05-12-87 Planning BoardKALISPELL CITY -COUNTY PLANNING BOARD AND ZONING COMMISSION
MINUTES OF MEETING
MAY 12, 1987
CALL TO ORDER The meeting was called to order by Vice President James Stephens at
AND ROLL CALL 7:30 p.m. Those present were Manning (left following completion of
agenda item for Park Place), Hall, Hash, Reynolds, Gunnerson and
Stephens. Treweek, Trippet, and Sloan were absent. David Greer,
Senior Planner, represented the Flathead Regional Development Office.
APPROVAL OF MIN- Reynolds moved to accept the minutes for the meeting held on April
UTES APRIL 14, 14, 1987 as submitted. Hall seconded and the motion passed
1987 unanimously of the quorum present.
PARK PLACE Stephens introduced the consideration for a request by Bill
PRELIMINARY PLAT Bridwell for preliminary plat approval of Park Place, a 6-lot
townhouse subdivision. The subject property is a portion of Lot 6 of
the Porta Villa Subdivision, which is located in the S 1/2 NE 1/4 of
Section 12, Township 28 North, Range 22 West, P.M.M., Flathead
County. The six lots are proposed within an area measuring 75 feet by
295 feet with frontage onto Hawthorn Avenue.
Greer gave the staff report saying that the property is currently
vacant and unimproved. The adjoining land use consists of four-plexes
on the east and south and six-plex townhouses adjoin to the north.
The prevailing character of the area is high density residential. The
proposed subdivision and use is consistent with the Kalispell City -
County Master Plan. An eight -inch water line and an eight -inch sewer
line run parallel to the subdivision along Hawthorn Avenue. Greer
stated that it was felt that there would be few threats posed by the
natural environment to public health and safety and that the off -site
impacts should be minimal due to the small scale of the subdivision
and the adequacy of the existing road network. He cited a concern of
the City in regards to the storm drainage system and, therefore,
would like to see an engineered storm drainage system. Greer stated
that there is a public park two blocks away (Hawthorn Park) and that
the property had been subject to an earlier parkland dedication
requirement as pertinent to the approval of Porta Villa Subdivision
Number Two. He added that it is the opinion of the Department of
Commerce that this does not waive the parkland dedication
requirements since additional lots are being created. Therefore, the
required dedication amounts to .04 acres or a fee -in -lieu of $2,362.
An opinion by the City Attorney will be necessary to ultimately
decide whether a fee is necessary. There are two fire hydrants within
130 feet of the subdivision but Greer stated that an additional fire
hydrant may be required near the westerly terminus of the 40 foot
road and utility easement. He felt that this should be up to the
Director of Public Works. Another concern is that there will have to
be numerous road cuts on Hawthorn Avenue to connect the lots to the
water and sewer lines. This will result in a long term maintenance
problem on Hawthorn Avenue and Greer stated it would probably be
appropriate for the developer and city to enter into an agreement for
the purpose of assigning responsibility for the reconstruction of the
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8. That improvement drawings be prepared for each of the foregoing
improvements as per the requirements of Section 2.3, Kalispell
Subdivision Regulations.
9. That a fee for parkland dedication be paid by the subdivider in
the amount of $2,362 or as otherwise determined appropriate by
the City Council.
10. That the covenants be recorded prior to the filing of the final
plat.
11. That all the required improvements be properly installed or
guaranteed for completion in accordance to Chapter 5, Kalispell
Subdivision Regulations, prior to the filing of the final plat.
12. That the net and gross acreage of each lot be shown on the face
of the final plat.
13. That the homeowner's association be incorporated if said
association will hold title to any land or be responsible for
any real property taxes.
Reynolds seconded the motion and it passed unanimously.
HAFFERMAN ADDRESS Stephens turned the meeting over to Mr. Hafferman so that he could
THE BOARD address the Board on the subject of duplexes and the definition
related thereto.
jMr. Hafferman addressed the Board regarding the subject of the
definition of duplexes. He stated that he owns a lot at 1335 Third
Street West, which is at the very end of Third Street next to the
railroad track. He purchased the lot approximately one year ago and
it is zoned R-5, which allows for two dwelling units per lot. He
stated that he bought the property to build a house on. After
purchasing the property, the small single family residence with the
single car garage turns out to be sound structurally and doesn't need
to be torn down. He said that he then got to thinking that instead of
tearing down the existing structure and garage and building a three -
bedroom house and two -car garage, he would simply construct another
small single family residence and single car garage and renovate the
existing structures. The purpose for this set up would be for he and
his wife to have a separate dwelling from that of their children when
the children come home to visit them. He felt that the R-5 zoning
should allow such an arrangement. He added that in his work he has
had to be familiar with zoning ordinances for locations where he
conducted his work. He stated that the purpose of zoning is the same
every place that he has ever been. The purpose is to provide a
management tool for the protection of health, safety and welfare of
the people and for the purpose of having a predetermined density and
land use. The laws of the State of Montana define what the purpose of
zoning is. He stated that the Kalispell Zoning Ordinance is seriously
flawed and that he felt Zoning Official is adding to that flaw with
his interpretation. His interpretation is that a two-family dwelling
r` lot is a duplex. He pointed out that the definition of two-family
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REDUCTION OF
ZONES
OLD BUSINESS
NEW BUSINESS
ADJOURNMENT
Vice
After further discussion, the meeting date was set for June 16, 1967
at the Fairgrounds in the County Fair Kitchen.
Stephens asked Greer for his proposal on the continued consideration
of strategies and procedures for reducing the number of zoning
classifications appurtenant to the Kalispell Zoning Ordinance.
Greer stated that the City Attorney requested that the Board hold a
public hearing on the changes being made to the Kalispell Zoning
Ordinance. He added that the Board would have to hold its public
hearing at its next regular meeting and he would have prepared copies
of the proposed Kalispell Zoning Ordinance ready for the Board for
their next Board packets. The information included in the Board
packets was briefly discussed.
Greer stated that the work program has been presented to the City and
County Commissioners and very shortly would be presented to the CAB.
None.
Reynolds moved to adjourn and Hash seconded. The meeting was
adjourned at 9:05 p.m.
t, James B. St
Approved: Oldl�
G�4 �-
Recording Secretary, Ava Walters