City Council splits over growth policy

By JOHN STANG

The Daily Inter Lake

How much commercial development should Kalispell encourage north of the city limits?

Kalispell's draft growth policy presents one idea.

At a Monday public hearing, people split on whether that draft policy proposes too much or too little commercial development north of Kalispell.

The Kalispell City Council has a similar split.

On Monday, the council will start discussing whether it wants to change the draft policy recommended by the Kalispell Planning Board and city Planning Department. That meeting will include another public hearing. The council expects to vote Aug. 7 on the policy. The policy's purpose is to guide Kalispell in residential and commercial development as far as three miles north of the city limits, which runs roughly along West Reserve Drive. The policy area is bound by the Stillwater River on the west, U.S. 2 on the east, and roughly Church Drive and Birch Grove Road on the north.

Kalispell has no direct control over land outside city limits. But it owns the sewer system to which many rural developers hope to hook up - giving the city some clout over construction near the town, especially if the landowners want to be annexed.

In broad strokes, the draft policy would keep most commercial and industrial growth next to the current city limits, and allow only houses and small neighborhood commercial spots farther north.

Twelve of the 35 people at the hearing spoke to the council. Contested issues included:

. How much commercial development should be allowed in 600 acres bordered by West Reserve Drive on the south and U.S. 93 on the west?

The draft proposes that this land be used for housing, industrial and commercial developments. The majority of this site is owned by developer Bucky Wolford, who wants to build a retail complex there. That project is working its way through litigation.

Three public hearing speakers, including Kalispell Chamber of Commerce president Joe Unterreiner, contended that the draft restricts commercial growth too much on those 600 acres.

Meanwhile, five speakers, including Mayre Flowers, chairwoman of Citizens for a Better Flathead, contended that the draft did not restrict commercial development enough there.

. Should Kalispell concentrate on filling the town's interior with commercial development before encouraging growth north of the city? Four speakers thought the growth policy should take this path, saying that plenty of commercial development is occurring on U.S. 93 between West Reserve Drive and Flathead Valley Community College, and room for more exists.

. Should a buffer of 100 to 150 feet be required on either side of U.S. 93 from West Reserve Drive to Church Drive?

Four members of the public and council member Bob Hafferman thought a 150-foot buffer is too much.

One resident and council member Kari Gabriel favored 100- to 150-foot buffers on each side of U.S. 93.

Tom Jentz, city Planning director, said the 100- to-150-foot buffers are recommended because traffic typically travels 55 mph or faster on U.S. 93 north of West Reserve, while it usually moves between 40 and 45 mph immediately south of West Reserve. If accidents occur at faster speeds, longer buffer distances are needed to handle the crashing cars.

Meanwhile, the buffer zones would include berms, pedestrian paths and frontage roads for slower traffic entering and leaving stores along U.S. 93, he said.

. Should transfer development rights be addressed in the growth policy?

Council member Randy Kenyon thought they should, and Flowers contended they should not be allowed.

The use of transfer development rights is rare in Montana.

Under this concept, the owner of land that is allowed a specific housing density can sell density rights to another landowner whose land is not allowed to have as many homes.

This concept is allowed only when specific laws are set up to regulate it. Neither Kalispell nor Flathead County have such laws. Such laws inherently are very complicated, Jentz said.