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07-09-91 Planning BoardKALISPELL CITY -COUNTY PLANNING BOARD AND ZONING COMMISSION MINUTES OF MEETING JULY 9, 1991 ) CALL TO ORDER The meeting was called to order by Therese Fox Hash, President, at AND ROLL CALL 5:30 p.m. Those present were Hash, Manning, Dominick, Fraser, Stephens, Lapp, Sloan, and Kennedy. Gould had an excused absence. David Greer, Senior Planner, represented the Flathead Regional Development Office. APPROVAL OF MIN- Lapp moved to table action on the minutes of the meeting held on June UTES JUNE 11, 11, 1991 since they were unavailable for perusal prior to the 1991 meeting. Manning seconded the motion and it passed unanimously. LONE PINE ZONING Hash introduced the proposal for a new county zoning district to be DISTRICT known as Lone Pine Zoning District. Following her introduction, Hash excused herself and stepped down due to a conflict of interest. Chuck Manning acted as president in her absence. Greer gave the staff report pointing out the location of the proposed zoning district and its proximity to the West Side Zoning District. The requested zoning classification is Residential R-1. Greer covered the 12 criteria stating that it was unfortunate that this property was overlooked when the area was being zoned under the West Side Zoning District. The area is on top of a hill with access only through private roads. Any development of the property would have to gain approval of the homeowners' associations of the adjoining subdivisions. The adjoining properties are zoned Residential R-1 and R-2 and the zoning classification would be compatible to the character of the area. Subdivision review would also provide other mechanisms to make sure that there will not be undue concentration of people. The staff recommended approval of the zoning district request. Public Hearing Manning opened the public hearing calling for comments from proponents. The following people all spoke in favor of the zoning district's creation: Gerald Young, Marge Anderson, Debbie Hedman, Geraldine Young, Gregory Grace, Kathy Grace, and Glen Bruce. Two of the individuals were in the zoning district and others were on the road leading to the area. There being no other proponents, Manning called for comments from opponents. There were no opponents and the publichearing was closed. Board Discussion Lapp asked if the property were developed would .they be able to gain access from the road leading to Lone Pine State Park. Greer stated that the topography would prevent it. Fraser asked how many landowners there were in the zoning district and if they had all been notified. Greer stated that the majority of the property is owned by Sam Bibler. Lapp asked if Bibler was contacted and Greer said not by the Flathead Regional Development Office. Motion Fraser moved to adopt the findings of fact found in Staff Report #73 and recommended that the proposed zoning district be approved with the zoning classification of Residential R-1. Sloan seconded the motion and it passed unanimously. Manning turned the gavel back to Hash so that she could continue the meeting. BAILEY ZONE Hash introduced the request by Betty Joan Bailey to change the zoning CHANGE of a tract of land in the Willow Glen Zoning District from Residential R-1 to Residential R-5. Greer gave the staff report stating that the White Birch Motel is located on the property. He stated that R-5 zoning classification would allow a mobile home park and a minimum lot size of 5400 square feet. The motel would still be a non -conforming use. He stated that this would allow a high density for property. It should be determined whether the zoning is appropriate for the area and property and not whether the use would fit the property. The property is in the 100- year floodplain and is not served by public facilities. There will be development limitations because of the floodplain. The applicant is proposing the zoning classification because they wish to place mini - storage units there. He stated that mini -storage units may be the only thing possible since the property is in the floodplain. He stated that the R-5 zoning classification is intended for urban scale development. The character of the area is rural residential. Greer reviewed the 12 criteria for a zone change. He added that this could be viewed as spot zoning since it benefits only one property and is not surrounded by R-5 zoning classifications. The staff recommended denial of the proposed zone change. Public Hearing Hash opened the meeting for public hearing and called for comments from proponents. Joan Bailey stated that there is already an existing mobile home park on the property as well as the motel units. She stated that sinde the property is in the floodplain you cannot put a house there. There are seven acres in all and the property is virtually unusable. Mini - storage units would be able to locate there if the zoning were changed. There are also other mobile home parks in the vicinity and adjacent to her property. Therefore, she did not feel that the area had such a rural residential character. None of the neighbors have any problem with what is being proposed. The creek separates her from the business zoning and uses along Highway 35. Vern Graham stated that he has recently built a 100 unit mini -storage and there is a waiting list already. Graham stated that he could not understand why the zoning was being denied when the report itself states the logical use would be mini -storage units, which are being C'/ proposed. 9 There being no other proponents, Hash called for comments from opponents. There were no opponents and the public hearing was closed. Board Discussion In response to questions from the Commission, Bailey stated that she could not understand why the property had been zoned R-1. She stated that she did not protest because she was new to the area and was unaware of the situation at that time. Greer explained the procedure for adopting the Willow Glen Zoning District and how each classification was given to property. Loop asked if the zone were changed if there could be a condition that the trailer park be connected to the sewer district. Greer stated that the zoning is not linked to whether the sewer district provides service there. Bailey stated that it will have to be on Evergreen Sewer and is now proposed to be. Greer gave the some of the regulations for building in the floodplain that would have to be followed in order to build any structures. Manning asked what the use is for the property directly across from the White Birch Motel on the west side of Shady Lane. Bailey stated that there is a mobile home park on that property and in fact that there are two mobile home parks next to each other on the east side of Shady Lane. Manning asked the procedure for tabling and having more land owners involved in this zoning request. Sloan thought that any changes should come from the landowners. Kennedy explained how the Residential R-5 zone change could be viewed as spot zoning. Motion Sloan moved to adopt the findings of fact of the Staff Report FZC-91- 2 and to recommend denial of the zone change request. Kennedy seconded the motion. Fraser stated that he would rather see action on the application tabled so that the applicant could have some time to get other property owners to join her application to extend the current R-5 zone. Greer explained the procedure needed to change the application to expand the area now being considered. Question Those voting in favor were Manning, Dominick, Sloan, and Kennedy. Those voting in opposition were Hash, Fraser, Stephens, and Lapp. Since there is a tie the motion dies. Discussion Dominick stated that it seemed like whichever way we voted there was some agreement on the direction for the applicant to proceed and he felt that with a tie vote she has not been deprived of that direction. Motion Fraser moved to table the application. Lapp seconded the motion. Those voting for the motion are Lapp, Stephens, Fraser, Manning and � Hash. Those voting against the motion are Sloan and Kennedy. Dominick abstained. FLATHEAD CONVEN- Hash introduced the representatives of the Flathead Convention and TION AND VISITORS Visitors Association who made a presentation concerning tourism in ASSOCIATION Flathead County. OLD BUSINESS NEW BUSINESS Tim Gratten gave the principle presentation. He stated that the travel and tourism industry offers economic stability, is showing steady growth, is a clean industry, is taxable, needs to be managed and is manageable, and is an appropriate Montana industry. Some of the statistics shown included that Glacier Country (of which Flathead County is part) shows an estimated payroll generated by tourism of $55 million and the non-resident expenditures are $228 million. Dominick asked about the social affects on society from the tourism industry. He felt that those affects needed to be addressed. Gratten responded with how their organization is working to find solutions to those social affects. Gratten continued the program showing how Glacier Country received 31% of the revenues generated by the State Accommodations Tax, which is the most of any of the six state divisions. Gratten felt that the tourism takes a bad rap for creating minimum wage jobs when in fact a large number of the jobs created by tourism are better than minimum wage. He showed how the bed tax collected in Flathead County in 1988 generated $596,848 and in 1990 $767,985. Lodging revenue rose from $14,908,700 in 1988 to $19,199,625 in 1990. Visitor expenditures rose from $82,826,111 in 1988 to $112,938,970 in 1990. The greatest expenditures are in Food Services followed by retail sales. The group predicted that by the year 1997 the employment in the tourism industry will equal agriculture employment and it is estimated that the County Bed Tax will generate 108% more revenue by 1995 than it did in 1988. The organization feels that they have the opportunity to manage the tourism industry if, and only if, all recognize tourism as an industry. In addition some of the ways to manage the tourism industry would be through County wide zoning, building permits, controlling the influx of visitors through the promotion of the shoulder seasons, control the quality, quantity and timing of advertising, regulation of gambling and drinking laws, through taxation and through building and managing recreational areas, campgrounds, and visitor rest areas. Lopp suggested to the Board and Greer that all of the planning boards get together to create a common statement for tourism for each respective Master Plan. Hash left the meeting at 7:10 p.m. and Manning chaired the meeting. Lopp suggested having a study session to consider a statement for the tourism element of the Master Plan. Greer stated he would try to arrange one. 4 ' ^ADJOURNMENT Sloan moved to adjourn and Fraser seconded the motion. The meeting ' adjourned at 7:25 p.m. Therese Hash, President Charles Mann��/,«Vice\Pr�^esiden� � � &�- Y� 14 d J Ava Walters, Recording` Secretary 5