Planning Board Minutes - February 10, 2009KALISPELL CITY PLANNING BOARD & ZONING COMMISSION
MINUTES OF REGULAR MEETING
FEBRUARY 10, 2009
CALL TO ORDER AND ROLL
The regular meeting of the Kalispell City Planning Board
CALL
and Zoning Commission was called to order at 7:00 p.m.
Board members present were: Bryan Schutt, Rick Hull,
C.M. (Butch) Clark, John Hinchey, Jim Williamson and Troy
Mendius. Richard Griffin was absent. Tom Jentz and Sean
Conrad represented the Kalispell Planning Department.
There were approximately 15 people in the audience.
APPROVAL OF MINUTES
Hinchey moved and Hull seconded a motion to approve the
minutes of the January 13th and January 27th meetings of
the Kalispell City Planning Board and Zoning Commission.
ROLL CALL
The motion passed unanimously on a roll call vote.
PUBLIC COMMENT
No one wished to speak.
CORNERSTONE
A request by the Cornerstone Church to rezone a portion of
COMMUNITY CHURCH ZONE
their 3.9 acre property located at the northwest corner of
CHANGE & PLANNED UNIT
the intersection of Northridge Drive and Highway 93. The
DEVELOPOMENT
zone change includes changing the zoning on approximately
3 acres from R-3 (Urban Single Family Residential) to B-1
(Neighborhood Buffer District) to accommodate the location
of a new bank. The remaining 0.9 acre of land owned by
the church along Parkway Drive will remain R-3. The
church is also requesting a planned unit development (PUD)
overlay zoning district on the proposed B-1 portion of the
property.
STAFF REPORT KPUD-08-03
Sean Conrad representing the Kalispell Planning Department
& KZC-09-01
reviewed staff report KPUD-08-03 & KZC-09-01 for the
board.
Conrad stated the Cornerstone Community Church zone
change & PUD is 3.9 acres in size and is located on the
northwest corner of US Highway 93 North and Northridge
Drive. He reviewed the current zoning and land use
designations on the property.
The owners of this property are requesting a zone change on
the eastern portion of the property from R-3 (Urban Single -
Family Residential) to a B-1 (Neighborhood Buffer) district
and plan to retain the R-3 zoning district along Parkway
Drive on the western portion of their site. Both the R-3 and
B-1 districts are consistent with the growth policy.
Conrad continued in addition to the zone change the PUD
zoning is proposed over the B-1 portion of the property. The
purpose of the PUD district is to ensure compatible
development with the neighboring R-3 residential properties
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Minutes of the meeting of February 10, 2009
Page 1 of 3
and to maintain the neighborhood integrity of the Northridge
Subdivision located immediately west of the proposed B-1
site. As part of the PUD the owner is requesting 3 deviations
which includes a zero side yard setback to accommodate an
overhang for the proposed 4 drive -through lanes with the
associated bank; a reduced rear yard setback from 20 to 10
feet to take into account the existing church building; and to
allow a bank with 4 drive -through lanes, a 6,000 square foot
footprint, with an ultimate size of between 8,000 & 9,000
square feet.
Conrad said with the PUD the developer is proposing
landscaping along Highway 93 and along the east property
boundary to screen both the existing church and the
necessary parking that is required for this project. The PUD
would also ensure the neighboring residential properties of
what is happening in their neighborhood and they can be
assured that any significant changes on this project site
would have to go back through the city council for approval.
The planning board held a work session on this project 2
weeks ago and nothing has changed since that work session.
Conrad indicated some of the planning board members had
concerns about needing additional landscaping to help
screen the long stretch of parking next to the highway.
Conrad said the developer's consultant will address this
issue during the public hearing.
Staff recommends that the Kalispell City Planning Board and
Zoning Commission adopt Staff Report #KPUD-08-03 & KZC-
09-01 as findings of fact and recommend to the Kalispell City
Council that the zoning for approximately 3 acres of the
property be changed to B-1, Neighborhood Buffer District
and the PUD for Cornerstone Community Church be
approved subject to the 10 conditions listed in the staff
report.
APPLICANT/CONSULTANTS Doug Kauffman, Thomas, Dean & Hoskins stated he is
representing the Cornerstone Community Church. Kauffman
said they did go back and revisit the entire parking area
along Highway 93. They tried to reduce the parking along
Highway 93 by using the large open space which is directly
west of the church. He said there are some fairly severe slope
constraints that run directly along the western edge and in
trying to layout a viable parking scenario with access, there
may be a gain of 6 spaces. However, he added, there would
be a reduction of 2 existing spaces and therefore the net gain
would only be 4 parking spaces. He said considering the
construction constraints with the severe slope they looked at
excavating 2-3 feet but then there were issues with existing
utilities. There is a service line that comes in from the west
and also a vault that would have to be reconstructed and
reburied.
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Minutes of the meeting of February 10, 2009
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Kauffman continued the second scenario was removing
approximately 4 spaces from the northern area of the
parking lot and relocating those directly in front of the
church in what is now the open area. Kauffman said while
that could have been functional the client prefers to leave
that area open for church services and functions and an
additional issue was emergency vehicle access. Fire trucks
coming in off of Highway 93 encroached half -way into those
spaces.
Consequently, Kauffman said, they decided to go forward
with the current configuration. He also pointed out that he
re -measured the actual distance from the roadway to the
property boundary, which is about 40 feet from the edge of
the roadway to the edge of the R/ W and with an additional
12 feet of bermed greenbelt there would be a total of
approximately 52 feet which is equivalent to what is on the
other side of the highway.
Kauffman said they contacted MDT regarding adding some
green area to the pork chop entrance and MDT indicated
they would approve the addition as long as it is irrigated and
there is a maintenance agreement in place.
Kauffman concluded by stating they are amenable to all of
the conditions as currently written.
Clark expressed his disappointment that the parking along
the highway was not reconsidered. He said along the right
hand side, in front of the proposed bank building, it appears
that the berm will be much higher than the one in front of
the eastern parking area. Kauffman said yes that is currently
the way it is configured. They are proposing a 2-1/2 foot
berm along the eastern parking area in the 52 foot buffer
area and the berm along the bank is approximately 3-1/2 to
4 feet. Clark suggested increasing the berm to 3-1/2 to 4 feet
all along the highway.
Hinchey said he has the same concerns. He added with a
narrower greenbelt in front of the parking area along the
highway they are concerned about the visual affect. Hinchey
suggested getting an agreement with the state to encroach
onto the R/W to increase the berm. Hinchey said they are
trying to achieve a visual pattern on the west side similar to
the one on the east side of the highway. Kauffman said they
could look into that but they are also partially constrained by
the existence of the pedestrian bike path that is directly on
the property boundary and he added with increasing the
slopes you start getting into erosion issues.
Clark restaed the height of the berm should be the same all
the way along the parking on the east side of the property so
it doesn't look like a parking lot. Hinchey added there was
discussion regarding parking to the north of the church and
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Minutes of the meeting of February 10, 2009
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asked if they looked at that. Kauffman said yes but in that
situation they felt parking there would not be functional for
the bank and the client has requested that they try to keep
the area north of the church open for other purposes.
Schutt noted west of the church is not really an option due
to slopes and utilities and north of the church also has slope
issues and Kauffman said yes. Schutt asked about east of
the bank and Kauffman said there may be some parking
availability there but that would have to be discussed with
the bank's representative.
PUBLIC HEARING Joel Hausen, 536 Parkway Drive stated he wasn't able to
attend the work session but he is concerned with the added
traffic coming to the bank and he suggested that a left-hand
turn signal be added to the signal at the intersection of
Northridge Drive and Highway 93.
Pastor Luke Knoll - Cornerstone Community Church, stated
he is representing the church. He said they inherited this
building and now it needs a lot of repairs so they thought
why not sell a piece of this property and then they could
improve not only the building but their parking lot, curb
appeal, etc. The bike path really limits them a great deal for
improvements to the east. Most of the parking in this area is
only used by the church on Sunday, Wednesday evenings
and possibly Saturday evenings in the future. If they change
the parking and the congregation has to park at the back of
the church they will lose all of the spots on the east in order
to make it wide enough to access that area. In addition it will
limit the church's future plans to build a gymnasium or
community center and would cause problems for elderly
people who are dropped off in front of the church for services.
Pastor Knoll said with the added improvements to the
building, paving and the additional landscaping it will be nice
and hopefully that will be enough. He added in looking at the
parking across the highway the vehicles are not shielded very
well and all he is asking is to be treated the same.
Mendius asked if the bike path and berm is an impediment
to having adequate space for parking and Knoll said adding
the berm moved the parking even closer to the building so
with the bike path the only way to extend the landscaping is
if the path is taken out. Mendius asked Knoll if he was
satisfied with the parking plan as proposed and Knoll said he
is satisfied with the proposed plan vs. moving the parking
north or trying to put parking on the steep grade to the west.
Knoll added he doesn't want to spend the church's money to
move the bike path either when they need their funds to
remodel the inside of the church.
Hinchey said he still doesn't like the parking design and
suggested ways he thought would improve the layout.
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Clark asked for clarification on the shared parking with the
bank and although Knoll didn't feel the bank parking would
overflow to the east parking area Clark felt the bank
employees would park in that area. Clark said the berm
solution was the best way to remedy the visibility of the
parking area.
David Mitchell, representing Valley Bank said they had a
road on the east side of the bank at one point to get access to
the drive -through and talking to planning they changed the
design. To the south of this site the funeral home has no
greenbelt so what they tried to do with this design is create a
heavy landscaped area right on the corner in front of the
bank and then taper the landscaping away as you go north.
After the bank the highway drops down severely and you
really can't see too much of the church and the parking lot.
Mitchell said a resolution may be to put a couple courses of a
retaining wall, some bushes behind the wall and then
dropping off into a berm so there could be about 3-1/2 feet
to hide the parking area which would make the parking lot
more attractive. Mitchell said the parking requirement for the
bank is 30 spaces and he described the location of those
spaces including the employee parking which will not be
along the eastern parking area.
No one else wished to speak and the public hearing was
closed.
MOTION
Hull moved and Williamson seconded a motion to adopt
staff reports KZC-09-01 & KPUD-08-03 as findings of fact
and recommend to the Kalispell City Council that the zoning
for approximately 3 acres of the property be changed to B-1,
Neighborhood Buffer district and that the PUD for
Cornerstone Community Church be approved subject to the
10 conditions listed in the staff report.
BOARD DISCUSSION
Hinchey said the issue is the discrepancy between the
appearance of the parking areas on the west side of the
highway and what is currently on the east. Hinchey said it
seems to him he doesn't notice the parking to the east and
asked if it has a bigger greenbelt? Jentz said they spent a
lot of time working with the church, since last spring on
this project. What you see right now on the west side is an
open area with a building, and what you don't see is the
trees and landscaping. It looks exactly like the east side did
before it was developed. The berm on the east side is high
enough to block the headlights and bumpers but not totally
sight obscuring.
Jentz said in the discussions about this development staff
pushed them as hard as they could to find places for the
landscaping and parking. There is an existing church which
limits what they can do so staff couldn't ask for a
duplication of the east side because there wasn't the room.
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However, Jentz added when the board sees it when it is all
completed it will pull together really well. Having a higher
berm in front of the bank is a priority because keeping
those headlights away from Highway 93 is important.
MOTION - ADD CONDITION
Clark moved and Hinchey seconded a motion to add
# 11
condition # 11 that would prohibit bank parking in the
easterly parking area, along Highway 93. In addition
signage is required that reads "Church Parking Only".
BOARD DISCUSSION
There was discussion on the parking requirements for the
church and the bank. Conrad said the church is meeting
their minimum with the 71 parking spaces and the bank
needs a bit less than 1/2 of that amount. The bank has
parking to the south of the bank and parking south of the
church between the church and the bank, which will be
plenty.
Jentz said he thinks this is a good compromise and the
bank's representative said they can live with that condition.
ROLL CALL - ADD
The motion passed on a roll call vote of 4 in favor and 2
CONDITION # 11
opposed.
BOARD DISCUSSION
Williamson said he is in the position of designing parking
lots and he is not frustrated with the applicant because he
sees some difficult design challenges, mostly because of the
existing building and he thinks they have done what they
can to carry the trend across the highway. To try and
relocate some of the parking the board has heard from the
developer's representative why they can't do that and in
Williamson's experience what they are saying makes sense.
This is a good layout for the property and for that reason
Williamson can support it as is.
Clark said under the circumstances this is a good layout
and with the amendment he will support the project.
Hull said they are not allowed the sign logo along the
highway yet other businesses have signs facing the
highway. Jentz noted those other businesses were part of
the hospital PUD.
Conrad said he wanted to address the comment made by
Mr. Hausen regarding the need for a left -turn signal at the
intersection of Northridge Drive and Highway 93 North.
MDT is already planning to install left -turn signals at that
intersection by this summer.
ROLL CALL - ORIGINAL
The motion passed, as amended, on a roll call vote of 5 in
MOTION
favor and 1 opposed.
Kalispell City Planning Board
Minutes of the meeting of February 10, 2009
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KALISPELL WEST GROWTH A request by the city of Kalispell to amend the Kalispell
POLICY AMENDMENT Growth Policy 2020 by generally expanding the boundaries
of the Growth Policy map west using Church Drive as the
northern boundary, Two Mile Drive as the southern
boundary, Farm to Market Road as the western boundary
and using the existing city limit boundary and the Stillwater
River as the eastern boundary.
The Growth Policy amendment is intended to give broad
policy direction to growth in this area should property
owners wish to annex to the city. The policy anticipates the
extension of urban services including sewer and water into
this area over time and is designed to give guidance to this
associated growth.
STAFF REPORT KGPA-09-01 Tom Jentz, representing the Kalispell Planning Department
reviewed staff report KGPA-09-01 for the board.
Jentz reviewed the history of this amendment and public
meetings including the planning board work sessions, West
Valley Community Open House meetings, and meetings
with the West Valley and Riverdale Land Use Advisory
Committees, the West Valley School Board, large property
owners in the area and the gravel industry.
Jentz said this planning process has been generally well -
received. He pointed out this plan has no affect on property
owners who may want to develop their land and choose not
to annex into the city. Those owners would then work with
Flathead County. If however they choose to annex into
Kalispell this would be the guiding document.
Jentz continued during the meetings and work sessions,
staff received 3 comments: What happens around gravel
pits? Jentz said the gravel industry will for all practical
purposes not come into the city and cannot be forcibly
annexed into the city. There would however be a buffer
around the gravel pits which is described in the growth
policy amendment. Secondly, an issue came up that we
missed some of the gravel pits on our map which will be
added into our inventory. And finally, the board received
copies of a petition that indicates that if Rose Crossing is
extended in the future it should not connect with Rhodes
Draw through their subdivision.
Jentz said therefore 2 amendments should be considered by
the board; to modify the Growth Policy Map by adding the
known gravel pits and secondly to show the extension of
Rose Crossing westerly to West Valley Drive as a solid line
with an arrow pointing westerly to Farm to Market Road
denoting the extension of Rose Crossing but not specifying a
specific alignment.
Staff recommends that the Kalispell City Planning Board
Kalispell City Planning Board
Minutes of the meeting of February 10, 2009
Page 7 of 3
and Zoning Commission take public comment, make any
changes they feel appropriate and should, by resolution
resolve to recommend the Kalispell West Growth Policy
Amendment to the City Council for final action and
adoption.
BOARD DISCUSSION
None.
APPLICANT/CONSULTANT
None.
PUBLIC HEARING
Harry Brown - 589 Church Drive said according to the
description of the amendment it states that Church Drive
will be the northern boundary of the growth policy. However
the boundary does not follow Church Drive and in fact
deviates and goes right through his house and bisects the
County's Harvest View Subdivision. Jentz explained the
location for the board and said it would be appropriate for
the board to amend the northern boundary to follow the
exact route of Church Drive.
MOTION
Clark moved and Hinchey seconded a motion to adopt
Resolution KGPA-09-01 and recommend that the Kalispell
West Growth Policy Amendment be forward to the City
Council for final action and adoption.
BOARD DISCUSSION
None.
MOTION - GRAVEL PITS &
Williamson moved and Hinchey seconded a motion to
ROSE CROSSING
amend the Kalispell West Growth Policy Amendment Map to
EXTENSION
include all known gravel pits as of this date; and to change
the future extension of Rose Crossing to shown as a solid
line westerly to West Valley Drive and adding an arrow
pointing west that indicates the actual alignment for
extension beyond West Valley Drive is yet to be determined
until development in the area occurs.
ROLL CALL - GRAVEL PITS
The motion passed unanimously on a roll call vote.
MOTION - CHURCH DRIVE
Hull moved and Hinchey seconded a motion to amend the
BOUNDARY
Kalispell West Growth Policy Amendment Map to follow the
exact location of Church Drive for the northern boundary.
BOARD DISCUSSION
Schutt noted part of the reason they chose that boundary
between West Valley Drive and Farm to Market Road is they
were trying to avoid some of the issues they have had in the
past where a road is built to County standards on one side
of the road and to City standards including the road, curb,
gutter, sidewalks, etc. when development occurs on the
opposite side of the road. He added that is also the reason
the west boundary was selected. Schutt asked the other
board members if we are setting ourselves up for that same
issue in the future.
Kalispell City Planning Board
Minutes of the meeting of February 10, 2009
Page 8 of 3
Jentz said this plan would not preclude the County side of a
road from being developed as a City street. The growth
policy map will not impact the level the road is built to if
development occurs along the road. Jentz added the second
reason why the boundary was chosen is it is also the
boundary for the Kalispell Transportation Plan which was
also the recommendation by the County Commissioners. In
addition it is also the boundary for Kalispell's Public Works
Facilities Plan and the Parks & Recreation Master Plan.
However, Jentz felt this amendment was appropriate and
would clearly define the boundary.
Hinchey felt the amendment was appropriate and Clark
concurred.
ROLL CALL - CHURCH
The motion passed on a roll call vote of 5 in favor and 1
DRIVE BOUNDARY
opposed.
ROLL CALL - ORIGINAL
The original motion, as amended, passed unanimously on a
MOTION
roll call vote.
OLD BUSINESS:
None.
NEW BUSINESS:
Conrad and Jentz reviewed the projects for the next
planning board meeting for the board.
Hull suggested that the pre-release center hearing be
scheduled first on the agenda and the other projects be
scheduled to start at 8:00 p.m. Jentz agreed the center
should be first on the agenda but added there is a
community meeting regarding the center on February 26th,
at 7:00 p.m., located at 2282 US Highway 93 South (the
proposed location of the facility). In addition, the
business/property owners in this area have been contacted
by the company to inform them of the facility and answer
any questions, which has been very well -received. Jentz
thought since the information on the center will have had a
good deal of exposure before the public hearing it may not
be necessary to schedule the other agenda items at 8:00
p.m.
ADJOURNMENT
The meeting adjourned at approximately 8:30 p.m.
BNSF (CORE)
Immediately following the regular meeting a work session
REDEVELOPMENT PLAN
was held on the following item:
1. BNSF (Core) Revitalization Plan
NEXT MEETING
A work session of the Kalispell City Planning Board and
Zoning Commission is scheduled for February 24, 2009, at
7:00 p.m. in the Kalispell City Council Chambers located at
201 1st Avenue East in Kalispell. The tentative agenda will
include:
Kalispell City Planning Board
Minutes of the meeting of February 10, 2009
Page 9 of 3
1. An update on the status of the proposed Pre -Release
Center.
2. Hockaday Museum of Art PUD
3. Kalispell City Zoning Ordinance Update.
The next regular meeting of the Kalispell City Planning
Board and Zoning Commission is scheduled for Tuesday,
March 10, 2009, at 7:00 p.m. in the Kalispell City
Council Chambers located at 201 First Avenue East in
Kalispell.
/s/ Bryan H. Schutt
Bryan H. Schutt
President
APPROVED as submitted: 03/ 10/09
/ s / Michelle Anderson
Michelle Anderson
Recording Secretary
Kalispell City Planning Board
Minutes of the meeting of February 10, 2009
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