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07-14-87 Planning BoardKALISPELL CITY -COUNTY PLANNING BOARD AND ZONING COMMISSION MINUTES OF MEETING JULY 14, 1987 CALL TO ORDER The meeting was called to order by President Charles Manning at 7:30 AND ROLL CALL p.m. Those present were Trippet, Gunnerson, Hash, Manning, Reynolds, Stephens, and Treweek. Those absent were Sloan and Hall. David Greer, Senior Planner, represented the Flathead Regional Development Office. APPROVAL OF MIN- Trippet moved to approve the minutes as submitted for the June 9, UTES JUNE 9, 1987 1987 meeting. Gunnerson seconded the motion and it passed unanimously. M & C PROPERTIES Manning introduced the application by M & C Properties, a MASTER PLAN partnership, Cary Weyrauch, and Michael Holder for an amendment to AMENDMENT the Kalispell City -County Master Plan for property that encompasses approximately 3.2 acres and is located on the easterly side of North Meridian Road and includes the commercial facilities in and around M & C Tire. The subject property is more specifically described as Lot 2A of the Amended Plat of Lots 2 and 3, Halls Addition No. 82 and Lot 4 of the Amended Plat of Lot 4 of Halls Addition No. 82 to Kalispell. Manning noted for the record that the agenda and packet materials concerning this application have the wrong spelling for the applicant Cary Weyrauch. Greer gave the staff report stating that the applicants do have a specific use in mind for the property that does not comply with the High Density Residential land use designation of the Kalispell City - County Master Plan. The applicants are seeking a plan amendment to change the land use designation to "General Commercial" with a corresponding change to a B-3 (General Business) zone. There is availability of water and sewer to support such a change. There is already a problem with the storm drainage in the area and any additional impervious coverage along the Road will aggravate that problem in the absence of on -site mitigation. Meridian Road is a minor arterial and carries approximately 4,000 daily vehicle trips. Traffic hazards are generally recognized at the intersections with Highway 93 and Three Mile Drive. At Highway 93, traffic can back-up on Meridian Road beyond the entrance to the Junior High School. New development of any type will contribute to that congestion and possibly increase the traffic hazards. The main concern with the Police Department is the possible increase of traffic accidents. There are sufficient fire hydrants in the area but one long term concern is that if the area continues to expand a satellite fire station may be necessary. The proposed change to the Master Plan would bring the existing uses into more conformance with the plan but would also establish a large "block" of commercial area in North Kalispell. Currently one lot is vacant and the other uses existing on the subject property are all commercial. Other nearby uses include medical offices, residential dwellings, a junior high school, Pacific Power and Light, and other miscellaneous land uses. The property immediately to the north is zoned for General Business and other zoning in the immediate area allows residential and neighborhood businesses. The proposed plan amendment would serve to recognize an existing commercial development pattern. The infrastructure is in place to serve these existing uses and any additional uses that might locate on Lot 4. The plan amendment would not establish a new character to the area that doesn't already exist. This request is unique in the sense that approval of the amendment and corresponding zone change will not result in a substantial increase in development. The staff recommendation is for approval of the proposed plan amendment to "General Commercial". Public Hearing Manning opened the public hearing calling for comment from proponents of the proposal. Tim Birk stated that granting the proposed change to the Master Plan will make the uses in the area that currently exist compatible. Manning called for comment from opponents. There being none the public hearing was closed. Board Discussion Hash asked Tim Birk what the intended use for the vacant lot is? It was pointed out that the intended use was an auto repair facility. Hash asked if he has any idea what kind of traffic will be generated by the business? Birk stated that 20 cars per day is their projection. O Greer pointed out that Meridian Road may be widened to a four lane road in 1991. Manning stated that what needs to be considered is whether commercial uses, in general, are appropriate for the•area. Motion Trippet moved to pass a resolution recommending approval of the proposed change to the Master Plan from High Density Residential to General Commercial and to instruct President Manning to sign the resolution when prepared. Reynolds seconded and a roll call vote was taken. All present voted in favor of the motion. M & C PROPERTIES Manning introduced a request by M & C Properties, Cary Weyrauch, and ZONE CHANGE Michael Holder to amend the official zoning map of the City of Kalispell by changing the zoning classification of two lots from RA-2 (Residential Apartment) and B-1 (Neighborhood Business) to B-3 (General Business). The subject property is the same as described above. Lot 2A is currently zoned B-1 and Lot 4 is zoned RA-2. Greer gave the staff report stating that the owners have a definite use in mind for the property and the zone change is needed for that purpose. Each of the 12 statutory criteria were discussed. The zone change would reflect the current use of Lot 2A which is occupied by M & C Tire, Ron's Tire Alignment, and Kalispell Muffler Service. Lot 4 will be the most affected as a zone change would preclude there ever �\\1 being residential development there. The zone change request is tied to the Master Plan Amendment request and if the Plan Amendment request eventually fails then the zone change cannot take place. The 2 area has a mixed land use character and there are several different �) zoning districts in the vicinity. One concern is that a B-3 zone could allow for total coverage of the lots, creating a large amount of impervious surface and greatly increasing the problems with storm drainage in the area. The two lots have no inherent limitations for development of commercial uses. The granting of the B-3 zone for Lot 2A may increase the value of the M & C buildings since these buildings are operating as nonconforming uses. The zone change would bring these buildings into conformance with the zoning regulations. Greer stated that in this situation the granting of the zone change will mostly serve to recognize the existing commercial uses of the property. The staff recommendation is for approval of the proposed zone change. Gunnerson asked why the B-3 zone is not extended all the way down to Three Mile Drive? Greer felt that this zone change does not mean that other property should be similarly zoned. Other properties in the area might have certain limitations and should be reviewed on their own merits. Motion Gunnerson moved to approve the requested zone change. Trippet seconded the motion and it passed unanimously by the quorum present. COUNTY INITIATED Manning asked Greer to give a report of the zoning informational ZONING OUTSIDE meeting held on June 16, 1987 concerning the possible zoning of CITY LIMITS property adjacent to the city limits west of Highway 93. OLD BUSINESS Greer stated that Sloan and Hash attended the meeting. Approximately 35-40 people attended the meeting. There did seem to be an undertone of suspicion as to Kalispell's annexation intentions. The audience was reminded that the County was doing the zoning and that it would not be in the best interests of Kalispell to annex rural properties. Greer added that many of the residents already live in zoned areas but some of these established districts may not stand up in court cases. The "new" zones will be in accordance to the Flathead County Comprehensive Zoning Regulations. Greer stated that the next zoning informational meeting is scheduled for July 28, 1987 at 7:00 p.m. in the same location. There will be notices in the paper for this meeting also. He anticipated having a slide show presentation and more solid proposals for the public to see. Greer further suggested that if the Board was ready, a public hearing on the proposed zoning could be held at the August meeting of the Planning Board. After some discussion, the public hearing was scheduled for the next planning board meeting. Greer stated directive to stated that expected to meeting. that last month the planning board had given the staff a prepare a possible sign ordinance for consideration. He he has not had time due to the subdivision workload. He have some sort of presentation ready for the next Greer stated that the Willow Glen Zoning District ends its comment period on July 18, 1987 and the County Commissioners are scheduled to 3 consider passing a resolution adopting the zoning district. There have not been any protest letters to date. NEW BUSINESS Greer stated that one of the frustrating things about the Meridian Road situation, particularly in relationship to the two applications recommended for approval earlier, is that the city would like to do something about traffic, drainage, and other problems but they do not have the authority to do site plan review. The City Staff has requested the FRDO to prepare a site plan review ordinance. At this time the FRDO staff has not decided how to approach this issue but Greer did feel that it would probably have to be part of the Zoning Regulations. He thought that possibly the city staff would be doing the site plan review. If the proposal is to be part of the zoning regulations then it will be brought before this body for your recommendation. Steve Herbaly introduced Jan Sandburg, a student from the Stockholm Sweden University. He stated that he is a planning student and was in the area to study the planning procedures and some of the past plans of the area. Manning extended a welcome to him from the Board. ADJOURNMENT Trippet moved to adjourn the meeting and Gunnerson seconded the motion. The motion passed unanimously and the meeting was adjourned at 8:15 p.m. O Charles Manning, a ident Ava Walters, Recording Secretary Approved: 0