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04-28-81 Planning BoardKALISPELL CITY -COUNTY PLANNING BOARD MINUTES April 28, 1981 Members Present: Ann Smith, Chairman Bob LeDuc Norma Corbitt Ron Nance Kathleen Jukich Ed Trippett Jack Heller C) Others Present: Jim Mohn, Senior Planner Minutes Approved Meeting was called to order in the Kalispell City Hall at 7:30 P.M. by Chairman Smith. Minutes of the previous meeting were approved. Resubdivision of Mohn presented FRDO comments and recommendations South Meadows on a request by George Begg, et al, for prelim- inary subdivision approval of the resubdivision of South Meadows Addition No. 89 to the City of Kalispell. The request is for approval of a resubdivision of the existing plan (Plan had been previously reviewed and annexed) from 211 lots to 277 lots designed for mobile homes. The site is presently zoned R-4MH (residential, mobile home). FRDO Comments FRDO noted concerns with increased traffic congestion and impact on schools. The staff recommended approval of the resubdivision re- quest with the following conditions: 1. The City of Kalispell grant the zone change from R-4MH to R-5MH to permit smaller lot sizes. 2. The alignment.of all existing and proposed street intersections be brought into complaince with the street design standards of Section 5.2.11, Table 5-3 of the Subdivision Regula- tions. 3. Lot 81 is accessed by a 30 foot deadend city street, and this should be made a part of lot 81. 4. Lots 7, 27, 39 and 57 are covered by an agreement with the City to pro- vide for rental use by the developer until the city requires construction of the streets. In the new proposal, Lots are numbered 10, 34, 48 and 68 and the City should receive dedication of these lots upon approval and filing of this resubdivision plat. This gives the City 10 years to declare a need for access points, until then, Begg can rent them as mobile home sites. 5. That South Meadows Drive from Sunny View Lane to Airport Road be improved to City Stan— dards. 6. That storm drainage easement grant— ed to the City be amended to address the appro— priate lot numbers and the easement be shown on the plat — presently the City has storm drain— age easement on Ashley Creek --should rewrite to reflect new lot numbers. That all water and sewer systems be provided at city standards and provide for extension to surrounding proper— ties. Developer Comments Dean Marquardt, speaking for the developers, noted on the #1 recommendation, the streets are not realigned because they are dedicated streets and they wished to by—pass the street dedication and street —vacating process — that condition was not on the previous approval. He stated dedication of streets were O.K. as done on the first plat which provided for the City to accept at any time — in the meantime \ it was the property of the developer. Marquardt stated this has been platted for several years and the present resubdivision was an economic necessity as planning and economics have to go hand in hand. He felt it was a useful addi— tion to the City of Kalispell. Board Comments LeDuc .questioned street blacktop and was assured they would be blacktopped. Corbitt inquired of room for storage buildings and lot sizes do allow for storage building construction. All lots will be for sale except four. If the city does not take over those lots in 10 years they revert back to the developer and Marquardt stated they would waive that. Smith noted the previous final plat had passed the review process. Public Comment Mrs. Malcolm McClelland questioned covenants concerning pets and Smith read covenants stating they were under control of owners and the dog catcher.. Heller questioned the need for bridges and Marquardt stated 62' x 9' culverts would be installed"at each crossing. Heller question— ed if the No. 2 FRDO recommendation should be a requirement. Mohn stated it was supported —2— by the City Attorney and Director of Public Works, that it was intended as a safety factor and now was the time to correct the problem rather than down the road. Mohn stated the change was add 90 days to the development pro— cess. Marquardt stated the expense of the change would be nominal, but the time element would be critical. Motion for Approval Heller moved to accept the resubdivision of Passed South Meadows with inclusion of all previously stated FRDO recommendations, except changes to No. 2 would read, "That the alignment of existing and proposed street intersections be brought into compliance with the street design standards of Section 5.2.11, Table 5-3 of the Subdivision Regulations, i.e., Darlington Gr.eatview and South Meadows Drive and Dunmovin— Gardenway and South Meadows Drive, which are less than the 150 foot centerline. Motion seconded by Corbitt. Unanimous approval. Tonkinson—Barrett Next on the agenda was consideration of a re — Zone Change Request quest by Tom Tonkinson and Jack Barrett for a zone change from SAG-1 to R-2 on property located North of West Reserve Drive and East of the Whitefish River. The site involves 79 acres and is located in the Scenic Tracts, Zoning District. Mohn presented FRDO comments as follows: 1. 100 year flood plain of the Whitefish River affects approximately"1/3 of the site. 2. There is no community sewer system in the area, and the site in question is known to have a shallow ground water table. 3. Limited access to West Reserve Drive. He noted the area does have some obvious devel— opment limitations. A long term effect of development of the site may add to the valuation of the area resulting in the creation of a sewer district. FRDO Comments FRDO recommended denial of the R-2 zoning re— quest and recommended R-1 zoning for the proper— ty for the following reasons: 1. The site has a very limited access on a curved portion of Reserve Drive. High density development under R-2 zoning classification would cause severe traffic safety problems. 2. Shallow ground water conditions existing on the site are not suited for high density development. l 3. Approximately 30 percent of the site is in the 100 year flood plain and is not suited for high density development of smaller lot sizes. —3— lDeveloper Comments Tonkinson explained the request is to only zone that area that is 8' above groundwater table. They would develop only 63 lots on suitable ground, whereas R-1 zoning allows for 74 lots. He noted Reserve Drive will be repaired and should then be adequate. Jerry Lipp of Doyle Enterprises explained groundwater levels and test holes which have been monitored for three seasons. He stated all holes were dry to 9' except one hole at about 81. Lipp noted these tests clear the Health Department. Public Comment Robin Street & Derrikson questioned dates of monitoring test holes. Heberling inquired of log times in relation to water and river elevations, and noted preparation was needed for extraordinary conditions. Lipp stated you can't base ground water levels on a flood event. Board Comment Jukich questioned location of building sites on the lower areas. Tonkinson stated the drain — field and septic tank would be on higher ground. Some lots do extend to the river, but construc— tion would have to be on higher ground. He noted the Health Dept. would have to discern placement of septic tanks. He further stated —' they were asking to zone only the area above 2,918 feet and the level of the ground dictated building sites. Derrikson questioned contamination possiblities of his 35' well. Don Wood, owner of an adjacent 10 acres, noted his 34' well is contaminated and stated problems with contamination of wells in the Evergreen area. Lipp noted contamination of wells depended alot on the type of well casing, types of wells, etc. Tonkinson noted from the 208 study, water is coming from the North. Derrickson stated when he sold 10 acres to Don Wood, the well was polluted. Treweek questioned foot by foot calculations on soil to water table. Lipp stated some contamination of wells was from construction problems of the well itself. l —4— ( j Upon request, Lipp gave a rundown of soil depth and classifications of those soils. He noted the drainfields were remote from clay areas. Smith noted the Board should address groundwater from building points, and the County Sanitarian will issue permits on septic tanks and sewage, and would deny any permits on unsuitable land or locations. Street, Derrikson and Treweek commented on land suitability for farming. Heller questioned if R-1 would be compatible to adjacent zoning. Mohn stated it would not be compatible; R-1 calls for minimum 1—acre lot size. R-2 now only fits the present plan. Jukich asked if this development would be brought before the board for review and Tonkin — son stated it was a possibility, but not def— inite. R-1 zoning would cut down the number of lots by 15; this becomes economically unfeasible to run Evergreen water to the area at this -� time. There would be a well and septic system on 1—acre tracts rather than septic system _ plus city water. Smith read a letter from Eleanor Smith protest— ing the development because of water pollution problems. Heberling, representing adjacent landowners, stated this land was in the scenic tracts zoning district and the purpose of senic tracts is to provide a buffer and transition zone between urban areas and farming. The zone is a product of hard work to create this scenic tract transition zone of 10 to 20 acre tracts. He stated a literal reading of the zone allows for a zone change on hardship only. He noted problems with traffic safety and congestion and that a zone change requires a change of conditions that does not exist. He urged the Board to look at the whole area and find a need or necessity for the change. He stated there was no basis of need for the change. He stated taxpayer costs would turn 1 out negative considering water, sewage and i traffic costs. Roy Hassinger, 122 West Reserve Drive, noted problems with the hazardous hill road and impact on the wildlife. Heller moved to rezone R-1. Motion died. Request Denied Jukich moved that the request to change the zone classification from SAG-1 to R-2 be denied due to development limitation of the site and existing and potential traffic problems on West Reserve Drive. Second Corbitt. Motion carried 3 - 2 with one abstention. Heller and LeDuc voted "No"; Jukich, Corbitt and Nance voted "Yes". Tonkinson Zone The Board considered a request by Tom Tonkinson Request B-4 to place B-4 zoning on properties located West of LaSalle Road along Ridgewood Drive. Property consists of 3.1 acres and is contiguous with the East Evergreen Zoning District. FRDO Comments Mohn explained the nature of the request and FRDO recommended approval with the following comments: 1. The requested zoning is not in accordance with the recommended land use in the Kalispell Area Comprehensive Development Plan, however it does reflect adjacent uses and abutting zoning. The imposition of zoning does provide for control over what presently has no limitations. 2. The boundaries of the requested zone creates an unzoned area of roadway to the West of Lot 4, Block 3. This area should be included in the district. 3. The merits of the request appear to outweigh the demerits in considering the public interest. FRDO recommended approval of the requested zone with an inclusion of that portion of Ridge- wood Road adjacent to Lots 4, Block 3. Public Comment Nick Aimsegger commented that the change would be beneficial to coincide with present business- es. Joe Johnson questioned if the area would remain a park and Mohn stated the zoning would place limitations where there were no limitations presently. Request Approved Jukich moved to approve the request, noting Jthat a portion of Ridgewood Drive be included to follow a common boundary with the West Everg- reen Zoning District. Second Heller. Unanimous. -6- Meeting was adjourned at 9:30. Next meeting is scheduled for May 12, 1981, at 7:30 P.M. in the Kalispell City Hall. Submitted & Attested: Linda Tippetts Recording Secretary Approved: Chairman -7-