09-09-86 Planning BoardKALISPELL CITY -COUNTY PLANNING BOARD AND ZONING COMMISSION
MINUTES OF MEETING
SEPTEMBER 9, 1986
CALL TO ORDER The meeting was called to order by President Charles Manning at 7:30
AND ROLL CALL p.m. Those present were Manning, Hall, Reynolds, Stephens, LeDuc, and
Gunnerson. Those absent were Sloan, Crick, and Trippett. David Greer,
Senior Planner at the Flathead Regional Development Office, was also
present.
APPROVAL OF MIN- Hall moved to approved the minutes of the August 12, 1986 as
UTES AUGUST 12, submitted. Gunnerson seconded the motion and it passed unanimously.
1986
NORTH SPRINGWOOD Manning introduced the application by Chester L. Ellingson for
PRELIMINARY PLAT preliminary plat approval of North Springwood, an eight -lot, single-
family residential subdivision. Generally, the subdivision is
proposed on 19.7 acres in an area east of Helena Flats Road,
approximately 0.5 miles north of East Reserve Drive. It is further
described as Parcel A of Certificate of Survey #6772 in Section 27,
Township 29 North, Range 21 West, P.M.M., Flathead County.
David Greer gave the staff report saying that this subdivision has
been before the Board on two other occasions and this third review is
necessary due to the expiration of the two previous approvals. The
property is mostly vacant except for two dwellings presently located
in the area of proposed lots 5 and 8. The proposed lots will range in
size from 1.9 to 3.3 acres. The surrounding uses include residential
to the north and south, agricultural to the west and a campground to
the north. The applicant is proposing a set of covenants which
contain restrictions as to use, which is to be residential, setbacks,
and responsibilities for maintenance of the common properties. There
shouldn't be any extraordinary threats to the public health and
safety and a tanker recharge facility will be installed to facilitate
efforts to control any outbreaks of fire. An earthquake with a
magnitude of 2.54-4.0 has occurred in the vicinity (within 1/2 mile)
of the proposed subdivision according to the Flathead County
Comprehensive Development Plan. Forty-eight (48) vehicle trips per
day may be generated but should not create vehicular congestion along
Helena Flats Road although conflicts with pedestrian traffic may
increase due to students walking to Helena Flats School. The most
significant impact to wildlife will probably occur in the fringe area
along the creek and in the wooded areas of the subdivision where the
highest diversity of wildlife can be expected. There is some
potential for overcrowding of Helena Flats School, which has a
capacity of 215 students with the coming years attendance projected
to be 180-190. The required fee -in -lieu of parkland dedication is
$5,397 based on the market value of $49,000 which was established by
the Appraisal Office. The road into the subdivision is a 60 foot wide
private road and utility easement with a less than 24 foot improved
road surface. The private road will serve as a collector to the
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subdivision traffic and provide a single entrance onto Helena Flats
Road. There will be no access onto Springwood Lane. The soil is
mapped as Kiwanis Birch fine sandy loam (Kzg) and considered to be
prime farmland. However, due to the conflicting land uses north and
south of the property, it is doubtful that the property can be
efficiently or economically farmed. A letter which had been submitted
to the Flathead Regional Development Office from Merrill Abell, an
adjoining property owner, was handed out to the Board and audience.
The letter expressed several particular concerns about setbacks, road
access, animal control, etc. Mr. Greer stated that the F.R.D.O.
recommended approval of the subdivision subject to a list of 17
conditions.
Public Hearing Manning opened the public hearing calling for statements from
proponents of the subdivision.
Chester Ellingson explained why the previously approved plat of this
subdivision had expired and that it had not been intentional for it
to happen. As far as the concerns of Mr. Abell, he stated that the
covenants do permit mobile homes for 15 months and then they must be
replaced with standard housing or a mobile home approved by the
Homeowners' Association. He stated that he had a problem with the
valuation placed on the property by the Appraisal Office. Previously,
the valuation placed on subdivisions was the assessed value and now
they have used a supposed market value. This market value is higher
than what is going to be actually received for this property. He felt
that the previously approved cash -in -lieu fee for parkland was more
realistic and requested that the figure be set at $2,100. He added
that all of the underground utilities are in and the road is in. He
felt that most people would probably stay at least 50 feet from the
property line because the lots have a width of at least 250 feet. He
also stated that Springwood Drive is being used by someone who is not
part of the subdivision.
There being no other proponents, Manning called on comments from
opponents.
Ray Lybeck spoke saying that he was neither a proponent or an
opponent but rather that he had a concern about the width of Helena
Flats Road and the congestion that does definitely exist. Helena
Flats Road is only a 40 foot right-of-way and needs to be widened to
60 feet. He asked if the Board would be doing anything to alleviate
the problem that exists.
Mr. Ellingson stated that he has given his 10 foot right-of-way from
his side of the road and the County has been requesting that of all
subdivisions. They are probably working on the obtaining of the
right-of-way. Until that right-of-way is obtained and the widening of
the road is scheduled it won't happen. We hope that it is sometime
soon.
LeDuc asked if a slower speed limit would help alleviate the problem?
It was unsure if that would solve the problem.
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Board Discussion Manning closed the public hearing and opened it for board discussion.
LeDuc asked Greer to read the conditions of approval and they would
discuss them if there needed to be any discussion.
Discussion on Condition #1 centered around whether to lower the
required cash -in -lieu fee. Gunnerson asked why there is such a
difference in this figure and the previous figure. Manning stated
that all the Board can do is make a recommendation to the governing
body and he felt that he was not able to make a commitment for the
fair market value.
Greer gave the background on how this figure came about. He stated
that the previous figures were of the assessed value of the property
which is substantially less than the market value. On the previous
two occasions where the subdivision received preliminary approval,
the Office did not apparently question that assessed value. An
appraisal, as provided for in the subdivision regulations, is the
only way to find the actual fair market value.
Reynolds recommended that the figure be changed to $2,100 and see if
the Commissioners go along with it. Manning suggested that the Board
should be consistent. Reynolds agreed but felt that he had a problem
when it is 2 1/2 times the previous cash -in -lieu calculation.
On Condition #10, Manning questioned whether a 24 foot improved
radius was adequate for fire trucks. Ellingson stated that there are
two driveways coming from the cul-de-sac. Greer added that the plat
shows a 100 foot right-of-way radius.
JMotion Reynolds moved to recommend approval of the preliminary plat of North
Springwood with the 17 conditions as stated by the Flatheaad Regional
Development Office except Condition #1. He moved to change Condition
#1 from $5,397 to $2,100. Hall seconded the motion and it passed
unanimously of the quorum present.
OLD BUSINESS Manning welcomed John Gunnerson, the new member -at -large, to the
Board.
Manning asked if there should be a recommendation from the Board to
the Commissioners on possible replacements for Frank Crick. He added
that at the previous meeting the name of James Treweek was suggested.
He asked if there were any other suggestions.
In the course of discussing possible replacements for Frank Crick, it
was discovered that Brent Hall did not reside in the County but
rather in the City and that this "extra city member" might create a
problem with the statutory criteria for Board membership. Greer
stated that he would determine if this is a problem and report back
to the Board.
Hall asked if a decision had been made by the Commissioners on the
Stillwater Meadows preliminary plat sent to them last month. Greer
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stated that it had not been placed on the agenda yet and was yet to
be acted upon. Hall requested knowing the Commissioner's action.
The name of Gary Treweek was also suggested to fill the County
position held by Crick.
Motion Reynolds moved to send the names of James Treweek and Gary Treweek to
the Commissioners as possible replacements for Frank Crick. LeDuc
seconded the motion and it passed unanimously of the quorum present.
Manning asked how the plans for the Conference were progressing.
Greer stated that the time is very short and it is possible that the
November time frame may be difficult to meet. He also stated that the
Department of Commerce would like to market this as a regional
conference.
NEW BUSINESS Greer questioned Manning about the pursuit by the City to annex a
strip of land adjacent to the old Sundown Drive -In and the Immanual
Lutheran Home. He stated that the City Council's public hearing has
been set for October 6 without a zoning recommendation by the Board.
He said that he would be checking with Glen Neier about it.
Discussion ensued about the applicants being granted an interview by
the CAB for the Planning Director position. Manning stated that if
the Board wanted to make a recommendation to the CAB about Dave Greer
then they could authorize him to sign a letter as the president of
the Board on the Board's behalf. More discussion followed in which it
was felt that Dave Greer should have been given a chance for an
interview.
Motion Hall moved to recommend to the Countywide Administrative Board that
they reconsider the interview process and include David Greer. Give
him an opportunity for an interview because the CAB may be
overlooking the most qualified person for the job. The Planning Board
can highly recommend David Greer having worked with him on this Board
and feel that he could adequately fill this position. Hall added that
Greer is an outstanding individual who understands the problems of
Flathead County and is familiar with the demographics of the area. If
possible, the CAB should promote individuals from within the local
system. Reynolds seconded the motion and it passed unanimously by the
quorum present.
ADJOURNMENT
Reynolds moved to adjourn at 8:55 p.m. and LeDuc seconded the motion
which passed unanimously. Adjournment was followed by a workshop on
the establishment of zoning districts outside the city limits of
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Recording Secretary, Ava Walters
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