03-13-89 Board of Adjustment MinutesX'/jLL:'PELL ia(JARD OP' ADJUSTMENT MEETING
OF 13 MARCH 1989
MINUTES,
MEMBERS PRESENT: DAVE SHANK, CHAIRMAN
ELOISE HILL
M.E.K. JOHNS ON, N.D.
RITA .FIT SIMMONS
MEMBER ABSENT: HARRY T.A'YLOR
CALL TO ORDERIROLL CALL:
Chairman Shank call cl tlia mc?eting to order at 7:30 p.m. with
all members pr�,.t3&nt except Harry Taylor.
PJINUTES OF 1-9-89:
The minutes were approved as read with one correction on Page
5, New Business, 1), line 6: front year to front YARD.
Chairman Shank wished the Flathead Valley Community College
and all present to understand one member of the board was
not present. Any action taken by the board ha,,:; to be
unanimous or it will not be passed, and asked if all were
still willing to continue with the application. No
objections were, voiced.
FLATHEAD VALLEY CONIJUIV1'T-?' COLLEGE CAMPUS C.U.P.:
Chairman Shank opened the public hearing by soliciting
comments from the proponents.
Bruce Lutz, Partner in charge of landscape architecture and
land planning with Architect:: Design Group in Kalispell
(ADG) made the presentation requesting a conditional use
permit for Campus.
He explained with the use of a visual aid, the site plan.
ADG prepared responses to all of the letters from the Highway
Department, Flathead Regional Development Office and the
city's departments, and Mr. Lutz pas.:3ed thesf_a re3ponso to
the board to follow as he discus-z:&d them.
Mr. Lutz stated the college site 4.0 it Was originally
presented to the-, public during the foundation pEocot�:e wa.L;
called a 44) acre -oit,-a. It is actually 3;.45 acrez-, ..ind with
the right-of-way proparty it comes to 36-2-1 acres. Of the
total area that compris&,s the parking Ic)t.!3 and buildings, the
area is in the neighborhood of approximately 13 acres. The
total area in building Coverage, Which is or')(--, _story, t*ocaL�
about 2-28 acre---,. Th,� average building
M
h ej gh t i_c: 19 fe,_t, and th ca h 1 C poJ n L on t:ha buildin Y,-_3 is
25 feet.
Mr. Lutz wanr,.:-J to poinr out that Jim Thompson from ADO :ind
the Pre.sjdent of the college, Howard FrYett along with orne
of the board member., of the college are present.
The total access road acreage of Can)pu,-,- Drive equals 1._'5
acres, and the length of the road itself is ab,'.)ut 16,00 teat.
The access road width is 34 feet wide with raised medians and
curbs. The road.,;; are two lane; basically,
v, 1 t jg 34 C,) o t w,i d a
road profile with 4 foot median which allows for 15 feet of
driving lane on both rides. When there isn't a med.z,:arj, than
there is a full 34 feet of right-of-way.
All of the parking will be..accommodated in parking
designated on the plans. The program called for 500 parking
spaces. The areas of parking are area B is mainly
y r 1:)r-
students, area A for visitors and students, and area C fOr
employees.
The total walkway and maintained grounc-L:, iw. about -1 acres.
This includ,3s t-116.1 1,:indeCape-d are,:t_'3 as well as the padestri,.-III
walkways. The Pe.L_C,n(7aCA9 of the site• utilized in terims, of
the entire sire is about one. -third.
All of the buildings will be fire- sprirek.l ad.
Sewer a water will be provided by the City of Kali.E:pelf -
the site is in the juri'sdiction of Pacific Power and I-Ight
for electricity and Montana Power for gas services.
Mr. Lutz road the--) 1-e.i3pon"3e to the? input from the_' dlzperc?nt
agencies and departmonts.
1) State. Department of Higliwa , v.!s. ADU hau been in cont"ac_t
with the Highway
v Department since in of tht-?
request for the approach of the north entrance. At that
time, verbal approval was made to that approach to the north
part of the campus site. ADG held the application until the
bond election process and funding was approved -and then again
contacted the Highway Department. The Highway Department is
in the process of designing and planning for the 4 lane
highway system from Whitefish to Kalispell. The Highway
Department again verbally committed to providing the Flatherad
Valley Community College Campus (F.V.C.C.C.) with additional
access off of Highway 93. The Highway Department has
commissioned a study of this highway corridor from Buffalo
Hill to West Reserve, hiring Clete Daily to do this COCL_jdOr
access study. Clete. Daily is the consultant who did the
Kalispell traffic study. He -is well aware of the ho.3pital
situation and the campus situation. The intention is for him
to come up with the recommendations of how uses such as the•
college and other uset.-, along this corridor will have acces_,,as
(2)
to the_? new four highw,ay system. It was opit-11on Of
the staff here in Kalispell at the Highway Department that we
would either get an -Pprc)ach acC,,--'3s directly Onto the four
lane with a deceleration lane, acceleration lane and a centc-r
turn lane or, a tronta(__-7t�' road of _,omo sort. The study !-;
to be completed by August of 1989, and at that time there
will be a very cle,_,r idea of what approach they highway and
the approaches will be taking. ADG has to follow the Highway
Department'-- recommendation in every way. (Frontage) road i_-,
secondary access road which limits access to the highways.)
Mr. Lutz thought that West Reserve would be a point wharc>
they would discharge traffic on to Highway 93 and probably
Grandview. It is very
y likely there would be signalling at.
Grandview and maybe additional improvements at West Reserve.
Mr. Lutz said from the College'.,:; perspective. The north
access is important. Throughout the process of this campus
developing, there has been a commitment to develop an :-ic"Ces-1a
mainly from the north, to service Whitefish and Columbia
Falls traffic to and from the campus. There needs to 1:)o
another emergency access if one access is blocked.
M.E.K. Johnson asked if the campus would be built before the
Highway Department finishes the highway and the front':ige
road? Mr. Lutz said in terms of schedule, the intentions rrr
to complete the site package:,, in the next six week:; and put it
out to bid separately from the building package, in order to
get the site prepared so the general contractor can come it)
and have access to the building sites. We are looking at
probably the middle Of July for bidding the building
contract and probably start middle to late August with the
building construction. At that point- the basic sjt':? Would
have been done::. The actual Completion date of the Campt'I't;
would be somewhere around September of 1990, whici' is about
year and One-half to the Highway Department completion of
this road. This put-_-: the college into :ibjdjt)g by whatever
the Highway Department recommends in the interim. In terms
of priority, the Ilighway Department is tl)(.-? jurisdict-joij in
term-- of what happen_,here. This determines Our ability to
access Highway 93 when we hope to open in September 1990.
M.E.K. Johnson said whatever we would decide tonight
could be superceded by they Highway Department.,_; Mr.
Lutz said yes.
2) Kalispell Firer It is E-he .in ten tiara Of the
College to meet fire PCeVeJ)tiOn regulations as set fort]) by
the Uniform Fire This code is the code that h t bec:?n
adopted by the St-atc- Fire Marshal and all municipal
jurisdictions have to follow it. They will abide by both.
The buildings on the new F.V.C.C. campus will be constructed
with the fire sprinkler systems conforming with IVFPA13
(Fire Protection Association). Hydrants in the vicinity of
the new buildings will not be more than 300 feet apart. The
provision and location Of fire apparatus access roads will be
(3)
ijc--_,gotiated and approv&(J by the Fire Deportment.. ADC
will me -et with the Fire Department who will determine the
locations of all fire apparatus aCC76?,13S to the, buildings. The
hydrants are typically placed in strategic points where fire
apparatus equipment can hook on to then). M.E.K. JOhn.'.On
asked if there would be any hydrant--; in the back of the
campus. Mr. Lut.� said he would aS.0UJ?2,-_1 th,.-Dr(? Would be
hydrants there. ADG,-; mechanical engineer will lay the
hydrant plan out and that will bt= approved by th,_
Fire Department. Mr. Lutz said they will abide by whatever
the recommendations are of the Kalispell Fire DepartqJCMt.
3) Kalispell Police Department: It was mentioned in their
report that they are a man short and are having to the
situation of an additional patrol corridor with the college.
ADG'.,:; response is, the admln.istracive staff Of F.V.C.C. is .in
the process of conducting a study of alternatives for the
COntraCtilIg Of seCUL-Ity per-,onnel alldIOL7 arCanc7C.'/Ve"�tJt.S fOr the'
campus. They are looking at both the idea of possibly having
full tine staff .j -security force on thou campu-c;; _'-Irld
another possibility is Contracting With a private fitfl) that
'7peciallzes in In either Case, then wish co
the need for a particular hardship on the Kalispell Police
Department, and to pro vide a good SOUrCta of fOL_ tht_:
Campus. There will be strategic lighting on the campu.�-
bas,icallY, the enr1re. campus will be lit, p,trking
entrances, etc. There will probably be additional lightitig
where there--? is a need for security.
M.E.K. John :on asked with Or Without the Ofi-CAMPU_6 ;eCUL_jty,
what is the authority of the Kalispell Police De_1PaLtL'j(.?.rjt7. ,
Mr. Lutz said F.V.C.C. is in the jurisdiction of the
Kalispell Police. Department..
41 K'alispell Public Works Department: They have no argumetit
with the turn lanes on Grandview. They are Z_C',_701118101_J Lill) g a
right turn in and a right turn out, center turn lance and a
bypass lane -so that if there are cars stacked in thy: center
turn lane traffic that is, going by the campus entrance Carl
bypass it. The college intends to provide this with -in the
first phase. The college will assume the construction Costs
for this. The property dine Of the College goes to the
center of the right-of-way, in the center of the street.
It is declared a L_jqht-Of-Wacy for public use. Up until
Grandview was annexed it was county jurisdiction (just half
of Grandview).
Rita Fitzsimmons asked if ht-i� felt would u_5e thjl'
back road? Mr. Lutz ,:-aid he did not think they would because
it would be much ea--:,jer to use the other acce_-;.ies,
Rica Fitzsimmons said there is a day care center gOirly in
there and Was COnCc-1fried with thG traffic c-eneration with both
i
uses in the same area.
(4)
A left turn lane on Hj�).hway 93 would t)e an e.-pensivL:�
proposition for the college alone to undertake, and it would
be out of their Jurisdiction. There is rl(-.) way the college
could say we are going to construct a turn lane there. It is
under the jUri.S-d1(_'ti011 of tht-) State Highway Department and
they make the, decisional and do authorize construction there.
There will be four lanes. Mr. Lutz said Mare Will J1J(:),3r
likely be both signalling and a turn lane when it is
approved. They understood the comment. that it be implemented
almost imme-diatel - y and the college is not in a position I . 11
any way to have the.authority to do that. The Highway
Department's, access study will emphasize the need for a turn
lane and sic7na11inq cat the intersection of Grandview and
Highway 93. The cane ga will communicates the urgency of the:?
improvements at the ltjtersiactjon to they consultant for the
access study as well as to the State Highway Department.
Well and Fire D&P,:i.Ct11)&nt Site: F.V.C.C.'S reSp0jF1Sf--- to the
request for the dedication of a well and fire deparr"ment site
are mixed. While the College is quite willing to make a
well -site available to the City, the location of a Pico
station on the college campus seems unwise in several ways,
not the leatt of which is the intermingling of CaMPUS tr,_-_1ffiC
with emergency traffic patterns and equipment. They felt the
City could find a more appropriate location for a firtl�
station. Mr. Lutz recommended Buffalo Hill location for a
Fire station.
The college is willing to donate an additiorial 20- fe,_?t to thc2
declared right-of-way it Grandview in order for it to meet
collector standards. (Collector Street. NinOr
collect onto main highways.). On Grandview there ere trees,
and the townhouses Very tight to the right-of-w,i - v, and if
10 Or 20 feet was on that side for a road there: would
be a real serious projAem. The college is willing to donate
20 feet instead of 10 feet for that right-of-way. With this
additional width Grandview can then be a C011eCtOL_
street. The right-of-way is 60 feet at pre -sent; when the
college donates- the 20 feet it will equal 80 feet.
Flathead Regional Development Office: Building sidewalks on
Grandview is not a L_E�asonable L_6--qUeSt for Uhf_-short
Pending recommendations from the Highway Department access
study and establishment of a basis of need, they do riot feel
there is a basis of need at this time. They are considering
the college campus at this point to be. a vehicle destination
point. They do not feel there Will be a lot of bike and
pedestrian traffic (imjng from this subdivision.
The college at this time asks that the improvement.? such as
these be instituted over the cour. a of a reasonable rju,7jbC-,r or
years, or at the time when Grandview Drive is improved. They
feel that this will not be too far off in the future.
(5)
Rita Fitzsiflinions if 11Jr. Lutz felt bicycle traffic is
a factor to be consldorod._' He said the v will hav,_-r
accommodations for this. If you are familiar with the
configuration of the road out there, it is quite ela-->vat.ed
and there is quite a dropoff. Constructing a sidewalk th&rc_
would be an extrr�mejy expensive proposition. It would r-jot- L-,,,-
so expensive if it was in conjunction with the widening of
the road. The college would like to wait until is a
commitment to do chat-. The addition of sidewalks would be
a taxable item to th,L_- College rand Would have the L'ff0(:'t Of
cutting something else they might be adding to the campus.
A bike and walking path to the:,-, Campus is not part of thc�
first phase of construction. However, the College will
provide a separate concrete walkway along the east- of
Campus Drive to the south end of the south parking lot.
Additional walkways will have to be accommodated it) future
phases due to budget Constraints.
There will be sev(2ru.! bicycle L_tFlck-s on the campus.
Establishment of an interim north entrance is part of phase
one. The north access will be revjt_-,w(.-?d and approved by tl)(_
State Highway Department prior to construction.
Establishing lands, capin g to screen off the college on the
south boundary will not be necessary. The aesthetic quality
of the new campus will meet or exceed that of the
surroundings.
All of the Signagc'r� w.L11 be harfl;01'1y With trig an(J
will be low key, low profile.
Ora -street parking will be prohibited on both Grandview and
on Campus Drive. They will got s�ignage 1f Co
enforce the parking.
ADDITIONAL PROP0NE.'NT_S*: None.
OPPONENTS: None.
ZONING ADMINISTRATOR:
Craig Kerman stat<-_-,d all is the tam& as in the coning
administrator's rePOL-t- other than he would ask the board to
consider the input- from ADG as well as the comments that were
transmitted by letter from the various City of Kalispell
department heads, to look at the site plan review, to keep in
mind ADG will be submitting to the city completed drawings
that will again be reviewed by the Building Department and
all other city departments. As long as the collegt:-', remains c,
conditional use in that R-1 zone, that a condition be lmpo.�ad
that anything that iz; not resolved at this board meeting
(signage, etc.), and any campus expansion and otht-_%r
W
-that if and when it happens, that F.V.C.C. again come before
the board of adju.,3umont: for review.
Rita Fitzsimmons asked how construction s to veh.icl&s will
travel to the site, What road? Mr. Lut,.:; said they will
develop the road to fjni.�h it off so that there- will be no
dust problem, and Will develop the Parking lots :;tagjr)g
areas Cor construction. Another choice would be in order not
to damage the new roads and paving, to crec-ic,_-. it
access 011 the construction s%ite. The contractor Will h,-:IVe to
take the responsibil-zvy to see that these areas arc~ :)ot
damaged. They would be coming off of Grandview.
Rita Fit._sirt)mong said it seems there Would be 71 lot- heavy
machinery and equipment going by
v their homes. Mr. Lutz said
the alternative would be doing thi.!3 off of highway 9"3 which
has its dangers, or tile fact that none of the site work would
be done and there would be quite a bit of duct. It i,,)aY b,_.
that the contractor elects with the perjjjjS.:,:jOn Of V126,' hjL7hw.Ay
department to U'>e the highway.
Chairman Shank declared the public hearing closed jis there
were no further questions by the public.
Chairman -'hank asked if Ted Waggener, Chief of the Fire
Department had anything to add. He stat.ed that he folt
everything had been addressed to the fire department',:-,
satisfaction.
Eloise Hill asked about the walla-, which had to be Within 150
feet of access to the fire servic.e. She said measuring on
the plans It appeared that there would be some parts of the
buildings which would not be within 150 feet, of the fire
access. How does the fire department plan on taking carc, of
this problem? Ted Waggener .Mated It was very specific in
the Uniform Fire Code, anything over 1.50 feet they must be
able to have access to it from either direction. They have,
installed a fire sprinkler yStefl) With the lack of WateL_ to
meet the required fire flow. The fire department will again
be looking at the plans, distance-- and available opt--nings and
go from there. This is access to the building; oven <z window
I
is an access for tile fire department. A solid block wall is
120t all access.
M.E.K. Johnson said r.hp Cir,�t d,=p,:4rtment L3 not ro,'Cly - vE_-� t c) ,3
far as placement fire hydrants, Ted Waggoner
said no, they have? to �t:udy the plans, but do have to follow
the Uniform Fire. Code and it will be done according to code.
Eloise Hill asked Ted Waggener how he felt. about the
negatives of having a fire re station on campus? Ted Waggener
stated he agreed, there are some negatives. They have., not
looked into this all that much. There are some Positives
from his view, howevo.r, he needs to do MOL-LD research. Jh=
(7)
would like to see the area designated, not that they will use
it a-,:, such, but that it would be available if they nc-,edt-d to
use it. M.E.K. Johnson said he felt that was like holding
the College ransom. Fla felt the fire station would be, much
better suited tip on Buffalo Hill. He noted that a new fire
hall will probably not be built- within possibly the next ten
years. Ted Waggener agreed. The situation could change
tremendously, and the city does have land up on Buffalo Hill.
He did not feel that this had to be included on the college
land, the well was ample. There was not 01-IOUgh Water fOL- t7lic?
City as it is, Whether there is a college. or not, and Ted
Waggener agreed. Joht-j_�orl asked about the, way th(:r well
would be funded by the city? Ted Waggener said this would
come from city water departflje=nt if they have the funds or a
Special aSSeSS3111el-It, rate increase, however the city decides
to do it. M.E.K. Johnson asked if the city putti in a weIl,
would they be allowed to put in a water cower? The: collegt:.�
did not agree with the tower and said they would like to
discuss this further.
Rita Fitzsimmons asked Ted Wagge=near how he felt about the
road access on the back part of the campus? Ted WT4ggent,,L7
said he pretty Much had to go along with the code acid that J.:,
what it specifies. The sprinkler system gives them a
tremendous advantage
, and this was used in lieu of the
required fire water *flow, and so the 150 feet access to the
back of the buildings is required. There. can be turn --
arounds, or cul-de-.,:,acs. Ted Waggener said this can also be
done in the parking lot areas with no parking on the eod.s- and
t-110-Y Call turn around that way. Ted Waggener e.%plajned a fire
routine sand how the - v would hook up to the hydrants. They have
enough water to haridlGa any one fire without the well, but if
they get two fire?.. they need the well.
M.E.K. Johnson asked how soon the college needs to have an
answer on all of these conditions that would be imposed by
the board? Mr. Lutz said as soon as possible. He stated it
Was Critical to get the Site Pc.ICJ-:agO Out to the Contractors
so they can get this underway for summer. They want the site
work done so that when the building contractor starts in
August everything 13 in place. The schedule is they hope to
get the site packet out in 6 weeks to bid. Mr. Lutz felt an
entire month for the next April meeting puts them be -hind one
month. Jim Thompson, ADG said if they get pushod into later
in the year it will cost the college thousands of dollars, and
they will not be able, to continue with the design gn WOL-k-. This
will also get: them into much more winter construction than
was anticipated. They will work in total cooperation with
all of the departments according to code in order to
alleviate all departments concerns. ADG needs to move along
as quickly as possible.
M.E.K. Johnson said the board has difficulty giving Carte
Blanche to someone; they have gotten into trouble that way.
ME
He. usked what autho,-icy t.ho Highway Department has over thi--;
approval by the board, or Flathead Regional Development
Office? Craig Ker-"-man _,aid they have given recommendat-jonz:;
and have comwented on it, but have no authority over the
Board of Adju.�tmenC. Wh.---itever conditions if any, are' by
Board, and would bL- cenforced by the city.
Eloise Hill asked NL-. Lutz who would be. developing Grandview,
the. road? Mr. Lut:- s,:31d they present plans and the Public
Works Department of the city approves the.L�e plan.�3 fC)r
construction, and that would be part of the college package.
Mr. Lutz said they will come back and go over any items with
the board if they wi-c>J-i further explanation, but Pie feels that
there js no -'Ljbz3tatirj��1 problem hrTre that would preVIPtjt-
granting the cotiditi,:)nal use permit allowing the college to
develop. They Ji.sve kind of given the city Carte B.I.itjch& ':iIjd
Some of the Otl-jt--?L- grnciea to tell the college &.vactly wh.;:It
to do, and they no problem with It.
Eloise Hill a..,:,kad about signage7' Air. Luts said typically,
there will be signs at the entry, 5'tall N 8' wide, low
profile, all probably ground lit with Landscaping.
Discussion followed a> to what conditions the board wanted to
read back to the. colIc-ge. The tape recorder continued
opera ting.
MOTION: Eloise Hill made a motion to grant the Flath,?ad
Valley COMMUnit-y College at 777 Grand view Drive a conditional
use permit with th,.:�, following conditions:
1) The final site plan and building plans will be
reviewed arid approved by the. Public Works Departitjc,rtit,
Building Department and Fire Department. Code requirements
based on staff review shall be incorporated into the PrOjOct.
2) Dust abatement procedures shall be, used as approved
by the Public Works 3 Department.
3) F.V.C.C. shall comply with future city sidewalk
requirements.
4) F.V.C.C. shall dedicate to the City of Kalispell 20
feet Of property along their southern boundary for right-of-
way width for future widening of Grandview Drive.
5) The t.outh entrance site plan as presented shall be
incorporated.
6 F.V.C.C. shall establish turn lams on Grandview
Drive per Public Works, approval.
F.V.C.C. -1-hall meet fire Code : et forth it ttae
ME
Uniform Fire-? Cod,�.-.
9) F. V.C.C. cooperate with the State Depa r till orl t of
Highways on sjc,-,tn.,l.IJng '_it the? inters'&Ction of
Highway 93.
9) F.V.C.C. shall apply to the Highway Department for a
permit to jnst.:'ill an Interim north entrance Co the F. V.C.C.
property, and shall Corm tcuct an interim north entrance to
Campus Drive if the approach is approved by the Stare Highway
Department. The interim acces.�-. shall be for emergent
vehicle use only, however, construction vehicles may ij-,:7e the
access during corj.--�;trucrjon.
10) F. V.C.C. Shall provide a sidewalk/bike path parallel
to Campus Drive from Grandview approximarely 150 north
as proposed on the Site plan.
11) F.V.C.C. shall Incorporate: land.!:.caping in all parking
areas to be at least -11-1 of the area and provide lighting of
all parking and path ;re is
1 Site 't.;!gnS to 1)6- approved by th,� Bo�4rd of Ad 4 _j u.I3 tm e n t.
1 3 ) ) F.V.C.C:. shaall lave all parking and vehicular
travelled areas.
14) All utility extensions, storm, drainagt-:?,
roadways, etc. shall be. built in accordance with the City of
Kalispell Standards and General Provisions; for Design and
Construction.
15) F.V.C.C. shall install a !:prjrjkler System complying
with JVFPA 13 in each building.
16) That future (.--,,,-,panSjon or construction at F.V.C.C.
campus shall be cause to come before the Board of Adjut::tment.
17) F.V.C.C. Shall grant an ea-,:rement to the City of
Kalispell for -a water well site.
18) The conditions listed are the re.spon-,:,ibjJ.jt.y of the
college with no &-,:p&nse to be incurred by the City of
Kalispell.
MOTION SECONDED by Johnson, M.D.
ROLL CALL VOTE: Rita Fitzsimmons-, yes. Chairman Shank, yes.
Eloise Hill, yes. M.E.K. Johnson, M.D.,
MOTION GRANTED.
OLD BUSINESS:
(10)
1) Petrolane: Ted Wagg&.t-je-i- said Petrolane will comply
With all Conditions. Craig Ker--man told the Board Don Whaley
is no longer associated with PetL-olane anyi.riore, Buc(-.-h Wollar'd
is the person to de'i-i with now.
PI.E.K. Johnson asked Ted WaggL?ner te.-� give- the Board
report On all Of the. PL-Opan& exPIOSICMS that are appearing in
the newspaper.
Ted Wagget)e:?C said it generally takez, a long rillle to
investigate before- they actually know what has taken place
with these
Train Wreck and Fxplosjon in Helt,--?nc-i: It was foand
that there wa-s no LPC (Propane Gas) involved in that One. It
involved hydrogen pr�roxide—
Billings is still in the speculation stage. ,it first
they thought that propane was a big factor, then decided
there were other gas mixtures involved. However, since then
he has heard, and will confirm this in Helena that
there was possibly a gunshot into the Propane Cylj1Jd0L-. He
stated he doe.--, not quite believe this as he there
possibly a propane leak that caused the house to become a
container rather. Mar) the cylinder. That is qt:2nuL-ally the
only way YOU can get that amount of damage -to havo a leak --ind
then have an ignition. TO have the propane iz-s,?.If
'BLEVE'in there, that r,ize of propane bottle would have
caused damage to the home., but not tot.',aJly deztro-ved it and
the surrounding buildings. They are still investigating it.
They had closed down a L-ef.C!gt--L-atj01-J Plant and t7heL-G' Were
several exotic gases mi.%jng together, and no one really know.-:,
what they will do when mixead. It will be at least 6 months
until they know. A fire in a house, to cause a propane tank
to explode would have to be so intense that the would
never Withstand it for 30 Minutes. It would have been burned
down. It was not, it was demolished by the blast.
M.E.K. Johnson asked what about a bullet-? Ted Waggener said
a bullet should not PF�neUL-att-' a tank. Even if it di-J, there'
would not be an explosion; (you could if the spark was at the
right time) what -Lt should do is have an intt�nz3e blow torch-
like effect from the tank -the product would be burning.
Seeley Lake-: It was 3 propane fire with a lot Of humurj
error involved. The tank was a 500 gallon tank improperly
installed (in a U shaped recess) between two buildings and
both roofs drain down onto the tank, snow and ice had built
up on it. The man who was to fill the tank chipped away soma
of the ice and put the connection on. He opened the tank,
but the, ice was scilJ causing a problem with the connection
and it started leaking propane. Pie left it that way and went
to get a wrench to tighten the fitting. They surmise the
propane was ignited by the stove in the building Light next
to the tank. There was a small hole ,:eround an outlet, without
U 1)
file ignition source.
2 "Ile UI)OI) returning to th�; tank
burned the service ling off, th.j one 1,a had hooked up to it,
and when it did that it: burned off on the wrong :;Id& of the
service valve. The oc-her safety valve shut the ga.L:; off. Thu
only one they had open then was the valve on the tank.
The Fire Department. -ame and closed the valve.
PI.E.K. John.�on a zlted if Ted Waggener could seen any
possibility of any of this happ,ding at: Pt:?t-rolane'-,;
facility that the board has approved? Ted Waggener -,;,ij J you
could have a small product fire, but the sprinkler
will cool the tank and -here should be tjo problem with a tvrik
'BLEVE' at that point. An alrplane, could cra.L;h .into
tanks, but even with that the~ prinklor System !�h,:)LiId held it:
Until the 1'!L-e Departm,nu CO OUL of
water on it. The prol-iuct z5hould burn off without A problem.
theMemphj.�3 accldciflt. Tile truck
M.E.K. Johnson a, ,bout
y-oln, 7 around a sharp curve rolled over on itzs side and slid
until the front of the vehicle struck a bridge :sUPJ)OL-t
column. The impact punctured the front head of the propane
tank and released liquid propane into the area. The vapor
cloud ignited. We read in the paper it exploded. Ted
Waggener stated it was an e.%plosion. The product did not
ignite immediately, and it is better if it does. Then it
will burn itself off. This floated down off of the
interstate highway, down through some homes and then found
an ignition SOUL-Ce and ignited. Than it went b,--ick to the
tanks)?. He will be finding out about it. All of these
accidents he ha.:E, seen are tL-an--,pOrta-tiOIJ related. They aL-t�>
with a tank truck or a propane car on a railroad track.
Ted Waggener said a 515 gallon tank of water will L:?.tiPlode2 if
heated long enough just like a propane tank; they explode
just like a rocket.
Ted Waggener said he feels very comfortable with
The NFPA (Uniform Fire Code) really covers it well because
they have had accidents that have been spectacular, and then
news media prints them. Petrolane is beyond the standard
that the fire code says they need to be with the -,,prinkler
Sys tem.
2) Craig KeL-217)an ,4;aid Trinity Lutheran sent a letter to
the Building Department which he has given to the board
requesting a 10 foot high cross, 61'x6" placed on top of their -
church building.
The board felt after disc u.,>.Ljion that it was the same variance:.}
that was turned down at, the previous meeting with them.
M.E.K. Johnson stated a variance is granted to give reliet
from hardship. He did not feel this was a hardship. Craig
Kerzman said they would have to reapply to come before they
board. Di-c-;cu3sion followed.
(12)
Chairman c'hank asJ:t-.�d if Trinity
I _y Luthorat-, rede.,igned how the jv
would put the up on the L-00f and meet the code require-
m,:Dnts, he would vote for it,
Craig Kerman stated he would write a letter to Tim Woodlti?y
and explain the situation. The board agreed.
31 M.E.K. Johnson asked if the Baker Bed and Breakfast
was ever registered with the State of Montana? Rita
Fitzsimmons said she had heard from a realtor that --::h(had
used the home for a bed and breakfast and the home wa for
sale and listed as a bed and breakfast property. The realtot-
even gave Rita Fitzeimmons a brochure. Craig Kerzman stated
that the owner has been contacted several times and ha-- n(.-)t
sent in the paperwork to date, and in fact, the paperwork had
expired. M.E.K. Johnson said that she has not followed the
rules of the ordinance and it has been at least one and one-
half years. Craig Kerzman stated she would have to reapply
and come before the board again to have the use with the
paperwork already ire ri process in Helena. He noted and if the
conditions were met and properly requested through the board,
then the bed and breakfast use would run with the land. The
board would have to put a condition that if the property
sells, the new owner has to come back before the board for
review of the conditions, otherwise the use runs with the
property. As is stands right now, the use is void. Mr.
Kerzman will contact Blanche Harding with Coldwell Banker
Realtors and write the Bakers a letter.
NEW BUSINESS:
11 Rita Fitzsimmons asked if there a permit granted or
necessary for the AAh1CO Transmission sign that is over On
Second Avenue and Second St. West? It is about 3 srorie-,>
,high, and she said she may be exaggerating a little, but it
appears to be a freeway type sign in height. Craig Kerziijati
was not aware of it. Craig Kerzman said that the
Architectural Review Committee, ::should take a look- at it.
Signs are not regulated under any ordinance that the city
has, however, signage in the downtown area is regulated
through the Architectural Review Committee. AA111CO might have
gone before the committee, but he said he would check in to
i t.
OLD BUSINESS:
1) M.E.K. Johnson asked if the old dairy that came
before the board was ever used as that business? This was
the property at 202-112 Meridian for the Jilanufactur& of small
electronic parts. The secretary pointed out the realtor told
her the Hunnewells never purchased the property, so the ust:;,
was not implemented. Mr. Kerzman will get back to the board
with the information. fie --,aid that if it was never
(13)
then the use is null and void.
2) Rita Fitzsimmons asked if the plumber ever st,---trted
his business with the hot water Mr. Kerzman said he
did not start the bu-,>ines.,:. The home is for sale.
3) Rita Fitzsimmons asked if Diane Miller ever :started
her bakery business jr) her J-JOBJE? garage? It Was St,Itt-0 Y043.
Chairman Shank adjourned the meeting at 10:56) p.m.
Respectfully Submicced,
Nancy Clegg
Recording Secretary
Dave Shank, Chairman
(14)