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2. Ordinance 1491 - Zone Change Request - Roman Catholic Bishop of Helena - 1st ReadingTri-City Planning Office 17 Second Street East — Suite 21.1. Kalispell, Montana 59901 Phone: (406) 751-1850 Fax: (406) 751-1858 tricitv(&ceuturvtel.net www.tricityplanning-mt.com REPORT TO: Kalispell Mayor and City Council FROM: Narda A. Wilson, Senior Planner Chris A. Kukulski, City Manager SUBJECT Roman Catholic Church of Helena - Zone Change from R-4 to R-5 29 Eighth Street East MEETING DATE: February 2, 2004 BACKGROUND: The Roman Catholic Bishop of Helena on behalf of St. Matthews Parish has requested a zone change from R-4, a Two Family Residential, zoning district to R-5, a Residential/Professional Office zoning district on property located between First Avenue East and Eighth Street East the north side of the street. In the past the nuns from St. Matthews Parish lived in this house, but now the church wants to sell the house and they have a buyer who would like to convert it to an attorney's office. The house is on a half lot that contains just over 3,500 square feet and there is a single car garage that has access from the alley to the west. The house is a fine old house built at the turn of the century and has been well -maintained. It lies between two offices. The office to the west fronts along Main Street and has office zoning. The office to the east is also on a half lot and is a non -conforming use in a residential zone. There is no on -site parking for the office to the east and all parking is on the street or in the public parking lot to the south. A public hearing was initially scheduled before the planning board on November 18, 2003 but only four members were present and one of the members abstained from discussion because of a potential personal conflict, leaving the board without a quorum. The public hearing was continued until the December 9, 2003 planning board meeting. At that meeting several neighbors spoke in opposition to the zone change citing concerns with traffic, parking and neighborhood integrity. The staff recommended approval of the zone change requested based upon the commercial land use designation of the Kalispell Growth Policy and other similar office type uses immediately adjacent to the property. After the public hearing, the planning board considered the public testimony and concerns expressed by the neighbors. They generally agreed that the zone change could lead to undermining the residential neighborhood character, an increase in traffic, problems because of the lack of off street parking because of the substandard size of the lot. A motion was made to continue the matter until the January 13, 2004 regular planning board meeting and directed the staff to revise the staff report with amended findings of fact based on the aforementioned issues. Providing Community Planning Assistance To: City of Kalispell • City of Columbia Falls . City of "Whitefish Roman Catholic Bishop of Helena R-4 to R-5 January 27, 2004 Page 2 At the regular meeting of January 13, 2004 the planning board met and under old business took up the proposal to rezone the property from R-4 to R-5 and discussed Amended Staff Report KZC-03-5. A motion was made to adopt the amended staff report and forward a recommendation to the Kalispell City Council that the proposed zone change from R-4 to R-5 be denied. The motion passed on a vote of five in favor, one against and one abstention. RECOMMENDATION: A motion to deny the rezoning from R-4 to R-5 for property located at 29 Eighth Street East would be in order. FISCAL EFFECTS: ALTERNATIVES: Respectfully submitted, r r Narda A. Wilson Senior Planner Minor positive impacts once developed. As suggested by the City Council. Report compiled: January 27, 2004 c: Theresa White, Kalispell City Clerk Attachments: Photos of the site Chris A. Kukulski City Manager Transmittal. letter Staff report #KZC-03-5, KZC-03-SA and application materials Minutes from l l / 1 S / 03 , 12 / 9 / 03 and 1 / 13 / 04 planning board meetings TRANSMIT\ KAI ISPEL%12003 \KZC-03--5MEMO ORDINANCE NO. 1491 AN ORDINANCE TO AMEND SECTION 27.02.010, OFFICIAL ZONING MAP, CITY OF KALISPELL ZONING ORDINANCE, (ORDINANCE NO. 1460), BY ZONING CERTAIN REAL PROPERTY DESCRIBED AS 29 8TH STREET EAST IN KALISPELL, FLATHEAD COUNTY, MONTANA (PREVIOUSLY ZONED CITY R-4, TWO FAMILY RESIDENTIAL) TO CITY R-5 (RESIDENTIAL/PROFESSIONAL OFFICE), IN ACCORDANCE WITH THE KALISPELL GROWTH POLICY 2020, AND TO PROVIDE AN EFFECTIVE DATE. WHEREAS, the Roman Catholic Bishop of Helena, the owner of the property described above, petitioned the City of Kalispell that the zoning classification attached to the above described tract of land be zoned R-5, Residential/Professional Office on approximately 3,552 square feet of land, and WHEREAS, the property is located on the north side of Eighth Street East between First Avenue East and Main Street, and WHEREAS, the petition of the Roman Catholic Bishop of .Helena was the subject of a report compiled by the Tri-City Planning Office, #KZC-03-5, dated January 5, 2004, in which the Tri-City Planning Office evaluated the petition and recommended that the zone change request for the property described above be denied, and WHEREAS, after considering all the evidence submitted on the proposal to zone the property as described R-5, Residential/Professional Office, the City Council finds such zoning to be consistent with the Kalispell Growth Policy 2020 and adopts, based upon the criterion set forth in Section 76-3-608, M.C.A., and State, Etc. v. Board of County Commissioners, Etc. 590 P2d 602, the findings of fact of TCPO as set forth in Report No. K7-C-03-5. NOW THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF KALISPELL AS FOLLOWS: SECTION I. Section 27.02.010, of the Official Zoning Map of the Kalispell Zoning Ordinance, (Ordinance No. 1460) is hereby amended by designating the property described above as R-5, Residential/ Professional Office on approximately 3,552 square feet of land. SECTION II. The balance of Section 27.02.010, Official Zoning Map, City of Kalispell Zoning Ordinance not amended hereby shall remain in full force and effect. SECTION III. This Ordinance shall be effective thirty (30) days from and after the date of its final passage and approval by the Mayor. PASSED AND APPROVED BY THE CITY COUNCIL OF THE CITY OF KALISPELL AND SIGNED BY THE MAYOR THIS 2ND DAY OF FEBRUARY, 2004. Pamela B. Kennedy Mayor ATTEST: Theresa While City Clerk Tri-City Planning Office 17 Second Street East -Suite 211 Kalispell, Montana 59901 Phone: (406) 751-1850 Fax: (406) 751-1858 tricityCdcenturytel.net www.tricitvplanning-mt.com January 27, 2004 Chris Kukulski, City Manager City of Kalispell P.O. Box 1997 Kalispell, MT 59903 Re: Roman Catholic Church of Helena Zone Change from R-4 to R-5 at 29 Eighth Street East Dear Chris: The Kalispell City Planning Board and Zoning Commission held a public hearing at their regular December 9, 2003 meeting after having continued this matter from the November 18, 2003 special meeting. The Roman Catholic Bishop of Helena on behalf of St. Matthews Parish has requested a zone change from R-4, a Two Family Residential, zoning district to R-5, a Residential/Professional Office zoning district on property located between. First Avenue East and Eighth Street East the north side of the street. In the past the nuns from St. Matthews Parish lived in this house, but now the church wants to sell the house and they have a buyer who would like to convert it to an attorney's office. The house is on a half lot that contains just over 3,500 square feet and there is a single car garage that has access from the alley to the west. The house is a fine old house built at the turn of the century and has been well -maintained. It lies between two offices. The office to the west fronts along Main Street and has office zoning. The office to the east is also on a half lot and is a non -conforming use in a residential zone. There is no on --site parking for the office to the east and all parking is on the street or in the public parking lot to the south. A public hearing was initially scheduled before the planning board on November 18, 2003 but only four members were present and one of the members abstained from discussion because of a potential personal conflict, leaving the board without a quorum. The public hearing was continued until the December 9, 2003 planning board meeting. At that meeting several neighbors spoke in opposition to the zone change citing concerns with traffic, parking and neighborhood integrity. The staff recommended approval of the zone change requested based upon the commercial land use designation of the Kalispell Growth Policy and other similar office type uses immediately adjacent to the property. After the public hearing, the planning board considered the public testimony and concerns expressed by the neighbors. They generally agreed that the zone change could lead to undermining the residential neighborhood character, an increase in traffic, Providing Community Planning Assistance To: • City of Kalispell • City of Columbia Falls • City of Whitefish • Roman Catholic Church of Helena Zone Change from R-4 to R-5 January 27, 2004 Page 2 problems because of the lack of off street parking due to the substandard size of the lot. A motion was made to continue the matter until the January 13, 2004 regular planning board meeting and directed the staff to revise the staff report with amended findings of fact based on the aforementioned issues. At the regular meeting of January 13, 2004 the planning board met and under old business took up the proposal to rezone the property from R-4 to R-5 and discussed Amended Staff Report KZC-03-5. A motion was made to adopt the amended staff report and forward a recommendation to the Kalispell City Council that the proposed zone change from R-4 to R-5 be denied. The motion passed on a vote of five in favor, one against and one abstention. Please schedule this matter for the February 2, 2004 regular City Council meeting. You may contact this board or Tom Jentz at the Tri-City Planning Office if you have any questions regarding this matter. Sincerely, Kalispell City Planning Board George Taylor President GT/NW Attachments: Staff report #KZC-03-5, KZC-03-5A and application materials Minutes of 11 / 1 S / 03, 12 / 9 / 03 and 1 / 13 / 04 planning board mmetings c w/ Att-. Theresa White, Kalispell City Clerk c w/o Att: Roman Catholic Bishop of Helena, Diocese of Helena, Box 1729, Helena MT 59624 1729 Ellen Ries, 130 Dover Drive, Kalispell, MT 59901 TRANSMIT\KALISPEL\2003 \KZC-03-5.DOC School. In the long run, duplexes would be best, because of the alley requirement, and he is going to vote against the motion. Hinchey stated that no developer would buy a lot and not spend the extra money to pave the alley, and that he can't see a developer doing that. He said any developer will want to conform to the neighborhood. He stated the issues are not traffic, etc., but they are risking setting a bad precedent by spot zoning, which is inappropriate for the neighborhood. 3 Hull stated that there is overwhelming public opposition, that the zone change is not beneficial for the community and that he feels it is spot zoning, and that it is incompatible with the neighborhood. Taylor stated he feels they would be "creating an island in the sky" if they were to approve this and it would be spot zoning. He stated that zoning separates incompatible uses, and is the only way to regulate density and character. He feels that the asbestos is a real problem, and asked how do we want Kalispell to develop. He feels the board needs to protect the value of the properties and do what is best for the community. Jentz reviewed a revised set of findings based on planning board concerns and issues raised by the public during the hearing process. These findings were acknowledged by the planning board as the current findings before them and are attached as Amended Staff Report KZC-03-3B. There was further discussion. Atkinson stated that he hopes everyone benefits from this, and he will be voting for the motion. ROLL CALL The motion to deny the zone change from R-3 to R-4 passed unanimously based on staff report KZC-03-3B. MOTION Atkinson moved and Taylor seconded to recommend staff report KPP-03-18 be denied because it does not comply with the underlying zoning. BOARD DISCUSSION There was no discussion. ROLL CALL The motion passed on a unanimous vote. ROMAN CATHOLIC BISHOP A request by the Roman Catholic Bishop of Helena for a zone OF HELENA ZONE CHANGE change from. R-4, Two Family Residential, to R-5, REQUEST Residential/Professional Office, for property located at 29 8th Street East in Kalispell. Kalispell City Planning Board Minutes of the meeting of November 18, 2003 Page 8 of 14 CONTINUED TO DECEMBER MEETING (due to lack of a standing quorum) GLACIER VILLAGE GREENS A request by Glacier Village Greens Homeowner's Association PHASE IIIC PRELIMINARY for preliminary plat approval of Glacier Village Greens, Phase PLAT APPROVAL IIIC, a 4 lot residential subdivision on 1.3 acres of land lying east of East Nicklaus Avenue and south of the Ritzman Lane intersection. STAFF REPORT KPP-03-13 Tom Jentz, with the Tri-City Planning Office, gave staff report KPP-03-13, a request for preliminary plat approval of Glacier Village Greens Phase IIIC, a 4 lot residential subdivision on 1.3 acres of land lying east of East Nicklaus Avenue and south of the Ritzman Lane intersection. Jentz showed a site plan. He said this is a four lot subdivision in Village Greens, and is being reviewed as a major subdivision because it is part of a larger subdivision. He stated the property lies on the east side of Village Greens on East Nicklaus Avenue with Ritzman Lane to the north. There is one vacant lot to the south and the property is surrounded by single family housing and backs on the Whitefish River. On the plat it is shown as Neighborhood Park B. The site is located in Village Greens Phase III which received preliminary plat approval in 1991, this is the East Side Homeowners Park. He stated it is .74 of an acre, and is a linear band along the river to Evergreen Drive. dentz explained that the applicants want to take the four lots and plat them and that the Homeowners Association owns the land. The Association voted by mail ballot to amend the plat to reduce the size of the homeowner's park, sell the lots, and use the proceeds to build a community center on the west side. Jentz stated that two questions were before the board, is this an appropriate four lot subdivision and is it appropriate to change a homeowner's park to a subdivision. He stated the subdivision continues the pattern of single family development and has water and sewer, street in front, etc. The only things staff would ask for is sidewalks and street trees, and that the subdivision must be developed to city standards. Jentz said there is currently a 30 foot irrigation access easement, which should remain as an access down to the river and as a park. He stated the impacts were minor, and the park would be reduced by .74 of an acre. Jentz said the real issue is, should there be a subdivision there at all? He said the issue is clouded because it is a homeowner's park, and was developed in the county, which gave the park to the Homeowner's Association. He explained Kalispell City Planning Board Minutes of the meeting of November 18, 2003 Page 9of14 KALISPELL CITY PLANNING BOARD & ZONING COMMISSION MINUTES OF REGULAR MEETING DECEMBER 9, 2003 CALL TO ORDER AND ROLL The re flar mpet;,,g of the Kalispell City Planning Board and CALL Zoning Commission was called to order at 7:00 p.m. Board members present were: Rick Hull, Jim Atkinson, George Taylor, John Hinchey, Sue Ellyn. Anderson, and Timothy Norton. Jean Johnson joined the board at 7:08. Narda Wilson represented the Tri-City Planning Office. There were approximately 15 people in the audience. APPROVAL OF MINUTES Due to some errors, the approval of the November 18, 2003 special meeting minutes was moved to the January meeting. HEAR THE PUBLIC No one wished to speak. ROMAN CATHOLIC BISHOP A request by the Roman Catholic Bishop of Helena for a zone OF HELENA ZONE CHANGE change from R-w4, Two Family Residential, to R-5, REQUEST Residential/Professional Office, for property located at 29 8th Street East in Kalispell. This item was continued from the November 18, 2003 meeting agenda due to a lack of a quorum at the time. STAFF REPORT Narda Wilson, with the Tri-City Planning Office, gave a #KZC-03-5 presentation of staff report KZC-03-5, a request by the Roman Catholic Bishop of Helena to change the zoning from R-4, Two Family Residential, to R-5, Residential/Professional i Office for property located at 29 Sth Street East in Kalispell. Kalispell City Planning Hoard Minutes of the meeting of December 9, 2003 Page 1 limitations to potential use because of the lack of parking on site. There is public parking to the south, or on the street. She said that if the property were converted to a nonresidential use, it would have to be brought up to the fire code. She said the staff is recommending adopting the findings of fact and changing they mning from t.-4 to R-5. PUBLIC HEARING The public hearing was opened to those who wished to speak on the issue. APPLICANT/AGENCIES Ellen Ries, Caldwell Banker, representing St. Matthews Church and the Roman Catholic Bishop of Helena, stated that everyone who has looked at the property has wanted a professional office. She stated that her clients realize the restriction on the size of the lot and there is an offer on the property by an attorney and they realize they have to bring it up to code. Taylor asked about the parking problem. Ries said the only way they can see to solve it is to remove the garage and park in the yard. PUBLIC COMMENT Kevin Calhan, 715 Main Street, said he lives on the demarcation line between R-4 and R-5, which is the alley running between Main Street and First Avenue East from Fifth Street East to 13th Street East. It was intentionally rezoned that way years ago. He said there have been a couple of instances of people wanting to change zoning in the area in order to get a higher price for it over the years, and they have been denied. He stated that this is spot zoning and he would like to see the appliratinn rienied. Terri Haueter, 738 First Avenue East, stated that she is the most directly affected by the rezoning because it is in her back yard. She lives to the north. She said that the Church inherited the property from an elderly couple, and now the Church wants to rezone it. She feels that her privacy will be destroyed because these are not full lots to begin with and there will be doors and windows looking onto her back yard. She feels the rezoning will create additional traffic in the alley and parking problems will occur because of the parking situation. She said the homes on the east side have historical value and asked the board not to start spot zoning. Sean Hinchey, 728 First Avenue East, stated that he knew that properties close to his were nonconforming, but they don't want to be an island surrounded by offices. He said Kalispell City Planning Board Minutes of the meeting of December 9, 2003 Page 2 that the alley is already busy, that traffic will get worse because an office use will require parking spaces, but there are no spaces on the street. He urged the board to deny the request. He said the property has always been a residence, and now the church wants to maximize their financial interest and rezone it to R-5. Julianne Hinchey, 728 First Avenue East, stated that she has concerns about traffic on the alley, and wants to keep the property on the east side of the alley residential. She said they have invested their time and energy in their home and neighborhood, and doesn't want to look out of her kitchen into a parking lot. She stated she is concerned about spot zoning and the historical value of her home would be in jeopardy if properties around hers would be zoned commercial. Mary Johnson, 611 First Avenue East, stated that she is opposed to this rezoning, wants to maintain the residential areas as residential, and urged the board to oppose the zone change. Ron McDermott, 703 First Avenue East, stated that he wants to preserve his house, and is concerned about rezoning happening throughout the rest of the neighborhood. Kevin Michaelson, 733 First Avenue East, opposed, stated that he wants to maintain the residential integrity of the neighborhood and does not want commercial. Ellen Ries stated the property is currently fenced with a yard, and believes the fence could be maintained. She said the property faces on Eight Street, not First Avenue East. No one else wished to speak and the public hearing was closed. MOTION Atkinson moved and Johnson seconded to adopt staff report KZC-03-5 as findings of fact and, based on these findings, recommend to the Kalispell City Council that the zoning for this property should be changed from R-4, Two Family Residential to R-5, Residential/Professional Office. BOARD DISCUSSION Atkinson asked Wilson if we can change the zoning to whatever it would conform to. I Wilson said there would be no zone that would make this property conforming because of the small lot size and that Kalispell City Planning Board Minutes of the meeting of December 9, 2003 Page 3 this is a transition area and there would be limited reuse of the property, because of the size of the lot. Wilson gave examples of some of the types of businesses that could go on the property, typically limited office uses. Taylor stated that the city needs an aggressive zoning posture and that we need to define zones. He said it is clear that R-4 goes right down the alley, and that controls this request. He said this request does not rise to the exception to be allowed R-5. Norton stated that professionally he looks at the highest and best use, and he sees how a zone change here could do that. However, this may not be the best use of the property at this time, and he doesn't feel the zone change would be for the best. He said we are not here to help the owner create value for the property. Anderson said that a change to R-5 would not help with the nondeterioration factor associated with an older building and that she would vote in opposition. Atkinson asked Wilson if this motion should fail, do we need a second motion or do we send it to counsel as a request to deny. Wilson said it would be appropriate if they make a motion to amend the findings to support a denial such as inadequate parking or neighborhood character. Taylor directed that staff amend the findings of fact based on the discussion by the board and comments from the public, to deny the zone change. MOTION (AMENDMENT) Johnson moved and Atkinson seconded to continue the matter until January 13, 2004 with staff amending the findings of fact. DISCUSSION Johnson stated that some of the testimony tonight was not exactly accurate in that this is not spot zoning, because this property is contiguous to the R-5 zone. Also parking could be arranged in other areas, for example with a joint use arrangement such as the nearby church. Atkinson said that the integrity of the neighborhood should remain intact, and that a line has been drawn in the sand. Just because a property is nonconforming does not change Kalispell City .Planning Board Minutes of the meeting of December 4, 2003 Page 4 the zoning and he wants to maintain the look of the area. ROLL CALL The motion to continue passed 6-0 on a roll call vote with Hinchey abstaining. SATTERLEE CONDITIONAL A request by Alan and Kandy Satterlee for a conditional use USE PERMIT REQUEST permit to operate a community residential facility / transitional living facility on property zoned RA-1, Low Density Residential Apartment, at 206 Fourth Avenue East in Kalispell. STAFF REPORT HCU-03-6 Narda Wilson, with the Tri-City Planning Office, gave staff report KCU-03-6, a request by Alan and Kandy Satterlee for a conditional use permit to operate community residential facility / transitional living facility on property zoned RA-1, Low Density Residential Apartment at 206 Fourth Avenue East in Kalispell. Wilson stated this is a proposal for a transitional facility to be located in an existing house on the southwest corner of Fourth Avenue East and Second Street. East, and is zoned RA-1. She said community residential facilities for eight or fewer people are a conditionally permitted use in this zone. The threshold of eight or fewer people comes from the state statutes, which considers these homes a residential use of property and further states they cannot be denied by the local governing body. The public hearing is to be used as a forum for information and public comments on of the use. Wilson explained that this property is in the East Side Historic District inventory of homes, and is a beautiful old home which was built in 1901. She said there have been some modifications to the house, but there would be no significant modifications to use the home as a group home. Wilson explained the site plan and said the property was on the corner of Second Street East and Fourth Avenue East, with a two car garage and another questionable parking space with access from Second Street East. There are two small apartments along the alley to the west, but they will not be used as part of the group home and may be leased. She said there are three parking spaces to the south off of the alley. Wilson stated there would be a live in couple operating the facility with 24 hour supervision. There should be less impact than the previous bed and breakfast use, with far fewer vehicles. She said the staff is recommending approval Kalispell City Planning Board Minutes of the meeting of ©eeamber 9, 2003 Page 5 OLD BUSINESS -- ROMAN A request by the Roman Catholic Bishop of Helena for a zone CATHOLIC BISHOP OF change request from R--4, Two Family Residential to R-5, HELENA ZONE CHANGE Residential / Professional Office, for property located at 29 REQUEST Sth Street East in Kalispell. This item was continued from the December 9, 2003 meeting. AMENDED STAFF REPORT Narda Wilson, with the Tri-City Planning Office, gave a KZC-03-5 ' presentation. of Amended Staff Report KZC-03-5, a request by the Roman Catholic Bishop of Helena for a zone change from R-4 to R-5 for property located at 29 Sth Street East in Kalispell. Wilson stated the amended report attempted to reiterate what the Board discussed at the last meeting, including parking concerns and the stability of the area. She said the current property does not comply with setbacks or lot size in either the R-4 or R-5 zone and that a more intensive use of the property could compromise the area. She said that the amended staff report recommends the zone change be p denied. MOTION ! Johnson moved and Anderson seconded to adopt amended f staff report KZC-03-5 as findings of fact and, based on these F findings, recommend to the Kalispell City Council that the zone change request frorn R-4 to R-5 be denied. I BOARD DISCUSSION Norton asked the Board what use this property has in the future if they deny the .zone change to R-5. He said that he believes that this is a unique property and we don't see this issue very often, but he feels the zone change would be the i I best use of the property. Anderson stated t]iat sht- -,till hell ves the zone change would be inappropriate for this area. Hull stated his two main objections were that the shape of the lot would force parking onto the street and the neighbors were opposed to it. ` Taylor stated he has heard nothing to change his mind and E he would vote the same way tonight. ROLL CALL The motion passed upon roll call vote with Norton voting against and Hinchey abstaining. NEW BUSINESS Taylor asked about having a work session after the February 10 mectina if the agenda was light. Hull asked if there was a work session this month. Wilson said their could talk about prioritizing what was on the work program list. Kalispeif ( 'ity t" annimz Board btinkites of the MCCL n* of January i.) THE HOUSE LOOKING NORTH FROM EIGHTH STREET EAST THE HOUSE LOOKING SOUTH FROM THE ALLEY LOOKING NORTH AT THE HOUSE AND THE ALLEY AND OFFICE TO THE WEST LOOKING SOUTHWEST FROM THE WEST SIDE OF THE HOUSE LOOKING SOUTH FROM THE PORCH LOOKING WEST FROM THE FIRST AVE EAST AND EIGHTH ST EAST INTERSECTION OFFICE AND PARKING LOT TO THE WEST ! ! l ROMAN CATHOLIC BISHOP OF HELENA ZONE CHANGE REQUEST FROM R-4 TO R-5 TRI-CITY PLANNING OFFICE STAFF REPORT ##KZC-03-5 JANUARY 5, 2004 This is an amended report to the Kalispell City Planning Board and the Kalispell City Council regarding a zone change request from R-4 to R-5. A public hearing was held scheduledhas been before the Kalispell City Planning Board for November 18, 2003, at 7:00 PM in Kalispell City Council Chambers. A recommendation from the planning board will be forwarded to the Kalispell City Council for final action. BACKGROUND iNVORMATION: The applicants are proposing to amend the Kalispell Zoning Map by rezoning a residential lot situated on the north side of 8t'l Street East between lst Avenue East and Main Street from an R-4 Two -Family Residential zoning district to an R-5 Residential/Professional Office zoning district. A. Petitioner/Owner: Roman Catholic Bishop of Helena Diocese of Helena, P.O. Box 1729 Helena, MT 59624-1729 1-800-584-8914 B. Location and Legal Description of Property: This property is located on the north side of 8tn Street East between 1sT Avenue East and Main Street. The property is a half -lot and lies immediately east of and bordering the alley. The address is 29 8tn Street East in Kalispell. C. Existing Zoning: Currently this property is zoned R-4, a residential zoning district that is intended primarily for single-family and duplex homes and does not allow offices either as permitted or conditionally permitted uses. The minimum lot size requirement for this zoning district is 6,000 square feet and a minimum lot width of 50 feet. D. Proposed Zoning: The proposed zoning is R-5, a Residential / Professional Office zone which has a minimum lot size requirement of 7,000 square feet. This zone change would allow as a permitted use single-family residences and duplexes similar to the R-4. In addition, however, the zone change would allow professional, governmental and medical offices and pharmacies as permitted uses which are not allowed in the R-4 district. E. Nature and Background of Request: The property lies between two existing law offices. The lot is extremely small offering limited vard space and lies between two very busy streets - Main Street and lst Avenue East. While this house has operated as a single-family residence for some time and lately as more of a convent setting for the Catholic Church, it provides limited suitability for a single-family residence. The property is for sale. The applicant/owners wish to be able to market the property for office space so as to increase and improve the salability of the parcel. Size: The half -city lot measures approximately 48 feet in width along 8tn Street by 74 feet deep along the alley. Thus it appears that the lot contains approximately 3,552 square feet. This is approximately half the size of the minimum lot requirement for either the R-4 or R-5 zone. G. Existing Land Use: A two story single-family residence with a one car detached garage exiting onto the alley. H. Adjacent Land Uses and Zoning: The property is surrounded by a mix of uses. To the immediate west lies the Law office of Mcgarvey, Heberling, Sullivan and Mcgarvey. To the immediate east lies the law office of George Best and across lst Avenue lies a solid single-family neighborhood. To the immediate south lies a City park and overflow parking lot for the Flathead County Courthouse and to the north lie single-family residences. North: Single -Family Residences - R-4 zoning; East: Professional Office, single-family residences beyond - R-4 zoning South: City Park and parking lot - P-1 zoning West: Professional Offices - R-5 zoning i. Utilities and Public Services: Sewer: City of Kalispell Water: City of Kalispell Refuse: City of Kalispell Electricity: Flathead Electric Coop Telephone: CenturyTel Schools: School District #5 Fire: - Kalispell Fire Department Police: City of Kalispell J. Relation to Zoning Requirements: This property contains a single-family residence. The proposed zoning would allow in addition to a duplex already permitted, the property to be converted to a professional. office. The applicant would have to work with the Kalispell Building and Zoning departments to assure that all building and occupancy codes are met (handicapped accessibility, floor loading, etc.) and that required parldng is provided. Because of the limited size of the property (3,500 square feet) this use would be extremely limited. X. Public comment: A notice of public hearing was mailed to property owners within 15-0 feet of the subject property approximately 15 days prior to the hearing. V _ _ . A public hearing was held on December 2003 and those comments are included in the minutes from that meeting. The statutory basis for reviewing a change in zoning is set forth by 76-2-205, KC.A. Findings of fact for the zone change request are discussed relative to the itemized criteria described by 76-2-203, M.C.Ao Amended Findings of Fact The Kalispell Growth Policy designates this area as Commercial providing for a wide array of retail and office uses and zoning. The R-5 designation is typically extended to those areas undergoing a transition or which serves as buffers to more intense areas on one side and more fragile residential areas on the other. In this case, Main Street traffic continues to increase and the quiet single-family neighborhood of lst Ave East of 20 or 30 years ago is changing. Typically, an R-5 zone would be expected to generate a greater traffic flow than. an R-4 zone. However, this particular site borders two large traffic carriers, Main Street designated as a major arterial and Ist Avenue East which is designated as a collector street on the Growth Policy. Main. Street is 4-lane and can handle significant loads of traffic. Consequently, an R-5 located at this location where the traffic axtery is designed to accommodate increased traffic flows is an asset over allowing R-5 development to occur in a location in the community where traffic capacities are deficient. The current traffic generation from this site is anticipated to be under 10 vehicles on average, upon re -zoning this figure could rase to 10 - 50 at most. These flows are not excessive or impacting to the local system. Limited parking and access to this site will likely force any additional traffic onto the existing streets further compromising an already taxed parking situation. The property contains a single-family residence. If re -zoned to R-5, it could continue to be used as a single-family residence. If it were converted to an office use, the City building department will inspect the property and require it to be brought up to commercial codes. Off-street parking will be required. present. It does not appear that there is adequate space on site to provide off- street parking which could result in parking in inappropriate areas which could comprise the access and safety in the area. iiIiir - - The proposed zoning will not insure, fe a-­gr;t-af t.xtent that the residential character of the neighborhood will be maintained and-`dTthe !�--�dsting house on rim lc v ii hive -a futtt., 6lni use. 3 sand-miehed between two existing Traffic ll Leontinue to it-, ; i 1id traffic vv-Alconti�nue to itLerease acce The desirability of this location for traditional singe -- family is rletitni tg is stable as is evidenced by the fact that there has been investment in and continued use of other residences in the immediate area. A viable residential re -use of the property that maintains its residential character and the neighborhood fabric is important_ r' 'r -! WAN•' • • • t! ! t•� The proposed R-5 and existing R-4 zoning incorporates minimum lot coverages, setbacks and height limitations to insure adequate air and light. it will no urther detract From what in ort the site n . The existing property does not currently comply with the minimum lot size requirements of either of these districts or the setbacks in the districts which are intended to provide for adequate light and air. A more intensive use of the property will further compromise these components. • • 'r r ra- r -r • rMM I(G)TOWS FIRMWO1 0 . DIP r rr •r -r ar r- • Overcrowding occurs when services do not match the level of anticipated use. This site is adequately serviced by city sewer and water services. The immediately abutting road (811, Street) connects two major traffic carriers. . The substandard lot size associated with this property has already led to an overcrowding of the land. •- rIM-901111PAOM- roila-a • •r a r rra r - K•- •aa a. .rr r- •.r r -rr r There is a full range of public services in the area including water, sewer, fire and police protection and maintained city streets. The site lies adjacent to a small city park. • r -� r- •r r ar • r .� s The property contains approximately 3,552 square feet. It lies on an alley between two professional offices. Its limited size provides very little yard space normally associated with a single-family residence or a more intensive commercial use. Neighborhood traffic has incre would increase as a result of the zone change l trther compromising the residential character of this unique area. A tone that would ailow the single-fwniiv ttne to nnrttiTttte but that -XiiI open 1 i as mofessio.n=-' bili . JY U1L 4 I)QQs the.....mquested zone pjve masonable consideration to the character of the 9. The proposed R-5 is not particularly well suited for this neighborhood and for this particular property. The property lies within a mixture of uses including a professional office on both the east and west sides. The properties to the west are office uses as they abut the heavier trafficked Maim Street. The County Courthouse dominates the view out of the front of this property and contributes much to local parking and congestion in the area. This does not appear appears to be a verg an appropriate use in the neighborhood. Within the immediate area to the north lies a well -established, well -maintained residential area which would be compromised by an intrusion of additional non-residential uses. The proposed R-5 zoning would serve to extend the e�dsting professional o miting to the irmirediate west allow the further intrusion of non-residential uses into this well --established residential area when there is a viable use of the existing structure as a single family residence. it would alsoallowviable use of the exist�ng Single-family tesidence if it were converted to an office. ffivestment into this roperty as an R-4 zone will decline as negative impacts The further expansion of non- residential uses into this well established residential area will discourage the continued investment in existing homes. IL Will the -r "r ri- ■ r i" rr• ..rr rs throughout the jurisdictionP This neighborhood has been greatly impacted by increased traffic along south Main and by activity from the County Courthouse. The continued intrusion of non-residential uses in this area has the potential to expand beyond the current proposal further impacting the residential character of the neighborhood and undermining the investment and use of important residential structures in the East Side Historic District. The R-5 upkeep and Staff recommends that the Kalispell City Planning Board and Zoning Commission adopt AMENDED staff report #KZC-£13-5 as findings of fact and recommend to the Kalispell City Council that the requested zone change from R-4 to R-5 Residential%Professional Office be denied. nw 5 Lam` 11 11 VICINITY MAP ROMAN CATHOLIC BISHOP OF HELENA. ZONE CHANGE REQUEST FROM R--4, TKO FA IL�� : tiESiijEi� i I.AL TO R- 5, RESIDENTIAL f PROFESSIONAL OFFICE CITY OF KALISPELL 11 PLOT BATE: 10/13/03 FILE# KZC-03-5 SCALE 1" = 125' x\,gis\sice\zzca3_5.dwg ROMAN CATHOLIC BISHOP OF HELENA ZONE CHANGE REQUEST FROM R-4 TO R-5 TRI-CITY PLANNING OFFICE STAFF REPORT #KZC-03-5 NOVEMBER 10, 2003 A report to the Kalispell City Planning Board and the Kalispell City Council regarding a zone change request from R-4 to R-5. A public hearing has been scheduled before the Kalispell City Planning Board for November 18, 2003, at 7:00 PM in Kalispell City Council Chambers. A recommendation from the planning board will be forwarded to the Kalispell City Council for final action.. nAcKGROUND INFORMATION- The applicants are proposing to amend the Kalispell Zoning Map by rezoning a residential lot situated on the north side of 801 Street East between lst Avenue East and Main Street from an R-4 Two -Family Residential zoning district to an R-5 Residential/Professional Office zoning district. A. Petitioner/Owner: Roman Catholic Bishop of Helena Diocese of Helena, P.O. Box 1729 Helena, MT 59624-1729 1-800-584-8914 B. Location and Legal Description of Properly: This property is located on the north side of 81h Street East between is, Avenue East and Main Street. The property is a half -lot and lies immediately east of and bordering the alley. The address is 29 8t1i Street East in Kalispell. C. Existing Zoning: Currently this property is zoned R-4, a residential zoning district that is intended primarily for single-family and duplex homes and does not allow offices either as permitted or conditionally permitted uses. The minimum lot size requirement for this zoning district is 6,000 square feet and a minimum lot width of 50 feet. D. Proposed Zoning: The proposed zoning is R-5, a Residential / Professional Office zone which has a minimum lot size requirement of 7,000 square feet. This zone change would allow as a permitted use single-family residences and duplexes similar to the R-4. In addition, however, the zone change would allow professional, governmental and medical offices and pharmacies as permitted uses which are not allowed in the R-4 district. E. Nature and Background of Request: The property lies between two existing law offices. The lot is extremely small offering limited yard space and lies between two very busy streets - Main Street and Is, Avenue East. While this house has operated as a single-family residence for some time and lately as more of a convent setting for the Catholic Church, it provides limited suitability for a single-family residence. The property is for sale. The applicant/owners wish to be able to market the property for office space so as to increase and improve the salability of the parcel. F. Size: The half -city lot measures approximately 48 feet in width along 8th Street by 74 feet deep along the alley. Thus it appears that the lot contains approximately 3,552 square feet. This is approximately half the size of the minimum lot requirement for either the R-4 or R-5 zone. 4KZC-03-4 Wage 1 of 4 G. Existing Land Use: A two story single-family residence with a one car detached garage exiting onto the alley. H. Adjacent Land Uses and Zoning: The property is surrounded by a mix of uses. To the immediate west lies the Law office of Mcgarvey, Heberling, Sullivan and Mcgarvey. To the immediate east lies the law offices of George Best and across 18, Avenue lies a solid single-family neighborhood. To the immediate south lies a City park and overflow parking lot for the Flathead County Courthouse and to the north lie single-family residences. North: Single -Family Residences - R-4 zoning; East: Professional Office, single-family residences beyond - R-4 zoning South: City Park and parking lot -- P-1 zoning West: Professional Offices - R-5 zoning I. Utilities and Public Services: Sewer: City of Kalispell Water: City of Kalispell Refuse: City of Kalispell Electricity: Flathead Electric Coop Telephone: CenturyTel Schools: School District #5 Fire: - Kalispell Fire Department Police: City of Kalispell J. Relation to Zoning Requirements: This property contains a single-family residence. The proposed zoning would allow in addition to a duplex already permitted, the property to be converted to a professional office. The applicant would have to work with the Kalispell Building and Zoning departments to assure that all building and occupancy codes are met (handicapped accessibility, floor loading, etc.) and that required parking is provided. Because of the limited size of the property (3,500 square feet) this use would be extremely limited. K. Public comment: A notice of public hearing was mailed to property owners within 150 feet of the subject property approximately 15 days prior to the hearing. At the writing of the staff report, no comments had been received from the public regarding this proposal. The statutory basis for reviewing a change in zoning is set forth by 76-2-205, M.C.A. Findings of fat for the zone change request are discussed relative to the itemized criteria described by 76-2-203, M.C.A. fir- -• -s •'45VOIRM The Kalispell Growth Policy designates this area as Commercial providing for a wide array of retail and office uses and zoning_ The R-5 designation is typically extended to those areas undergoing a transition or which serves as buffers to more intense areas on one side and more fragile residential areas on the other. In this case, Main Street traffic continues to increase and the quiet single-family neighborhood of 15t Ave East of 20 and 30 years ago is changing. 4KZGo3-5 Page 2 of 4 -r - • ••- • • il • '• •• r• • • Typically, an R-5 zone would be expected to generate a greater traffic flow than an R- 4 zone. However, this particular site borders two large traffic carriers, Main Street designated as a major arterial and lst Avenue East which is designated as a collector street on the Growth Policy. Main Street is 4-lane and can handle significant loads of traffic. Consequently, an R-5 located at this location where the traffic artery is designed to accommodate increased traffic flows is an asset over allowing R-5 development to occur in a location in the community where traffic capacities are deficient. The current traffic generation from this site is anticipated to be under 10 vehicles on average, upon re -zoning this figure could rise to 10 - 50 at most. These flows are not excessive or impacting to the local system. ■- - NEW •r- - -WN••• - •.• .•• • •- •.••- The property contains a single-family residence. If re -zoned to R-5, it could continue to be used as a single-family residence. If it were converted to an office use, the City building department will inspect the property and require it to be brought up to commercial codes. Off-street parking will be required. Thus checks are in place to ensure that dangers from fire and panic are not present. •- -• -• e,••- •••• •' r' • •• •-•' -lclm The proposed zoning will insure, to a great extent that the residential character of the neighborhood will be maintained and that the existing house on this lot will have a future economic use. The desirability of a residence sandwiched between two existing professional offices in this location is limited. Traffic will continue to increase on Main and traffic will continue to increase on 8th as it serves as an access to the Courthouse circle parking area and as an access onto Main Street. The desirability of this location for traditional singe -family is declining. A viable re -use of the property that maintains its residential character and the neighborhood fabric is important. The proposed R-5 incorporates minimum lot coverages, setbacks and height limitations to insure adequate air and light. It will not further detract from what is on the site now. as Will the requested zone lirevent the overcrowding of land.or undue concentration of people'2 Overcrowding occurs when services do not match the level of anticipated use. This site is adequately serviced by city sewer and water services. The immediately abutting road (8th Street) connects two major traffic carriers. Services and facilities axe in place to accommodate anticipated uses allowed in the R-5 zone. 7. Will the requested zone facia,91c the adequate provision Qf 11:@13sportation water, ar rkariter jiiir .r�e �?wc There is a full range of public services in the area including water, sewer, fire and police protection and maintained city streets. The site lies adjacent to a small city park. 4KZC-03-5 Page 3 of 4 fir- �- -• .- � •■- - sr ri- •r • •- s. .■ •fir OWLYMMUSA • The property contains approximately 3,552 square feet. It lies on an alley between two professional offices. Its limited size provides very little yard space normally associated with a single-family residence. Neighborhood traffic has increased. A zone that would allow the single-family use to continue but that will open the property to other re -use options such as professional office space would greatly enhance the future use and viability of this site. greQuealtd,�dye reasonabic consideration to the character of the district? The proposed R-5 is particularly suited for this neighborhood and for this particular property. The property lies within a mixture of uses including a professional office on both the east and west sides. The properties to the west are office uses as they abut the heavier trafficked Main Street. The County Courthouse dominates the view out of the front of this property and contributes much too local parking and congestion in the area. This appears to be a very appropriate use in the neighborhood. f 6 UZE 112110r . WARr- r 64 "LIVEN FrXel a elm . r The proposed R-5 zoning would serve to extend the existing professional office zoning to the immediate west. It would also allow a viable re -use of the existing single-family residence if it were converted to an office. Investment into this property as an R-4 zone will decline as negative impacts increase. The R-5 will offer an alternative to this. 11, Will the reQuestQd zone enroura�Ze the most appropriate use of the land througholit the. j u ri s diction? This neighborhood has been greatly impacted by increased traffic along south Main and by activity from. the County Courthouse. The R-5 zone will allow this site to be economically re -developed and be maintained as a solid piece of architecture within the fabric of this neighborhood. The future viability of this site for a single-family residence is gradually declining and with that typically will come a decline in upkeep and maintenance. Staff recom. mends that the Kalispell City Planning Board and Zoning Commission adopt staff report #KZC-0�3-5 as findings of fact and recommend to the Kalispell City Council that the requested zone change from R-4 to R-5 Residential/Professional Office be approved. TRJ #KZC-o3-5 Page 4 of 4 Tri-City Planning Office 17 Second St East, Suite 211 Kalispell, MT 59901 Phone: (406) 751-1850 Fax: (406) 751-1858 PETITION FOR ZONING AMENDMENT [ 12E-N ° CITY OF KALISPELL 1 3® Dovj2�r Dr, T. NAME OF APPLICANT: CI�� OLI, € i C 2. MAIL ADDRESS: n 3. CITY/STATE/ZIP: --�------�------- Pic s��t��. 4. INTEREST IN PROPERTY: f,)W.Qg--C-� S. ZONING MAP AMENDMENT: 'f ZONING TEXT AMENDMENT: IF THE REQUEST PERTAINS TO AN AMENDMENT TO THE TEXT OF THE ZONING REGULATIONS, PLEASE COMPLETE THE FOLLOWING: A. What is the proposed zoning text amendment? .E IF THE REQUEST PERTAINS TO AN AMENDMENT TO THE ZONING MAP, PLEASE COMPLETE THE FOLLOWING: -- A. Address of the property: t� C } � a if 've jl i B. Legal Description: a (Lot and Block of Subdivision; Traci (Section, Township, Range) (Attach sheet for metes and bounds) C. The present zoning of the above property is: D. The proposed zoning of the above property is: E. State the changed or changing conditions that make the proposed amendment necessary: HOW WILL THE PROPOSED CHANGE ACCOMPLISH THE INTENT AND PURPOSE OF: �y D. Lessening congestion in thfe�s Bets and providing safe access D. Promoting the public interest, health, comfort, conve ience, safety and general � welfare /7, Ling of land F. Avoiding undue concentration of population C C'T Far-ilitating the adequate provision of transbortation, water, sewage, schools, H. Giving reasonable consideration to the character of the district t � i � .� � � �-�fn! � vLl �'vi ��(1 i e � i� �� ��- iff`L.��.( �, I C %� ✓' ir` U�.i� E v�� �'��7 ice,.. C. �J 5 I. Giving consideration to the peculiar suitability of the property for particular uses 67 c>T f ial jj CrcIS5 '-"roryi C c 6�r / J. Protecting and conserving the value of buildings K. Encouraging the most appropriate use of land by assuring orderly growth � d c� SAS z 0 T The signing of this application signifies approval for Tri-City Planning staff to be present on the property for routine monitoring and inspection during approval process. i (Applicant) / (Date) 00/dU() 0 -D : , 3 Nu. S5 NO T IC= OF PUBLIC HEARING KALISPELL CITY PLANNiNG AND ZON- ING C01v MISION The regular rneeiing m the Kalispell City Plan - Board and Zoning Commission is sched- uled far i uesdav, No- verr,ber 18, 2003 begin - ling at T00 Plvi in the Kalispell City Council Chambers, Kalispell City Hal[, 312 First Ave- nue East. Kalispell. The p€anning board will hold a public hearing and take public comments on the foilowi ;g agenda items. The Doard will make a recommenda- tion to the Kalispell City Council who will take fi- nai action. 1. A request by Sell nas, Development LLC to amend the Kalispell Citv Zoning Juurisdic- tfon Map from R-3, Sin- gle Family Residential to R-4, Two -Family Res- idential for a one city block area described as Block 202 of Kalispell Addition 3. The site is the former Courthouse East building and iies between 7th & 8th Streets East and 5th & 6th Avenues East on the east side of Kalis- peli. This zoning desig- nation allows as a per- mitted use, single-family and duplex housing. (Note -This is a continu- ation of the October 14th Pfanning Board agenda). In addition, if the zoning is approved, the applicants are also requesting preliminary plat approval of a subdi- vision called Old Court- house East, a town- house project intended to accommodate a du- pkex townhouse on each of the existing 12 lots for a *otai of 24 residential L7n. LS. 2. A request by the Rornan Catholic Bishop of -lelena to change the Zoning 'rpm P-4. Twu Family tResidentiai to rR- 5, (Residential/ Proies- sicnaL tor property ia- caied at 29 8th Street East In 'Kalispell. The proper,/ Is !eca.ed an ',he north side of 8tf= street immediately east of the aliev tiiii reen Main and 1st avenue Eas,. The lot rCntalns . 52 suuare feet and is descr€-bed as the W48' of the S%4`ar '_ct 10 and the:V48` of Lots ? 1 in 3111 105, Kalisoeii CricinaL The existing 9- 4 =aning is ?rirnarily sincie ia3miv-duplex res- de Clef zone, The R Wnr:ing i,esignatiors an- ::atcs >incie 'arnily, �i'.!0[ ex =inn s:SroicS$10nai 3. A request by Gla- cier Village Greens Homeowners Associa- tion for preliminary plat approval of Glacier %M_ €age Greens, Phase €tIC, 4-lot residential subdivision on 1.3 acres of land lying east of East Nicklaus Avenue and south at the Ritz - man Lane intersection, The property contains an undeveloped home- owner's park. The Gia- c.zer Village Greens Homeowners Associa- ti6n voted earlier this year to eliminate this homeowner's park and is requesting the City Council by this applica- tion, to amend the Gla- d er Village Greens Phase ILIA final plat, re- cirded in 1992. whit^ dedicated this site as a homeowner's park. The property is zoned R-4, Two -Family Residential. and -would be developed in, accordance with the City of Kaliispell's design and construction stand - ands. The property is described as that per - than of Homeowners Park 3 in Glacier Village Greens Phase IIIA lying east of the easterly right of way boundary of East Nicklaus Drive, from Lets 138 - 142 of Gla- afer VMage Greens Phase MA. _ Qocuments pertaining to these agenda items are an file for public n- spection at the Trl-City Planning Office, 17 Sec- ond Street Easi. Suite 2' 1, Kalispell, MT 5990 i , and are available for public review during regular office hours. Interested persons are encouraged to attend the hearing and make their views and con- cerns known tc ?he Board. Written com- ments may be submit- ted to the Tri-City Plan- ning Office at the above address, prior to me date of the hearing, cr ccniact Tom Bentz. Di- re0iar, at '..4W 7 1 - 18Fi1 fcr ad�iticnal infor- rnaticn. sit T omas R. Jentz hornas R_ Jentz ?lannina Director November 2. 2003 Lo 00 c�c A2 E .0 o Z ar a. to m c 'trs A w TCPO - 2003 Zone Change, Variance, Conditional Use, PUD, Annexation & Zoning CERTIFICATION APPLICANT: ROMAN CATHOLIC BISHOP OF HELENA TCPO FILE NO: KZC-03-5 I, the undersigned, certify that I did this date mail a copy of the attached notice to the following list of landowners within 150 feet of the property lines of the property that is the subject of the ap 'cation. Bate• � � � � ROMAN CATHOLIC BISHOP OF HELENA ATTN: PETER McNAMEE PO BOX 1729 HELENA, MT 59624-1729 ELLEN RIES 130 DOVER DR KALISPELL, MT 59901 AND ATTACKED LIST f ROMAN CATHOLIC BISHOP OF HELENA HAMMER, HARVEY & CORINE HINCHEY, SEAN D ATTN: PETER McNAMEE 720 1ST AVE E 728 IST AVE E PO BOX 1729 KALISPELL, MT 59901-5214 KALISPELL, MT 59901-5314 HELENA, MT 59624-1729 McGARVEY FAMILY LIMITED PARTNERSHIP 745 MAIN ST S KALISPELL, MT 59901-5314 FAERBER, CATHRYN C 725 S MAIN ST KALISPELL, MT 59901-5341 POTTER, MARIE K 733 1ST AVE E KALISPELL, MT 59901-5313 TETRAULT LIVING TRUST TETRAULT, ERNA K. 709 1 sT AVE E KALISPELL, MT 59901-5313 BIRKY, JULIE A. NIGG, VERN V. 817 1ST AVE E KALISPELL, 59901-5402 MOORE, ERIC W. & CONNIE J. 5447 JADWIN LOOP FORT BELVOIR, VA 22060-1929 McMA.HON, MURPHY R 735 S MAIN KALISPELL, MT 59901 -5341 CALNAN, KEVIN 715 S MAIN ST KALISPELL, MT 59901-5341 SIMONSON, KURT A. & RHONDA M. 729 IsT AVE E KALISPELL, MT 59901-5313 BURCH JR, ARTHUR M. & SUSAN DAVIS 835 1ST AVE E KALISPELL, MT 59901-5402 NELSON, CLETUS M. 5822 CONSTITUTION AVE FAIRFIELD, CA 94533 CONRAD, PAUL T. & KAROL J. 2420 DILLON ROAD WHITEFISH, MT 59937 FLATHEAD COUNTY ELLEN RIES 800 S MAIN ST 130 DOVER. DRI;` E KALISPELL, MT 59901 KALISPELL, MT 59901 STATE OF MONTANA DEPT OF TRANSPORTATION PO BOX 201001 HELENA, MT 59620-1001 MILLER, MARK P. & MARY L. 745 1ST AVE E KALISPELL, MT 59901-5313 HOWE, CHARLENE ANN 719 IST AVE E KALISPELL, MT 59901-5313 BARTHEL, FRANZ JOHNSON, ELAINE PO BOX 34 KALISPELL, MT 59903-0034 ROCHELEAU NOW REID LORRAINE 705 DEMERSVILLE RD KALISPELL, MT 59901-7967 DEITSCH, T_J. & R.C. DORAN, GARY G. 30 5TH ST E KALISPELL, MT 59901 { I Ln F-% a) Ln - co V 00 OZ ,00*0ZI p n fU2w0 D,7 13M85 77 o r �{{ O r Y DO"�l � m m Z6 rn 100' YLU Q IIl -- z } Cr p U 0 O Q i y[ Q z j J ro � i m ro In o 00-36 re) i r� — j. _ l ��rE-•��;`„p.':'r_? i IN z I VICINITY MAP ROMAN CATHOLIC BISHOP OF HELENA ZONE CHANGE REQUEST MS-1 T A T FROM R-4, TWIT O FA -\17 RETT-LDENT-Lm-u TO R-5, RESIDENTIAL / PROFESSIONAL OFFICE CITY OF KALISPELL PWT DAM 10/13/03 FILE# KZC-03-5 SCALE 1 125' H--\,gis\site\kzcO3-5.dwg