Resolution 4095 - Resolution of Intent - Hwy 93 South Neighborhood Plan597
RESOLUTION NO. 4095
A RESOLUTION OF INTENTION TO ADOPT, REVISE OR REJECT A RECOMMENDED
NEIGHBORHOOD PLAN AMENDMENT TO THE KALISPELL CITY -COUNTY MASTER
PLAN.
WHEREAS, on the 7th day of April, 1986, the City Council
adopted the Kalispell City -County Master Plan by Resolution No.
3641, and
WHEREAS, the owners of certain real property, more
particularly described in Exhibit "A", attached hereto and for
purposes of this Resolution made a part hereof, located within the
Kalispell City -County Master Plan area, on the day of
1992, submitted a Petition for a proposed amendment
to the Neighborhood Plan Amendment made by Resolution No. 3939, and
WHEREAS, the Kalispell City -County Planning Board and Zoning
Commission, on the 9th day of February, 1993, after due and proper
notice, received public comment upon, and received and evaluated
the proposed plan amendment in terms of environmental impact, site
potentiality and availability of services, and
WHEREAS, at the conclusion of said public hearing and after
consideration of the proposed amendment, the Kalispell City -County
Planning Board by motion, pursuant to Section 76-1-603, MCA,
recommended to the City Council of the City of Kalispell, Montana,
and to the Flathead Board of County Commissioners that the
Kalispell City -County Master Plan be amended through the adoption
of a Neighborhood Plan to serve as a basis for future development
of the property contained in the Highway 93 South Neighborhood
Plan, and
WHEREAS, the City Council of the City of Kalispell considers
it advisable that they consider the recommendation of the Kalispell
City -County Planning Board and adopt a Resolution to Adopt; Re -vise
or Reject a Recommended Neighborhood Plan Amendment to the
Kalispell City -County Master Plan.
NOW THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF
KALISPELL, AS FOLLOWS:
SECTION I. That pursuant to Section 76-1-604, MCA, the
City Council of the City of Kalispell intends to consider
the revisions of the Kalispell City --County Master Plan,
as recommended by the Kalispell City -County Planning
Board, to change the plan for the area set forth in
Exhibit "A" by adopting, revising or rejecting the
Highway 93 South Neighborhood Plan, (A copy of said
amendment is attached hereto as Exhibit "A", and thereby
made a part hereof) generally designating area for
development of light industrial development.
598
SECTION II. That the City Council of the City of
Kalispell shall consider whether to pass a final
resolution revising the Kalispell City -County Master Plan
as set forth herein at a meeting to be held on the 17th
day of May, 1993, at 7:00 P.M., at Council Chambers, City
Hall, Kalispell, Montana, and at the conclusion of said
meeting the City Council will consider a Resolution to
revise, reject or adopt the proposed amendment.
PASSED AND APPROVED BY THE CITY COUNCIL AND MAYOR OF THE CITY OF
KALISPELL THIS 3RD DAY OF MAY, 1993.
raj
�.11a6 D. Rauthe, Mayor
ATTEST:
iy�H. Robertson
Finance Director
599
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EXHIBIT "A"
AN AMENDMENT TO ..
THE KALISPELL. CITY -COUNTY MASTER PLAN
D A
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Highway 93 Landowners
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HWAY 93 SOUTH NEIGHBORHOOD P
AN AMENDMENT TO
THE KALISPELL CITY -COUNTY MASTER PLAN
A COMMUNITY CONCENSUS PLAN
PREPARED
IN COOPERATION
WITH
PRESENTED TO THE BOARD OF COUNTY COMMISSIONERS
AS A LANDOWNER ALTERNATIVE
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HWY 93 SOUTH NEIGHBORHOOD PLAN
AN AMENDMENT To THE KALISPELL CITY -COUNTY MASTER PLAN
The purpose of the HWY 93 SOUTH NEIGHBORHOOD PLAN is to provide an
updated planning analysis for a specific area within the planning
jurisdiction of the Kalispell City -County Master Plan. This
additional information will be used to update the Master Plan and
thereby provide a basis for a Plan amendment and for subsequent
implementing regulations.
GMTERAL DESMIPTIDNOFE!LAMINIG AREA
LOCATION
The area considered by the Neighborhood Plan (hereinafter referred
to as the plan area) is described as including all land parcels
situated along or in the vicinity of US Hwy 93 South between the
Four Corners area and Ashley Creek. More specifically, the area is
described as follows:
SEhNE' of S29, T28N, R21W, P.M.M., Flathead County;
SEk of S29, T28N, R21W, P.M.M., Flathead County;
That portion of the NEh of S32, T28N, R21W, P.M.M., Flathead
County lying easterly of the Burlington Northern Railway
tracks;
SWkNWk of S28, T28N, R21W, P.M.M., Flathead County;
WhSW'k of S28, T28N, R21W, P.M.M., Flathead County; and
That portion of the WhW'k of S33, T28N, R21W, P.M.M., Flathead
County lying northerly of Ashley Creek.
NEIGHBORHOOD CHARACTER
All but a few of the
Neighborhood properties
are highway -oriented,
having primary access
from U.S. Highway 93.
The highway frontage
length is approximately
1.2 5 miles. Forty --one ±
tracts of land are
included in the plan
area with approximately
27 separate land owners.
Parcels tend to be
large, generally more
than 5 acres in size.
MPC Hwy 93 South Neighborhood Plan 1
603
The plan area is developing in the absence of any land use
regulations that might otherwise guide the best use of the
properties. As a result, the area is in transition, exhibiting a
mixture of uses. A common development theme is obviously absent.
Existing uses range from vacant land to large implement dealerships
and more specifically include the following:
♦ Four Corners Lounge;
♦ Residential dwellings;
♦ County museum;
♦ Montana Log Homes;
♦ Treweek commercial building containing Crown Portraits,
Chief Metal Buildings, Farm Credit Services, and Treweek
Construction;
♦ Treweek mini -storage;
♦ Fort Selish including The Patchbox and The Museum of the
Great Divide;
♦ Second Hand Store;
♦ Ashley Creek Animal Clinic;
♦ Ken's Backhoe Service;
♦ Haul Mark Trailer Sales;
♦ Northwestern Truss & Wood Products;
♦ JBM Precision Machinery;
♦ KGEZ Radio 600;
♦ Snowline Tree Company;
♦ Montana Tractor; and
♦ Triple-W-Equipment.
Farming is generally limited in the area to pasture or grass hay.
No cereal crops are grown in the plan area. Environmental
constraints to development, such as flooding and severe topography,
are largely absent. The shallow depth to groundwater in portions
of the plan area is a constraint to development of small lots.
Municipal water and sewer services are not readily available.
The Kalispell City -County Master Plan is a policy document that
offers general guidance for development in and around the City of
Kalispell. The Neighborhood Plan concept has been re-:ently used to
offer more specific land use guidance to particular areas within
the city -county jurisdiction. The Neighborhood Pl.aa provides the
basis and rationale for an amendment to the Master Man.
AREA IN TRANSITION
The subject plan area is one of the last remaining areas within the
City -County jurisdiction to be zoned. Since zoning is the primary
means of implementing the Master Plan, this area has been left
unguided and, as a result, has been on the receiving end of a
variety of land uses. The NEIGHBORHOOD CHARACTER discussion
demonstrates the extent of non-agricultural uses in the area.
MPC Hwy 93 South Neighborhood Plan 2
E
Agricultural uses have been replaced by commercial and industrial
uses. Undeveloped land generally remains idle and unproductive.
The transitional nature
of the plan area (creat-
ed by the lack of plan
implementation) is fur-
ther confounded by the
adjoining land use
designations to the
north and south. Imme-
diately adjoining the
plan area to the south
is a Heavy Industrial
land use designation.
To the north, are Com-
mercial and Light
Industrial land use des-
ignations. In between
these two industrial and
commercial designations
lies the property that is subject to this Neighborhood Plan. The
Master Plan designation for this "in-between" land along the
highway corridor is Agriculture despite the general preponderance
of nonagricultural uses and poor agricultural soils. Passive farm
operations are now occurring on only 4 landowner properties in the
plan area. The word, "passive", is used since the scale of farming
is limited to grazing and the cutting of grass for hay.
SOIL SUITABILITY FOR AGRICULTURAL PRACTICES
Soils in the plan area are generally marginal for farming purposes.
Few "prime" soils (Capability I -IV) extend to the highway frontage.
The State (Dept. of Transportation) Environmental Assessment of the
Somers -Kalispell highway project concluded that prime farmland
scored a minimum level of consideration due to the poor soil
conditions along the proposed highway corridor. The extent of the
so-called prime soils is so limited in shape, area, and location
that it would be a stretch of the imagination to conclude that the
area should be reserved for agricultural production.
On the east side of the highway, most of the soils are Capability
V or less and include:
♦ Saline -alkali land (Sa);
♦ Kalispell loam (Kt);
♦ Birch gravelly loam (Bd);
♦ Demers -Kalispell silt loam (Da); and
♦ Demers -Kalispell silt loam (Db).
The better soils on the east side of the highway are far less
extensive than the marginal soils. Kalispell -Demers silt loams
(Kw) and Corvallis silty clay loam (Cd) occur in the developed
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MPC Hwy 93 South Neighborhood Plan 3
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605
areas of Snowline Tree Company, JBM Precision Machining, and
Northwestern Truss & Wood Products and, therefor, are unavailable
for production.
The west side of the highway appears to have more occurrences of
"Prime" soils but these soils have frequent intrusions of low
capability soils such as Da, Sa, Db, and Kt (see above for name
description). The better soils are from the Kalispell series but
these soils at this location in the valley, according to the Soil
Survey (Series 1946, No. 4), tend to be affected by "free" salts
and sand in the lower part of the subsoil, which affect the soil's
productivity potential.
LAND USE SUITABILITY
As discussed above, there is no basis for reserving this area for
farmland given the poor soil conditions and intrusion of other land
uses. The majority of 'those' other land uses can generally be
classified as "industrial". Exceptions would be the radio station,
Second Hand Store, and a few others. Large retail commercial uses
are absent at this time.
Public water and sewer extensions to the area do not appear to be
feasible at this time. For this reason, larger parcels are likely
to be the trend. Highway access does not appear to be a limitation
to the development of larger parcels where new approaches can be
somewhat limited.
The land uses approp-
riate to this area are
those that would gen-
erally require large
open display or work
areas with infrequent
customer visits. Large
retail sales businesses
are more appropriately
located closer to the
urban centers. Ware-
housing, implement
dealers, and small man-
ufacturing businesses
are examples of uses
that would benefit from
both the highway front-
age and large lots.
These type of uses are generally limited to an industrial -type
zoning classification. A review of the Kalispell City -County
Master Plan indicates a relative scarcity of lands set -aside for
MPC Hwy 93 South Neighborhood Plan 4
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light industrial uses. The official map of the Master plan
indicates light industrial designations in 4 locations which
include:
1. Intersection of Reserve and LaSalle
2. SE intersection of Reserve and Hwy 93
3. Area north of Cemetery Road
4. Narrow band along Center Street in Kalispell
All or portions of these designated areas are generally unavailable
for new development. The Center Street area is already "occupied"
by uses and the City redevelopment plans are encouraging the
removal of train service within the city limits. The Reserve and
Hwy 93 location is occupied by gravel operations. Much of the
remaining industrial area near LaSalle and Reserve is being
developed at this time for a new electric utility office and
warehouse. Most of the property north of Cemetery Road is not
zoned for industrial uses at this time. It appears that
industrial -type uses are selecting the Hwy 93 South properties due,
in part, to the relative unavailability of industrial zoned
properties within the jurisdiction of the Kalispell City -County
Master Plan.
The deep lots, together
with the large size of
the land parcels, offer
unique opportunities to
wisely plan for this
particular highway cor-
ridor. Strategies can
be developed to promote
a development theme that
discourages strip devel-
opment and encourages
land uses that are
compatible to the area.
interior roads should be
encouraged to limit ac-
cess .-3nto the highway
while at the same time
maximizing opportunities
for full utilization of
the deep lots. Refer to exhibit A for
subsivision that would orient land uses
minimize the "strip" effect by allowing
deeper lots.
a hypothetical layout of a
away from the highway and
fuller development of the
It would seem appropriate to blend the Heavy Industrial designation
to the south with the Light Industrial designation to the north.
This can be accomplished by establishing an industrial performance -
based zone for the "in-between" property.
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MPC Hwy 93 South Neighborhood Plan �
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607
GOALS AND POLICIES
The recommended goals and policies for the Hwy 93 South
Neighborhood Plan have been developed to reflect the qualities and
characteristics of this specific highway corridor and are not
intended to be broadly interpreted or applied to other highway
segments in the Valley.
GOAL 1
TO PROMOTE LAND USES COMPATIBLE TO THE AREA
The area should be designated and appropriately regulated for
those uses that typically require large land parcels for open
display and/or storage, uses which do not require public water or
sewer facilities, and uses that generate or attract low volumes of
traffic.
Policies
A. All existing uses may continue and expand as permitted
uses. However, if an existing use does not comply with the
definition of "light Industrial" as defined by this plan
or an underlying zoning ordinance, at the time any use is
abandoned or willfully changed to another permitted use,
the pre-existing use will no longer be considered a
permitted use.
B. Commercial retail businesses shall be discouraged.
C. Uses in support of the agricultural, animal husbandry, or
timber industry shall be encouraged.
D. Uses requiring yard storage, outside display, or ware-
housing are encouraged.
GOAL 2
TO ESTABLISH DEVELOPMENT PERFORMANCE STANDARDS
This goal emphasizes the desire to avoid strip development along
the highway by establishing performance based standards for all new
development.
Policies
A. All new uses shall adhere to strict development standards:
•substantial setbacks from the highway for properties that
gain direct access to/from the Highway;
•landscaping along the highway corridor and screening when
adjacent to a noncommercial or industrial district;
•controlled access with interior road frontage whenever
possible;
•large minimum lot sizes;
•paved roads; and
•limitations on the size, height, & number of signs.
MPC Hwy 93 South Neighborhood Plan 6
•
B. Existing uses shall be permitted to expand and, when
feasible, the expansion area shall substantially comply
with development standards for new uses, especially in the
areas of
•landscaping and screening;
•controlled access;
•paved roads; and
•limitations on signage.
C. Preferred lot sizes shall be no less than 1 acre and
generally no more than 5 acres.
D. Deep linear interior roads that extend perpendicular from
the Highway are preferable over parallel frontage roads.
Typically an interior road easement shall be provided,
anticipated or coordinated whenever a lot is created which
does not extend the full depth of the zoning district
leaving inaccessible land behind it.
E. Deep lots shall be encouraged to facilitate the extension
of interior roads that will help to orientate the
businesses away from the highway and thereby allow more
efficient utilization of the lots and avoid the appearance
of "strip" development.
F. Access points from the highway should be limited to a
minimum spacing of 650 to 1000 feet.
GOAL 3
TO IMPLMKNT PERFORMANCE BASED ZONING FOR THE AREA DESCRIBED BY
THIS NEIGHBORHOOD PLAN BY AMENDING THE FLATHEAD COMPREHENSIVE
ZONING REGULATIONS.
The purpose of this goal is to recognize the unique features of
this plan area and to establish new regulations that can properly
apply performance -based zoning to the area.
Policies
A. The plan area shall be zoned Light Industrial (I-1) with
a concurrent application of an Overlay Zone that will be
necessary to apply the performance standards.
B. Administrative permits shall be issued by the Flathead
Regional Development Off ice for all new and expanding uses.
The appeal process shall rest with the Flathead County
Board of Adjustment.
C. The zone shall provide development incentives related to
lot size and subdivision design, such as those anticipated
by Policies B, C, D, & E of GOAL 2, to encourage maximum
cooperation in the application of the established
performance standards .
D. General development schemes for the plan area, which would
include the locations of new highway approaches, should be
identified by the land owners prior to the enactment of the
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MPC Hwy 93 South Neighborhood Plan 7
performance based zoning and be incorporated as an exhibit
in the adopting resolution.
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■ MPC Hwy 93 South Neighborhood Plan 8