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11-13-90 Planning BoardKALISPELL CITY -COUNTY PLANNING BOARD AND ZONING COMMISSION MINUTES OF MEETING NOVEMBER 13, 1990 CALL TO ORDER The meeting was called to order by Brent Hall, Acting President, at AND ROLL CALL 7:00 p.m. Those present were Manning, Hall, Stephens, Gould, Loop, Kennedy, and Sloan. Those absent were Fraser and Hash, who had an excused absence. David Greer, Senior Planner, represented the Flathead Regional Development Office. APPROVAL OF MIN- Sloan moved to approve the minutes of the meeting held on October 16, UTES OCTOBER 16, 1990 as submitted. Manning seconded the motion and it passed 1990 unanimously. LAZY A R RV PARK Hall introduced a request by Julian Read for preliminary plat PRELIMINARY PLAT approval of Lazy A R RV Park consisting of 31 rental spaces. The proposed RV Park is generally located on the north side of Rocky Cliff Drive in the SW4 of Section 33, Township 28 North, Range 21 West, P.M.M., Flathead County, Montana. Public Hearing Hall opened the public hearing and asked for comments from proponents of the proposal. Bruce Lutz, representing Julian Read, stated that the RV park would have only seasonal use. It is located in such a was as to capture RV ( ) traffic between the lake and Kalispell. It is 700 feet from the -- entrance to Highway 98. This will accommodate RV's which may or may not be pulling cars or boats etc. This will attract people who are mainly interested in using Flathead Lake. The site is 3.8 acres. Most of the site is being used for the RV development itself and the balance of the land will be used for on -site septic system and community well. He asked to reserve his comments until after the staff has summarized their report. There were no other proponents and Hall called for opponents to comment. Charles Berlinger, owner of property adjacent to the west, stated that he was against it because he felt it would devalue his property, affect his life style, and provide a need to secure all he owns. John Berlinger, son of Charles Berlinger, stated that he felt it would be an invasion of their privacy. Bill Gould asked Mr. Berlinger if he had any other reasons to be opposed to the RV Park. Mr. Berlinger stated that his bedroom window is right beside where the RV Park is. He felt that there would need to be a board fence all along his property line to reduce the noise level and lights from headlights. He felt that his mode of living would have to be completely changed. Board Discussion Hall called on Greer to give a review of the staff report. Greer gave the staff report stating that 24 of the 31 spaces will have complete service. The staff's biggest concern is the traffic at U.S. Highway 93 and Rocky Cliff Drive intersection since there are no acceleration and deceleration lanes. Greer reviewed the eight public interest criteria. Trespass is a possibility on neighbors property. He also noted that a 24 foot wide road is not the best situation for back -in parking but it is acceptable. Greer added that the entrance to the RV Park is recommended to have a 60 foot paved entrance for a width of 24 feet. The soil is considered to be prime agricultural soil and the RV Park might represent an irretrievable loss of prime agricultural soils. The staff recommended approval of the preliminary plat with 19 conditions. Manning asked about the signage provisions of the RV Park. Greer stated that the Staff's view is that the sign for the RV Park should only be on the property frontage itself and not on the Highway. He added that is what condition 15 is meant to say. Sloan asked why the staff wasn't proposing that the roads be paved. Greer stated that the Elk's Club RV Park in the city was not required to be paved and he felt that it would be hard to justify requiring that of this RV Park which is much further from the city. Lutz suggested that the dust abatement proposal should be sufficient ( \ and added that the requirement to pave the approach was to keep �~ gravel off the paved county road. Lutz also asked if it were possible to shorten the length requested for the approach paving from 60 feet to 20 feet. Gould asked about the size of the drainfield and replacement area. Greer stated that the Health Department felt that the drainfield was undersized and that they would need a drainfield replacement area in which case they would anticipate that some spaces might have to be lost to accommodate that replacement drainfield. Lutz stated that Carver Engineering would be doing the work on the septic system and that it would have to be approved by the State Department of Health and Environmental Sciences. Manning asked Greer if he addressed the compliance with the Master Plan? Greer stated that the intersection of Rocky Cliff Drive and Highway 93 is anticipated for industrial use sometime over the next 20 years. Surrounding that area the Master Plan indicates agriculture/silviculture land use for the next 20 years. The RV Park would not be in conformance with the 20 year proposal for industrial or the agricultural uses. Manning asked if the industrial designation had anything to do with the spur line of the railroad? Greer stated that it was. There may be less reason to retain the industrial use designation for that area if the rail is abandoned as is now being proposed. Lapp stated that the road approach angles were bad. Lapp asked when the highway intersection with the county road would be redesigned or reconstructed. He also asked what difficulties would there be in ^ ' adding a turn out lane from the south and also an acceleration lane? Greer stated that the Highway Department felt that a left turn bay would not be needed unless turning exceeded more than the 25 cars per hour. The redesign of the highway should anticipate any traffic patterns that may develop from the RV Park. The redesign is scheduled to take place or begin in 1993. Greer stated that the Highway Department is not deciding the fate of the highway until the fate of the railroad spur is decided. Sloan asked why there was a need for the store? Lutz stated that the store will have showers, office, laundry facilities, and other minor conveniences. He added that it will not be open beyond the season. Lutz stated that one of the rules of the camp will that generator use will not be permitted since each unit has electrical hookups. He also felt that the noise from the highway nearby would exceed noise from the RV Park. Lights from vehicles could be a problem but the hours in the summer are quite lengthy and most people will be settled in for the night by the time it is dark. He added that this project is built with the anticipation of the highway reconstruction. Lutz felt that the buffer created by being set back from the highway was good. In terms of agriculture, the property has never been under tillage and has been used as pasture land or hay fields. He had no problem with doing a landscape plan for this project. The actual paved apron proposed by the developer is only 20 feet deep. The width of the ( ) opening is 24 foot wide. Lutz did not feel that 40 more feet of pavement would accomplish anything. He felt that the rail fence suggested by the conditions as a form of delineation for the RV spaces was unnecessary and that they would like to install a 4x4 pressure treated, pinned curb on all sides of that parking spur. He felt that the rail fence would add clutter and cause maintenance problems. He added that their intent is to delineate the parking pad itself but not to delineate the lot itself. Lutz stated that the developers would prefer a six foot chainlink fence on the north and west side of the development which had the redwood slats in it combined with some vegetation, such as evergreens. He also suggested increasing the amount of trees and shrubbery to be placed between the RV Park and Mr. Berlinger's property. The developers are proposing to place four to six foot tall conifers instead of three foot ones. The developers had no problem with the size of the on -site signage but he questioned the ability to regulate signage off -site. Mr. Read's son owns the property adjacent to the highway and Mr. Read would like to place a sign along the highway. Regarding towed vehicles the developer suggested that they lengthen the parking pad so that the boat could be right behind the RV. He felt that the parking pads were long enough now but they might have to lengthen them. The developers also thought that perhaps widening the parking pads and parking the towed vehicle adjacent to the RV would also be a solution. Gould suggested that in some RV Parks that he has had to appraise / \ there is a need for storing the towed vehicles. Sloan felt that there �—' was not enough space on -site to provide separate storage for towed vehicles. Gould felt that there needed to be some overflow space. Greer stated that the storage issue is a typical condition and is Loop asked if there is a planned irrigation system for the maintenance of the landscaping. Lutz stated that they would install some hose spigots for watering. Hall asked what would be the problem with fencing the entire park. Motion Stephens moved to adopt the findings of fact as found in the FRDO Staff Report FPP-90-12. Gould seconded the motion and it passed unanimously. Motion Manning moved to recommend approval of the preliminary plat of Lazy A R RV Park with the following amendments to the conditions as proposed by the FRDO. 1. Delete condition #5. 2. Delete condition #10. ' S. Change condition #11 to read "That a six (6) foot high chain link, redwood slatted fence be installed by the owner along the northern and westerly boundaries and a four (4) foot high chain link without slats on the southerly boundary." 4. Change condition #12 to read "That the west, north, and south -- boundaries be incorporated into the landscaping plan required by condition #7, above and as otherwise indicated by the application letter by Tom Sands. All evergreen species shall be at least 4-6 feet tall at time of planting." 5. Change condition #15 to read "That on -site signage be limited to a single sign not to exceed 16 square feet per sign face and not exceed a height of 15 feet." 6. That an area on the easterly side of the RV Park be designated and approved for storage of 10 accessory vehicles such as towed boats and automobiles. This can be accomplished by providing a confined area or by a change in pad design that will allow side -by -side parking. Stephens seconded the motion and it passed unanimously in a roll call vote. OLD BUSINESS Greer stated that the zoning ordinance would be scheduled for a public hearing in the December meeting. Greer handed out a proposed cover letter that will accompany the draft zoning ordinance. Greer stated that the board had desired changes to the non -conforming section of the sign chapter. He handed out the proposed changes to that section of the zoning ordinance. The director of the public works department has proposed some amendments to the site plan portion of the zoning regulations. He handed out those proposed changes. Sloan stated that at the previous weeks workshop they had requested figures on how much money it would take to make Highway Corridor zoning a priority. Since there is some urgency involved and maybe to go for other funding sources to be able to make it a priority. Greer stated that Mr. Herbaly felt that because the office was funded from four government sources and other smaller sources a small group of the board members should meet with him later this month to discuss this issue. Gould asked what the Board wants to do about the suggestion of Mr. Herbaly. Hall suggested a committee. Gould, Sloan and Kennedy were appointed to meet with Mr. Herbaly the last week of November. Sloan would act as chairperson. + NEW BUSINESS None. ADJOURNMENT There being no further business before the board, Hall adjourned the meeting at 9:00 p.m. Brent all, Acting President Ava Walters, Recording Secretary Approved: \_' '