09-11-79 Special MeetingA special meeting of Kalispell City —County Planning Board held
Tuesday, September 11, 1979 at the Flathead High School Large
Lecture Room, Kalispell, Montana, at 7:30 p.m.
Members Present:
Dorothy Garv..in
Fran 011endike
Robert L. LeDuc
John P. Kain
Ann Smith
W. J. Lupton
James J. Thompson
Dale W. Haarr
Others Present:
(1) APO Staff Representative
Steve Petrini
Approx. Guests
President W. J. Lupton opened the public hearing on the interim
zoning for the northwest side of the City of Kalispell at 7:35
P.M.
President Lupton opened the hearing by explaining that the
area being considered was immediately north of Two Mile Drive
and the West Side of Meridian Road to be zoned B-3, as indicated
on the attached petition. Questioned was how Pacific Power
was zoned and was advised it was zoned R-5.
It was explained that there was a total of ten property owners
within that area and it was explained that it was not possible
to have the petition a 100% because all of the landowners were
not available to sign the petition.
J One of the landowners from the area indicated that to zone
it anything but commercial was ambiguous as the necessity of
widening Meridian was paramount and once accomplished no single
family residence would want to be on such a busy thoroughfare.
This would not be the type of place for high density, particularly
with truck traffic and this was just not realistic and the
last time that a residence was built there was 1945, and'not
selling lots for residential purposes. Felt that once the
County Commissioners sold the Fairgrounds this could all be
commercial and it would justify the change. Felt that if you
wanted to go west 100 yards and make it commercial and the
rest residential there would be no problem with that. Indicated
that most of the people wanted the first 300 feet as commercial
and then the other as high density, as a buffer zone between
the next street over Hawthorn. Stated that this has been discussed
for the last month and half that Meridian is a main arterial.
He then discussed the economics of high rise residential as
a buffer to the commercial contingent on the traffic patterns.
The Board felt that Meridian held a two fold purposes, as it
could hold the attraction for commercial and should it become
the anticipated four lane thoroughfare, then that commercial
could become more intense, with infringement on the residential
areas. It was explained that this was the concern of the residents
of the area. It was felt that the commercial should be centralized
and it was felt that B-3 encompassed a lot of uses, which was
discussed. It was felt that this had been under contention
for some time.
1.
Another landowner, who owned the property next to the Fairgrounds
on the east side, south of Wyoming Street, and explained that
there was a business there already, a deisel shop, for some
20 years, and his property is not, and wondered why his property
was listed as RA-1 with that business, when across the street
it was indicated as a B-1. His wife indicated that the business
which was zoned B-1 across the street was zoned B-1 and it
was only there for a couple of years and wanted to know how
this was justified. They would both like to see a business
district back 300' all the way up Meridian Road on the east
and make it a business district on each side and put your business
on the busy street and housing projects back off of it. The
Board explained that the business that was next to them was
operating as a non —conforming use in that zone, and the landowner
explained when that area was taken into the City it was not
industrial but residential. Then explained at some length
was the confinements of a non —conforming use and the landowners
then stated that their hands were tied as to what they could
sell their property for, after it had been business property
for over 20 years. It was explained that the same thing was
being done to Wisher's, that the Board was saying they wished
to see that designated as RA-1. Then discussed was the P-1
Fairgrounds, to which the landowner responded that by zoning
that area above as RA-1, the County would not be able to purchase
that ground and add it to the Fairgrounds because it would
be residential and was advised that it would have to be rezoned.
Another landowner concurred with the first landowner, Mr. Keller,
as felt that.his statements were much more logical, and felt
that with the traffic knew what it was all about, and felt
there should be commercial.
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The Board stated that the arterials were used to get to some
particular destination, but felt that without allowing commercial
to develop beyond Two Mile, would dispurse that traffic. Felt
there was multi —family and this would engender more, making
it more feasible for extending services and available personal
services as they related to the hospital and medical facilities.
Mr. Keller reemphasized that the property fronting on Meridian
was impossible to sell for single family residential and the
people could not sell it for residential because it was an
arterial.
It was the general consensus of the Board that this was an
opportunity to really look at that area and zone it properly
instead of letting it progress as it has to protect and preserve
it.
This people presented wanted to know why it could not be considered
to zone the first 300 ft. commercial and then go with the RA
districts. It was felt that perhaps this would then be strip
commercial. It was stated that among the ten landowners the
largest percentage owned the property that fronting on Meridian.
Then discussed were the various property owners, their access
" to Meridian Road and their properties as it related to the
Road. The gentleman who owned the property on the east side
M felt that his side of the road should be considered as well
should be considered for 300' and to make that business from
Wyoming up to West Colorado St.
Attorney representing the doctor who owns the property on both
sides of Circle K, and back up the hill about 4 acres. Putting
very high restrictive density develo_pment_on_it, and.becausa
of the trends the doctor does not know what to do with the
4 acres, whether to make it high density or light commercial,
and all you are doing is saying we will come up with a master
plan, and now you are saying it has to stay like the master
plan, but the master plan is wrong, so now you want to nail
it down something definite, and as he understood it you can
always go from a lower rated zone to a higher rated zone, so
if in this particular case you can make it a B-3 and it leaves
them a chance to go upwards to a B-2, or an RA-2 or —1, but
when you rigidly cut it down to a multi —family only they're
hung. He then discussed the downtown redevelopment and the
cost of property and questioned the feasibility of anyone being
able to afford that property, so the people are going to have
to go out into areas like this and if you tie it all up in
multi —family homes saying this is ideal, the entire purpose
of the project is defeated. Other landowners agreed.
i
Stated was the fact that throughout the country residential
properties have converted.to commercial but you never see
commercial properties revert back to residential and because
commercial properties spring up on busy streets, not on residential
�—" streets. Couldn't imagine why anything else was even being
considered.
Called to the attention of the Board was the fact that there
was water drainage down through there about 20' crossing about
Lot 18, with a culvert around Two Mile Drive and flows into
Rosewood and on down, and somewhere or another there is that
drainage easement down along Meridian and it is on record.
It was acknowledged that it was from Glenwood Drive south
and one of the landowners stated it bordered all of their property
on the west side. He felt that perhaps that was another easement.
Then discussed was the easement as it related to wateer flow.
The Board then discussed and went over all the past testimony
as it related to the pertinent area, and the Board reiterated
that commercial and residential did not mix and questioned
what this would do to the property value for the individual
who bought a large piece and what a split would do to the value
of the back piece if this was zoned back 300' and wondered
if each were aware of what this entailed, and the fact that
the first sale would set the tempo for all other pieces.
It was felt this was economic pressure. Keller felt that to
put multi —family on Meridian was not the desire, as wouldn't
want it for his family, particularly as it has become more
commercial and moved from a 35 mph zone to 25 mph and started
to build up. It wasn't felt that this traffic was desired
by choice, it was a matter of demand and notRIng something
that has happened over night. Felt that if you said Meridian
was anything but a main commercial was ridiculous. Better
saying give up 300' for commercial and be realistic. Add the
buffer between. You certainly can't put hi —rise or multi —family
residential right out on Meridian.
Once more some of the previous testimony of resident landowners
was balanced against, the current testimony and there was a
pointed discussion on easements and accesses as it related
to properties that could possibly be landlocked.
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_ It was -indicated that undoubtedly -Glenwood Drive needs_to be
extended, and Keller felt that the county was probably already
considering this, and by allowing extra road dedication there
is no problem with B-3, Commercial zone and your buffer zone
with no problem. Jim Thompson felt there would be need for
some type of commitment out of the landowners and also that
the commercial traffic not get onto Rosewood. He stated he
had street dedications requested in the past, which didn't
prove very profitable. Landowner got up and said Mr. Lempke
had agreed to donate the 201, and Mr. Feldman, Mr. Millhouse
and then himself, which gives you 90%.of the landowners, which
( leaves about 62' and Mr. and Mrs. Nordtrome are the last.
great deal of discussion between members of the Board and
the general public then commenced discussed street codes, access,
bargaining and after considerable discussion Robert LeDuc moved
that property from the imaginary extension of Rosewood Drive,
east to Meridian Road south to Two Mile Drive, subject to a
;......_....:z. 20 ft. street dedication, East 3001, be zoned B-1. And t` hat
property west of imaginary extension of Rosewood Drive up to
the imaginary extension of Glenwood Drive, 300' west, be zoned
RA-1 excepting that- be subject -to necessary changes being
adopted gy the Qerni4 bodies on the Comp. Plan; seconded
by Dale Haarr: motion carried, 5 — 0, with Jim'Thompson abstaining