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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. Kalispell City Planning Board Minutes of the meeting of June 8, 2010 Page 2 of 15 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. Kalispell City Planning Board Minutes of the meeting of June S, 2010 Page 3 of 15 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 Kalispell City Planning Board Minutes of the meeting of June s, 2010 Page 4 of 15 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 Kalispell City Planning Board Minutes of the meeting of June 8, 2010 Page 6 of 15 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 Kalispell City Planning Board 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 Page 10 of 15