Planning Board Minutes June 8, 2010MINUTES OF REGULAR MEETING
JUNE
i`
9 2010
CALL TO ORDER. AND
The regular meeting of the Kalispell City Planning Board and
ROLL CALL
Zoning Commission was called to order at 7: 00 p.m. Board
members present were: Bryan. Schutt, John Hinchey, Jason
Mueller, C.M. (Butch) Clark and Troy Mendius. Sean. Conrad, P.J.
Sorensen, and Tom Jentz represented the Kalispell Planning
Department. Richard Griffin took his seat at 6:20 p.m. and Chad
Graham took his seat at 6: 3 0 p.m. There were approximately 40
people in the audience.
Bryan Schutt welcomed Jason Mueller as the new member of the
planning board.
APPROVAL OF MINUTES
Clark moved and Mendius seconded a motion to approve the
minutes of the May 11, 2010 meeting of the Kalispell City
Planning Board and Zoning Commission.
ROLL CALL
The motion passed unanimously on a roll call vote.
PUBLIC COMMENT
Richard Siderius, 395 Auction Road and representing Rails to
Trails met with Hubert Turner two days after the May 11 th public
hearing. After some discussion the Turner's agreed to put in an
underpass/culvert if the Rails to Trails organization bought the
culvert. Siderius said he took that offer back to the Rails to Trails
group and due to the fact the culvert would be under the new
proposed city street they turned that offer down. After some more
deliberation the Turner's said they would put the overpass in if
Rails to Trails would pay one-half the cost. Siderius said they are
really close to reaching an agreement but they have problems with
having to put up the money. The trails work is funded by grant
monies through the CTEP or RTP programs and they do not think
they could get funds for through them for one-half of the overpass.
Siderius added Rails to Trails was given $12,500.00 from the
Flathead County Parks and weed Board yesterday to help pay for
the construction of an overpass. He said they are asking the
planning board and planning staff to consider looking at the
suggestion made by Tom Bsch at the May l Phhearing to hook on
to the trail in the development and then be satisfied. Siderius said
the conditions that they would like the board to look at are 1) the
crossing should be equal or better than the present trail; 2) that
there be vertical separation; 3) safety. He added safety for the
children; safety for the elderly; and safety for the disabled because
that is who is using that portion of the trail.
Clark asked if Rails to Trails would consider the .Bsch proposal of
bringingbringipg the trail around on the present north side hooking into the
Kalispell City Planning Board
Minutes of the meeting of June S, 2010
Page 1 of 15
proposed trail system within the development and using a 10 x 10
box culvert far enough on the hill to come down and meet their
street on the west side and then tie into the trail and Siderius said
he thought their group would consider that proposal.
Steve Luckey, President of the Stoneridge Homeowners
Association residing at 341 Stoneridge Drive referenced the
attached letter to the planning board.
Al Sorensen, 76 Scarborough stated he agrees with Dick Siderius
that Rails to Trails has invested a lot of money and effort to create
a parklike area from the edge of town all the way to K.ila and
having a major road with an at -grade crossing is asking for
problems. Rails to Trails is receptive to trying to reach an
agreement on the crossing that would serve the developer's needs
and also provide some semblance of the existing trail. Having a
new route would certainly be something worth looking at.
Conceptually it sounds good but as an engineer he would like to be
able to review something on paper and have the route flagged to
see exactly what is being considered. Sorensen said there is an
opportunity to reach an agreement and as stated they are pretty
close but there are still some fine points that need to be worked out.
Helen Pilling, Kiln said she wants to speak for the volunteers of the
entire Flathead valley, incredible people who have put a lot of
heart, time, effort and money into what they believe in. whether it
is being on the PTO of a school; Rails to Trails; community
gardens; or volunteering at the hospital, volunteers make things
happen. Pilling said she wants to know that her time, money and
efforts are not going to a particular development or developer but
to the betterment, safety, beauty, joy and health of everyone's lives
no matter how old they are. Pilling said she has been with Rails to
Trails for 20 years and she doesn't believe they should have to pay
for any part of this solution.
Jeff Peterman, 29 Stoneridge Place stated he agrees with the
statements made by the president of their HOA. Over the last 5
years they have seen an increase in traffic on. Foys Lake Road as
development has continued. As a parent of a 16 year old who is
learning how to drive and turning onto Foys Lake Road he can't
imagine what it will be like when the amount of traffic on Foys
Lake Road is significantly increased due to this subdivision.
Peterman asked the board to take that into consideration. As a
resident he would like to show his support for the Rails to Trails
efforts and he would support a bridge or culvert which would keep
the trail crossing safe. He added since this development is the
reason the crossing is needed and will cause the increased traffic
onto Foys Lake Road he feels the developer should pay for
mitigating those impacts on the trail and the road.
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Minutes of the meeting of June 8, 2010
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Phyliss Snow, 66 Stonecrest Drive stated she agrees with Dick
Siderius, Helen Pilling and Al Sorensen said. She said in looking at
a culvert she has concerns about trail safety and her vote is for a
new bridge.
Autumn Golden, 4428 Highway 2 west, I ila said she agrees with
the development because people in her generation can't afford to
live in Stoneridge Estates and this development would be
affordable.
Fred Atkins, 760 Kingfisher Lane stated he agrees Frith. the Rails to
Trails people and he said this is a safe route for kids in the suburbs
and if a bridge is what is needed he is in favor of one.
Hubert Turner, 1053 Stillwater Road stated he is the developer of
Willow Creek. Turner wanted to address the concerns the planning
board had at the last meeting. Regarding the north/south road
through the subdivision and the concern of traffic on Meridian
Road the purpose of that road was to eliminate traffic on Meridian
Road. Stop lights do help mitigate the impacts of traffic but they
don't reduce traffic. The only thing that reduces traffic is more
roads. Turner noted however, the road was a requirement at a time
when it was not known when the bypass was go ing to be built and
would serve as a defacto bypass until the highway bypass was
constructed. As we all know, Turner continued, the bypass is
currently being constructed which makes the north/south connector
road less necessary but he feels it is still necessary because roads
spread out the traffic so they elected to keep the north/south
connection to ensure future connectivity and for traffic relieve from.
Meridian Road. He described the new route of the north/south road
m the revisions.
Turner said there were concerns about the aesthetics along Foys
Lake Road and he reviewed the topographic map changes in the
location and the new configuration of the storm water pond along
the easterly entrance to the project. It is a 20% slope but he added
that is the natural slope of the ground and the open space is being
left largely unchanged. The storm water ponds themselves have
been moved to the lower flat areas to be more consistent with the
plan that was approved in 2007. Turner further reviewed the
topography, the plantings and trees and trail and how they interface
with the storm water ponds; the updated landscape plan details; and
cross sections of the open space and lot grading along Poys Lake
Road.
Turner noted 3 lots, 469, 470 & 471, were impacted by the
reconfiguration of the storm water facility so they had to be
eliminated.
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Minutes of the meeting of June S, 2010
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Turner said the final issue is the Rails to Trails crossing. He met
with the Flathead County weed & Parks Board yesterday, the
organization who is charged with maintaining the Meridian bike
path and he met with Alex Hogle from the Flathead County
Planning Office. Turner said both of those organizations were in
agreement that an at -grade crossing provides adequate safety for
the bike path. There are some additional safety measures that Mr.
Hogle recommended, including a stamped concrete sidewalk, a
flashing light, and signage which the developer will provide.
Turner has also met with Rails to Trails Board to discuss possible
alternatives to an at -grade crossing. Turner said a grade separated
crossing is certainly a good idea however, he doesn't think that the
development itself causes enough impact on that trail to make it a
requirement of the project. Turner added he does feel that as a good
neighbor to the Rails to Trails organization it is incumbent upon
hire to participate in trying to carve up with a productive solution
which is why they have offered to pay half of either a culvert or a
bridge crossing. He continued they have discussed the idea of
moving the bike path down into their project and creating a grade
separated or even at -grade crossing within their development to
better facilitate future growth in the area. By routing the trail down
along Ashley Creek it would be better protected from future road
crossings and doesn't perpetuate the problem of the issue
continually coning up.
He noted the county's parks board was very generous to allocate
$121,500 for the construction of a grade separated crossing which
would be enough to purchase the culvert but would not get the
culvert installed. Turner then asked that another $12,500 be raised
and the Turner's would take on the cost of installing the culvert and
repaving the path both to and from the culvert. He added he would
make the same offer for a bridge if it is provided.
Turner stated they are very close to an agreement with Rails to
Trails but before they can move forward it is incumbent on the
county, county parrs board and Rails to Trails to come up with a
consensus as to what they would like to see at this crossing in the
way of a separated crossing — a bridge or a culvert underpass or an
at --grade crossing. when he left the parks board meeting yesterday
his understanding was an at -grade crossing would be sufficient to
provide adequate safety at the crossing, however it was preferred
that a grade separated crossing be installed and they are more than
willing to participate in those discussions.
Turner concluded by saying he agrees that the traffic impact study
should be updated for each phase of the subdivision; the concerns
raised about density he thinks have been addressed by the reduction
of density that is being proposed with these revisions; and they had
discussions with the school district however, they have gotten a
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Minutes of the meeting of June s, 2010
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mixed message from them. when they talked about putting a
school within the subdivision it was felt that a school should be
to cat ed where the entire community can easily get to it rather than
having it tucked away in a subdivision.
Don Snow, 65 Stonecrest stated in 1988 a pair of people carve to
the Flathead Bicycle Club with the idea of a rail trail from Kalispell
to Marion. Having been in Seattle when a rail trail was constructed
he experienced what a really fine thing that is. Snow said safety,
safety, and safety is most important and there is only one solution,
an overpass.
Jim Watson, Flathead County Parks Board said llllr. Turner did
meet with the parks board and the parks board has reviewed the
staff report from the county planning office and agrees that an at -
grade crossing is sufficient. If there is a desire for an enhanced
crossing at this location the parrs board is willing to enter into a
partnership with the City of Kalispell, Rails to Trails and the
developer to explore those possibilities. The board voted $12,500
toward an enhancement but it is public money which must go
through the full public scoping and process. He added they do not
spend public money lightly. It is his understanding that this street
will not be built until phase 5 which is approximately 2-112 years
from now which gives everyone that time to work on this and a
fall -back position would be an at -grade crossing.
FAITH FREE LUTHER.AN A request by the Faith Free Lutheran Church for a conditional use
CHURCH CONDITIONA,.L permit to expand the existing church building at 405 Liberty Street.
USE PERMIT The property is zoned. R-3, Urban Single Family Residential and R-
4, Two Family Residential, which requires a conditional use permit
to locate or expand a church within the zoning district.
STAFF REPORTS KCU-I0-02 Sean Conrad representing the Kalispell Planning Department
reviewed staff report KCU-10-02.
Conrad said before the planning board is a conditional use permit
request for the Faith Free Lutheran Church. The church is located at
the intersection of Liberty Street and Northern Lights Boulevard; is
zoned both R--3 (urban single family residential) and R-4 (two family
residential) which require a conditional use permit for a church or
church expansion within that zone.
Conrad noted the church is surrounded on three sides with high
density residential development, single family residential and a park.
Conrad described the expansion plans for the board.
Staff recommends that the Kalispell City Planning Board and
,honing Commission adopt staff report KCU--10-02 as findings of
fact and recommend to the Kalispell City Council that the
conditional use permit be approved subject to the 7 conditions listed
Kalispell City Planning Board
Minutes of the meeting of June 8, 2010
Page 5 of 15
in the staff report.
BOARD QUESTIONSNone.
APPLICANT/TLCHNICAL
None.
SUPPORT
PUBLIC HEARING
Done.
MOTION
Mendius moved and Hinchey seconded a motion to adopt staff
report KCU-10--02 as findings of fact and recommend to the
Kalispell City Council that the conditional use permit be approved
subject to the 7 conditions listed in the staff report.
BOARD DISCUSSION
Griffin said the only question he had is when the new entrance to
the lot is punched in to that private road it is going to impact the
' lot of the extended living
road that goes through the parkIng
facility to Three Mile Drive. Conrad said it is a private road and
utility easement and they let the church know if they are going to
be punching a driveway through there the city would need to see
the easement agreement. Conrad said it was his understanding that
the road was put there when the senior living facility was built
several years ago but it serves as more of a secondary access. He
added the main access is off of Three Mile Drive.
ROLL CALL
The motion passed unanimously on a roll call vote.
IMMANUEL LUTHERAN
A request by the Immanuel Lutheran Corporation of Kalispell for a
CORPORATION OF
conditional use permit to expand both the Buffalo Hill Terrace
KALISPEL CONDITIONAL
senior living community and the Immanuel Lutheran Home. The
USE PERMIT
facilities are located at the northeast and northwest corners of the
intersection of Claremont Street and Crest line Avenue. The
facilities are zoned H- 1, Health Care, which requires a conditional
use permit for the expansion of a retirement home and nursing
home.
STAFF REPORT KCU-10-03
Sean Conrad representing the Kalispell Planning Department
reviewed staff report KCU-10-03.
Conrad said before the board tonight is a conditional use permit
request for the Inzmanuel Lutheran Corporation of Kalispell to
expand both the Buffalo Hill Terrace and Immanuel Lutheran Home
senior living facilities. The properties are located off of Claremont
Drive and are zoned H-1 (Health Care) within the city. Conrad
reviewed the vicinity map and aerial photo of the site for the board.
Conrad continued the proposed project is in two phases the first
being a three --story residents addition and a one-story assisted living
commons area to Buffalo Hill Terrace; for the Immanuel Lutheran.
Home there is a one-story rehabilitation/therapy cottage. Phase 2
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Minutes of the meeting of June 8, 2010
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includes a one-story fellowship hall and renovations to the current
commons area.
Conrad reviewed the landscaping plan and noted staff is
recommend* Mg
the 20 foot setback regularly required in the H-1
district be reduced to 15 feet based on the extensive review and
comments received through the zoning ordinance update. The
applicants are looking for that reduction to allow for greater
separation between the therapy cottage and an existing wing.
Conrad said there are issues with the landscape island and the
parking lot in the same area. As noted in the staff report the
landscape island would separate the parking lot to Claremont and the
Public works Department wasn't comfortable with that particular
design. Public works is looking more of a rectangular design for the
landscape island to work better with their maintenance vehicles and
for traffic safety.
In relation to the parking spaces located at the front door of the
proposed therapy cottage as a requirement of the zoning ordinance
when you are making turning movements into and out of a parking
space they need to be on your property. with several of the parking
spaces the turning movements would fall into the street rlw. Staff is
recommending that the developer modify the parking and push some
of the spaces closer to the building so that turning movements are all
consolidated onto the project site.
Staff recommends that the .Kalispell City Planning Board and
Zoning Commission adopt staff report KCU--10-03 as findings of
fact and recommend to the Kalispell City Council that the
conditional use permit be approved subject to the S conditions listed
in the staff report.
Conrad reviewed the attached letter from Michael and Alana Ober
who had concerns about increased traffic noise and the therapy
cottage impacting view sheds to the south.
BOARD DISCUSSION Clark suggested making the parking in front of the door to the
proposed therapy cottage angled and then they would back out onto
their own property.
APPLICANT/TECHNICAL Jeff Evans — 110 Crestline Avenue stated he is the CEO of
REPORT Immanuel Lutheran Corporation and he introduced Gene
Guszkowski from AG .Architecture and Marco DePalma of the
Bellaire Group who are working with the corporation on this
project. Evans said the Immanuel Lutheran Communities is a
continuing care retirement community serving Kalispell and the
Flathead valley for over 50 years. Approximately 250 individuals
reside on campus in various levels of service including,
rode endent liv:i , assisted living and nursing home care and are
Kalispell City Planning Board
Minutes of the meeting of June 8, 2010
Page 7 of 15
served by 268 staff members. Their mission is enriching lives by
providing Christian communities of support and loving care and he
believes they do that well. Evans asked for ' the board's support of
their plans for expansion.
Gene Guszkowski, AG Architecture, 1414 Underwood Avenue,
Wauwatosa, Wisconsin stated his f n-n specializes in the design of
senior living and they have enjoyed the opportunity of working
with Immanuel Lutheran Communities. He said a continuing care
retirement community is a living entity in itself. They have to be
attentive to the kinds of services that are provided in a changing
marketplace and consider the changing expectations among seniors
throughout the country. They also have to be sure and construct
the kind of facilities that can support those services so Inmmanuel
Lutheran Communities that can continue another 50 years and
beyond.
Guszkowski noted Sean Conrad did such a great job of explaining
their development and, he added, sensing there are other issues that
need to be addressed by the board this evening, he reviewed the
highlights of their project.
Guszkowski said he appreciated Mr. Clark's observation about the
angle parking which sounds like a great solution they hadn't
considered. Guszkowski concluded by saying they respectfully ask
for the board's approval.
PUBLIC HEARING Margaret Davis, Lakeside stated she also owns a home at 160
Charlotte .Avenue. The Immanuel Lutheran Corporation called the
neighbors in to discuss the project which was appreciated. Davis
said her comments do not address the improvements either at
Buffalo hill Terrace or Immanuel Lutheran Home but to the
infrastructure that surrounds it. Davis also noted the three homes to
the south of Buffalo Hill Terrace are also owned by Immanuel
Lutheran Corporation and constitute an integral part of their
property holdings in the H-1 zone. She read the attached letter for
the record.
MOTION Schutt moved and Hinch.ey seconded a motion to adopt the findings
in staff report KC-10-03 as findings of fact and recommend to the
Kalispell City Council that the conditional use permit be approved
subject to the 8 conditions listed in the staff report.
BOARD DISCUSSION Griffin reported after reviewing the letter from Michael & Alana
Ober he drove to their home and tried to address their concerns but
from his observation point he couldn't see any issues. He explained
further.
Clark said Immanuel Lutheran does a fantastic job-3 it is the type of
operation that should be promoted in Kalispell; and he sypparts
Kalispell City Planning Board
Minutes of the meeting of June 8, 2010
Page 8 of 15
then. and their plans for expansion.
Schutt referred to Condition. 5 and asked where the sidewalk
connection would be on Claremont Street and Conrad said there is
a sidewalk running along the location of the rehabilitation cottage
and there is a sidewalk along Claremont Street and staff is looking
for a connection.
There was discussion regarding connectivity of the bike
path/sidewalk along Highway 93 that would connect downtown
with the hospital area. Conrad agreed that this connectivity would
be good but the proposed project doesn't necessarily warrant these
off site improvements.
Jentz said the city council recognizes that area is important for
pedestrian access and a larger community solution needs to be
looked at in that area.
Further discussion was held and Clark asked if Immanuel Lutheran
Corporation would be agreeable to an easement being put *in place
for a future sidewalk on their property along Highway 93 and Mr.
Evans said they take a look at providing an easement and he added
they would welcome the opportunity to work with the city towards
that solution.
ROLL CALL
The motion passed unanimously on a roll call vote.
FAITH COVENANT
A. request by Faith Covenant Presbyterian Church for a conditional
PRESBYTERIAN CHURCH
use permit to allow a 36' x 36' two story addition to be constructed
CONDITIONAL USE PERMIT
between the existing church and church office building. The
church is located at the southeast corner of Third Avenue East and
Sixth Street East with the address as 611 Third Avenue East.
STAFF REPORT KCU-09-08
Sean Conrad representing the Kalispell Planning Department
reviewed staff report K.CU-09-08.
Conrad said before the board is another request for a conditional use
permit to expand the Faith Covenant Presbyterian Church. The
church is to cat ed on the corner of 3 rd Avenue East and 61h Street
East. The property is zoned R-4 (Two family residential) which
requires a use permit for churches or church expansions. Conrad
reviewed the elevation drawings and photographs of the church and
expansion plans for the board. The proposed addition would
connect the existing church with the existing office and is a 1300
square foot addition that would include 4 classrooms, an elevator,
and an enclosed hallway.
Staff reconnnends that the Kalispell City Planning Board and
Zoning Commission adopt staff report K.CU-09-08 as findings of
fact and reconunend to the Kalispell City Council that the
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Minutes of the meeting of June S, 2010
Page 9 of 15
conditional use permit be approved subject to the 3 conditions listed
in the staff report.
BOARD DISCUSSION
Griffin noted there is a utility pole in the middle of the alley behind
the church and he asked about relocation of the pole. Conrad
stated people currently drive onto church property to avoid the
pole. He said there are no plans to remove the pole however, the
alley will be paved which will define the alley route around the east
side of the utility pole. The church will also define their property
boundaries and the parking lot which will prevent people from
driving onto church property to the west of the utility pole.
APPLICANT/TECHNICA.L
Torn. Jentz, 765 Forth Main Street stated he is representing Faith
REPORT
Covenant Presbyterian Church and is present to answer any
questions. Jentz said they held a neighborhood meeting about 2
weeks ago to discuss the church expansion plans and no negative
comments were received. Jentz added most people appreciated that
they tried to maintain the architectural integrity of the building with
the expansion and the neighbors were encouraged by the fact that
the alley and parking lot would be paved. There was one concern
with parking lot lighting and they were told it the lighting will
comply with the city's dark skies lighting standards and they were
happy with that.
Hirchey asked how the alley will be separated from the parking lot
when it is all paved and Jentz said with a landscaped separation.
PUBLIC HEARING
No one wished to speak and the hearing was closed.
MOTION
Clark moved and Graham seconded a motion to adopt staff report
KCU-09-08 as findings of fact and recommend to the Kalispell City
Council that the conditional use permit be approved subject to the 3
conditions listed in the staff report.
BOARD DISCUSSION
Hinchey asked if the sidewalk replacement plan cited in Condition
##3 includes the entire sidewalk for the site and Jentz said they have
agreed to replace only the portion of the sidewalk along the parking
lot which had broken up.
Hinchey said he agrees this is a marvelous addition which is in
keeping with the character of the old church and he was also happy
to hear they plan to save the old brick and use it so it will look like
it has always been there.
DOLL CALL
The motion passed unanimously on a roll call vote.
QLD BUSINESS:
A. request by Trigon, Inc. to revise the approved subdivision,
Planned Unit Development (PUD) and modify several conditions
of approval for the willow Creek. subdivision. The revised project
proposal includes a total of 471 lots, 397 single family residential
Kalispell City Planning Board
Minutes of the meeting of June 8, 2010
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