06-09-87 Planning Board7 S-� ti5g5
KALISPELL CITY -COUNTY PLANNING BOARD AND ZONING COMMISSION
MINUTES OF MEETING
JUNE 9, 1987
CALL TO ORDER The meeting was called to order by Charles Manning, President, at
AND ROLL CALL 7:30 p.m. Those present were Manning, Stephens, Treweek, Trippet,
Sloan and Gunnerson. Hall, Reynolds and Hash (who was sick) were
absent. David M. Greer, Senior Planner, and Stephen Herbaly, Planning
Director, represented the Flathead Regional Development Office.
APPROVAL OF MIN- Stephens moved to approve the minutes of the May 12, 1987 meeting as
UTES MAY 12► 1987 submitted. Treweek second and the motion passed unanimously of the
quorum present.
ADDISON SQUARE Manning introduced the application by Alvin A. DeVinney for
PHASE II PRELIMI- preliminary plat approval of Addison Square Phase II, a 14-lot
NARY PLAT residential subdivision. The subject property is generally located
adjacent and west of Addison Square Road, approximately one mile east
of Helena Flats School. More particularly, the subdivision is located
in the NW 1/4 NW 1/4 of Section 26, Township 29 North, Range 21 West,
P.M.M., Flathead County, Montana.
Greer gave the staff report stating that the subject property is
currently planted in agricultural crops but was otherwise vacant
unimproved land. The proposed use is for 14 single-family lots
approximately .50 acres in size. The adjoining land use is rural
agriculture with large tract development. The proposed subdivision is
not in compliance with the Master Plan designation of
"silviculture/agriculture". There would be individual septic tanks
and a central water supply. A small portion of the property is
located within the limits of the 100-year flood of Flathead River.
Except for the potential threat of a flood, few other threats to
public health and safety are anticipated. The subdivision would
generate up to 96 vehicle trips per day, which may create problems
with predestrians (children walking or riding bicycles to school, -or
adults). There is an excellent wildlife area and the Department of
Fish, -Wildlife and Parks suggests that a buffer be provided along the
creek to protect this habitat. A concern of the Flathead City -County
Health Department is that there are several lots near the creek that
may not be large enough to provide a drainfield replacement area. The
Soil Conservation Service publication, "Engineering Property and Soil
Interpretations for Use in Resource Planning and Development",
indicates that the Chamokane and Kiwanis Loam soils of the subject
property do not provide favorable residential building sites. There
is a real concern about the possible overcrowding of the Helena Flats
School as it is approaching capacity. The developer is proposing a
homeowner's park of 31,800 square feet. They are required to provide
one that is 33,977 square feet. They can pay a cash -in -lieu fee for
the balance of the park space required. There will need to be a
tanker recharge facility provided. As far as police protection,
efficient patrol of the area is not practical due to the rural
location. This property is currently being farmed and subdivision of
this property would preclude future options for farming. Greer stated
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that the property does not exhibit any particular qualities that
makes it particularly suitable, for residential development of the
-= density proposed and it is not located near urban services. A need
for this subdivision has not been substantiated. Greer concluded by
stating that the Flathead Regional Development Office recommends
denial of the subdivision since it is not in compliance with the
Master Plan and it is not an example of good application of land use
principles. Prime farmland will be lost. The property is not in close
proximity to urban services and the inefficiency of providing
services to such a rural location will increase public costs. The
property does not exhibit any qualities that might distinguish it as
suitable for residential use nor does the Flathead Regional
Development Office find support for the need of such a subdivision.
Public Hearing Manning opened the public hearing and called for comments from the
proponents of the subdivision.
Tom Sands, surveyor on the project, submitted two letters in support
of the subdivision from the Kalispell Home Center and a local
realtor.
Jerry Lipp stated that he drew up the soils reports and would answer
any questions.
There being no further comments from proponents, Manning called on
opponents for their comments.
Don Sharp of 383 Addison Square Road stated that in the long-range
\� plan for the area this was to be agriculture. He likes the space and
opposes a subdivision of this density. He felt that there is no need
for the subdivision as there are a lot of lots for sale around the
county. He also voiced a concern over the overcrowding of the school.
He felt that the intersection of Addison Square Road with Rose
Crossing was a dangerous one and the additional traffic would create
some very serious traffic hazards. With more people living in the
area, there will be more people trespassing over private property in
order to gain access to the Flathead River for fishing. We live there
because we like our space and we have horses and cattle.
Dwight Dailey, a school board member of Helena Flats School,
questioned the amount of students that would be generated by a
subdivision of this nature. He felt that it would be more like 30
students as opposed to the 8 quoted. He also felt that subdivisions
of this nature do not pay enough in property taxes to cover the cost
of educating the children. He added that most of the property owners
in the area have 40 acre, 80 acre, 100 acre parcels with a few people
having slightly smaller tracts.
JoAnn Speelman, 445 Addison Square, stated that she felt development
should conform to the master plan. In this case the subdivision does
not fit the character of the neighborhood, conform to the master plan
and is not suitable for the best use of the land. She added that they
want to keep the rural flavor of the neighborhood. Another concern
was the number of septic tanks that would be added to the area and
adding to the already growing problem of pollution to the
groundwater. She also felt that adding a subdivision of this size to
the area would be detrimental to the wildlife. Already, there are too
many dogs in the area harassing the wildlife and she felt that if
this subdivision were allowed then dogs should be at the minimum
fenced and leashed or not allowed. Another concern is that hardly a
day goes by that people go through private property leaving gates
open and letting out livestock to gain access to the River. She read
and submitted a letter of opposition from Todd and Roxy Watkins of
225 Addison Square Road.
Colleen Sharp also voiced her opposition.
Manning read into the record two letters submitted by Tom Sands from
Kalispell Home Center and Montana Brokers, Inc. which were to
establish need for the subdivision.
Board Discussion Sloan stated that the subdivision would be a poor use of the land
because of the agricultural nature of the area. She added that the
water quality in the area is of critical concern and that the Board
would be making a mistake to allow the subdivision.
Trippet felt that action on the subdivision should be deferred until
after the Board has finished with its study of zoning property
surrounding the city limits of Kalispell. At that time the land use
desired by the neighborhood would be clearly defined.
Gunnerson said that he would go along with denial of this project
because of potential pollution to the river from the septic tanks and
he could see no need for increasing the problem.'
Stephens also felt the same as Trippet and would be in favor of
denial.
Motion Sloan moved to recommend denial of the preliminary plat of Addison
Square Phase II. Gunnerson seconded and the motion passed unanimously
with a roll call vote of the quorum present.
REVISION OF Manning introduced consideration of a revision of the Kalispell
KALISPELL ZONING Zoning Ordinance, if adopted by the City Council of the City of
ORDINANCE Kalispell, will have the effect of reducing the number of zoning
classifications in the City, conform the bulk and dimensional
requirements, and make other changes in the text and numbering
system. If adopted the revised Kalispell Zoning Ordinance will be the
only zoning ordinance applicable in the City of Kalispell, and will
eliminate the Downtown Redevelopment Zoning Ordinance.
Public Hearing Manning opened . the public hearing calling for comments from
proponents of the proposal. There being none he called for comments
from opponents of the proposal. Hearing none, Manning closed the
public hearing.
Board Discussion There being no discussion other than general favorable comments,
Manning called for a motion.
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Motion Trippet moved to recommend adoption of the revision to the Kalispell
Zoning Ordinance. Sloan seconded the motion and it passed unanimously
with a roll call vote of the quorum present.
WEST SIDE ZONING Manning asked Greer to comment on the progress of the county -
initiated zoning outside the city limits of Kalispell relative to the
area west of Highway 93.
Greer stated that a public informational meeting is scheduled for
next Tuesday, June 16, at the County Fair Kitchen on the Flathead
County Fairgrounds. The meeting will start at 7:00 p.m. and be over
at 9:00 p.m. He asked that the planning board members attend if at
all possible. A base map of the area was presented. Greer explained
the strategy for Tuesday's meeting.
OLD BUSINESS Greer stated that the questionaires on the need for sign regulations
that were sent out by the Ad Hoc Committee had all come back. The
results were that, out of 10 mailed questionaires, three wanted
comprehensive zoning regulations, three wanted limited or focused
sign regulations, one wanted none, and two felt they were not in a
position to comment.
Gunnerson asked why the businessmen were not sent a questionaire?
Greer stated that the Ad Hoc Committee selected established
organizations that should represent a wide range of interests.
Residential uses should not be ignored either.
Manning stated that he felt that any sign regulations should become
part of the zoning ordinance and that he would encourage the Board to
start working on a draft of proposed sign regulations.
Motion Sloan moved to direct the Flathead Regional Development Office to
pursue drafting a sign ordinance to be brought back to a workshop of
the Board and the Ad Hoc Sign Committee. Gunnerson seconded the
motion and it passed unanimously on roll call vote of the quorum
present.
Greer stated that at the last meeting the terminology regarding
duplexes had been discussed by Mr. Hafferman. Greer pointed out that
there are some definitions and rewriting that needs to be done with
the Kalispell Zoning Ordinance but that he felt that should be done
as amendments to the Ordinance after the current revision is adopted.
Herbaly explained that some of the same problems exist with the
zoning regulations of the other cities in the County and the staff
would also be working on revisions to those ordinances this coming
year. If all three are done at the same time, the staff or the
planning boards will not have to reinvent the wheel each time. After
further discussion, the Board felt that it would be acceptable to
postpone discussing duplex terminology until a later time.
NEW BUSINESS None.
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ADJOURNMENT Sloan moved for adjournment
1 adjourned at 8:39 p.m.
Charles Manning, Pr siden
Approved: 0'—� // /v,
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and Stephens seconded. The meeting was
Recording Secretary, Ava Walters