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09-04-79i 9-4-79` PUBLIC HEARING: "The Mall" (Developers Diversifi Buffalo Hill Compr. Plan Change denied. A special public hearing was held Tuesday, September 4, 1979 by the Kalispell City -County Planning Board in the large lecture room of the Flathead High School. Members Present: Others Present: Jim Thompson (4) Staff Representatives John Kain Steve Petrini Ray Lybeck Jim Mohn Dale Haarr Gary Hill Ann Smith Elsie Eickhorst Fran 011endike Dorothy.Garvin Approx. 95 Guests Wm. J. Lupton Robt. LeDuc President Lupton called the Board to order at 7:32 p.m. President Lupton stated that the purpose of this public hearing i,�as to consider a change in the Buffalo Hill Area, which was brought about by a request from Developers Diversified to construct a shopping center in that area. The procedure would be to consider a change in the adopted 1974 Comprehensive Plan, and then forward that recommendation.to the City,Council and the Board of County Commissioners. After the change in the Plan the next step would be annexation to the City of Kalispell with the appropriate zoning going hand -in hand. Welcomed guests and introduced the Board and Steve Petrini, the Planning Director. President.Lupton explained the format,for presentation, and that being a presentation by the Staff, followed by questions from the Board, then presentation from the proponents of the proposal, followed by questions and then followed by questions by the audience and Board. President Lupton requested that the hearing be kept concise and orderly and that remarks be kept brief and not too redundant. He requested that Steve Petrini make the presentation regarding the summary of the last month's work. Steve Petrini explained that as mentioned that Developer's Diversified made a request to the City and County that whatever was•necessary procedure.,needed to be initiated to change the Kalispell Comprehensive Area Plan to allow for a proposed "Mall" Complex in area known as Buffalo Hill, that those steps be taken by both the City and/or County. The request was Developer's Diversified and what they were asking for was a change in the Buffalo Hills Area from Urban and High Density Urban Residential• densities to Commercial in order to accommodate the regional shopping Mall. Steve explained as briefly as possible the proposal for the Mall itself, -and agency comments and.then into some recommendations. This particular site proposed plan, Hwy 93 N of Kalispell, entrance to Northridge or Northridge Dr., Sunnyview Lane and Hospital on south, little furthe.r.north is the.Rec. Center, 400' N is Parkview Terr., so have Northridge Terr. to the west, Parkview Terr. to the north, undeveloped to east and undeveloped corner at Sunnyview and 93, the Rec. Center and Hospital to the south. Meridian Rd. .intersects up from the bottom. The first Phase would accommodate 269,000 sq.ft. of floor space, 01 and a proposed second Phase of 652 thousand square feet, so the complex would have about 369,000 sq. ft. in retail floor space. There is also a proposal for the south end of the property where they propose what they call a "strip center", which would be for three additional stores, a food, drug, another retail store of some nature, which would add another 34,000 sq. ft. So the total amounts to 369,000 sq. ft. Parking which has been provided as shown on the site would lend itself to both first and second phases and accommodates 1698 cars which is ample parking for the facility itself. The last parking proposed in green, runs farther north than indicated and all green areas are proposed for some landscaping and trees and visual evergreen buffer on the north side and major area is grass. The large grassed area to rear initially will be there but as the second phase develops it will no longer be there as the parking expands into it. Green areas will be landscaped in one form or another. As the second Phase develops the area will no longer exist. The indications are that the area will be served as a high level district of the Kalispell Water system and served by existing sanitary sewer which currently serves the Northridge Drive and as far as storm sewer is concerned they propose an onsite collection system and an onsite retaining pond which discharge into the Stillwater River via the natural drainage ways.as they go from this site to the road east on Grandview Lane and then down to the drainage ways. The access to the site is primarily from four directions, the 0 proposed signalized intersection is Meridian and 93, and just opposite that would be an entrance,and exit and across from North - woods Drive is another proposed entrance and exit and at the north end of the site there is one additional entrance and exit and and off Sunnyview Lane approximately 300' they also propose another entrance and exit. There are four entrances and exits to the site itself, three off US 93 and 1 off Sunnyview Lane. We did submit in evaluating the project we developed a questionaire that dealt with as many aspects as we could anticipate as far as impacts might be anticipated or that might result from this type of develop- ment and we distributed the questionaires to a variety of agencies, public and private in order that maybe we could gain and benefit from the expertise those individuals might have in their own particular fields and this is a brief resume of the information we received back from those agencies which reviewed the Mall proposal. As far as fire protection is concerned it has to be built to national state fire"codes and fire code indicates it must be equipped with sprinkler "system and therefore these two factors make the impact of the center in this particular location less severe. Security problem systems should be installed within all the buildings and in this particular -project according to the police department. These measures will reduce the impact in providing police protection. As far as drainage is concerned 0 we received four comments. One of the comments received had two alternatives, that the runoff and snow melt into a gravel pit which is to the southeast of this particular site, use to be old county gravel pit,.`it should.per.colate rapidly with little saturatio to surface soils. Ground water contamination may still be a problem to wells in the immediate area. Rerouting water may dry up or limit other wells that are dependent on recharge from the develop— ment site itself and the elements that it would take to put this into effect would be to line the retention pond to prevent seepage fight the `runoff to the gravel pit, easements for the pipeline and easements for purchase of the gravel pit. Second alternative would be to drain all the runoff to the Stillwater River. The road ditch needs reshaping, stabilizing to carry 50 cubic feet per second at nonerodible velocities. Erosion rock structure and pipe to slough is needed at -natural drainage way to prevent erosion and steep sandy banks. This alternative may limit ground water recharge as well as.contamination. It will also put contaminated runoff into the river without filtration. The elements are to reshape and rededicate the road ditch, drop structure and revegetate the ditch and whatever necessary. Other comments relating to runoff, snow pile to melt in the drains and not in the overbanks because the overbanks at least in the particular area in the back are on a 50% slope. If the now is pushed off the side itself, the banks will have a tremendously amount of erodibility on thoseoverbanks. Runoff collection piped to the gravel pit, runoff from the embankments to the gravel pit. Erosion control during and after construction One other comment as it related to the drainage facilities. Calculation of the storm water retension area should be based upon 10 or 20 years storm rather than 50 year rainfall, which tells you almost nothing. There is a question as to whether discharge should be allowed on the structure at all. If any discharge`is to be allowed, the retension structure should provide some sort of treatment to protect the Stillwater River. It maybe necessary to_include baffles to increase retension, skimmers to remove grease, oil and gas, and other undesirable compounds.that maybe present. Inorderto answer this question more fully other information is necessary. Will the structure be sealed, what will become of snow removed from the parking lot buildings, will deicer be added in the parking lot. One other comment received again.related to the soil and water facility itself, that the facility should be surrounding by a chainlink fence for child safety and 'plans for periodic sediment removal should be included, a baffle to increase detention time, skimmers to remove grease, oil and gas and flocculation to remove other undesirable compounds. The" outlet at the pipe end should spill into an area armored with field stone to reduce velocity acquired in the pipe. Steve stated that as far as the landscaping was concerned there was a'comment related to landscaping, aesthetic, noise, wind, dust, litter and erosion control. Wind— breaks along the parking lot and property perimeter should be planted. Chainlink fence around the perimeter to limit access to development and willa lso help contain litter. Lot sweeping and litter pickup on regular basis. ` All insulation and building material should be in conformance o/. with the building code section requirements. Further comments to minimize the impact on existing and future development, the area of ownership, not to be developed in Phase I, should be landscaped in a.manageable manner and properly maintained and the same should apply to the area of ownership if Phase II is developed. Additional comment was to improve ingress and egress to dispurse regional community traffic. The central site access across from 'Northridge should be eliminated and the north site access should be assigned'to accommodate traffic coming into town from the north and also that will be exiting and leaving and going north. The south side access which is across from Meridian Road should be designed for one way traffic at its intersection with 93 and Meridian should be signalized. The Sunnyview Lane access site should be one lane or one,way outbound, with pedestrian access to its intersection,with OS.93 and should be signalized. Came up with an eastern access.,that would tie in with the site on the the north, by an access from the east side of this parti- cular site. One is that the eastern access as shown on Map 3A be acquired and approved for two-way traffic and get into the overall circulation later. Steve stated that in evaluating the overall impacts of the proposed Mall developed information on submittal and comments which we received from the various agencies .indicate that there maybe additional public cost as a result of the Mall being developed. It is. suggested that a new sattellite fire station may have to be built in the Buffalo Hill Area and at a initial cost of $500,O( for construction and equipment,plus $150,000 per year for personnel maintenance and operation. It is.also pointed out that a fire station of same.,nature due to the type and magnitude of development already existing and occurring in the area. Police protection will also have to be provided for the project for security and increased, traffic. It is also indicated that this may have to be provided due to the growth already incurred in area., Traffic.related costs will be evident at implementation of the project, however due to the growth in the Buffalo Hill Area some traffic improvements are becoming necessary. Project implementation could cause the cost to be realized at an earlier date. Declining water quality as a result of the project may also be affected. Certain precautions should be taken to protect the quality of the Stillwater River and municipal and private water supplies. These costs should be considered should annexation to the city be requested. the evaluation of costs versus overall benefits. Many of the costs associated with project implementation can be measured in dollar amounts, possible satellite fire station at $500,000 is one of the costs and on the other hand other costs can not'be qualified in terms of dollars, for noise, accompanying strip deveo ment, less desirable neighborhoods,.and all become costs in some form. The regional shopping center would allow Kalispell to take its place as a trade center in Northwest Montana. Other could be short term employment during construction, and long term during expanded services in community. Residents, existing businesses and hospital could benefit from the fire station. The project j could enduce additional development in an area where city services are or may be available rather than in other parts of the county. To be sure the city treasury would benefit from taxes paid to the project. Project added impacts to the Buffalo Hill will come in the form of added population and higher density developments. With increased development upgraded water facility may be needed and improvements to sewer system may also be necessary. This will be accompanied by additional development in all area. The City of Kalispell should feel the impacts in several ways as has happened throughout other cities. It is likely that downtown Kalispell will loose much of its character as a retail center of NW Mont. This function will be assumed by the Mall and in turn it very well become predominately a financial office service center. The transition from retail to office will take much longer than the withdrawal of the retail function. Traffic patterns throughout Kalispell will be dramatically affected by the regional Mall. Patterns will shift from the predominately central city destination to a Buffalo Hill destination. This will have a substantial effects on major and minor arterials as well as some collector streets. While Kalispell can look assuredly at tax revenue from the project, it can not expect it to go much further than paying for improvements due to directly or indirectly to the Mall. Steve stated that before he gets into the 174 Plan and Alternatives that did receive receive from almost every agency that questionaires were sent to. Did not assess the transportation system other than as an overall view and how it maybe affected and where alternatives have to be made where a system does not exist at the present time. In sending the information to the Hwy Dept. they responded by saying that in order to come up with the answers they would have to do a tremendous amount of work and study and would not be able to get that information by the time requested and advised that they had informed Developers Diversified that before they would issue approach permits to US 93 that an impact statement would be necessary. So no comments other than the transportation study that was submitted which was sent in turn since most of the improvements are on federal primary or federal secondary systems and felt it was best for them to review the systems. In reviewing the 1974 Plan, which has been adopted by both the cityd and county, this is principally what the plan looks at as far as the Buffalo Hill area. There are four sections that we look at, Sec. 1, 6, 31 and 36. This is the School section. Then pointed out the locations on the map. The Plan looked at the 4 square mile area and came up with 5 basic recommendations. The area and that area east of Grandview Lane be left in Suburban Residential category, which is principally 2 dupa and that the Northridge Area and Jr. High Area and Sunset Addn area be Urban Residential Density Category, which is 2 to 8 dupa and that the 1 Parkview Terrace and part of the site being discussed and an area N of Sunnyview Lane and S of Sunnyview Lane be placed again in the Urban Residential category and that an area that is principally from the hot spot from the area that drains off and slopes from the Grandview east here be place in the Urban High Density or High Density Urban Residentia ategory which will allow 40 dupa so principally the entire area east and west of Hwy 93 was placed in a residential category ranging from 2 to 40 dupa. The green areas are open space. As a major goal of that 1974 Plan, was attempt t',o cont .rol urban sprawl by maximizing development potential and by using existing ­,,. community facilities, so in these areas of urban high density `._,/ or suburban residential that an attempt be made to develop those areas at least to the density allowed so intensively use it!rather than extensively. The other point to use existing facilities and rather than Cunning new sewer lines to maximize the capabilities of the existin€; facilities whether they be water, sewer, street, whatever, to maximize those facilities where they currently exist. That is the principal of the goal, to control sprawl. In surveying the entire Planning area there were 288 acres that were in active use for commercial activities and have not done an update of the entire area. In 1974 based on a ratio established the retail lands that should be made available within the entire planning area was 510 acres or not quite double the amount being used for commercial purposes. If we look at methodogy, Bartholemew and use some he has developed for land uses within American cities, if we take the total area population, encompasses all Flathead, most of Lincoln County and half of Lake County and take the estimate' population of 1990 that the regional area may have, the estimate is 113,000 people. In using that 113,000 people, if we had a regionally oriented supply of goods and services that equal the demand for them, then that regional population of 113,000 would support approximately 420 acres of commercial land. That land based on 1974 figures would be 4% of the entire developed area within the Kalispell Planning Area. Currently we have in conjunction with this Board and the Zoning Commission rezoned the City of Kalispell and approaching the end of that project. The map adjacent to the site plan indicates those areas which have been or will be committed by zoning within the City of Kalispell to comme4rcial of one sort or another, either from neighborhood commercial, generalized commercial, down— town resort area to industrial commercial and that area comprises J 515 acres and does lie wholly within the City of Kalispell. Almost 25% of the total land within the Kalispell. That's a high figure when looking at other communities across the nation as to amount of land that is devoted to commercial activity wihin any incorporated community. If you take the area being committed future and existing commercial plus commercial area that axisting in Evergreen, south of Kalispell, not iln the city limits, you would probably add to that 515 acres from 150 to 250 additional acres. So you are looking at within the Kalispell Jurisdiction somewhere between 700 to 900 acres devoted to commercial now and in the future. So what we are saying there is enough land within the jurisdictional area and enough land in the City of Kalispell to serve the regional shopping needs of the region. The request of Developers Diversified that if we were to amend the plan and take some other things into consideration also but Alternative Plan 3A change the Plan from a combination of Urban(-._` High Density Residential to Commercial to accommodate a regional_-" shopping Mall, there are some other changes, then this particular area out of agricultural to suburban residential and this area along Whitefish Stage that some of the area which is already committed to Urban High Density through a zoning process be changed from suburban residential to urban high density and this area along Whitefish Stage be changed from suburban residential to urban residential. The blue areas are Public. The east end of Parkview Terrace to go from urban residential to urban high density residential and park and the area around the hospital be changed from urban to urban high density residential and that the area north of the hospital and south and little east go from urban residential to urban high density residential and that the high density urban go to commercial to provide all commercial instead of spreading them along Hwy 93. That is the development plan. This 1974 Plan will accommodate a population of approximately 10,000 people if developed to maximum densities. Alternate Plan 3A which will accommodate Developers Diversified commercial would accommodate 13,703 people and that is with principally the population capacity of that same area with the addition of some high density and suburban areas will handle a population of almost in excess of 14,000 people. One other Alternative which is 3B and place it over the top is take some out of the commercial and going back to the 74 Plan and leaving it as urban high density. The difference between 3A and 3B is principally as it deals with the two urban areas. The one thing that came out of the process was that the mall would attract approximately 14,000 vtpd and although high in the beginning would in a short time achieve that. With 25% of the population of the Planning area residing in Evergreen, and the emphasis being structured here it necessitates some alternative ` in using Idaho and 93. In looking at the possibility of alleviating ;f that particular system made a recommendation that a bridge be constructed across the Stillwater River and extend East—West Evergreen drive from the Old Whitefilsh hwy or Stage to US 93. It exists in the area and does not exist from here to Whitefish Stage. The acquisition of this r/w or as this are subdivides or receive acquisition of it,construction of a lengthy bridge would tie in Evergreen without having to use Idaho. Would provide backdoor access to the site itself. The main entrances from Kalispell will be from Hwy 93 and Meridian Rd. The alternative plan looks at the same type of major system .except it doesn't consider ther Mall proposal, does consider the crossing of Stillwater and does have a primary arterial collectilve up 93or down across Northridge Dr and probably should be signalized. The development capacity of this alternative is almost 15,000. As far as the recommendations are concerned. The Planning Board recommends to the City Council and to the Board of County Commissioners either Alternate Plan 3A or 3B. That they recommend to the TAC (Technical ACtion Committee) approval of a circulation system for an alternative plan 3A or 3B, and that they recommend a development schedule for an extension of West Evergreena Drdive and that the City review its sewer lines size and needs and the 201 FAcility Plan for the Buffalo Hill Area and 24" line maybe needed instead of the 15" line, that the Planning Board proceed with extra —territorial zoning in the Buffalo Hill Area to protect the tegrity of any new adopted Plan and that the zoniing be in /1 conformance with the land use Plan and that the City lcoate a satellite fire station in the Buffalo Hill Area and that it be centrally located to serve the desired 3 minute response time radius of 1.2 miles. Steve then proceeded to explain the area served by the fire statrun as it related to the proposed fire station. Steve explained that after several phone calls, and having presented only alternatives, the Staff did submit a recommendation. He then proceeded to read the letter (copy attached). Quite a bit of clapping. President Lupton called for questions from the Board. Being rione felt that the Chair would not like to get into any lengthy question as it pertained to interchanges. A woman wished to know if there had been any traffic studies done to know the about the amount of cars one was considering. President Lupton indicated there was no study but did have vehicle �1. count. Steve stated traffic counts as of 1977 and average trips and advised that at the Northridge Drive intersection on 93, C-ttpd was 6372, Merdian Rd. intersection was 8849, Sunnyview Lane it: was 9571, and Grandview, (north end of Parkview Terrace) 5258. It decreases as it goes farther north. Transportation study for the Mall indicated it would be 14,000 vtpd. Some of that would be part of the cars already using it. Gentleman asked about the Schools, as it pertained to Russell and indicated that they had been trying to get an overpass builti!;`; over the highway and the Hwy Dept. did manage to get a warning light and will wait till someone gets killed and if you don't get any more cooperation than has been received, to build an over--: pass where the Mall is, there is no way that highway can safely handle it and people can get across four lanes, won't work. Dan Johns, spokesman for Developers Diversified, spoke on behalf of.Developers Diversified and with him was Ron Schivenski, Project Mgr., and Andy.Burien, Archt. He stated that everyone was here to consider land use and whether the area on Buffalo Hill can be used for commercial purposes. That seems to be the point of focus although really reviewing the entire four section area. Looking at current uses in the area and at current developments, it is important to note that to the south have five professional office buildings and a hospital, church and rec center and a t,en acre parcel which was annexed July of '78 that has a three acre front on Sunnyview Lane which is zoned B-4. Same zoning classification this Mall would seek on annexation. Across the road from the site on 93 in the triangle piece at the top of Meridian you are looking at a B-1 zone, under recent city action was local commercial, where the Kalispell Floral is and along Meridian and up Hwy 93 until the last vacant lot till you get, to the houses, that front on Parkway Dr and 93 is zoned B-2 which is local professional offices. Commercial activity in the area is certainly not foreign and certainly proposed that the Plan be amended to support this commercial development. Think that the Plan shows 28 offices in the vicinity and 5 businesses and—� so this developer does not feel that commercial development in the area is at all adverse to use of the land any differently as what is presently being done. You are looking at alternatives to a' regional shopping center versus possibly 15,000 people in multi —family units. To give you a little history on how this lwas arrived at, repeat performance, in April there was another public hearing that all stemmed from a February request from the Developer to the City to sell the City sewer and water services prior to annexation to begin the project, begin the annexation and have these services available while under construction and until annexation is complete. The City took the position that no annexation must be completed first so in response and that the annexation would have to be consistent with the Comprehensive Plan in the area the next step was to petition for an amendment to, the Comprehensive Plan, as now done and seek to have the Plan amended to have the property changed to commercial, annexed to the city as a commercial tract of land. On March 13, Mayor Happ forwarded a letter to Steve Petrini requesting that this public hearing be conducted and do to confusion there was a hearing on April 6th. but not to hearing the Plan amendment. On May 2nd a letter was sent requesting Planning Board recommendations so that the City Council could act and upon receipt response from the Staff was we need 13 items before we can conduct that hearing. The list considered rating plans, storm runoff, elevations, landscaping, etc. June 26 all but the elevations were delivered to the Staff prepared by the Developer and Archt. at their expense. The elevations were presented on the 5th. or 6th. of July. The -' July 10th. meeting of the Planning Board was the agreement to conduct this hearing on August 8th., however a week after, the Staff requested additional copies of other material, so that they could forward them to public agencies for input. These were provided that same week and the Planning Staff then proceeded to distribute them and then at the July 24th. meeting they continued the date and through further discussion it was established as tonight. The 13 questionaires concerning impacts on the community and seeking input, Kalispell Chamber of Commerce, Univ of Mont., School of Bus. & Econ. Res., Police Dept., Ins. Services, Fire Dept., US Dept. Agr., SCS, Flathead Drainage, 208 Project, Mont. Fish & Game, Kal. Public Works, PP&L, MPC, now the 13 that went out and the only two areas that really were of Mr. Jones stated that the third area to be dealt with was highways and that would have to be handled by the Hwy Dept. who have stated there would have to be an environmental impact statement and a hearing process. Mr. Johns indicated that after the city amended the Plan that permitted development of this project then annexation would be instituted and then discussions would begin to mitigate these impacts. Hoped to come up with an answer that would have the least impact on Kalispell. Have a developer with a great deal of experience and a willingness to build a project, to be a long term resident, not here to put up a structure and then clear out, for the Board to make a recommendation and the Council to act on it. What if the Council does not amend the Plan to permit this Plan, the developer then looks to the county and then proceed with the County Commissioners and go that route. The best route to minimize impact on Kalispell would be to amend the plan and proceed from there. Lot of clapping. President Lupton stated that the developer is going to do this and what is hoped is to reduce the, impacts. Dan Johns said he 4..._..� had an idea to get off the ground and would like to get it ofE the ground hand in hand with the city. The project is a 15 M one and a developer who was willing to cooperate and if in the city contributing, based on figures from Monty Long, Assessor, $354,872 in taxes and in the County it would be $265,433. The difference between the two figures, if in the City, the city ;ets and if in the county the city gets nothing. President Lupton said that he was concerned that if it was in to be handled the concern should be for the land use and the handling of it. What was not being addressed was the land use, but all the impacts as well as all the impacts addressed by agency. Concerned only with the land use. Dan Johns said they had not asked for all this data involving impacts, but had cooperated with the Staff to secure all this information for them and now were saying let's proceed onto the next step. President Lupton said he was not saying these things were not important, but that land use was the underlying factor. President Lupton stated that in Steve's presentation could be summarized in one stateament "that the Staff did not feel the need at this time and that within the corporate limits of the city were sufficient commercial, or access acreage devoted to it and as one did not know what was commercial amounts in Everg\ i there were perhaps an excess amount. Land use is what must be discussed and then questioned the Board as to comments. Ann Smith stated as zoning the city ran into this constant problem, wanted the change from residential to zoning and as a result tended not to zone as much property as had been requested and another 50 acres does give a lot more commercial and some of that which has been zoned will probably lay dormant. reel what was available should be filled up first. Jim Thompson said he would have to go along with that and that intensive land use lies to residential and applies to commercial area with it becoming more intensive than extensive. Something which was not covered was that this piece of proprty would only be the tip of the iceberg and would drastically change traffic patterns and as, they change commercial property is requested. Basically from residential to commercial. Agrees with Lupton that the discussion should be land use. Don't feel that the project is justified in any shape, size or form. Have adequate, area already zoned commercial, and major efforts to haveretain them as such and once it goes commercial it never goes back and feel that 3B should be adopted. John Kain had no comment at this time. Ray Lybeck felt that the publics feeling and thinking on this / should be considered and know that the local newspaper had a quite,/ which indicated overwelming in favor and in additional people fd . he discussed this with and there've been a lot, expressed a desire Jim Thompson indicated it was the way the question was worded, \ ~I that if you had asked any one on the street whether they would like a Mall they would say sure, but they aren't saying where, when or how, just whether you would like one. Already have a Mall in Kalispell zoned for that purpose. Didn't think that was a fair sampling. President Lupton felt it was constructive to open the public hearing at 8:45 for public discussion. Requested that comments be kept brief and to the point. Tony Ilich, 321 Hilltop, wanted to know if any of the property was currently zoned commercial, and could any of that be marketable to any major, would they buy any of it? President Lupton questioned whether he wanted to know if it was marketable? He said no would someone like Sears come and build on it now. Lupton said that perhaps the downtown area was engaged in a major redevelopment and say that perhaps there was enough acreage in the Gateway West being zoned right, that could do that and that is all zoned commercial. Difficult to say the downtown was ready for a Bon Marche, but it is possible with a redevelopment plan that in the near future maybe ready. Have not had a great deal of contact with the redevelopment. Gentleman questioned the square on the map, how back in 1974 and commercial now why it was set that way? Steve stated that in 1974 looked at the desirability from a single family residential standpoint that that particular corner had the desirability from an urban residential standpoint, because some of the site is depressed, but if some type of apartment complex, townhouse, whatever could be built in a nice setting and not affected by that kind of subsurface area. Man stated that Steve eluded to 14,000 population on Plan 3B. How many acres did this encompass? Steve stated that the 14,000 people would be where the shopping center would be and that was made up south of the center, around the hospital, Whitefish Stage and in the urban densities in Northridge that were not developed and east of what could ord would be the site, so principally looking at a mile west of 93, south 3 miles and east all .the way to Whitefish Stage so looking at a total of about 4,700 dwelling units, as a maximum development. We are not anticipating that, just that it has the ability to Mrs. Shirts said .she lived in Hillcrest Estates and it was a neighborhood of working people and these people have built new homes, purchasing much of their furnishings from Spokane, Missoula, and their clothes at the Southgate Mall, now if we have that much commercial area, and people find a need to purchase from other places, then there is something wrong with the way the commercial is being used. Looked at the Southgate Mall and a beautiful place to shop and could be used here. Young woman, most of friends are young, and would like to live here a long time, seen all the big cities and big malls and how ugly they can be, because they are so plastic and would like to , see enough existing space for commercial, etc. Should concentrate on an opera house or something like that. Tom Barnard, stated that land use plan has serious implications 1 and in trying to jam more traffic onto Main and fill up the - commercial areas, and it is necessary to stretch the commercial land out as other streets are jammed to capacity and the major growth is to the north and northeast and east and forcing all that traffic through Main and Idaho. Somewhere you have to put other commercial land and whether it is this developers site or not it has to be somewhere. Francis O'Boyle, 5 Avenue WN, and concern is 515 acres of commercial in Kalispell and how much land is zoned for multi —family dwellings in the same picture? Steve stated very little and then proceeded to show the small spots, nothing in Northridge or Adams, piece in Porta Villa and one by the school, north, small area along behind Main St., 7 blks east of Main and one west, (about 35 blks) Have about 100 blks. Taylor, how much additional water will it take and where will it come from? Steve stated the city said that in serving the entire bluff area that the city has facilities that are able to serve, whether its commercial or residential. Bob LaShaw; California, answer several questions about the availability and desirability of commercial land that is presently zoned commercial that would be feasible to the national concerns, The JC Penny Co has stated that there definitely is desirable 1p—� which zoned commercial where they would consider building an exLI.1 planded department store within the City Limits. President Lupton wanted to know if he could tell them where they are? Perhaps but didn't think it was for sale. It is in the Gateway West properties. Clara Manland, moved up from Helena and Helena has redone their whole downtown area and so far the largest department store down town has moved out, leaving them without any shopping facilities. Their biggest hardware and JC Penny's have moved. People want somewhere to shop and I don't care how much commercial property you have, you don't have the facilities for shopping. Heavy clapping. What kind of department stores will come, will it help the people up here? Have they proposed a department store? President Lupton, said who, the developers? In the Mall, do they have a department store? President Lupton said he was sure there was a major anchor. The developer stated there would be three major anchors and approximately 55 other stores. Sears is the type of anchor, and she felt that perhaps they meant ICM, as anchor and that was so high above their heads, were really anchored. Laughter. President Lupton felt that the people should think about and that is the quality and proposal and probably be a very beautiful C complex and should address the downtown develop plan and what it can propose and the proposal for Gateway West Mall, probably equally beautiful and although not present today they may very well be in the future. Are not saying it is black or white or nothing. We are pursuing some of the commercial which is available in use and intensifying and upgrading that. - John Benson, 6th.Ave.W, traffic, an access road to serve Evergreen to keep traffic off Hwy 2 and also have to have your approach off Hwy 93, and then figure the feasibility of commercial and how feasible to put another Mall across the street and draw all that traffic onto the same highway when you can hardly get across it now, and President Lupton said that was not the type of question he could answer, first you have to have the kids and then build the classrooms first. The shopping malls isolated and you aren't going to have 14,000 people come all down at once, but fluctuating during the day. Woman wanted to know who the three anchors were? Why keep beating around that? Andy Burien said he can't tell you because the stores make their own announcements and can assure there are three or four department stores. The announcements have to be made by the tenant themselves. Woman wanted to know if there has been any study done of the 55 stores and 4 department stores drawing from all northwest Montana of which Libby and Eureka with Missoula staying in Missoula. Where are we going to get the people to support these stores and what happens to the people who set them up and then can't make a living. Didn't think they can support that many. Some clapping. Throwing it out without answer required. President Lupton stated that Diversified supplied a market feasibility study and see if it can support it and if the developer is going to put 15 M on the line they won't unless they feel the project will be successful. Dan Johns didn't think it was the function of the Board to legislate againsst competition. This is still the free enterprise system and if somebody can build a better mouse trap and can put their money on the line, they are entitled to build that mouse trap. I don't feel that any board or agency has the right to legislate against somebody and tell them you can't invest your dollars because we got enough retail clothing stores in Kalispell and preserve and protect those who exist. Somebody else can come in and build a better food or clothing store and they have a right to do that. That's part of the free enterprise system. Gentleman from the audience said that wasn't quite right, why not let the Dutch come in and buy all the agricultural land around here. They can afford to buy it. Then what are you going to do with all the little people, huh. Yes, business is a risk, go downtown and another is closed. We know that not everyone is doing so much business that they can't handle everybody that comes into this town, and consequently you talk about a nice beautiful Mall out there. Those guys can write it off for five years, and everybody downtown and all the small people that are going to get knocked off, and get busted out of business, percentage is going to go way up, all the little stores that are /0. ;oing to go into the Mall are going to turn over because either they are going to move up from downtown, pay the rent, those are -ommon things that happen. Don't tell us about free enterprise when the biggies come in. Cause you can knock off anybody with :he biggies. )an Johns said he didn't think that changed anything about free enterprise whether you are big or small. loman said you are talking about our lives, what can we do., We lon't want it to be like every place else, this is our home., ?resident Lupton felt that the comments should be turned away from a sparring match as there were strong feelings on both sides )f the question. He was concerned that.Dan Johns felt the Board aas legislating against free enterprise. Advised that the Board aas made up of lay people acting in -a recommending capacity, and )urely and simply pass on that recommendation, and in addressing free enterprise and have a personal view of the facility Land jland use and that is the one fragile physical possession :hat they have and not necessarily own and feel that do not have :he God given right to take land and do with it as we please and Lt is the one thing that inflames people that doesn't have a clear answer and didn't think it was right to throw it wide open and Let people build anything anywhere they want to build it and say :hat's right because it is free enterprise and. we live in a -apitalist society that we all love and enjoy and that's the way ae built our country and that's right, and unfortunately it isn't :ight, nor is rigid or absolute zoning right either so we have :his area we have to work out. Have to work the guidelines and ; nake it right for all and have the right blend for commercial, irban and farmland, so I take offense that we are going to sit lown here and legislate against free enterprise. Doman had a question about there being a lot of commercial activity )ecause of the hospital and buildings. I just wondered if according to planning boards was there no distinction made between z hospital as a commercial activity and a big retail store. Steve ;aid there was. Woman said it was nice the way the hospital was :here and then'the professionals and knew how helpful it was for :he doctors to have their offices so close to the hospital and lidn't think that makes way for making it all commercial. Think :hat is a very special area of town and specially to keep the traffic and congestion away from and when you want to get to the iospital, you want to get there without bucking traffic lights and traffic jams. Think that should be protected. >tan Pine said he concurred with the fact and that maybe not all :he planning board members agree but zoning and planning should iot be used primarily to' deter or cause a major factor to cause :o deter major competition. These are factors. Don't think any iecision 'should be made primarily to keep out occupations due :o zoning. Should consider is there a need or desire for some nore shops, nice department stores, and as eluded to the desire Ls yes, we are a commercially oriented society and like to spend,_..._, )ur money and a nice and more places to spend it. The key positi 1 I is back to the planning and should not be deterred by whether people want another department store particularly as there are two other proposals for locations for this development to take place. The brown spot, spent three years to get the zone through, annexed, etc. Under the Comp. Plan there was a need for townhouses and condominiums in a suburban area and not just abutting or adjacent surrounding a high density commercial development, and we have roughly between 1/6th or 1'/4th of the density the zoning would allow us, 20 d.u.p.a. and we have 4 to 5. There was a plan which shows it residential and the type was a low density for the area and concerned after spending considerable time based on a concept, if it is going to be changed, would like to see a major justification why that particular location is particularly desirable for a shopping center. Mr. Johns said there were only 3 of the 13 contacted that were really negative, but the point is, self included, and obviously have a selfish interest, and made comments based on the Plan and spent a considerable amount of money and time and with a risk and it seems to me before that Plan is changed, and if there were no plan our there that would be one thing, but once you have a plan, before you change that plan instead of saying there is not much negative for it, think it should be evaluated as to what is positive, why that location, is there a need or would we like to have another department store. Is that the proper location. Same thing you have had to evaluate in Hillcrest Estates and said OK it is going right across the street, sure you want it but not right there. Woman asked when Developers Diversified arrives at a community and decides to start a project, do you not look at any, most communities have zones and they have zoning and the Comprehensive Plan, and how did you choose this piece of land? Why did you not go to the City and say where are you commercially zoned and spend your 15 M upgrading part of the downtown? Dan Johns said he would let Mr. Burien answer that. The Mall location was generally set up by the tenants who want to be in the area. You mentioned about marketing study. Each major tenant runs his own marketing study before he decides to go into the Mall and the three major tenants who said yes, our marketing study says yes, and it is all done from a market study from an independent market research, the location, the population, the income, and trying to find the amount of money that goes out of the city to the surrounding areas which should anchor this city is spent in other areas. Done according to market research, which surprised because your convention and tourism is building up and two of the major factors in the market study which influenced the tenant to make this decision to go here is your Canadian influx, Canadian money, which could be even better, and secondly the amount of money that leaves your city to be spent elsewhere. Each individual tenant has done an evaluation by site and by economic factors within the city. Woman wanted to know what economic factors showed that site over something that was already commercialized to make it necessary to go through the trouble of changing the Plan. Lady above mentioned, have had many of these and just because you happen to have some sites up in a downtown area, and probably say some— thing that might offend you, but please take it as I mean it, just because you happen to have a site in the downtown area, doesn't mean its good for a place that a major tenant wants to come. There is many instances when offered property in urban renewal areas, downtown areas, and there are many factors that enter into a decision to come to a downtown area, some if they are going to rehabilitate a zone, the cost of operation in a multi. —story building is much more than a one story new store, replanned and get a lot more than the money they have to put into it, than in a redevelopment area. We can not develop the type of Mall, some of the strength of a Mall is its size, and the tey�` all being there to draw other people. As a person said all the small people will go out of business, because we bring this Mall in. I beg to differ with you. Competition breeds more people, you have more people coming and more money being spent in the area. People go out of business because they can't keep up with competition and not a matter of because somebody moves in next to you you are going to go broke. You give the services you keep your people. One thing that will happen in this Mall, the local tenants will all be approached and have a chance to be a part of it and the only ones we will have will be the majors and a certain amount of the chains that will come with us and there will be plenty of room for the local people. We are not trying to come in here to destroy this, as Mr. Johns indicated we have a tremendous investsment and everyone of the majors will have a tremendous investment not only us, our 15 M is only a basic shell of a building, think of the investment each department store and each owner will have in his store when he goes into that. This isn't something tha­.t we walked into this town and said gee there's a nice piece of property. There is a tremendous amount of research that has gone into this, spent tremendous amount of money just deciding this is the right place to go. We made a decision the other day to walk away from a pile of money -in a town in Montana we felt that did not justify a Mall. So we went through .the process to prove to ourselves and prove to the tenants that this was the place to go. We all came out with the same decision. We went to the majors office in New York and made a decision to walkaway. We are not sitting here with pipe dreams. Would like to address one other point, We are prepared to start this Mall, your building officials can attest to this, our drawings are done, almost done, prepared to start thi'.s Mall immediately. We sit here telling you we can building this Mall. Not talking about other people deciding that maybe they can do this since we came into the city. Not talking about pipe dreams, we are going to do this down here, over here. We have a solid situation here with a positive response. Very easy for the people to stand here and tell you that yes we got- two other developments, no you don't have two other developments, you have two other ideas, two other ideas, you don't have two other developments. You have one right now that can get started and I can tell you right now, if we were permitted we'd have our permit filed tomorrow and starting tomorrow. Woman wanted to know if the community decides it just doesn't want it, does that make any difference. Just because you say Mr. Sears and Mr. Penny we want you here doesn't mean they will do it. They know where they want to be and go. to another town, Kalispell is not the only place and they have other stores to do, and if you think you are satisfying your merchandise people you should look at the report to see how much leaves this town. Now that you have told us what is wrong with downtown, now tell us what is wrong with Gateway West? Woman said, Everything. Who decides and where is it decided, if he gets a building permit /CO . tomorrow, where is the weight of the decision. There is no teeth in anything. This is just advisory. No teeth except in the final decision by the Commissioners and City Council, is that true? President Lupton said that is correct. Gentleman said they have to both agree, how does that work? President Lupton said to answer that, don't know if anybody has addressed and if City Council said yes and the Commissioners said no, in as much as they have both adopted the 1974 Comprehensive Plan together and said this is right for the Kalispell Area. Steve said he had no answer. Never had it happen. No precedent before where it affects both the city and county and one of the governing bodies saying yes and one of the governing bodies saying no. Should this come from this Board with a recommendation, yes we think it is a good idea to change the plan, then it would go from the board that the developers wish to annex to the city and they would do that and a public hearing would be held, and the city council would act on that annexation request. And that would be in accordd with acquiring city services, water and sewer and should this board send forth a disfavorable recommendation and say both governing bodies say no I don't think it is a good idea then Dan has indicated that the developers will proceed with development within the county and proceed with their own services, well and facilities and whatever needs to be done. Developers indicated they have other alternatives. Woman said in other words it is going to go one way or another. Don't make any difference. President Lupton said no he was not saying that, Mr. Johns is saying that. There is going to be a Mall. President Lupton says thisis what the Board understands that they are indicating that they want to do it the easiest way possible with city water and city sewer and we want to come into the city and be in conformance with the Comp. Plan so all the hastles and technical aspects solved and yes we will do it anyway. President Lupton stated he felt there was more to it than we'll build it anyway. Like to feel that the 1974 Plan has teeth and the Council and Commissioners will believe in it and will act on it appropriately enough, but if they do feel that Mall may not take place. Jim Thompson stated he disagreed with the developers arguments that they are the only game in town. They happen to be the only game in town with no strings attached so to stay. Free shot at a piece of property so everybody can write a ticket. I think we have two good locations, both downtown redevelopment area and Gateway West area. Granted they aren't free and clear so each tenant can say I want to be there, and I want to be there. But if our community will take the effort and make it attractive enough to they know they can come into the community with a degree of confidence and feel that it will and through the efforts of the redevelopment and what is happening there, and the majors can, with putting in their parking, so don't let anybody fool you to the fact that this is the only game in town, because it isn't. Think that people in the community are not blind and know the character of the community they want. Think that's a good tactical 1 act. As for development downtown, gentleman, former Flathead Valley resident, left here four years ago and in a redevelopment area in Santa Barbara and its dying and people are leaving there and businesses are going out faster and going into the Mall faster., Been back in the Valley six months and spoke to community people,, about the Mall and the only negative comments have been from peo; j who have businesses downtown or involved with downtown or have businesses or involved with Gateway West Mall. Only negative comments. Only negative comments on the Mall going up north. Woman said California is the land of Malls and sprawls and that, is what they are trying to get away from here. Steve stated in contacting PP&L and MPC they indicated they would have no problems with serving power and electric but no specific comments because there was not enough information supplied to them of the type of service in order to make any specific service but general comment was they could supply power and gas. John Kain said in response to the lady from Helena, and he's from Iielena also, and as for Santa Barbara, never been there. What you should look at is the desire and ability, and how they can (undiscernible). Woman said when you talk to people they want a Ma11, how many people, people in general don't want to have to look for a parking space. Think if you ask the majority of the people they would like this,.and you are saying Oh No .... want to say the area. You are saying the stores will come in, well how come they are not .... they won't come in, you can say they will but they won't, there is a lot big areas, there's a parking lot downtown and the7- still don't. President Lupton said there have been other possibilities explained tonight, it is a pipe dream and if one could herd all the people of Flathead County into the King Dome and display on the north wall the Developer's Diversified proposal and on the east wall the downtown Redevelopment Corp proposal and on the west wall the Gateway West proposal and on the south wall, what's there now and then have a referendum. Now we are saying we have a mall and the people want a mall and Developers Diversified Mall is the answer. In my mind, it doesn't quite follow step one, two three. If we want a Mall, Developers Diversified is the Mall, therefore that is the Mall we build. And I recognize what Mr. Burien has said, he is ready to start today, does that make it right to alter the land forever, or should we wait for two year's and do it for the Gateway West mall, or wait for eight months and do it downtown and if we had a proposal from everything tonight maybe we could vote on it. But that's a pipe dream, and we are talking about Developers Diversified and we are talking about land use in this area and we are talking about adding commercial acreage and it really gets twisted around and where are these people coming and why aren't they coming into downtown, that maybe part of it, maybe we are not quite there yet and I am awfully ' cautious about jumping into land use change unless you know its' .right. Lived here 25 years ago and came back about 12 years ago and in 12 years we have seen what has happened to the community in just the 12 years since I have been here. Now what I am asking, it seems I have heard or read what the community has projected to grow in so many years.... Hasn't there been figures so that this many more or that many more people are going to be here say within ten years. President Lupton wanted to know if she had been here at 7:30 and she said no not till about quarter to eight. President Lupton said they had a presentation briefly and 1990 it was an estimate of 113,000 in the trade area, not Flathead County. — Estimate for Flathead.County is about — between 73 and 76,000. Woman said if you are going to grow this much within ten years still will need more Malls, shopping centers, because the downtown area won't be able to handle it. After sitting and listening to this, own opinion, that outlining area, had a gentleman from Great Falls, business potential was like the City of Great Falls, and now look at how many people have moved in now. If you projecting this population for another ten years, we couldn't be handle this type of business downtown. Chuck Mercord, represent Kalispell Dev. Corp., intended to respond tonight to the attempts to rehabilitate the downtown area and think that the feeling of the crowd would be that 100% of the people would vote for increased retailing and I think that the downtown corporation would support that. Maybe its location that is what we are all talking about. Number of.studies have been done by professional people on behalf of the ICDC. Also say basically the same thing the developers are saying, we need more retail outlets and again come back to the location of the thing. The community now has additional tools it didn't have even at the April meeting, financing and other methods, and properties can be assembled and provided to the developer at a rate or price that would fit between the budgetary requirements of the developer to do things in the area other than suburban or periphery areas. This has been demonstrated by the Hahn Corp, sure the gentlemen are familiar with them also, who have done the downtown redevelop— ment in Greeley, Colorado and have developed a downtown area in Ogden, Utah, some 3 square blocks comprising some 30 acres, don't mean to compare with either of the two communities, but it is possible to do these things. We would not propose a redevelopment such as Helena has because that in itself has shown that what they have done there is not the best example of restrengthening a downtown, but I think that some extremely important comments have been made tonight and particularly by Mr. Johns of Developers Diversified, that I would like to say, for example, I hope you can take those at face value, and I'd like to quote, his comment, that alternatives that creates the least adverse impacts on Kalispell and I think that's extremely important because that's what a lot of us are talking about. Also there was a great deal of consideration given to technical impact talking about transportation and some of the other technical aspects of the mall and nobody argues with the statistics of the engineers and in that regard there are no comment on the economic impact of the Mall and I thilnk there are some considerations by local governments and certainly .in our review of rehabilitation of the downtown and an attempt that nobody cares about the downtown and those maybe valid comments by people who are not familiar what the downtown does to the tax base. n the 1974 study, Mr. Gallagher has that, which related to the /9- Central Business District which is primarily the area we would be interested in, comprises some 12% of the geographical area within the taxable community and it also provides 30+% of the tax base. If that tax base were to change by the loss of some of the people, that lack would have to be made up somewhere by citizens, certainly a new Mall, any new physical improvement wil_.,' hamper the tax base. One should be aware of what the costs would be to the city to supply utilities to these facilities. At the last meeting, a gentleman from Billings was here mentioned that the Mall brought considerable tax base to the City of Billings, some $120,000 to year and the increase cost to the city to provide utilities to that Mall ran in excess of $3.1M and it has been eluded to that the increased tax base would require utilities so it probably increased tax base would do little or more than pay for itself. Obviously there are statistics and tax base that would bear that out. The fact that we have eluded to the technical impact, and the alternative that creates the least adverse impact honestly, thos are the things that should be considered and also Mr. Johns said the developers were willing to sit down and discuss the project and land use. Think that is an excellent suggestion. Feels there are some alternatives to this site, and may prove positive and negative, but was not sure anybody had been provided with the facts and figures that an alternative could not be used. One comment on the free enterprise comment that Mr. Johns eluded to, and think the last thing any of them here would be accused of opposing free enterprise. Don't think that's the issue. The issue here is land use and zoning that's been., It has been mentioned there is land within the city that could provide more 0 space, certainly there may not be 30 or 50 acres in one square block but the fact is other communities have had the problewm and redeveloped the downtown with majors and leads one to believe that particularly with additional code that the community, city and county governments can singly at a price that could be attractive to the developer. Also that in ten years the downtown couldn't handle it, and that maybe the downtown deserves some consideration in the alternative structure that was proposed by Mr. Johns and I'm sure that when that builds up in the ten year plan it will take care of itself. The KDC unanimously voted to support the rehabilitation of the downtown area and these people are made up of businessmen and to help the community and businesses, etc. and personally in the business in the downtown area, and personally would be the least bit hurt by the downtown should development happen else ehre. Does not personally represent his business. The businessmen personally supported and raised the funds to get the KDC going to do something for the downtown. President Lupton wondered if anyone had anything to say that had not been said. John Holt, on behalf of the Medical Association, stated that unfortunately Dr. Kirk VanNelson wasn't able to appear due to-'� the Art Show. Felt that the position of the Medical Assoc. is U well known, if the Plan is adopted, would hope that the basic � • 1 safeguards were Sunnyview Lane and the inherent characteristics of the medical community and hospital facility and that basic precautions be taken assuring that there wouldn't be any additional noise that would unduly affect the patients. President Lupton stated that he believed that Mr. Vidal made these comments at the April meeting. President Lupton asked for additional comments. Iyo-rm Hines, lives in the Hillcrest Estates area, felt that any plan that included the Whitefish Stage area or arterials to this area are completely out of the question. Right now it would be much safer and more practical to eject 14,000 cars into Hwy 2 and 93 system to inject 1000 more cars onto Whitefish Stage and West Evergreen. Those two roads are two death traps now, people have been killed on both, on West Evergreen and Whitefish Stage. Out of the question at this point. Arguing on the present zoning and arguing with the Commissioners and Frank Guay and those people for a long time to do something with Whitefish Stage and the County categorically says they can't do anything, because they can't buy the r/w. Don't have the money to do it, and a long ways before they can, two other points brought up about their marketing study that you could blow a hole that you could drive a tank through, anybody that thinks high powered market consultant that thinks they'll drive to Kalispell when they can much easier drive to Spokane, has their clock wound backwards. No. 2 any time when somebody brings up emotional issues like motherhood, apple pie, and free enterprise is behind a smoke screen as those people are obviously can not argue their point rationally, so they better not be erational emotionally. So I wonder if there's more major flaws in their marketing study than discovered by the smoke screen. Gentleman has no way of accurately counting the dollar amount or % of what comes from Eureka and Libby, but being a merchant in town we enjoy a very good hunk business on a year around basis, so please don't write them off and any other retail merchants that are here will agree. That is about as far as our radius goes in that direction and very handsome business. Woman stated that one thing that goes hand in hand with land use planning, and that is energy efficiency. Maybe next year or five years we will have to realize that things will keep going up and perhaps we won't want to jump into our car and drive S miles to a shopping mall and I think we have to consider more energy efficiently and that is something that should be really considered. President Lupton felt that all were getting tired and the developer had been waiting since Jan. and that City Council and Commissioners and must get on and take action and ask for a few more comments if we have not covered any ground and requested that it not be repetitious. Walt Bahr, 403 Parkway Drive, unfortunately he will be able to walk to the Mall, approximately one blk from it. Will have a definite impact on his life and way of living. We are here tonight to talk about land use planning and there is a proposal and there is a request to change the zoning on a fairly large tract of land in their neighborhood from the currently residential to the high density residential. This is Plan 3B as a resident in that ',area. Just as soon see a Mall in the area as a high density urban residential area. There are several facts involved. When we start building homes and residents on highways they change to businesses almost invariably. There has been but one or two exceptions. No new residential units built on any major highway in the Kalispell area or Flathead within the last five year" whether they be single family or multi —family. The use of highways are for businesses and Hwy 93N lends itself very attractively to business access. The people are there from Whitefish, Columbia Falls, the developments on Hillcrest and all the rural areas northwest from town. There is a market. For those of you who don't think people shop in Kalispell there was over 100,000,in Canadian funds expended in retail merchants alone in Kalispell this last weekend. This is exclusive another 100 thousand that went to recreational activities in Kalispell this weekend. There was probably at least that much that left Kalispell for back to school shopping or appliances and automobile. These things can be done in that regional mall. The downtown area and the redevelopment group are to be commended for their efforts on for some time but the problems downtown are lack of room. Every' business downtown wants to expand and they can't because they can't buy property for parking because the only building to be build that last few years was the Main and First had to get a variance from the city for the parking requirements so they could build that particular building. Believed that Gateway West' announced Phase II some 4 years ago and has not been built., There are some very viable and economic reasons why it hasn't built \l and possibly will not be built. He for one think that the chant in that area while it will affect him personally, adversely, can see where it can become and will become a welcome economic social and personal welcome aspect to the community. President Lupton asked for comments. Being none he opened the meeting to comments to the Board. Board took a five minute recess. President Lupton thanked the audience for their attention and said that the Board had option 3, 3A, and 3B and possibly others or a blend of both. Staff has submitted three. Need comments and discussion and take action tonight. Dale Haarr said that in order to center the discussion he moved that the Board recommend that the Plan be amended to include Alternative 3B and that the request of Developers Diversified be rejected at this time; seconded by Ann Smith. Ann Smith said she would like to make a comment and sitting listening for 22 hrs. and the issue has not gotten down to land use, which is what the Board was here for. Basically been do we or don't we want a Mall. I'd love to have a mall but I,don't_. think that is the proper use for that land. I don't think we ( ). have taken into consideration the impact on the residential area--' in Northridge, Hillcrest, Mission view. Really think there is going to be a tremendous impact on those areas, a decline in property values, and eventually a strip development up 93 and I guess I just like to fight that off as long as she can. Might be day dreaming but the way she feels. Some clapping. Bob LeDuc said he disagreed and that this Board is always stood up for the majority of the people and most of the recommendations have been made for this land use and like Walt said and something and can use something like it. You know as well as he does that you aren't going to build a residential area along 93 and think that 90% of the decision for 90% of the people and like to go from B4 to a 3A Comp. Plan recommendation. Excessive clapping. John Kain said that at this time 25% of the incorporated city is zoned commercial and that is higher percentage than the City of Spokane. Secondly this Board sits here many evenings reviewing subdivisions a mile out, two, three miles out and have very fine residential land in that particular proposal. Fran 011endike said she really feels in the middle because she really feels the need for more retail development, area is crying for it, however discussing land use planniing and cannot feel this is good land use planning to turn this residential area into commercial and so, feel being blackmailed, and I understood them to say they are going to build it there anyway, no matter was difference what is done tonight, it will go there, hate to be put into this position. Dorothy Garvin felt there was houses up both sides of the road on 93 and there is ample commercial land so in favor of the motion that was made. Jim Thompson said he would disagree with anyone who said that land will not develop residentially. Location, views, etc. are too prominent not to be good residential land. Hard to find as it is. Location and access to the city , city services, medical facilities, are all too desirable to convert it to some 50 odd acres of merchants and I say it again, it is not 50 acres being talked about, talking about something so major that most people are unable to comprehend what will happen to 93 going north from this area from what it is going to draw. It's going to draw all businesses that aren't here now, market furniture stores, etc. There are other areas where it is zoned where they can go also and I feel that way and it will go residential. There is a new home up there that sold last month for well over $150,000 and backs up to Hwy 93 in Parkview Terr. I'd say if this center goes in there the value will go down. The impact of lighting, trafficd and congestion in that area. Those quiet residential streets will no longer be quiet residential streets as traffic seeks the least line of resisstance. Ray Lybeck stated he would like to say he is the only farmer on the Board, full time farmer, so when look at the land use and increase the density, this looks like good planning, and glad a . ee/9-7-79 to see it. The areas that are brought out and are changing to higher density. Then along with this if you are going to have this kind of people, that Steve mentioned in the neighborhood of 14 or 15,000, you are going to have to have shopping centers,";_.. Going to have to have someplace that these people to buy, so I think that this first Plan, Plan 3A looks like real land use planning. President Lupton said so you would not be in favor of the motion, Ray, right? That's right. President Lupton called for the question, a favorable motion on Alternate Map Plan 3B. A negative vote would be against a change to the Plan to high density residential and the proposed site for developers diversified. Vote was 6 to 2 (LeDuc & Lybeck) to amend according to Plan 3B. Lupton said this Board was. a recommending body and a letter would go forth to both the City Council and Board of County Commissioners John Kain said that whille this Board is in session he would like to make a motion to proceed with extra —territorial zoning in the Buffalo Hills Area to protect the area; seconded by Jim Thompson. President Lupton said he was not sure the Board was ready for that. President Lupton clarified that extra territorial zoning be considered for this same 4 mile square area. Lybeck wished to know how far this extended? Out to the limits? Just the 4 sq.r" the area 3B. Ray Lybeck said he would like to make a suggestion that this be tabled to give the Board a chance to study this, what really is proposed. President Lupton clarified the motion and called for the question, the vote was 4 to 4 tie with President Lupton being required to vote. President Lupton advised that the Chair voted against the motion and the Board not hastely jump into zoning in as much as does believe there is a lot at stake and must protect the integrity of the plan. Don't think it prudent to jump into zoning so quickly, and ask it be placed on the agenda at the earliest poss Ke-date --- Ann Smith moved that the meeting adjourn, seconded by Fran. Meeting adjourned at 10:35 p.m. W. J. Lupton, Pres. Ray Lybeck, Secr. a�