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08-23-77C� 8-23-77 Public Hearings: Bronson Mobile Home Park South Meadows A meeting of the Kalispell City -County .Planning Board was held on Tuesday, August 23.,.1977 at 7:30,p.m. in the Flathead County Courthouse East Community Room, 723.5th. Avenue East, Kalispell, Mt.! Members Present: Others Present: Jay Shropshire 1 A.P.O. Staff Representative Garmen Meadows 43 Guests Charles L. Hash Dorothy Garvin Wal.t Griffin Fran 011endike Harvey Knebel Dale W. Haarr James J. Thompson Ray Lybeck. Meeting was called to order at 7:35 p.m. by President Jim Thompson. Minutes of the August.9, 1977 meeting were reviewed and Garmen Meadows moved to approve the minutes as mailed; seconded by Dorothy Garvin: motion carried. Jim Mohn presented the Staff comments with relation to the two unit mobile home park request and outlined alternative solutions for the proposal. Thenfollowing general discussion and clarification of the situation, Charles Hash stated that he fe It with the possible later use of this property, as an open lease parcel, not confined strictly to the use of the property by the Bronson's daughter, that the project should be considered as a two unit mobile home park and not concern the emotional aspects of the proposal. One adjacent landowner to the project, commented on the recent increase in the amount of traffic along Mountain View Drive, and Walt Griffin commentedthat the increase probably was directly related to the paving of Mountain View Drive by the County. Garmen Meadows moved that the Board recommend approval of the project siting the recommendation of the A.P.O. Staff, as a parcel for rent or lease; seconded by Charles Hash. Discussion followed which clarified the motion as follows: "That the most appropriate alternative and solution to create a half acre parcel for rent or lease with the proper documents filed with .the A.P.O. Office and further subject to approval by the State Department of Health and County Sanitarian with the additional stipulation, that once the daughter no longer needs to have her home located on the property that either the mobile home be removed and the facilities no longer be available for rent or at such time as the daughter1 eaves, thatthe Bronsons explore other alternatives through the A.P.O. Office". IThe question was called for and the motion was carried. Jim Mohn briefly outlined the proposed development and reviewed the Staff Report. Clarification was made to.the.extent that this hearing was reviewing subdivision and annexation to-Ahe City of Kalispell. The.Board Members and Developer Darwin -Hamilton discussed several items of concern dealing.with:park.dedicationy with the single access -being proposed for the..entire..development, 1. options available for a second access;. concerns over zoning; and concerns over clarification of definition of foundation, as.. it would relate to this development. Adjacent landowner Russell Anderson, commented that he was not in favor of such a development proposal because of the affect on land values to adjacent properties. Doctor Herman Ross also questioned the location of the development, stating that prevailing winds would carry the odor .from the City disposal, plant through the area. Additional discussion was held concerning Covenants, as to permitted uses and limitations on structures, storage of recreational vehicles with Mr. Hamilton commenting that more restrictive additions would be made to the protective Covenants. Following this discussion, Dale Haar move & to recommend approval of the subdivision and annexation to the City Council with the conditions as outlined by the Staff, which are listed as follows: 1. That all water and sewer systems be approved by the State Department of Health and City Engineer, 2. that the following streets be provided: one additional access to join property in the vicinity of Lots 156 and 157 to the north-; Lot 144 be removed to provide access to the north; one additional access through Lot 22 in the southwest corner; one access through Lot 36 in the northwest corner and through Lot 7 to provide access to the adjacent land to the south. Further that the main road which providesaccess from Airport Road to the intersection in the vicinity of Lots 144,., be built to at least a 45 foot street section to providetwo twelve foot driving lanes, two 10' parking lanes, 6" of curb on either side, and at least one four foot ,sidewalk at the side of the road, 3. that the City be provided with engineering evaluation of the main access bridgein question and should the City determine the bridge to be inadequate, that the developers construct a bridge to the City's satisfaction prior to the City accepting anyresponsibility or maintenance thereof, 4. that additional 60' emergency access easement be provided to the site, 5. that the park dedication be made in accordance with the City Parks Policy, 6. that the Protective Covenants be amended to address the following topics: a. That the City Council be made a part and party to any amendments thereof and also be incorporated into said enforcement of said Covenants;' b. that in addition to minimums as set forth.-by,the developer, one additional stipulation be.placed with regards to the types of mobile homes_ .placed within the development to -wit: "that all homes 2. to be placed within the development either be approved as meeting H.U.D. requirements or carry the seal that indicates H.U.D. qualifications andapproval, and c. also that Covenants should further be amended to coin- cide with respect to setbacks in the No. 5 Business - Residence District which requires a minimum front yard of twenty-five feet. Seconded by Fran 011endike. On a roll call vote there were five ayes and 3 nays. Summit Ridge No. 1 Jim Mohn outlined the project and presented the Staff Proposed Subdivisior recommendations. J. Austin Miller, developer of the project, & Annexation into stated his objections to the Staff recommendations and conditions the City of of approval. Discussion followed, dealing primarily with Kalispell. the through access recommended through Lot 19 to provide continuation of Sherry Lane into the development known as North Haven Heights for an intersection with North Haven Drive. Several residents of North Haven Heights expressed their support of the A.P.O. Staff recommendation and Doug Daniels, a professional engineer and resident of North Haven Heights outlined several reasons for making continuation of Sherry Lane to provide the access. Primary objectives of the additional access., -,would be to solve traffic problems with regards to ingress and egress for residents of North Haven Heights. Also under discussion was a proposed 5' reserve strip which was proposed along the north boundary of Summit Ridge No. 1 which would separate North Haven Heights from Summit Ridge. This was commented on by several residents of the area and it was indicated that this would provide nothing more than a nuisance strip for both residents of North Haven Heights and Summit Ridge and that no valid reason for the establishment of this easement could be found. Following continued discussion with regards to alternative access routes to North Haven Heights, Fran 011endike moved to recommend approval of Summit Ridge No. 1 with the conditions outlined in the A.P.O. Staff Report, which are outlined as follows: 1. That water and sewer systems be approved by the State Department of'Health and City Engineer's Office, 2. that a 60' right-of-way be extended through what is shown as Lot 19 to provide a continuation of Sherry Lane north to intersect with North Haven Drive, 3. that Summit Drive be built to a larger than normal street section with at least the following considerations: two 12' driving lanes, two 10' parking lanes, curb on each side, and This would follow from the wester.n.:mos,t portion of the preliminary plat to the intersection of Summit Drive offh U.S. Hwy 93, R Silver Shadow Estates 4. that the developer clarify and present a plat of the proper area of park to be dedicated to the City and 5. that the 5' nuisance strip be incorporated into those lots on the north side of Summit Ridge to avoid a nuisance strip and a potential problem which may occur, should North Haven Heights desire annexation. The motion was seconded by Walt Griffin and then Walt Griffin proposed an amendment of Item No. 3 to read as follows; that the requirements be reduced to provide for a 40'.street section with two 8' parking lanes, and delete the sidewalks on each side. Motion was seconded by Harvey Knebel Question called for on the amendment, amended failed. Walt Griffin moved to amend Item No. 3 to delete the sidewalk requirement. Seconded by Garmen Meadows; motion carried. Question called for on main motion as amended and motion carried. Jim presented the A.P.O. Staff Report and recommendations. Discussion followed dealing with emergency access, park requirements, and current traffic pressures on. Reserve Drive and accident rates near the railroad track intersection with Reserve were noted. Following lengthy discussions over alternatives for additional access .to the site and options available with regards to park requirements satisfaction. Walt Griffin made a motion to amend condition No. 2 of the Staff Report, to read as follows; 2. that a 60' easement reserve strip be set aside in the northeast corner of the proposed development. Seconded by.Harvey Knebel; motion carried. Harvey Knebel made a motion to amend Item No. 3 of the Staff recommendation to read as follows 3. that the Board recommend to the County Park Board that the developer develop a two lot homeowners park and that the balance of the dollar value be invested in materials. for improvements .i n SadAomeowne rs Park. Motion seconded by Dale Haarr; motion carried. Harvey Knebel then moved to approve Silver Shadow Estates with the conditions as outlined by the Staff and as amended by the Board, to read as follows; 1.. That all water and sewer systems be approved by the State Department of Health and County Sanitarian, 2.. that a 60' easement reserve strip be set.aside in the northeast corner of the proposed development, 4. C')� C> 3.. that the Board recommend to the County Park Board that the developer develop a two lot homeowners park and that the balance of the dollar value be invested in materials for improvements in said Homeowners Park, and 4. that the intersection of Oxford Circle and Hanover Drive be realigned to provide for as near as possible a 900 intersection. There being no further business, the meeting adjourned at 11:40 p.m. RES �J . E. Mohn/ee 5 8-30-77 SECRETARY We the undersigned, members of the -Kai i4 elI City -County Planning Board, do hereby waive notice of meeting and consent that a meeting .of the Board be held, Tuesday, August 23,,.1977, at 7:30.p.m. in the Flathead County Courthouse East, Cafeteria Room, 723. 5th.Avenue East, Kalispell'., Montana.