydrogeological Study and Commercial Well Drilling.
Geotechnical Engineer:
NTL Engineering & Geoscience
1075 Trumble Creek Road
Kalispell, MT 59901
Telephone: (406) 257-6479
Completed: Geotechnical Investigation and Soils Boring Tests.
Special Studies:
Ashley Creek Flood Plain Special Study.
Pacific International Engineering
123 2nd Avenue
Edmonds, WA 98020-1599
Telephone: (425) 744-7700
X'
Section 1 c. Vicinity Narrative:
The general vicinity for Siderius Commons can be described as follows: From Kelly
Road on the north side to just south of Rocky Cliff Drive and Auction Road on the south
side, and from Airport Road on the west side to approximately one mile east of Highway
93 South on the east side. This area corresponds with the City of Kalispell's Growth
Policy Area's south section. The Siderius Commons' vicinity is further described by the
following area land uses:
Highway 93 South Corridor.
Light industrial and highway commercial uses line Highway 93 South both north
and south of the subject property for approximately 1 mile. The "Four Corners"
intersection is a key transportation connection that links Willow Glen Road,
Lower Valley Road and Cemetery Road to Highway 93 South. Highway 93
South has expanded to a limited access, five -lane freeway that extends
from 13th Street on the north side in the City of Kalispell to the intersection of
Highway 93 South and Montana Highway 82 ("Somers to Bigfork"). The
Highway 93 South corridor within the vicinity of Siderius Commons is a
preferred location for industrial employers in Kalispell. The following businesses
are located along this stretch of Highway 93 South:
East Side of Highway 93, from Kelly Road, south to Cemetery Road:
Lucky T's Horse Tack and Trappings, Kalispell Marine, Captain's Marine,
Western Automotive Associates, Sport Land, Valley Storage, Big Sky Metal
Fabricators, Budget Car and Truck Rental, Party Time, Kalispell RV, Full Time
RV Service, Evergreen International, Southside Consignment and Antiques,
Jack's Diesel Service, Kalispell Truck Parts, Brass and Bullets, Treasure State
Transit, The Artisans Doors, Swartzenberger Wrecking, and Glacier Toyota.
West Side of Highway 93, from Kelly Road, south to Cemetery Road:
Jackola Engineering, Penco Power Center, Murdoch' s Ranch and Home Supply
and Garden Center, Kurt's Polaris, Victory Motorcycles, Burton Brand Source,
Montana Harley Davidson-Buell-Ducati Motorcycles, Harvey's Lil' Trucks,
Jesco Marine and Power Sports, S & S Campers and Manufacturing, Fireplace
Center, R & J Wrecking, Smith Valley Fire Department, and Avery Building
Company.
East Side of Highway 93 South, from Cemetery Road south to Auction Road:
The Edge/KGEZ Radio Station, Mergenthaler Transfer and Storage, Triple W
Equipment/John Deere, Modern Machinery, Black's Wholesale Distributing,
Montana Tractor, Mountain Equipment Repair, Gardner's Auction, Rock City
Stone Supply, Janitor's World, Alpine Storage, Northwestern Truss, Affordable
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Auto Center, Abbey Carpet, Advanced Powder Coating, Ashley Creek Animal
Clinic, Pierce Manufacturing, Montana Industrial Stickers, Custom Enterprises
Factory Coatings, Northwest Tent and Awning, Granite Creek Fabrication Shop,
93 Wood Products, City Service/Valcon, Kalispell Truss Center, Heritage
Manufactured Homes, L & M Trucking, Schlagel Sand and Gravel, and
The Old School Station Industrial Park (which includes: Fun Beverage, Morrison-
Maierle-CSSA Engineers, and Gallegos Painting).
West Side of Highway 93 from Cemetery Road south to Auction Road:
Town Pump/Conoco, Old Montana Ironworks, Gardner RV, Northland
Manufacturing, Clippers Barber Shop, Treweek Construction and Mini
Storage, Montana Log Homes, Jim Palmer Signs, Bob's Pickup and Delivery,
Powder Coating of Kalispell, Western States Equipment/Caterpillar, Oh's Body
Shop, Action Auto Glass, Snow Creek Tractor Company, United Tool Rental,
Glacier Off -Road Auto Service, and C & C Distinctive Counter Tops and
Cabinets.
Future Kalispell Bypass:
The future Kalispell Bypass is designed to begin at Highway 93 South, just south
of Gardner' s RV. It then runs west through Siderius Commons, and
routes northward, ending at Highway 93 North and Reserve Drive. Upon its'
completion, this limited -access freeway is anticipated to rapidly move traffic
from south Kalispell to north Kalispell within about seven (7) minutes. This will
allow residents of Siderius Commons to easily access employment centers
throughout the Flathead Valley.
The designed right-of-way for the Kalispell Bypass is shown on the plans for
Siderius Commons. At the current time, the right-of-way for the Bypass
has not been acquired by the Montana Department of Transportation.
Ashley Creek/Airport Road Corridor:
The land adjacent to the west of Siderius Commons lies within the Flathead
County SAG-10 zoning district, and lands adjacent to the southwest are in the
County's SAG-5 zoning district. A map titled "Siderius Neighborhood Zoning"
shows the current Flathead County zoning for the general area. The homes in this
area are on rural lots, generally from five (5) to twenty (20) acres in size.
Because roadway access to the majority of these lots is off of Airport Road,
the actual home sites are generally located at least one quarter (1/4) of a mile away
from Siderius Commons.
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Vicinity Area Residential Subdivisons:
There are only three (3) residential subdivisions in the Highway 93 South Growth
Policy Amendment Area. Ashley Meadows is a six (6) lot estate subdivision
adjacent to the south; the Green Tree Meadows subdivision is located about'/2
mile east of Highway 93 South on the south side of Lower Valley Road; and the
Rocky Cliff, Subdivision is a residential and commercial development, comprised
of nine (9) commercial lots on the frontage of Highway 93 South, and forty-one
(41) single family home lots lying west of the commercial lots. Currently,
Montana Sash and Door and Riverside Garage Door have commercial businesses
located on the commercial Highway 93 South frontage road in the Rocky Cliff
subdivision.
City of Kalispell/U. S. Environmental Protection Agency Sludge Disposal Site:
Siderius Commons surrounds a forty (40) acre parcel owned by the City of
Kalispell and the Federal Environmental Protection Agency (EPA) on its' east
and south sides. This site is used to dispose of sludge cleaned from the reactors
in the Kalispell Sewage Treatment facility about every three years. The sludge is
injected into the soil, and pasture grasses are planted on the property. This site is
forecast to remain in natural pasture long into the future.
Section 1 d: Vicinity Map:
The Vicinity Map for Siderius Commons is on the following page.
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Section 1 d. Pre -Application Meeting Notes:
A Pre -Application Meeting for Siderius Commons was held on October 29, 2007 at 9:30
a.m.
In Attendance:
Representing the City of Kalispell:
Jim Patrick, City Manager
Tom Jentz, City Planning Director
Charles Harball, City Attorney
Kelly Danielson, Community Development Director
Representing the Applicant:
Jerry Nix, Project Coordinator
Tia Robbin, Project Coordinator, Legal Counsel
Bruce Boody, Planner and Landscape Architect
Items Discussed
Growth Plan Amendment:
1. Change of Uses for Siderius Commons from Industrial to Commercial
and Medium -Density Residential Uses with Affordable Housing.
The City acknowledged that the predominate growth of retail businesses has
occurred in north Kalispell near Highway 93 North and Reserve Drive, and
that the South Kalispell area is lacking in community retail stores and
services. In addition, the City indicated support for medium density housing
for Siderius Commons in order to help prevent urban sprawl, provide for
lower cost housing, support Affordable Housing within the City, and to better
utilize the City's recently extended water and sanitary sewer main lines along
Highway 93 South. The City recommended land use categories of:
1) Commercial for the portion of Siderius Commons that would provide retail
stores, health clubs, medical facilities and mixed uses; and 2) Urban
Residential for the portion of Siderius Commons that would provide
residential dwellings and public schools.
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Annexation and Initial Zoning:
1. Appropriate Zoning Recommendation/Bubble Drawings.
Tom Jentz recommended that the commercial/retail/mixed-use portion of the
property be in the B-2 zoning district. Although the retail, mixed -use and
medium density residential elements of Siderius Commons could be developed
entirely within the B-2 zone, with a PUD Overlay, Tom recommended
utilizing one of the City's R or RA zoning districts for the residential area
within the project. In this manner, even though the subject property will have
a PUD Overlay, the general public will have more assurance that the area
zoned as residential will be developed as residential and not commercial.
Tom also recommended that the applicant prepare "bubble drawings" to depict
the general land use elements proposed for the property, rather than the more
specific drawings that were reviewed at the Pre -Development Meeting.
General Project Planning Issues:
1. Ashley Creek Setback:
A setback of 200 feet from the center line of Ashley Creek was confirmed,
with the first 75 feet of setback to be preserved in its' natural state for a
wildlife buffer area. Also, no direct unfiltered storm water runoff would
be allowed to discharge into Ashley Creek.
2. Setbacks from Highway 93:
The City of Kalispell has intends to create a landscape and setback policy
for the Growth Policy's Highway 93 South area. However, to date those
policies have not been established.
Discussion centered on whether a one hundred fifty (150) foot setback was
appropriate in the Highway 93 South Growth Policy area. Bruce Boody
pointed out that the major objective of a landscaped buffer adjacent to
Highway 93 is to visually screen the buildings and parking lots in the
commercial areas from traffic traveling along Highway 93, while
preserving views of the mountains to the west. This he proposed to
accomplish with a fifty (50) foot wide berm, which would be heavily
landscaped. Building setbacks of one hundred (100) feet was discussed,
and Tom Jentz reminded all that the project would be required to have a
Planned Unit Development Overlay, which, upon the submission of a
Preliminary Plat, would allow the City to review the placement and design
of buildings along the frontage of Highway 93.
14
3. Collector Roadway:
The City supported the location of the main north -south collector roadway
within Siderius Commons, including the plan's proposed underpass under
the proposed Kalispell Bypass. Siderius Common's design is an inter-
connected community with critical elements on both sides of the proposed
Bypass. The underpass is a vital element of Siderius Commons and is
critical in keeping local traffic off of Highway 93. The collector roadway
also allows for an ideal pathway for utility extensions within Siderius
Commons.
4. Connections onto Highway 93:
The City encouraged using as few access points as possible onto Highway 93
South, to minimize highway traffic impacts in the vicinity of
Siderius Commons. The Montana Department of Transportation plans to
install a new traffic signal at the intersection of Highway 93 South and the
Kalispell Bypass. Another traffic signal is planned at Highway 93
South and Ashley Meadows Road, subject to a Traffic Warrants Study.
5. Impact Fees:
Jim Patrick stated that Impact fees, as adopted by the City, would be
due only upon the filing of a final plat for development on the subject
property.
15
A second Pre -Application Meeting was held on December 18, 2007.
In Attendance:
Representing the City of Kalispell:
Frank Castles, Assistant City Engineer
Paul Burnham, Kalispell Civil Engineer
Representing the Applicant:
Jerry Nix, Project Coordinator
Tia Robbin, Project Coordinator, Legal Counsel
Items Discussed:
1. City of Kalispell Water Main Lines.
The City recently extended a new 18 inch water main along the west side of
Highway 93 South, to service the "Old School Station" industrial park.
Siderius Commons is adjacent to and has immediate access to this new water
main from Cemetery Road, south to Ashley Meadows Road.
2. City of Kalispell Sanitary Sewer Main Lines.
The City has also extended sanitary sewer service mains within Highway 93
South to the Old School Station Industrial Park. Siderius Commons has
immediate access to the new sanitary sewer main lines from Cemetery Road,
south to Ashley Meadows Road.
3. "Latecomer/Repayment Agreement" on Water and Sewer Lines.
Frank Castles indicated that the City is in the process of completing a study
to determine the amount of fees that will be levied on future users of the
water and sewer lines that have been installed by the developers of the "Old
School Station" industrial project at Demersville Road and Highway 93
South. Frank estimated that the City should have their study completed
sometime in January of 2008.
A third Pre -Application Meeting was held on January 16, 2008.
In Attendance:
Representing the City of Kalispell:
Mike Baker, Parks and Recreation Director
Chad Fincher, Parks Superintendent
Representing the Applicant:
Jerry Nix, Project Coordinator
Items Discussed:
1. City Parks Plans for south Kalispell.
Mike suggested that two neighborhood parks will better serve the City and the
residents of Siderius Commons. The south neighborhood park, adjacent to the
proposed elementary/junior high school and south of the proposed Kalispell
Bypass, could feature improved activities areas such as basketball courts,
tennis courts and playing fields. The north neighborhood park, north of the
proposed Kalispell Bypass, could feature picnic areas, active trail areas and
other open space -oriented activities.
2. City Park Dedication Requirements.
Mike reviewed the City's Subdivision Regulations, Section 3.19 PARK
LAND, which require the developer to dedicate eleven (11%) percent of the
combined area of all land to be divided into one half (1/2) acre lots and
smaller. This requirement will be made for the Siderius Commons project.
The two proposed neighborhood parks discussed above, satisfy the City's
requirement. A calculation of Parks and Open Space is included at the end of
Section 4.
3. City/School District Cooperation.
Mike pledged the City's cooperation with the Somers School District to
negotiate a mutually beneficial arrangement whereby the south neighborhood
park and its' improvements support the proposed K-8 school. The school will,
in return, provide access to the building facilities for public programs.
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4. MDOT/Kalispell Bypass Bike Trail System.
The future City bike trail system, as outlined in Figure 7.2 of the
Comprehensive Park and Recreation Master Plan was reviewed. Mike
pledged to support the development of this ambitious bike path as funds
allow, and to interface with the Montana Department of Transportation to
move the bike path system forward.
Section 2. Application For Growth Policy Amendment:
a. See signed Application for Growth Plan Amendment, 14C.
GROWTH PLAN AMENDMENT NARRATIVE
4 D. Please provide the following information in a narrative format with
supporting drawings or other format as needed:
a. An overall description of the issues, goals and policies associated with the
proposed development.
Siderius Commons is a proposed self-sustaining community that provides different
housing types geared toward entry-level purchasers and support true subsidized
affordable housing within the City of Kalispell. Siderius Commons provides for a
community shopping center, town center and health care/exercise facility that will
support the project's residential element. In addition, it will also serve the extensive
south Kalispell and Flathead Valley neighborhood with needed services currently
unavailable in those areas.
b. Project feasibility and a schedule showing the timeframe in which each phase
will be completed.
Siderius Commons is anticipated to be developed as the Kalispell real estate market
allows. Currently, the Flathead Valley real estate market has slowed significantly,
following national trends. Since it is difficult to project when the real estate market
will rebound, estimating a concise time schedule for development of Siderius
Commons is not reasonable or prudent. However, gaining approval from the City of
Kalispell for Siderius Commons will allow marketing toward the commercial and
residential segments to attract end users. As those actual users come forward, more
precise plans will be submitted to the City in the form of Preliminary Plans.
In the commercial portion of the project, it is anticipated that the retail pads and
health care/exercise facility will be the first to develop, as preliminary interest has
been expressed by several prominent users for those segments.
The housing element also appears to have significant interest to proceed quickly. A
great deal of interest has been expressed in providing true subsidized Affordable
Housing for the City of Kalispell, and entry-level attached housing has also generated
significant interest.
MI
The Town Center will most likely be the last element to be developed because it is the
most expensive and complicated element. The Great Northern Town Center in
Missoula estimates that it has $67 million in their ten (10) acre town center.
The portion of Siderius Commons that of the proposed Kalispell Bypass is anticipated
to develop much more quickly than the area south of the proposed Bypass. The area
north of the Kalispell Bypass has convenient access to the existing traffic signal at
Cemetery Road and Highway 93 South, and has two proposed right-turn-in/right-
turn-out access points onto Highway 93 South. Access to the area south of the
Kalispell Bypass is proposed to be serviced by: (1) a right turn in/right turn out access
just south of the Bypass entry point at Highway 93 South (on the old County Museum
property); (2) a future signalized intersection at Ashley Meadows Road and Highway
93 South; and (3) by the Siderius Commons' collector roadway that is proposed to
run underneath the Bypass. Negotiations between the owners of Siderius Commons
and the Montana Department of Transportation must be completed prior to the
development of the land area within the project that lies south of the Bypass.
c. A showing of the conformance of this amendment with the growth policy overall.
Paragraph 2 of Hwy 93 South Growth Policy Amendment states: "It is recognized
that development will occur along this corridor that will contribute to a local and
regional economy in commercial, industrial and residential aspects".
The current Kalispell Growth Policy's Hwy 93 South Growth Policy Amendment
has identified the future land area of Siderius Commons as Industrial. In speaking to
Tom Jentz about the history of the Hwy 93 South Growth Policy Amendment, Tom
indicated that a primary reason for identifying the general area as Industrial, is that
Flathead County's current Growth Plan identifies the area for industrial uses and the
City mirrored the County's land uses for that area in the City's Growth Policy. The
Hwy 93 South Growth Policy Amendment was formulated in 2003, at a time when
the City of Kalispell was trying to induce Industrial employers to establish new
facilities within the City. Although the City's northern portion was quickly becoming
the regional shopping hub of the Flathead Valley, no land in that area was identified
for industrial uses to accomplish this goal. Semi -Tool is the only major industrial
employer in North Kalispell. Due to impending retail and residential development
requests in north Kalispell, the City has been forced to focus on the Highway 93
North Growth Policy Amendment area, rather than the Highway 93 South Growth
Policy Amendment area.
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Applicant's response to each of the GOALS as set forth in the HIGHWAY 93
SOUTH GROWTH POLICY AMENDMENTare as follows:
1. DEVELOPMENT ALONG THE HWY 93 SOUTH CORRIDOR
SHOULD OCCUR IN AREAS WHERE PUBLIC SERVICES,
UTILITIES AND FACILITIES ARE AVAILABLE OR CAN BE
PROVIDED.
The City has adequate public services available to service Siderius Commons,
including public water and sanitary service main lines within Highway 93
South.
2. NEW DEVELOPMENT WHETHER COMMERCIAL, INDUSTRIAL
OR RESIDENTIAL SHOULD BE OF HIGH QUALITY IN DESIGN
AND ARCHITECTURAL QUALITY.
Siderius Commons proposes Commercial and Urban Residential land uses,
and a Planned Unit Development Overlay will apply, which will ensure the
project's quality of design and architectural integrity.
3. INDUSTRIAL DEVELOPMENT SHOULD BE ENCOURAGED IN
THE AREA SOUTH OF THE FOUR CORNERS COMMERCIAL POD
RATHER THAN GENERAL COMMERCIAL DEVELOPMENT".
Although Siderius Commons does not specifically conform to this goal, it
expands upon it by including commercial, residential and mixed uses which
offer a balanced and more attractive entrance to the City of Kalispell.
4. FREE FLOWING TRAFFIC ON HWY 93 SHOULD BE MAINTAINED
AND NEW DEVELOPMENT SHOULD INCORPORATE DESIGN
AND TRAFFIC FEATURES THAT WILL ELIMINATE THE NEED
FOR PRESENT OR FUTURE TRAFFIC SIGNALS BETWEEN FOUR
CORNERS AND HIGHWAY 82.
Siderius Commons has six (6) deeded curb cuts granted by the Montana
Department of Transportation onto Highway 93 South (see Addendum B,
Deeded Right -of -Way Approach Map). The current Siderius Commons
Master Plan utilizes only two (2) of these curb cuts north of the proposed
Kalispell Bypass, and one (1) south of the proposed Bypass. All three access
points are restricted to right-turn-in/right-turn-out traffic movements. Upon
construction of the proposed Kalispell Bypass, a new traffic signal will be
installed at the intersection of Highway 93 and the Bypass. In addition, the
Montana Department of Transportation has proposed a future traffic signal at
the current Ashley Meadows Road/Snowline Lane intersection. Although the
City's objective is to have Highway 93 South efficiently move traffic, the City
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in conjunction with the Montana Department of Transportation, must also
protect the health, safety and welfare of citizens traveling on Highway 93
South. Traffic will necessarily slow in the vicinity of the proposed new traffic
signal at the entrance to the Kalispell Bypass. Proper phasing of the proposed
new traffic signal at Ashley Meadows/Snowline Lane, will complement the
traffic control signal at the entrance to the Bypass. South Highway 93 traffic
will move efficiently south from Ashley Meadows road for approximately five
(5) miles to the traffic signal at Highway 93 South/Highway 82. Siderius
Commons not only minimizes traffic access onto Highway 93, but also
provides safe reasonable access onto Highway 93 South in consideration of
the impact of the future Bypass.
5. A GRID SYSTEM SHOULD BE ESTABLISHED AS NEW
DEVELOPMENT OCCURS.
Siderius Commons is unique. Its' land area is isolated by Cemetery Road on
the north, Ashley Creek on the West, the Ashley Meadows subdivision on the
south and Highway 93 on the east. There are no adjacent developments or
roadways that will share road future connectivity with Siderius Commons.
Siderius Commons proposes street patterns designed to efficiently service the
subject property in a planned unit development format. The Siderius
Commons roadway design utilizes one (1) north -to -south collector road
parallel to South Highway 93, running from Cemetery Road on the north to
Ashley Meadows Road/Highway 93 on the south.
6. ADDITIONAL GROWTH OUTSIDE OF THE KALISPELL GROWTH
POLICY POTENTIAL UTILITY SERVICE AREA BOUNDARY
SHALL BE COORDINATED BETWEEN THE CITY OF KALISPELL,
FLATHEAD COUNTY AND THE LAKESIDE/SOMERS SEWER
DISTRICT.
Siderius Commons is within the City of Kalispell's Growth Policy Area.
7. A PHASED APPROACH TO THE EXPANSION OF THE POTENTIAL
UTILITY SERVICE AREA SHOULD BE COORDINATED BETWEEN
THE INTER -GOVERNMENTAL BODIES AS WELL AS THE LOCAL
COMMUNITIES.
The extension of water and sanitary sewer service main lines has been
completed along Highway 93 South to Demersville Road. Siderius Commons
would utilize these current water and sanitary sewer service main lines.
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HIGHWAY 93 SOUTH GROWTH POLICY AMENDMENT
Policies and Recommendations Narrative:
The City's policies and recommendations were formulated to require high quality
development as it relates to the provision of services, facilities and amenities.
Siderius Commons proposes a mixed -use community that fulfills the City's high
quality objectives. It provides needed commercial and residential services to
south Kalispell, and its' design offers quality amenities that will benefit the
citizens of the City of Kalispell.
Siderius Commons provides an attractive fifty (50) foot wide, extensively -
landscaped buffer along the entire Highway 93 South and Cemetery Road
frontage. An architectural rendering of this proposed buffer is depicted in Section
4. The proposed buffer was designed to screen the buildings and parking lot areas
within Siderius Commons from passing Highway 93 South traffic, while
preserving the mountain views to the west.
The City of Kalispell also sanctions efficient land use and utility service
implementation. Siderius Commons is a mixed use development that efficiently
utilizes the 207 acres of land area of the project. Siderius Commons proposes to
concentrate a higher number of residential units close to employment in south
Kalispell and the Highway 93 South corridor, while also efficiently utilizing
existing City utility and public services.
The City has recommended supporting industrial uses in this area. Current
industrial development in the Flathead Valley has lagged due to a number of
circumstances. After three (3) years of intensive marketing, the state-of-the-art
Old School Station industrial park has sold only five (5) of their (17) seventeen
lots. Currently only three (3) businesses are operating there (Fun Beverage,
Morrison-Maierle Engineers and Gallegos Painting). Excepting Siderius
Commons, adequate future industrial lands identified within the City's Growth
Policy Area can achieve the City's goals and objectives of supporting industrial
growth in south Kalispell.
d. A convincing showing of need.
The City extended new water and sanitary sewer mains within the Highway 93 South
right-of-way from Cemetery Road south to Demersville Road. With the City's
extension of water and sanitary sewer service along Highway 93 South, adequate
utility services are available to hundreds of acres of existing Industrial -zoned lands
along Highway 93 and within the City's Growth Policy area. Table 6.4 of the City's
Existing Land Use Inventory — City of Kalispell and the Growth Policy Area
documents this disparity, showing only 24 acres of Industrial land use in Kalispell in
2002 and 44 acres in 2007. However Table 6.4 also shows 871 acres of Industrial
lands in the rest of the Growth Policy Area. Therefore, there is ample existing
Industrial zoned land available in the City's Growth Policy Area (mostly on
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Kalispell's south side) while there is virtually no land zoned for commercial services
within the South Highway 93 Growth Policy Area.
In addition, although the Highway 93 South corridor is the current and proposed area
for the City's future industrial growth and employment, there have been no proposed
subdivisions in the south Kalispell area to provide necessary and adequate housing for
the employees working in those industrial businesses. Residential housing provided
within Siderius Commons is close to the industrial employment base, thereby
reducing employee commute times and allowing more efficient use of the City,
County and State roadways.
Siderius Commons will provide both commercial and residential elements that
compliment and support existing and future industrial businesses in the Highway 93
South Growth Policy Area. The commercial elements within Siderius Commons will
provide much -needed retail services for a large segment of Flathead County residents
living throughout the entire Lower Valley area north of Somers and Lakeside.
e. A showing of neighborhood compatibility. Where there are more intensive uses
or incompatible uses planned within the plan area or on the boundaries, how the
impacts of those uses would be mitigated.
Existing Adjacent Residential Areas:
Siderius Commons is bounded by large parcels in Flathead County's SAG 10 zone to
the west and south, and SAG 5 to the southwest. The homes are generally several
hundred yards from the proposed development of the subject property and west of
Ashley Creek. Just south of Siderius Commons is Ashley Meadows subdivision,
where the nearest two homes are about one hundred fifty (150) to two hundred (200)
feet away. Multiple meetings were held with the owners of lots in the adjacent
Ashley Meadows Subdivision. To address neighbors' concerns, Siderius Commons
was amended to: 1) move the proposed elementary/junior high school building and
close to Ashley Meadows Road to provide a substantial sound buffer to the residents;
2) provide a raised landscape buffer area directly adjacent to the subdivision to
provide sound and visual relief for the residents; and 3) the planned Bike Path Staging
Area was moved closer to the Kalispell Bypass. Siderius Commons provides a two
hundred (200) foot setback from Ashley Creek and will provide landscaped berms
along its' west boundary to provide visual and sound buffers for the properties to the
west.
Industrial/Commercial Areas:
Siderius Commons is bounded on the east side by Highway 93 South and surrounds
two parcels of land on Highway 93 South. These are the Town Pump Gas
Station/Convenience Store/Casino on the corner of Highway 93 and Cemetery Road,
and the Old Montana Iron Works which is just south of the intersection of South
Highway 93 and Cemetery Road. Gardner RV, Northland Manufacturing, Treweek
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Construction and Mini -Storage, and Montana Log Homes lie along Highway 93
South's west side. Industrial businesses line the east side of Highway 93 South from
Willow Glenn Road/Lower Valley Road south to Demersville Road. The proposed
commercial uses within Siderius Commons are considered to be less intensive than
the current uses within the Flathead County Industrial zone.
f. A showing of transportation impacts and general proposed mitigation measures.
Highway 93 South provides arterial access to Siderius Commons. Highway 93 South
recently was expanded and improved to a five -lane limited -access highway under the
jurisdiction of the Montana Department of Transportation. The proposed Kalispell
Bypass is designed to begin just south of Gardner's RV and will run west across
Siderius Commons. Highway 93 South will provide arterial access to Siderius
Commons. No adverse impact to current traffic flows of Highway 93 South are
anticipated north of the Kalispell Bypass. There will be an impact to the current
intersection of Highway 93 South and Ashley Meadows Road as a significant portion
of the Siderius Commons' traffic will access Highway 93 South at Ashley Meadows
Road, when the new signalized intersection is approved by the Montana Department
of Transportation in the future. A Traffic Impact Analysis of Siderius Commons has
been prepared by Robert Peccia and Associates in Section 5. This Analysis verifies
that by limiting access onto Highway 93 to the three (3) right-turn-in/right-turn-out
intersections on Highway 93 and the future traffic signal at Ashley Meadows Road,
that Siderius Commons is appropriately designed to mitigate adverse traffic effects on
Highway 93. The Traffic Impact Analysis also has recommended expanded left turn
lanes into Siderius Commons from Cemetery Road. The future Preliminary Plans
submitted for Siderius Commons will include all recommendations as set forth within
the Traffic Impact Analysis.
The City of Kalispell, in order to facilitate the new City of Kalispell Airport
expansion, will need to re -configure the routing of Cemetery Road. Draft designs
show that Siderius Commons will need to cooperate with the City to engineer this
new roadway segment, including amending the existing right-of-way and Siderius
Commons entrance on Cemetery Road.
g. A listing of the environmental impacts associated with the plan amendment.
A discussion of the environment issues associated with Siderius Commons is
addressed beginning on Page 31 herein.
h. A listing of all known site hazards and general mitigation strategies.
There are no known site hazards.
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i. A strategy for the adequate provision of local services.
1. Water.
The City currently has an eighteen (18) inch water main line in place in
the west right-of-way of Highway 93 South, from Cemetery Road to the
approximate location of the entrance/beginning of the proposed Kalispell
Bypass. The water main then extends east to the eastern right-of-way of
Highway 93 South and continues south to Demersville Road and the Old
School Station Industrial Park. The City has represented that the existing
water main is adequate to supply all water demands for the Siderius
Commons project. There will be a "latecomers"/reimbursement fee that
will be charged to the developers of Siderius Commons that will repay the
developers of the Old School Station project who initially extended the
water mains at their expense.
RLK Hydro, Inc. is currently processing an application to the State of
Montana Department of Natural Resources and Conservation for a three
hundred fifty (350) gallon -per -minute irrigation well on Siderius
Commons. The water well has been constructed and water flow and water
quality tests have been completed. This proposed well will be capable of
irrigating all greenbelt and yard areas within Siderius Commons, saving
significant City of Kalispell treated water supplies.
2. Sewer.
The City currently has a sanitary sewer main in place in the east right-of-
way of Highway 93 South from Cemetery Road south to Demersville
Road. The City has represented that the existing sanitary sewer lines are
adequate to supply all sanitary sewer service demands of Siderius
Commons. There will be a "latecomers"/reimbursement fee that will be
charged to the developers of Siderius Commons, which will repay the
developers of the Old School Station project, who initially extended the
sanitary sewer mains at their expense.
3. Police.
Siderius Commons lies directly adjacent to the Four Corners Store, which
is currently in the City of Kalispell. Siderius Commons is located less
than three (3) miles from downtown Kalispell, which is significantly
closer than the new retail and residential projects five (5) miles north of
downtown Kalispell. There are no known adverse impacts on police
services.
P191
4. Fire.
Fire Chief Randy Brodehl disclosed that the City of Kalispell is currently
looking to locate a new fire station in south Kalispell. Siderius Commons
has adequate land available to accommodate a new City of Kalispell Fire
Station along Cemetery Road, if the City of Kalispell decides to pursue
this option.
5. Parks and open space, trails and pedestrian ways.
Siderius Commons will be a critical element in the City of Kalispell's
community bike trail network. The Somers bike path will connect to the
proposed Kalispell Bypass at Siderius Commons. The Siderius Commons
Master Plan designates a bike path staging area/City Park, with parking for
approximately 60 cars. Two neighborhood parks are also planned to
service the residents of Siderius Commons and the greater Kalispell
community.
The City requires a two hundred (200) foot setback from Ashley Creek
along Siderius Commons' western boundary. This setback area together
with a significant greenbelt buffer area have been designed for the western
portion of the project.
Sidewalks fronting the proposed residential units within the project and
within the commercial area will provide easy pedestrian accessibility to
Siderius Commons. In addition, walkways will be adjacent to linear storm
water detention bio-swales, which provide additional greenbelt areas.
6. Storm Water.
Linear bio-swales will be utilized for Siderius Commons' storm drainage
system. The soils are predominately sandy loam and have excellent
percolation and filtration properties. There is a shallow water table
underlying Siderius Commons generally from 18 feet to 32 feet below
existing ground levels. Only one area, directly north of Gardner's RV has
ground water at about 9 feet, and this area has been identified as greenbelt
for the Siderius Commons' main entrance off of Highway 93 South.
Storm drainage waters will be filtered by linear bio-swales and will
percolate into the underground water table. No storm water runoff will be
discharged directly into Ashley Creek.
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7. Schools.
The Siderius family has pledged to donate an elementary/junior high
school (K-8) site within Siderius Commons, approximately four and one-
half (4.5) acres in size. The school site is located directly east from a
proposed City Neighborhood Park at the project's southeast corner. The
school will provide its' facilities to the City for certain public programs,
and the City will design a park that meets the recreational needs of the
school.
8. Gas, electricity.
Northwest Energy will provide natural gas service to Siderius Commons,
and has provided a service commitment letter for the project. Flathead
Electric will provide electric service to the project and has represented that
they have adequate facilities and capacity to service Siderius Commons.
j. A showing of the appropriateness of the proposed location of the project.
The proposed location of Siderius Commons is supported by the City's Growth Plan.
The property is a logical extension of Kalispell's southern City limits toward the
south Growth Policy boundary at Demersville Road/Rocky Cliff Drive along
Highway 93 South. The project will utilize recently extended City of Kalispell water
and sanitary sewer main lines that run along the Highway 93 South frontage of the
subject property. The project is situated at Highway 93 South and the intersection of
Willow Glen Road, Lower Valley Road and Cemetery Road, all major community
roadways. Highway 93 South and the proposed Kalispell Bypass directly serve the
traffic needs of the proposed project. All major utilities are in place and adequate to
serve the proposed development. The commercial and residential elements of
Siderius Commons will provide necessary and convenient retail shopping and
residential housing for residents who wish to live and work in south Kalispell and the
Flathead Valley.
k. The extent to which the plan departs from the existing growth policy and the
reasons why such departures are or are not deemed to be in the public interest.
The current Kalispell Growth Policy identifies the subject property for future
Industrial land uses. However, changed conditions in the needs of the South Kalispell
community have occurred. The Old School Station Industrial Park has been
developed on Highway 93 South, providing immediate industrial opportunities. In
addition, adequate vacant lands within the City's Growth Policy Area are available
for future industrial development and are serviceable by the City's current water and
sanitary sewer services. The land use elements that are missing in the Highway 93
South Growth Policy Amendment area are commercial and residential uses, which
Siderius Commons proposes to provide.
a:11
1. Include site plans, drawings and schematics with supporting narratives where
needed that includes the following information:
1. Property boundary locations.
Boundary and topographic surveys have been provided.
2. Site Hazards or environmental constraints including area of steep slopes
(10% and 25%), floodplain and flood way, drainage or streams.
There are no known site hazards. Ashley Creek borders the subject property at
several points on its' west boundary. A Special Study has been completed on this
Ashley Creek reach, which shows no adverse flooding impacts on the subject
property during a one hundred (100) year flood event. A copy of the Special
Study is included in Section 5.
3. Total acreage, current growth policy designation and present zoning
Classifications.
The total acreage is 207.158 acres. The current Growth Policy designation is
Industrial. The present zoning classification is Flathead County I-1 H Industrial.
4. Growth policy and zoning classification of all adjoining properties.
Kalispell Growth Policy Map 6.5, Existing Land Use in the Kalispell Growth
Policy Area and Map 6.2, Kalispell Growth Policy — Future Land Use are
provided in Section 2.
The map titled "Siderius Neighborhood Zoning", prepared by the Flathead
County GIS Department, shows all zoning classifications of adjoining properties,
and the southern enlarged portion of Kalispell's current zoning map (February
7, 2008) are provided in Section 3.
5. Assignment of major land use categories. A showing of density and
intensity of major land uses including, for example, dwelling units per gross
acre, square footages of commercial/acre, square footage of industrial
uses/acre, potential public facilities and buildings, open space uses, etc.
Siderius Commons is a Master Plan concept. It has been designed after extensive
thought and research to incorporate the commercial, residential, schools and
mixed uses into a plan that represents the actual end uses that can be absorbed by
the current and foreseeable real estate market. Preliminary interest from retail
tenants, developers and homebuilders have shaped the plan.
WO
In order to proceed to the Preliminary Plat stage, it is necessary that the City of
Kalispell grant the Growth Plan Amendment request for Commercial and Urban
Residential uses on the subject property. If this Growth Plan Amendment
Application is approved, the specific design of Siderius Commons will change as
specific Preliminary Plat plans are submitted to the City. what the applicant herein
wishes to achieve with this application to the City of Kalispell, it to gain approval of
the land uses proposed and the general concept of the Master Plan. Upon that
approval, the applicants can begin to formulate specific Preliminary Plans that
incorporate the concise building, parking and infrastructure needs of each interested
tenant or purchaser.
Siderius Commons, most likely, will be developed in several smaller phases. Due to
increasing tight lending standards and market risk, speculative building is not
anticipated. The project will be developed as actual qualified users are determined,
and as the Kalispell real estate market allows.
The following land areas represent Siderius Commons' land uses:
Proposed Commercial, North of the Kalispell Bypass:
Proposed Commercial, South of the Kalispell Bypass:
Proposed Commercial, within the Bypass right-of-way:
Proposed Urban Residential, North of the Kalispell Bypass:
Proposed Urban Residential, South of the Kalispell Bypass:
Proposed Urban Residential, within the Bypass right-of-way:
Total Acres:
70.000 Acres
9.574 Acres
4.180 Acres
64.497 Acres
50.000 Acres
8.900 Acres
207.151 Acres
6. Collector and arterial road systems. Any unusual road features (bridges,
frontage roads etc.).
Road and street system details are shown in the Diagrammatic Conceptual Master
Plan and Conceptual Master Plan Illustrative in Section 4. The right-of-way
along Cemetery Road will change when the City's final roadway design is
finalized to accommodate the Kalispell City Airport's expansion plans.
7. Location and type of significant open space, common areas or substantial
buffers, and major pedestrian trail systems.
Open space, greenbelt, parks and highway buffer details are shown in the
Diagrammatic Conceptual Master Plan, Conceptual Master Plan Illustrative, and
Proposed Highway Landscape Screen in Section 4.
8. Proposed schedule of completions and phasing of the development, if
applicable.
As set forth in Paragraph 5 above, phasing of Siderius Commons is proposed to
proceed as quickly as the Kalispell real estate market allows.
9. Existing covenants, conditions and restrictions, which would significantly
alter development within the area.
Siderius Commons has three existing lots along Highway 93 within the Ashley
Business Park (lots 3, 4 & 5). The existing covenants of the Ashley Business
Park have been broken by the further subdivision and sale of Lots 1 and 2.
Since the covenants have not been enforced in the past and no longer serve the
best interests of the real property owners, the owners have chosen to abandon the
existing covenants. Please see "Abandonment of Covenants, Conditions and
Restrictions of Ashley Business Park" in Appendix B. As set forth in the
Abandonment of Covenants, 75% of the land owners within the Ashley Business
Park must execute the abandonment agreement to be effective. All of the
property owners have executed the abandonment agreement. In addition, when
Siderius Commons is annexed into the City of Kalispell, it will be necessary to
submit the Abandonment of Covenants agreement to the Flathead County
Commissioners for their approval. In the past, the County was involved
in the creation and enforcement of private covenants. However, due to staffing,
liability and other legal issues, the County (and the City of Kalispell) no longer
are involved in the administration of private covenants.
10. Special or unusual design features intended to mitigate identified site
hazards; and
There are no known site hazards.
II. Any other information that may be deemed relevant and appropriate to
allow for adequate review.
PRELIMINARY EVIRONMENTAL IMPACTS NARRATIVE
1. Soils and Geology.
The soils and geology of Siderius Commons have been extensively
studied. NTL Engineering and Geoscience performed a Preliminary
Geotechnical Investigation of the Subject property in June of 2007, and
RLK Hydro, Inc. conducted a Preliminary Hydrogeological Investigation
in November of 2007.
The NTL Engineering and Geoscience analysis was focused on the basic
geotechnical information necessary to assess material quality and develop
Recommendations for preliminary site development. NTL Geoscience
conducted seventeen (17) exploratory borings on the subject property to
about one hundred (100) feet in depth. The boring map is included in
31
NTL's preliminary report in Section 5, as well as the "Site Cross Section
Map", which portray the sub -surface soils, geology and water table depths
beneath Siderius Commons.
RLK Hydro's Preliminary Hydrogeological Investigation was focused on
the development of a three hundred fifty (350) gallon -per -minute
irrigation well on the west side of Siderius Commons, adjacent to Ashley
Creek. This irrigation well is proposed to supply irrigation water for the
entire greenbelt/open space area of Siderius Commons, as well as lawn
areas within single family lots. The State of Montana's Department of
Natural Resources and Conservation requires an in-depth review of the
general site's soils and geology as part of a well adjudication request, the
RLK Hydro investigation reviews the site's soils and geology.
A. Soils Types.
The soils in Siderius Commons are identified in RLK Hydro's
Hydrogeological Study, Plate 1, "SCS Soil Map", contained in Section 5.
B. Surface Geology.
The surface geology for Siderius Commons is reviewed in RLK Hydro's
Hydrogeological Study, Plate 2, "Surface Geology", contained in Section
5.
C. Bedrock Geology.
The bedrock geology for Siderius Commons is reviewed in RLK Hydro's
Hydrogeological Study, Plate 3, "Bedrock Geology", contained in
Section 5.
D. Topography.
A topographic survey of the Siderius Commons property has been
Prepared by Sands Surveying for all but 9.574 acres of the total land area.
The topographic survey is included in Section 8/Appendix B. The 9.574
Acres contained within the old Flathead County Museum property, lying
directly south of the proposed Kalispell Bypass, has not had a
topographic survey prepared on it.
E. Ground Water Impact.
The ground water under the Siderius Commons property is generally
between 18 and 33 feet underneath the existing surface elevation. There is
one area, Just north of Gardner RV where the water table is approximately
nine (9) feet below the surface. However, this area is within the proposed
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right-of-way of the Kalispell Bypass, and the landscaped entrance area to
the Siderius Commons project, where no buildings are proposed. The
storm water runoff from Siderius Commons will be directed into linear
bioswales, which will filter the runoff prior to reaching the sub -surface
water table. The sand and sandy loam soils under the Siderius Commons
project is an excellent filter medium.
F. Fish and Wildlife Impact.
There is no anticipated impact on fish or wildlife by the Siderius
Commons project. A Pre -Development meeting was conducted with Mark
Deleray, Fisheries Biologist for the Montana Department of Fish, Wildlife
and Parks. Mark had no issues with fish or wildlife impacts from Siderius
Commons. A fish species report provided by Mark is included in Section
8, Appendix B .
G. City of Kalispell Resource Analysis Maps.
Section 6, contains the appropriate City of Kalispell Growth Plan's
Resource Analysis maps that identify different subjects of concern within
the Growth Policy area. In reviewing these Resource Analysis maps, there
are four maps indicating areas of concern for Siderius Commons:
1. Map 7.3, Depth to Water Table.
This map, prepared from Groundwater information compiled from
the Flathead Lakers. While the Flathead Lakers guide map is a
good general water table indicator, the actual soils test borings
conducted on the property are much more accurate in determining
the water table under the project. Soils depths generally over
eighteen (18) feet above the water table will act as an excellent
filtration medium.
2. Map 7.4, Wetlands.
This map shows several small areas on the north side of Siderius
Commons as wetlands. Physical inspection of the subject property
has not revealed significant wetlands or wetland plant species.
There is a natural depressed swale area near the Highway 93 South
frontage, behind the Four Corners Store and Old Montana
Ironworks. This swale appears to have been formed by glacial
action in the past, and contains more gravel soils than the rest of
the Siderius Commons site. This area does not appear to have
significant areas of wetlands, and is well drained. This area is
within the proposed Commercial portion of Siderius Commons,
33
and will need to be filled with firm gravels to support the
foundations for commercial buildings.
3. Map 7.5, Hydric Soils Classifications.
This map identifies several small areas of hydric soils. Greg
Klein with NTL Engineering and Geoscience, has opined that the
current hydric soils on the property will be eliminated at the
grading stage of development of the subj ect property.
4. Map 7.7, Important Farmlands.
This map identifies a significant portion of Siderius Commons as
"Prime Farmland if Irrigated". The farming records for the
Siderius properties show that the property has been used
predominately for hay and pasture, rather than planted grains.
According to the owners, the soils are somewhat alkaline and limit
what can be grown. Removing this property from agriculture is
not anticipated to impact the general farming industry in the
Kalispell area.
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EVALUATION BASED ON STATUTORY CRITERIA FOR INITIAL
ZONING
and
PROPOSED PUD OVERLAY
1. Does the requested zone comply with the Growth Policy?
Please see Section 2, Growth Plan Amendment Narrative. The subject property is currently
Identified as "Industrial" on Map 6.2, Kalispell Growth Policy — Future Land Use.
a. Growth Management.
Siderius Commons is a logical extension of the City of Kalispell. It lies immediately
south of the existing City limits, all utilities are appropriately sized and available
within Highway 93 South. The project utilizes the recently -improved Highway 93 South
as the main arterial to service the proposed zoning uses and the immediate proximity
of the Kalispell Bypass allows for excellent transportation flexibility. Siderius
Commons concentrates commercial, office and residential uses in the project, creating a
self-sustaining community that contains the majority of vehicular trips within the project.
The proposed density allowed within the RA- I zone will allow a more dense
concentration of housing, with the majority being in a townhome/row home format,
thereby reducing urban sprawl.
b. Land Use: Housing.
Townhomes have been selected as the preferred housing type within Siderius Commons.
By concentrating units onto smaller land parcels, housing is generally more affordable.
The savings achieved by building attached units is anticipated to allow a more durable
and pleasing exterior finish of the units. True subsidized affordable housing within
Siderius Commons is a goal, and the Flathead Valley Community Land Trust has been
formed as a Montana Non-profit Corporation to hold land for affordable housing. In
addition, two areas of apartments are included in the design and within one of these areas
is proposed for affordable rental housing.
C. Land Use: Business and Industry.
As a proposed residential, commercial and mixed -use community, Siderius Commons
will significantly bolster the Kalispell economy during construction. A substantial
construction work force will be employed and materials purchased for the construction of
the project, which will necessarily benefit many local suppliers. The retail shopping
center and town center areas of the project will continue to provide employment and
residential support services into the future.
d. Land Use: Agriculture.
By concentrating the proposed land uses on Siderius Commons, marginal farm land that
has been utilized for grazing, will be converted to the land's highest and best use. By
placing these land uses at this location, superior farm lands surrounding the Kalispell area
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will be preserved. Although Siderius Commons will have a higher density than most
single family subdivisions, significant portions of Siderius Commons are designated to be
extensively landscaped greenbelts. In addition, atwo-hundred (200) foot setback along
Ashley Creek will preserve the natural setting and wildlife interface that the property
embraced when operating as a farm.
e. Economy.
The south Kalispell area is a major employment center and is will add significant
industrial employers in the future. As this area continues to grow, employees will require
nearby housing and retail shopping. Siderius Commons will act as a beneficial support
project for the future industrial users in the south Kalispell area. The retail shopping
area, town center and proposed recreation elements will create significant
revenue for the tenants while providing valuable services to the residents within the
project, as well as for residents of the south Kalispell area.
f. The Natural Environment.
Siderius Commons' design incorporates approximately 39.63 acres of land as Open
Space. The two -hundred (200) foot setback from Ashley Creek and the extensive
greenbelt area along the west side of the project give Siderius Commons a natural
environment close to home. All proposed walkways and streets have significant
landscaping to lend a natural setting to the project and create connection between the
different elements of the project. A three -hundred- fifty (350) gallon -per -minute
irrigation well has been drilled on the project's west boundary, which is sufficient to
irrigate the extensive greenbelt area, keeping Siderius Commons green even in times of
drought. The entire Highway 93 South frontage, as well as the frontage along Cemetery
Road will be highly landscaped, utilizing a fifty (50) foot wide planter area.
g. Urban Design, Historic and Cultural Conservation.
Design elements such as detached sidewalks and tree -lined walkways will preserve the
historic sense and comfort of tradition in Siderius Commons. Housing styles are
anticipated to utilize historic design cues from downtown Kalispell. Siderius
Commons has incorporated aesthetic, cultural and environmental values to emphasize the
importance of urban planning performed with respect for the landscape.
h. Parks and Recreation.
Siderius Commons will provide two additional Neighborhood Parks to the City of
Kalispell. A 6.72 acre park will be located on the land north of the Kalispell Bypass, and
a 10.17 acre acre park will be provided on the land south of the Kalispell Bypass and
adjacent to the Elementary/Junior High School. Siderius Commons has provided a bike
path staging area on its west side and, upon completion of the Kalispell Bypass, will
have a central location to over 20 miles of bike paths.
i. Transportation.
Siderius Commons is strategically located on Highway 93 South and has one -quarter
(1/4) mile of frontage along Cemetery Road. The project has excellent connectivity
to Willow Glen Road and Lower Valley Road, allowing for easy transportation access to
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all of the lower Flathead Valley. The Kalispell Bypass begins at Highway 93 South and
traverses across Siderius Commons, which will allow residents and shoppers easy access
virtually to and from anywhere in Kalispell. Highway 93 South has recently been
developed to its maximum capacity and by utilizing right-turn-in/right-turn-out
movements onto Highway 93, the project minimizes its impact on the highway. Siderius
Commons will also allow for bus stops within the project.
j. Infrastructure and Public Services.
All public utilities are immediately within Highway 93 South or Cemetery Road,
including water, sewer, natural gas, electric, cable television, telephone and fiber optic
lines. Siderius Common provides a significant health care/exercise center on -site, which
is anticipated to contain a doctors' convenient care center and multiple other health care
professionals' offices.
2. Is the requested zone designed to lessen congestion in the streets?
Yes. Siderius Commons has been designed to be a self-sustaining community. Residents will
shop for necessary items such as groceries, pharmaceuticals, home maintenance
materials/hardware items, office and auto supplies within the project itself. Residents from all
areas of Siderius Commons are within walking distance of shopping, dining, schools and
exercise/recreation.
3. Will the requested zone secure safety from fire, panic and other dangers?
Yes. The City of Kalispell will locate a fire station in south Kalispell in the near future. It is
most probable that the fire station will be located within one-half (1/2) mile of Siderius
Commons, if not within Siderius Commons. The subject property is directly adjacent to
properties in the City of Kalispell. Police and other emergency services can access Siderius
Commons from multiple roadways in addition to Highway 93 South. The proposed affordable
housing element of Siderius Commons is anticipated to offer affordable housing to firemen,
policemen, emergency medical technicians, nurses and teachers, many of whom will qualify
under Glacier Affordable Housing's income and lending guidelines.
4. Will the reqested zone promote the health and general welfare?
Yes. The requested zone for Siderius Commons will promote a logical extension of the Kalispell
community. The design concept of a self-sustaining community promotes the health and welfare
of the community by allowing all elements of the public to live and work together with access to
all necessary public services within their neighborhood rather than having to drive to obtain
vital services.
5. Will the requested zone provide for adequate light and air?
Yes. The PUD Overlay that will govern Siderius Commons will assure that proper building
setbacks, height, design and building standards are achieved. The extensive landscaping and
open space within Siderius Commons is meant to provide light, fresh air and a pleasing
environment. The active parks, greenbelt areas and access to the bike path system allow for
unrestricted movement through a pleasing and natural setting both within the project and the
neighboring open country.
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6. Will the requested zone prevent the overcrowding of land?
Yes. The Siderius Commons design integrates many more homes into a pleasing environment by
utilizing mostly attached -housing styles. By thoughtfully concentrating more people within this
area at the immediate edge of the City of Kalispell, large areas of open land are left within the
City of Kalispell and Flathead County near Kalispell that would normally be developed by
traditional single family home projects.
7. Will the requested zone avoid undue concentrations of people?
Yes. Siderius Commons is meant to be a vibrant, activities -oriented community. The attached
housing types proposed will attract young families and others who seek an active lifestyle.
Parks, open space, bike paths, recreation facilities and public meeting areas within the project
assure that the residents have a place to live, relax, visit, entertain or escape as they wish.
8. Will the requested zone facilitate the adequate provisions of transportation, water,
sewerage, schools, parks and other public requirements?
Yes. Siderius Commons provides all of these basic needs on -site.
9. Does the requested zone give consideration to the particular suitability of the property
for particular uses?
The requested RA-1 zone allows for a broad range of housing types and styles, and specifically
supports the attached housing types that Siderius Commons provides. The property will be
ideally located within the City of Kalispell and Flathead County to provide affordable and work
force housing that is easily accessible to downtown Kalispell and the South Highway 93 corridor
employment area. In addition, the commercial portion will not only provide service to the
residents within Siderius Commons, but also to residents from Lakeside, Somers, Bigfork and all
of the lower valley area of Flathead County.
10. Does the requested zone give reasonable consideration to the character of the district?
Yes. Siderius Commons has been designed to be a self-sustaining community, an island to itself.
The B-2 and RA-1 zones allow for divergent housing types, broad community retail capabilities,
health care and exercise/recreation elements to be blended together. This type of development
will be much more pleasing and compatible with the residents of the district than more industrial
types of uses, which tend to have much less greenbelt, fewer common areas and public -oriented
facilities.
11. Will the proposed zone conserve the value of buildings?
Yes. All buildings within Siderius Commons will be constructed of new materials that will be
selected for longevity and aesthetic value. In the residential portions, the savings gained by
utilizing attached housing can be used to select maintenance -superior materials for the facades of
the buildings. In addition, new retail stores will fall under the design elements of the City's PUD
Overlay, assuring solid design, layout and utility.
Cc1:11
12. Will the proposed zone encourage the most appropriate use of the land throughout the
municipality?
Yes. The proposed B-2 and RA-1 zoning districts will allow Siderius Commons to develop the
self-sustaining community that it is designed to be.
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