Loading...
Evaluation Based on Statutory CriteriaIV. Planned Unit Development C. Evaluation Based on Statutory Criteria for Initial Zoning and Proposed PUD Overlay The following statutory criteria for initial zoning and proposed PUD overlay are described throughout the submittal documents. However, the following is a brief explanation for reference to various parts of the PUD application that address the following Criteria. Does the requested zoning comply with the growth policy? The Glacier Town Center does comply with the growth Policy. The property is designated as IiN-1 under the City of Kalispell future land use map. This area is designated as the Kalispell North Mixed Use Area, allowing for office, commercial, residential and limited industrial. The project is in compliance with the goals and policies as outlined in Kalispell Growth Policy. Particular goals of note are the following: Chapter 2: Goals 4, 5 and 6 in the growth management element address the community's vision to promote commercial and suburban growth in areas that are served by water and sewer so as to provide an orderly progression of growth. Chapter 3: Goal 1 in the housing element of the growth policy seeks to promote a variety of housing types. The Glacier Town Center is intended to provide a variety of single-family, multi -family and mixed -use hous- ing. Chapter 6: Goal 6 in the economic element of the growth policy expresses the need for service sector em- ployment to serve a growing region, and the need for a balance of retail services in a growing economy. Chapter 9: Goals 1 through 4 in the park and recreation element of the growth policy express the need for a variety of park and open space. The Glacier Town Center has provided a mix of open and park space to serve the area residents as well as the overall community in Kalispell. Chapter 10: Goal 1 of the transportation element of the growth policy discusses the need for an overall ap- proach to transportation to serve the needs of a growing community. The interconnectivity within Glacier Town Center as well as the connections between the major surrounding roadways are anticipated to facilitate the overall circulation within and around the project. Chapter 11: The goals established in the infrastructure and public services element of the growth policy are served by aTown Center development, including access to City Sewer and Water Services, and network of improved multi -modal transportation, and significant dedications of parks and open space. Highway 93 North Growth Policy Amendment: This section of the Kalispell growth policy most clearly applies to the Glacier Town Center. The Glacier town center is intended as expressed through the goals to provide a mix of new commercial development, accessible to water and sewer service, providing for a mix of uses to include mixed residential. The primary goal of this amendment was with relation to the "Gateway Glacier Town Center Annexation, 20 PUD and Major Subdivision Preliminary Plat IV. Planned Unit Development entrances of Kalispell that enhance the community through improved design." According to that policy "In those areas planned for general commercial development on a gateway entrance, it should occur as an integrated development utilizing and enhancing the property back from the gateway as opposed to occurring as a shallow linear strip. Significant individual business highway exposure, individual access points, and pole signage would not be the norm. Out parcels of commercial businesses would be anticipated within the improved design of a PUD along the corridors." In addition, "Pedestrian and trail systems should be incorporated into berming, landscaping, greenbelts, park areas and setback standards along gateway entrances to enhance or maintain the scenic value of the entrance corridor from public facilities, neighborhoods, schools and commercial services." Specifically, Goal 2 of the INN-1 land use designation provides for integrated residential/commercial neigh- borhood in the location of the proposed Glacier Town Center (see Growth Policy, pages 80-81). 2. Is the requested zoning designed to lessen congestion in the streets? The Glacier Town Center has been designed as an interconnected development. The project is designed to provide interconnectivity within the project boundaries, as well as connections between the major adjacent arterials. The proposed Rose Crossing to be constructed in the first phase of the project will connect White- fish Stage Road to Highway 93. Additional connections will occur to the adjacent project to the north of the property, as well as to West Reserve Drive to the south. The project has been phased in order to mitigate any impacts over time as road improvements are made to the area road network. The Glacier Town Center has been designed to provide for multi -modal transportation with the goal of increasing the ease at which residents and customers will be able to walk or bike to areas within the project, as well as connecting to pedestrian and bicycle connections to the larger community. For additional information regarding traffic impacts, see the Preliminary Traffic Impact Analysis in Appendix L of the application. 3. Will the requested zone secure safety from fire, panic and other dangers? The Glacier Town Center has been designed to provide maximum protection from fire, panic and other dangers. The project has been designed to connect to the City of Kalispell water and sewer services, and will therefore have fire suppression supplied through municipal water lines and hydrants. The project has been designed with multiple points of ingress and egress, which provide for protection from panic and other danger by allowing for multiple exits from the project. New construction will be required to comply with building codes and current development standards related to fire and building safety. 4. Will the requested zone promote the health and general welfare? The Glacier Town Center has been planned as a Planned Unit Development (PUD). PUDs allow for flex- ibility and innovative design to insure that the health and general welfare are protected through a planned project. The project is a logical extension of commercial and residential uses along the Highway 93 Corridor. Glacier Town Center Annexation, 21 PUD and Major Subdivision Preliminary Plat IV. Planned Unit Development The proposed Community Center and public parkland dedications are intended to benefit the general welfare of the community. Community health is enhanced by having the project on public services and by making available new pedestrian and bike paths. 5. Will the requested zone provide for adequate light and air? The Glacier Town Center has been designed to include a variety of uses that are intended to provide for adequate light and air through setback requirements, height limitations and lot coverage limits. Of particular interest is the proposed Glacier Lifestyle Center which is intended to be an open air retail environment sup- ported by anchor tenants and smaller commercial business connected through a series of pedestrian corri- dors. The residential portion of the project has been designed to provide multiple opportunities for recre- ation to enjoy the benefits of the outdoor environment in the Flathead Valley. The requirements as defined through the Design Guidelines insure that homes and commercial buildings will provide for adequate lighting. 6. Will the requested zone prevent the overcrowding of land? The requested zone is intended to provide for an appropriate mix of commercial and residential units on approximately 485 acres. The residential densities within the property are under the allowed density for an R3 Mixed Use PUD. The commercial portion of the project has been designed to facilitate multi -modal transportation to and from the various commercial areas. The mixed use nature of the project is intended to provide an opportunity for residents and customers to enjoy a variety of activities across the subject property. When considering growth in the Kalispell area, the density and intensities planned on the subject property are intended to provide an appropriate and logical extension of the City to provide a supply of housing and com- mercial uses for the growing area. The project has set aside substantial areas for parklands dedication includ- ing a pedestrian and bicycle network as well as a 100' buffer along Highway 93 and neighborhood buffering to protect view corridors. Will the requested zone avoid undue concentration of people? The Glacier Town Center is intended to provide a diverse mix of housing and density across the entire property to provide future homeowners and renters a choice in the marketplace. The project is designed to include a mix of densities that complement the project as a whole. The network of parks and open spaces will provide opportunity to recreate near to planned neighborhoods. 8. Will the requested zone facilitate the adequate provisions of transportation, water, sewerage, schools, parks and other public requirements? The Glacier Town Center has been designed according to plans for extension of services as expressed through the Kalispell Growth Policy. The Glacier Town Center intends to participate in the extension of utilities as necessary, and will provide substantial tax revenue for schools, and proposes substantial public dedications for parks and other public requirements. The content of this application further illustrate the intent of the Glacier Town Center to be a part of the City of Kalispell through supporting the extension Glacier Town Center Annexation, 22 PUD and Major Subdivision Preliminary Plat IV. Planned Unit Development of services as described in various sections of the application. The proposed park plan and open space will provide an opportunity for residents of the project as well as the larger community of Kalispell to recreate within the project. Does the requested zone give consideration to the particular suitability of the property for particular uses? The Glacier Town Center is a logical extension of commercial and residential uses for the City of Kalispell. The property has been intended for mixed uses since the early 90's when initial planning related to the project was considered. The site has been designed to take into consideration the opportunities present on the site. The proposed site is currently being utilized primarily for agricultural purposes. The proposed uses can be accommodated on the existing site. See the Environmental Assessment for further discussion with regards to the suitability of the property for the proposed uses. Additional discussion regarding site suitability can be found within Appendices F through K. 10. Does the requested zone give reasonable consideration to the character of the district? The Glacier Town Center is intended to provide for a mix of commercial and residential uses consistent with the character of the surrounding area and the larger community of Kalispell. The project has been designed as a Planned Unit Development, and includes Design Guidelines and various management documents to insure quality and character throughout the development. The Glacier Town Center commercial component is a logical extension of the approximately 200 acres of commercial property that has developed along Highway 93 south of West Reserve Drive, the Eisinger Motors commercial development across the Stillwater River and the Semitool manufacturing facility. The Glacier Town Center residential and mixed use components are intended to be compatible with the existing and planned residential development on the north and east sides of the property and the residential along White- fish Stage Road as according to the Growth Policy. 11. Will the proposed zone conserve the value of buildings? There are no existing buildings on the subject property. The proposed commercial and residential buildings to be constructed within the Glacier Town Center will be designed to be compatible with the character of the area. The addition of structures to the subject property will substantially increase the value of the property. 12. Will the proposed zone encourage the most appropriate use of the land throughout the municipality? The proposed Planned Unit Development is intended to encourage an appropriate mixture of uses to complement those currently existing in the municipality. The project is a logical extension of development adjacent to existing city limits, and will provide a substantial supply of commercial and residential land uses for the next 10 to twenty years in the Flathead Valley. Glacier Town Center Annexation, 23 PUD and Major Subdivision Preliminary Plat