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08-09-94 Planning BoardKALISPELL CITY -COUNTY PLANNING BOARD AND ZONING COMMISSION MINUTES OF MEETING AUGUST 9, 1994 CALL TO ORDER The regularly scheduled meeting of the Kalispell City - AND ROLL CALL County Planning Board and Zoning Commission was called to order at 7:55 p.m. when a majority of Board members were present. Bahr, Hodgeboom, Sanders, Fraser and Hash were present, constituting a quorum. DeGrosky, Carlson, Lopp and Kennedy were absent (excused). John Parsons, Senior Planner, represented the Flathead Regional Development Office. Brian Wood, represented the City of Kalispell. There were approximately 40 persons in attendance. APPROVAL OF The minutes of the July 12, 1994 meeting were approved MINUTES as published on a motion by Bahr, second by Fraser. PITTSLEY The first public hearing was on a request by David L. ZONE CHANGE / and Jean L. Pittsley, et al, to amend the Evergreen R-1 TO R-2 Zoning District Map by changing the zoning on approximately 15 acres from R-1 (Suburban Residential) to R-2 (One Family Limited Residential) in accordance with the Flathead County Zoning Regulations (Flathead County Resolution No. 955A). The property is located approximately 600 feet north of West Reserve Drive on both sides of Scenic Drive. The property is more particularly described as Scenic Tracts: Block 1, Lots 6 & 7; and Block 2, Lot 6, in Section 28, Township 29 North, Range 21 West, P.M.M., Flathead County, Montana. Staff Report Parsons presented an overview of report #FZC-94-14, which evaluates all the necessary criteria for a zone change. Staff recommended approval based on that criteria. Three letters were received in opposition to the zone change request, from: William and Beverly O'Brien; James and Kaye Adkins; and Nellie and Gerald Marsh; copies of which were submitted to Board members. Public Hearing Dennis Kirby, one of the property owners requesting the In Favor zone change, stated that presently the land is open fields, and he thinks that the highest and best use of the property would be a subdivision. Now that sewer and water is available it will not pose a sanitation problem. He was in favor of the R-2 classification. Dave Pittsley, one of the applicants, felt the same as Mr. Kirby, that the best use of the land would be in a subdivision. Opposition Darlene Jump, 687 Scenic Drive, is opposed to the zone change. 1 Beverly O'Brien, 688 Scenic Drive, is opposed to the zone change. She has lived on Scenic Drive for 10 years, and it is a quiet neighborhood. Expecting 15 additional homes was too much of a change to accept, and now with the possibility of 30 homes it is an even greater change. When the sewer came in, she voted for it, because she felt it was a responsibility to the water quality of Flathead Lake. If she had known that by voting yes on the sewer it would mean more density in her neighborhood, she would have had a more difficult time. By being responsible for our natural resources she feels that she has ruined her neighborhood. She realizes that growth happens, but questioned that it be double the existing density. The growth impacts on the schools and infrastructure will mean increased taxes. Kaye Adkins, 630 Scenic Drive, is opposed to the zone change. There are 27 homes on that street now. With an additional 30 homes, the population will double on the dead-end street. The additional traffic will be horrendous and will, ruin the neighborhood. Their quiet, safe neighborhood will be destroyed. There being no further opposition, the public hearing was closed and the meeting opened to Board discussion. Discussion The Board empathized with the neighbors, but felt the R-2 zoning was a reasonable density, and is in compliance with the Master Plan. Motion Fraser moved to accept report #FZC-94-14A as findings of fact, and forward a recommendation to the County Commissioners in favor of the zone change from R-1 to R-2. Bahr seconded. On a roll call vote, Sanders, Bahr, Hodgeboom, Fraser and Hash voted 5-0 in favor. EDUCATION Next, was a request by Barbara Moses on behalf of the RECOVERY Education Recovery Foundation to allow as a conditional FOUNDATION / use the conversion of an existing building to be used CONDITIONAL as a school, located at 322 Second Street West in USE PERMIT Kalispell. The access would be from the alley to the parking. The site is further described as Lot 1 and the North 10 feet of Lot 2, Block 52, Kalispell Original Townsite, and is zoned B-4 (Central Business). Staff Report Parsons gave a summary of report #KCU-94-14, with a recommendation to grant the conditional use permit subject to four conditions, replacing condition #3 to state: Pave the alley fronting the site. Public Hearing Dick Dasen, one of the directors of the Education In Favor Recovery Foundation project, stated that they had no problems with the recommended conditions. 2 Barbara Klukan, real estate agent that helped to locate the site, wanted to call to the Board's attention that currently the building is used for manufacturing, with a lot of traffic and activity. The proposed school is to be used for providing alternative education for pregnant and unwed mothers, etc. The Nurturing Center exists across the street from this site, providing child care services for the students, so the traffic should not be greatly affected by this use. Parking would not be a problem as most of the students do not own a car and would be dropped off. Opposition No one spoke in opposition. The public hearing was closed. Motion Fraser moved to accept staff report #KCU-94-14 as findings of fact, and recommend that City Council grant the permit subject to the conditions as stated and modified. Bahr seconded. On a roll call vote the motion passed on a unanimous vote of 5-0. HALL Hash introduced a request by Dale Hall to allow as a CONDITIONAL conditional use the construction of a two (2) story, USE PERMIT four (4) unit apartment building on lot 5 of Liberty Village Subdivision, Kalispell, located in Section 12, Township 28 North, Range 21 West, P.M.M. The access would be from Liberty Street to the interior drive and parking. The site is zoned RA-1, Low Density Residential Apartment. The design would supply 10 onsite parking spaces and utilize existing City services. Staff Report Parsons presented an overview of report #KCU-94-13, with a recommendation for conditional approval. Public Hearing Dale Hall, the applicant, was in favor of the project In Favor and felt it would be aesthetically pleasing to the neighborhood. A woman in the audience asked what the conditions of approval were? Parsons read the eight recommended conditions of approval. There was no further public comment on the proposal. The public hearing was closed and the meeting opened to Board consideration. Motion Bahr moved to adopt FRDO report #KCU-94-13 as findings of fact and forward a favorable recommendation to City Council to grant the permit with the attached conditions. Hodgeboom seconded. On a roll call vote Fraser, Bahr, Hodgeboom, Sanders and Hash voted aye. Due to involvement with the next two projects, Mike Fraser announced he would abstain from Board discussion. It was determined that a majority of the 3 Board members were present, and that business could be (� conducted on the following agenda items. NORTHWEST Hash introduced the next agenda item, which was a HEALTHCARE request by David Meredith on behalf of Northwest CONDITIONAL Healthcare Corporation for a conditional use permit in USE PERMIT accordance with Section 27.12.030 of the Kalispell Zoning Ordinance to allow an athletic club in the H-1 zone. The applicant is proposing an 85,000 square foot, two story building with a maximum height of 35 feet. It is located at the northeast corner of Sunnyview Lane and US Highway 93. The address is 205 Sunnyview Lane, more specifically described as The Resubdivision of Simmons Addition Lots 1 and 2, in Section 6, Township 28 North, Range 21 West, P.M.M., Flathead County. Staff Report Parsons presented an overview of the request for a conditional use permit to construct an athletic club/fitness center facility, as evaluated in report #KCU-94-16. Based on evaluation of the necessary criteria, staff recommended 16 conditions of approval for the proposed development. Public Hearing The public hearing was opened to those in favor of the project. Proponents Bill Dries, CEO of Northwest Healthcare, spoke in favor of the proposed fitness center. The process to maximize the existing Second Wind facility was started two years ago to meet the needs of those using it. The health promotion program, physical therapy/occupational therapy were not being utilized to their utmost. Some services have been retrofitted into the old church building. Northwest Healthcare knows that health care is in a turmoil and very costly, and they recognize health care is going in the direction to avoid health problems in the first place. Therefore, they have made a committment to a community devoted to health prevention and education. A Wellness center is risky business, as health prevention has never been known to make money, but this is Healthcare's committment to all aspects of health care. Dave Meredith, architect representative for the Northwest Healthcare Wellness Center, addressed the conditions which pose a problem for the project. He suggested that Condition #3 be changed to say "provide parking spaces as per the Ordinance and recommendation of the Site Plan Review Committee", rather than specify a certain number of parking spaces. Alternatively, leave off the word "onsite", as off site parking can accomodate the requirements. Condition #4 seems to be a redundancy, and he questioned the "common access". He protested the dedication of a 60 foot right of way in Condition #9, as Northwest Healthcare does not own 4 the property to dedicate. For Item #10, again, Northwest Healthcare does not own the property to _ dedicate for an easement. He protested condition #11, as it amounts to a considerable amount of money to be required to construct or bond for the Meridian extension. He questioned whether the Zoning Commission had the authority to tell one landowner to construct a road on another's property. Their plan, as submitted, does not require Meridian Road to be an access point. The project can be accessed off of Sunnyview Lane or Windward Way. If in the future Meridian Road was ever developed, it would be the logical access point to the Second Wind parking lot, and the Wellness Center would be happy to attach on to that. Perhaps language could be changed to "per Site Plan Review Committee" or look into the situation where the landowners of adjacent lots as they are developed be required to have the street access paved. The triangular piece of land was dedicated by the Special Senses partnership, for development of that road with an agreement to attach on at the time it happens. He protested Condition #12 requiring sidewalks, which go nowhere. He would like to see a sidewalk plan for the entire area rather than do it piecemeal. He felt that condition #15 was like a blank check. They would agree to the requirements of Site Plan Review Committee as long as they are reasonable. Since he was the applicant, he objected to the requirements stating "the applicant" be responsible for the provisions of conditional permit approval. Don Arthur, manager of Second Wind Fitness Center, said the intent of this project is to improve an existing facility and add services that are now spread out. This will be a quality project. The developer has reasonable concerns about the improvement of the highway and Meridian extension, and he would hope that the property owners and governing bodies can work out a relationship to develop this area without putting the entire burden on one. Dr. G. W. Ingham, one of the owners, bought the property with the idea of expanding the orthopedic services, and creating a muscle -skeletal area for the Valley. This is their fourth expansion, as they are always finding that after a few years, they are busting at the seams. This will be a state-of-the-art health care facility, dedicated to serving this community's muscle -skeletal needs. This is not a money making project, but it is something this community will greatly enjoy. Opposition Stan Watkins,,a small business owner of an athletic club, who is also planning an expansion and has gone through the process. As a small business, the costs and expenses of landscaping, parking, and a proper drainage system are much more of a burden than they are 5 for a large scale project. He is sure that Northwest Healthcare will build a quality project, but feels strongly that they have to abide by the same conditions that he had to. He pointed out that every health club in this valley is in a different zone, and he has not seen a definition for health club in the H-1 zone. He would like to see standards set so that the competitive nature can remain equal and fair. The Flathead County Planning Board wrote a definition for health clubs, in the County Regulations, specific to his project and he would like to see the wording adopted for the City - County Zoning Ordinance, as well. He questioned why Northwest Healthcare was allowed a restaurant and/or liquor license. He was informed that a restaurant was not proposed with this project, and would require a conditional use permit. He objected to the concept of shared parking, because surrounding uses can change, leaving an oversized building with an undersized parking area. There was no further opposition to the project. The public hearing was closed and the meeting opened to Board deliberation. Discussion The Meridian extension was discussed at length, as a logical access to the project. Relief is needed now for the traffic flow, and this would make it a safer intersection. The Board questioned the land ownership, dedication and road alignment. A map was shown to Board members of where the extension would lie. A triangular shaped parcel was dedicated to future Meridian by Higgs and Oertman, and the balance would come from property owned by the orthopedic clinic and was not under prospective sale to Northwest Healthcare. Parsons explained that off -site improvements can be required when there is a clear connection. Hash asked if a traffic study had been done to show this ali nm'^^�nt to be on land owned solely by the orthopV-d a�'f er than have it shared by property owned by Kalispell Regional. Brian Wood answered that the Clete Daley traffic study was used for the general location of the extension, however the hospital building dictates where the road will be. Bahr had a problem with extending Meridian for one block to Windward Way, when the traffic light at Sunnyview was alleviating the traffic problem adequately. Hash objected to having one developer bear the entire burden of building a road on land they are not even purchasing. She suggested that the other property owners and the City be included in a cooperative joint venture to build this road extension. and asked if that could be a recommendation from this Board? 0 Ross Plambeck was asked to comment, unofficially, on the transportation plan. He informed the Board that the Kalispell Transporation Plan has been adopted, and Meridian addressed. The right of way and alignment needs to be recognized and confirmed on that level. As to sharing the costs, the Kalispell Regional Hospital, in their master plan, is looking at this extension as part of their overall planning process to change the access points off of Hwy 93. The biggest complex, Dr. Higgs, received the benefit of the removal of an easement across their property. He cannot speak for Council to commit funds, but the Meridian extension is critical in view of the overall transportation plan. Parsons suggested leaving the condition as is and that he would indicate to Council that there was considerable Board discussion on the matter. It will be up to Council to allocate funds for roads. The issue of off site parking in an H-1 zone, was deliberated on. Condition #3 was reworded to read: The developer shall provide offstreet parking per the Kalispell Zoning ordinance requirements. Cross access parking and agreements shall be approved by the City Attorney prior to issuance of a building permit. With regards to condition #5, the applicant indicated that the driveway in question would be eliminated, to which staff was amenable to. Regarding condition #12, municipal sidewalks have to start somewhere. Hash questioned the requirement to have the entire burden put on a single developer who does not even own the land. Staff clarified that the entire property is under single ownership. Meredith requested that it be worded to include "per the Kalispell Site Plan Review", as he wants the city to look at a neighborhood sidewalk plan. The Master Plan for the hospital will address a pedestrian walkway system. Parsons substituted condition #15 with the standard language he uses for conditional use permits, as. follows: "Development of the site will be in substantial conformance with the approved site plan. The approved site plan shall govern the general location of the building, parking, landscaping, and roadways. The applicant shall submit a final site plan to the Site Plan Review Committee for their approval that incorporates all the conditions specified in this conditional use permit and the Kalispell Zoning Ordinance prior to receiving a building permit." He also substituted the word "developer" in place of "the applicant" to clarify who was responsible for meeting the conditions. 7 (-� Condition #11 to require the construction -or bond for the construction of Meridian Road was revisited. Parsons told the Board this recommendation came straight from the City., He suggested wording to state: "That the cost be shared by others, and that the developer pay their fair share for the construction of Meridian Road". Fraser was recognized in the audience to address the issue. He stated that in the past the Board has required off site improvements, but this requirement is not necessary for this project. The extension of Meridian is on the City's wish list. They have been diligent in trying to obtain property for future construction, however there is an objection to the requirement to build something which is not necessary for this project. Parsons conveyed that the City has identified that the construction of Meridian is necessary for this project. Hodgeboom felt the connection will have a greater capacity for use, that the additional access appears to be needed in the future, and we ought to plan for that, since we are adding congestion there. He felt the developer be required to dedicate ROW and bond for their share of the construction, and get the other beneficiaries in the area to participate in an SID, or whatever it takes. Hash felt it would be difficult to bond for an unknown figure, but the requirement of the dedication would be appropriate. It provides the vehicle by which a future road can be built without them trying to either encroach on an existing parking lot and as other developments come in, then require ROW's. But it has to be a shared project. Parsons suggested a change the condition to indicate that "the developer shall participate in the cost of the construction of Meridian Road", so that when they are ready to construct Meridian, we can state their share of the cost. Motion Bahr moved to adopt FRDO report #KCU-94-16 as findings of fact, and recommend approval by the City subject to conditions 1-16, with #3, #9, #10, amended as discussed, eliminate #11, and reword #12 and #15. Discussion followed on the deletion of condition #11. Bahr clarified that he intended the developer to be responsible for sidewalks on three sides, but not for the construction of Meridian. Sanders seconded. On a roll call vote Bahr, Sanders, Hodgeboom and Hash voted aye. Fraser abstained. The motion carried on a 4-0-1 vote. GATEWAY The next item was a request by GESN, Inc. for ORCHARD VILLAS preliminary plat approval to resubdivide 20 townhouse PRELIMINARY lots on 4 parent lots into 13 townhouse lots on the 4 l"'> PLAT parent lots. The sites are located at the south end of Gateway Orchard Villas Subdivision on the west side of Glenwood Drive north of Two Mile Drive and are zoned RA-1 (Low Density Residential Apartment). The properties are specifically described as Lots 16, 17, 18 and 19 of Gateway Orchard Villas in the SE4 NE4 of Section 12, Township 28 North, Range 22 West, P.M.M., Flathead County. Staff Report Parsons gave a brief synopsis of report #KPP-94-02. The revised preliminary plat proposes one story buildings instead of two story, and reduces the number of lots from 20 to 13. Staff recommended approval. Public Hearing Doug Kaufman, of Thomas, Dean & Hoskins representing In Favor the applicant, explained that the revision to the preliminary plat was a market driven decision to provide senior housing. The density has been reduced and thus less impact. There were no further comments either in favor or in opposition to the proposal. The public hearing was closed. Motion Bahr moved to adopt report #KPP-94-02 as findings of fact and forward to City Council a favorable recommendation. Sanders seconded. On a roll call vote Hodgeboom, Sanders, Bahr and Hash voted aye. Fraser abstained. The motion carried on a 4-0-1 vote. Fraser returned to the Board for the remainder of the meeting. FRANK'S PLACE Hash introduced a request by Frank Taverrite for PRELIMINARY preliminary plat approval of a 9 lot subdivision on 1.6 PLAT. acres. The property is located on the southwest corner of 8th Street West and Wallace Avenue in the RA-1 Low Density Residential Apartment zone. The subdivision proposes a cul-de-sac with access to 8th Street West. The property is known as Parcel B of Certificate of Survey 10314, more specifically described as Tract 3 in the NW4 SW4 Section 18, Township 28 North, Range 21 West, P.M.M., Flathead County. Staff Report Parsons reviewed the findings in report #KPP-94-1 and recommended preliminary, plat approval. The following amendments and additions were suggested as a result of meeting with the Site Plan Review Committee: Condition #5, add "...pavement to connect with pavement on Forsythe." Condition #6, "...a lift station will (not may) be required." Condition #7, the fifty foot radius bulb will be increased to "fifty-five" foot. Add the following: Condition #10: "Developer obtain City Council_ approval for a 40 foot cul-de-sac right of way width." Condition #11: "Fire hydrant will be installed per direction of the Kalispell Fire Chief." Condition #12: "The final plat will show the location _ of the width of the lot at 60 feet and indicate a building setback." This requirement is to accomodate the pie -shaped lots created. Public Hearing Gene Johnson, with Stokes and Associates, representing In Favor the applicant, took exception to condition #7 for a fifty five foot radius, which would be 110' of asphalt. Staff explained that it was the right of way easement. The applicants had no problem with the rest of the conditions. Opposition Fran Bekkadahl, 1235 8th St. West, speaking for herself and her neighbor, Marilyn Clements, expressed concerns about the effects on their privacy and the impacts on the neighborhood. She requested that street lights, a privacy fence and speed bumps be installed. The traffic in the area, from the high school, is dangerous. She read a letter addressed to Steve Herbaly into the record: "Currently 8th Street and Wallace Avenue are adjacent provide access to this project. Five residences use these streets for access. All three of these streets are unpaved and due to increased traffic and dust has become a terrific problem. With the addition of nine new residential lots and possibly 18 residences, it would be compounded substantially. When the Ashley Creek Senior Center was 0 developed, the entrance, parking lots and a portion of 8th Street was paved. I would request the developer or the City to pave. If the developer is not willing to pave the streets, then I request that the access road to the development be turned northeast and the existing pavement be extended from 8th Street. At the present time there are no street lights, and due to the increased population in the area that should be required. I am not opposed to the development of this property. I am concerned about the long term effect on the neighborhood. It is my desire to continue living in the area and enjoy the quality of life that has been provided. With the above mentioned improvements, Frank's Place would be a welcome addition. If these conditions cannot be provided, then the burden will once again fall on the taxpayers. Please consider my requests as you make your decision." She submitted a petition signed by 12 property owners in the area which was read into the record. Jane Deshner, 1300 8th Street West, was not opposed to the development, but would like to see the roads paved and improvements made. J� There being no further comment, the public hearing was closed, and the meeting opened to Board discussion. 10 Discussion The neighborhood requests for off -site improvements was discussed. Fraser suggested that a privacy fence or screening, but not landscaping, be required. The proximity to Ashley Creek may attract children and be considered a nuisance, and a safety concern. Motion Fraser moved to adopt subdivision report #KPP-94-1 as findings as fact, the summary remarks and the recommendation as amended by Staff, conditions #1-12, and add a condition #13, "Developer shall provide a four foot high chain link fence on the west and south boundary." Bahr seconded. Amended Motion Hash made a motion to amend the motion before the Board, and moved to adopt the findings of fact in report #KPP-94-1, and forward a favorable recommendation to City Council with the 12 conditions as indicated by staff, without a fence requirement. Bahr seconded. On a roll call vote Bahr, Sanders, Hodgeboom and Hash voted aye. Fraser voted nay. The motion carried on a 4-1 vote. A roll call vote was taken on the original motion, without condition #13 added. The motion carried on a 5-0 vote. CONNER ZONE Next was a request by Lavern and Alice Conner and Jean CHANGE / Stafford to amend the Willow Glen Zoning District Map R-2 TO R-4 by changing the zoning on approximately 3.3 acres from R-2 (One Family Limited Residential) to R-4 (Two Family Residential) in accordance with the Flathead County Zoning Regulations (Flathead County Resolution No. 955A). The site is described as Assessor's Tract 4CE and a portion of Tract 4CD in the NE4 of Section 17, Township 28 North, Range 21 West, P.M.M., Flathead County. Staff Report Parsons presented review of the zone change request as evaluated in report #FZC-94-16. Based on the necessary criteria relative to a zone change, staff recommended approval. Public Hearing Jay Billmayer, engineer retained by the Conner family In Favor to develop this proposal, was in favor of the zone change. He assured the Board that although duplexes were allowed in the requested zone, it was not the applicants' intention. This is an urban transition area with sewer now available. The proposal is consistent with the existing land use and density. He pointed out there are many small tracts surrounding this parcel, which do not conform to the R-2 zone classification. Opposition Rick Halvorson, Zimmerman Road, was opposed to the zone change which allows duplexes. It is developed as single family residences on lots slightly less than one 041 acre in size, so he questioned the small lot sizes r- 1 proposed. The increase in traffic was also a concern. Paul Cannaday, had the same concerns as Mr. Halvorson. Why zone it R-4 if no duplexes are to be built on those 1 ots? Ross Plambeck, 309 Willow Glen, was not opposed to the project, as the Master Plan predicts that type of density, however, feels that with the traffic issues in the area, the proposal is ill timed. There being no further input, the public hearing was closed and the discussion opened to Board consideration. Discussion For clarification, the County R-4 and City R-4 zone were defined. Hash had grave concerns about spot zoning and the applicants tailoring the zone to fit their development. Bahr argued that even though it was presently zoned R-1 and R-2, the actual uses did not conform to the zone. The Master Plan designation was discussed at length. Ross Plambeck was recognized by the chair to speak to the transporation study. Plambeck reported that the transporation study which was recently completed identified Willow Glen as the fourth priority project. When sewer and water are addressed, other services should be discussed in conjunction with availability of those services. He thinks that the proposed density is an issue of timing, as there are safety concerns with not having roads regardless of the accessibility of sewer and water. Motion Bahr moved for the adoption of report #FZC-94-16 as findings of fact and forward a favorable recommendation to the County Commissioners to grant the zone change from R-2 to R-4. Fraser seconded. On a roll call vote Bahr, Fraser, Hodgeboom and Sanders voted aye. Hash voted no. The motion passed on a 4-1 vote. CONNOR'S Next, was a request by Lavern and Alice Connor and Jean CORNER Stafford for preliminary plat approval of a 14 lot PRELIMINARY residential subdivision and one (1) parcel for PLAT utilities. The property is located on the west side of Willow Glen Drive approximately 300 feet north of Concord Lane. The site is further described as Assessor's Tract 4CE and a portion of Tract 4CD in the NE4 of Section 17, Township 28 North, Range 21 West, P.M.M., Flathead County. Staff Report Parsons gave a brief summary of report #FPP-94-19, with a recommendation for approval subject to 16 conditions, correcting conditions #7 and #14 to have the road built to City standards instead of -County. 1U Public Hearing Jay Billmayer, representing the Connor family, Proponents explained the reason for the R-4 zone request was to design an urban residential affordable housing development. This project is considered infill development, is consistent with the Master Plan, and reflects the land use in the area. The shallow acquifer in the area precludes septic systems, so the availability of the public sewer allows development at this density. He addressed the traffic issue, noting that although the transportation study does not identify Willow Glen as the by-pass route, it is currently used heavily by commercial traffic and he believes that when the by-pass route is constructed and the slated improvements made, traffic will be directed away from Willow Glen. He proceeded to challenge conditions #5 and #8, as being inconsistent with the neighborhood, as Willow Glen is only 24 feet wide and there are no curbs, gutters or sidewalks anywhere near this proposal. He asked the Board to consider a waiver of an SID similar to the requirement for Green Acres Subdivision. Ken Kramer, property owner adjacent to the Connors, was in favor of this plan, as they are attempting to provide affordable housing for many young couples to have an opportunity to get a place of their own. He is very much in favor of the proposal. Vernie Connor, stated they are trying to do the best development that they can, and testified that the subdivision will include stick built houses, as well as mobile homes. They have a homeowners association and want to build a nice development. Opposition Paul Cannaday, Zimmerman Road, asked if these lots were to be sold individually or will it be a trailer park? He questioned the requirements to meet City standards, and was opposed to the possibility of being annexed into Kalispell. He wanted to know if the floodplain would keep the City from annexing? Mr. Cannaday was directed to FRDO to have his specific questions answered by staff. Pete Reese, owns Tract 4CH, directly behind this proposed project, had grave concerns regarding flood hazard and fire danger. There is a cut in the property for flood events, which has never been maintained, therefore it is a fire hazard, as well as providing habitat for a variety of wildlife. He feels there should be an environmental assessment done. With the potential of 14 trailer houses going in, there will be -� a lot of kids, and more traffic on an already extremely dangerous road. He was very opposed to the project. 13 There being no further testimony either in favor or in opposition to the preliminary plat for Connor's Corner, the public hearing was closed. Discussion Chairman Hash recognized speak as a representative He addressed two issues hearing. One, the traffi Willow Glen when the by -pa It is not anticipated to d of the by-pass as sugge required for road width provided as a benefit to t very clear on this Condit e Ross Plambeck who wished to for the City of Kalispell. raised during the public c is predicted to double on ss is built on the west side. crease with the construction sted. City standards are s as City water is being he subdivision. The City is Lon of benefit. The cash in lieu of parkland dedication was added as condition #17 to read: "Cash in lieu of parkland fees totaling $6,111 shall be paid based on 1/9 of the undeveloped market value of the land." The City's requirement for curbs, gutters and sidewalks was discussed in light that this is not a City subdivision, but was left as stated. Landscaping was determined to be established. Motion Fraser moved to adopt fact, and recommend t approval subject to therein, amending #7 a seconded. On a roll c and Fraser voted aye report #FPP-94-19 as findings of o City Council preliminary plat the conditions 1-16, contained nd #14, and adding #17. Sanders all vote Hodgeboom, Sanders, Bahr Hash voted no. The motion passed on a majority vote of 4-1. OLD BUSINESS There was no old business. NEW BUSINESS Parsons announced a preliminary agenda for the September meeting. ADJOURNMENT There being no further business, the meeting was adjourned at 11:30 p.m. Therese Fox Hash, President El'th Ontko, Recording Secretary APPROVED: 6W P, � — Olt q11_31Y �,ses 11� w'i� A66 14