05-10-94 Planning Board- KALISPELL CITY -COUNTY PLANNING BOARD AND ZONING COMMISSION
MINUTES OF MEETING
MAY 10, 1994
CALL TO ORDER The regularly scheduled meeting of the Kalispell City -County
AND ROLL CALL Planning Board and Zoning Commission was called to order at 7:05
p.m. Board members present were Kennedy, DeGrosky, Bahr, Lopp,
Carlson, Fraser, Sanders, and Hash. Hodgeboom had an excused
absense. John Parsons, Senior Planner represented the Flathead
Regional Development Office. Brian Wood, Zoning Administator,
represented the City of Kalispell. There were approximately 25
members of the public in attendance.
APPROVAL OF The minutes of the April 12, 1994 meeting were approved as
MINUTES submitted on a motion by Kennedy, second by Bahr.
KALISPELL A request by the City of Kalispell for initial City zoning on
ZONING / approximately 149 acres to be zoned B-2, General Business; and
EVERGREEN approximately 88 acres to be zoned P-1, Public. The property is
STRIP more commonly known as the Evergreen Strip located both sides
of US Highway 2 and Montana Highway 35 from the existing City
limits on the west to Cottonwood Drive on the east, in Sections 4,8
and 9, of Township 28 North, Range 21 West, P.M.M., Flathead
County, Montana. The City has withdrawn the application and no
public hearing will be held on this matter at this time.
NORTH
Hash announced that due to
the immense crush of work at
the
MERIDIAN
Flathead Regional Development Office, the Board discussion of
the
NEIGHBORHOOD
North Meridian Neighborhood
Plan will be continued to June
14,
PLAN
1994. With regards to the
North Meridian plan, a letter
was
received from Jim Shaw; and
three petitions were submitted.
LUPTON-LISTER Next on the agenda was a request by William J. Lupton and Mark
ZONE CHANGE / Lister to amend the Willow Glen Zoning District by changing the
R-2 TO B-2 zoning on approximately 5 acres from R-2 One Family Limited
Residential to B-2 General Business in accordance with the
Flathead County Zoning Regulations (Flathead County Resolution
No. 955A). The property is located on the south of MT Highway
35 east of the LaSalle Road extension.
Staff Report Parsons presented an overview of report #FZC-94-10. Based on
the evaluation of statutory criteria for a zone change, staff
recommended approval.
Public Hearing William Lupton, one of the applicants and owner of Snappy's Sports
In Favor Senter and Warehouse, spoke in favor of the zone change request.
He described, the existing uses for the seven parcels under
consideration for B-2 zoning, which are all business uses. He
pointed out that an arbitrary line for B-2 zoning was drawn
through the warehouse building when the Evergreen area was
zoned.
There was no further testimony either in favor or in opposition
to the zone change request. The public hearing was closed.
Discussion The Board were in agreement that this is a suitable zone change.
Motion Kennedy moved to adopt #FZC-94-10 as findings of fact and
forward a favorable recommendation to the County Commissioners
to grant the zone change request from R-2 to B-2 on the property
as described. Fraser seconded. On a roll call vote, all Board
members present voted unanimously in favor of granting the zone
change request.
BURT The next item was a request by Craig Burt of Kingswood
CONDITIONAL Townhomes Development to allow as a conditional use permit the
USE PERMIT construction of seven (7) apartment units in two buildings on Lot
3 of Liberty Village in Kalispell. 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 18 onsite parking spaces and utilize existing City services.
Staff Report Parsons presented report #KCU-94-06. Based on staff evaluation
of the request, it is recommended that the conditional use permit
be granted subject to six (6) conditions setforth in the report.
Public Hearing Craig Burt, 187 Rosewood, the applicant, spoke in favor of the
request and was in agreement with all conditions of approval.
There were no other speakers either for or against the proposal.
CJ The public hearing was closed and the meeting opened to Board
discussion.
Discussion The parking plan was discussed and it was clarified that
sidewalks are in place on Liberty Street. A landscaping plan will
be submitted to the Site Plan Review Committee.
Motion DeGrosky moved that conditional use report #KCU-94-06 be
accepted as findings of fact, and recommend to City Council that
the conditional use permit be granted subject to the six
conditions. Lopp seconded. On a roll call vote, the Board voted
unanimously 8-0 in favor.
NORWEST BANK Hash introduced a request by Norwest Bank to allow as a
CONDITIONAL conditional use permit the expansion of the banking facilities with
USE PERMIT additional drive -up facilities on Lots 7,8,9,10,11, and 12, Block 58,
Original Kalispell Townsite, Kalispell. The access will utilize the
existing driveway from 3rd Street East to the interior drive and
add a drive -up facility on the west side of the property adding
an exit to 2nd Avenue East. "• -�uEa
te-allow-diagonal=paring-on tlte� street=wrnrli-occur The site
is zoned RA-3, Residential Apartment/Office which permits Drive-in
Banking Facilities with a Conditional Use Permit.
Staff Report Parsons presented an overview of report #KCU-94-07. The
proposal was evaluated in accordance with the criteria for a
conditional use permit, and staff recommended granting the permit
subject to four (4) conditions.
Public Hearing Ken Williams, architect representing the applicant, attested that
In Favor Norwest Bank has been very succussful in the past few years,
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and their commercial clientele has increased significantly, thus the
reason for expanding the drive -up facilities. He explained the
design of the project. Proposals have been solicited from four
engineers specializing in traffic studies per staff recommendation.
He gave a detailed overview of the proposed traffic flow and
parking provisions. He noted that the bank will see an increase
in customers whether the bank facility is added to or not. They
are specifically trying to accomodate commercial traffic.
Chet Ma3�hugh, whose office is located across the alley, east of the
drive-in lanes, stated that the bank has been a very good
neighbor over the years, and he is appreciative of that. He also
has an interest as a trustee of the Central Christian Church,
pertaining to the proposed diagonal parking on 2nd Avenue East.
It was explained to Mr. Mao.1hugh that the parking issue is not
under consideration at this public hearing.
Steve Olson, President of Norwest Bank of Kalispell, addressed the
questions on the volume in an attempt to illustrate what this
proposal is trying to do. The auto bank was built in 1974 and
has not been upgraded since. He cited the statistics for the past
five years, which breaks down to about a 15% increase per year.
The commercial traffic is part of their gridlock problem, because
those customers tend to take longer to accomodate their
transactions. The expansion will probably eliminate about 11
Uparking spaces. Based on the square footage of the building,
they are required to have 60, and they currently have 80 parking
spaces. He feels that their proposal maximizes the total efficiency
of the bank.
Opposition No one spoke in opposition to the proposal. There being no
further testimony either for or against the project, the public
hearing was closed, and the meeting opened to Board
consideration.
Discussion Kennedy commended the building design, as a efficient use of
space, and attested to the delays experienced in the commercial
lane. She felt that the traffic flow pattern had been addressed
and would be accomodated onto 2nd Avenue East. Fraser
questioned the need for a traffic study. DeGrosky asked if any
street trees would be removed. Williams responded by showing a
model of the expansion, no trees will be removed. DeGrosky asked
if the intent was to transfer services from the main bank. Mr.
Olson responded that statistics show that approximately 75% of
their customers use the auto bank. He is projecting for a 15%
growth which they are trying to accomodate, as well, with the
expansion.
Motion Bahr moved to adopt the findings of fact in report #KCU-94-07,
and forward a recommendation to City Council to grant approval
of the conditional use permit for the bank expansion, subject to
the four conditions as submitted. Kennedy seconded. On a roll
call vote, DeGrosky, Lopp, Sanders, Carlson, Bahr, Fraser,
Kennedy, and Hash voted unanimously in favor.
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FLATHEAD The next public hearing was on a request by Flathead Industries
INDUSTRIES for a Kalispell Zoning Ordinance Text amendment to allow
TEXT "Community Residential Facilities" in Section 27.14.030, Conditional
AMENDMENT Use Permits, in the B-2 General Business zone.
Staff Report Parsons presented the findings in FRDO report #KZTA-94-03, which
analyzed the request for a text amendment to allow "Community
Residential Facilities" as a conditional use in a B-2 zone. This
type of use is currently allowed in all the Residential zones, the
H-1 and P-1 as a conditional use.
Public Hearing Mike Kelly, Executive Director of Flathead Industries, spoke in
In Favor support of a text amendment to allow a residential and
rehabilitation facility in a B-2 zone classification as a conditional
use. A B-2 zone would be conducive to a group home for adults
as it would be close to services and the residents can walk to
community provisions and feel included in their community.
John Constenius, Board member for Flathead Industries, spoke in
favor of the text amendment, as the use would allow residents in
a group home to share the advantages of being in close proximity
to commercial services, services which others enjoy by being able
to drive. He wanted to point out that Flathead Industries has a
good track record of incorporating group homes into residential
areas, and the residents have been good neighbors.
C�) Opposition No one spoke in opposition to the text amendment. There being
no further comment either in favor or in opposition, the public
hearing was closed and the meeting opened to Board discussion.
Discussion The text amendment was scrutinized for the .advantages to the
community as well as to the petitioners. The B-2 zone is
considered a buffer zone to a B-1, and this use is a valid one for
the location being in proximity to the Kalispell business district.
A community residential facility is presently provided for in zones
of a more residential character, as well as the hospital and public
zone classifications, so the Board agreed that this type of use was,
appropriate in a B-2 district.
Motion Lopp moved to recommend approval of the zone text amendment to
allow community residential facilities in a B-2 zone and adopt the
findings of fact in report #KZTA-94-03. Carlson seconded. On a
roll call vote the motion passed unanimously on a 8-0 vote.
FLATHEAD Next was a request by Mike Kelly of Flathead Industries to allow
INDUSTRIES as a conditional, use an eight (8) person group home (Community
CONDITIONAL Residential Facility) in the B-2 zone. The proposed location is on
USE PERMIT the east side of 4th Avenue West approximately 150 feet south of
Center Street, more particularly described as Lots 9 and 10, Block
32, Original Kalispell Townsite.
Staff Report Parsons presented report #KCU-94-08. The request for a
conditional use permit to allow a community residential home was
evaluated in accordance with the review criteria. Staff
recommended granting the permit subject to five (5) conditions in
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the report with an additional requirement to pave the alley to be .
used as an exit.
Wood informed the Board that one of the conditions of approval
for the dentist office under construction in the same area, is to
pave the alley. Board agreed by consensus to include "alley
paving" in condition #3. If the alley is already paved when the
group home is built, then that requirement will have been met.
Public Hearing Mike Kelley, Flathead Industries, described their plan to build a
In Favor group home for eight developmentally disabled adults. They have
five other homes in the community and have had excellent rapport
within the various neighborhoods. He assured the Board that the
State contracts will not allow more than eight individuals in such
homes.
Opposition
Discussion
John Constenius, architect for Flathead Industries, and has been
a Board member for quite some time. Flathead Industries has
successfully integrated other group homes within the community.
They have no complaint with any of the staff recommendations.
He addressed the parking issue on the property. He submitted a
revised site plan. He stated that they were willing to make
modifications to the site to accomodate the parking concerns.
Staff pointed out that the new site plan must be in substantial
conformance with the site plan staff reviewed.
Glen McClure, property owner to the south, was not actually
opposed to the project, however, would like to see a privacy fence
between the two properties.
President Hash closed the public hearing.
Parsons announced that the submitted site plan is substantially
different and recommended that this matter be continued until
staff has a chance to review it.
Wood suggested that the Commission look at the site plan to make
sure all the components work to satisfy the criteria. He pointed
out that if the other site plan didn't work, the Board would be
modifying it, as well. One of the reasons for the submitted
changes, is a result of City Council workshop review. Additional
parking in a B-2 zone was requested.
Parsons responded that he had no problem with providing
additional parking, but the plan depicts a different building
configuration and deserves adequate staff review.
Fraser felt that the Site Plan Review Committee will review any
plan submitted, and the conditions of the permit cover all aspects
of revision. Considerable Board discussion resumed on whether
or not a conditional use permit can be granted on a building
design or whether the use of the property is independent of the
building.
John Constenius was recognized to address his revised site plan.
He explained that the square footage of the building is the same,
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however he has refined the interrelationships within the home.
The building was pushed to the south to gain extra parking
space. A $60,000 State grant is in jeopardy if the project is
delayed, therefore they will stick with the original site plan in
order not to lose the grant money.
Lopp observed that the developer is caught in the squeeze
between different arms of government. The Board is not
approving a particular building, but a use of the site.
Motion Fraser moved to adopt the findings of fact in report #KCU-94-08,
and grant the conditional use permit subject to the conditions
with an amended condition #3 to read: "A parking, alley paving,
fencing, landscape plan..." Bahr seconded. As a point of
clarification the motion was made to approve the recommendation
made on the original site plan submitted for staff review. On a
roll call vote Carlson, Bahr, DeGrosky, Lopp, Fraser, Sanders,
Kennedy and Hash voted unanimously in favor.
OLD BUSINESS The North Meridian Plan scheduled under old business, has been
continued until a later date.
NEW BUSINESS Discussion of the B-1, Neighborhood Business zoning was turned
over to Brian Wood.
Wood began by handing out copies to define a bit of the evolution
of the B-1 zoning and a map of the areas in Kalispell zoned B-1.
A history of the zone and the challenges it has posed to property
owners, developers and governing bodies were discussed. Issues
which continue to come up is the intent statement for a B-1 zone,
and signage. A text change to provide a commercial buffer zone
instead of a neighborhood business may be a consideration. Wood
asked the Board members to think about the intention of the B-1
zoning, check out the areas zoned B-1, the adjacent uses, the
trends and changes occurring and be prepared to have a more
formal discussion at the June meeting, and hold a public hearing
at the July meeting.
All Board members were in accord not to go to summer meeting
hours. Meeting time will stay at 7:00 p.m.
ADJOURNMENT There being no further business, the meeting was adjourned at
9:09 P.M.
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Therese Fox Hash, President zabeth Ontko, Recording Secretary
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