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Planning Board Minutes - August 8, 2006KALISPELL CITY PLANNING BOARD & ZONING CMMSSIN LUTES OF REGULAR MEETING AUGUST 8, 2006 CALL TO ORDER AND ROLL The regular meeting the KahspeU City a. mg Board and CALL Zoning C � s n was coed to order at 7:00 p.m, Board members present were: 'timothy Norton, rick HuH, Bryan Schutt, Robyn Balcom, Kari Gabnel and. Bob Albert. John. Hini y had an excused absence. Sean Conrad and Tom Jentz represented the Kalispell Planning Department. 'there were approximately 30 people in the audience. APPROVAL OF NOINUTES Schutt moved and Balcom seconded a motion to approve the minutes of the July 11, 2006 regular planning board meeting. The motion passed unanimously n a roll call vote. HEAR THE PUBLIC No onewished to speak. WESTVIEW BUSINESS A reqiaest from Medical arts Pharmacy of KahspeH, LTD, t CENTER # - re -subdivide two msting lots within Westview Business PRELIAGNARY PLAT Center into three r lots. The proposed lots would range m Size from 21,900 square feet to 31,800 square feet. The two existing lots are zoned B -2, General Business, and are located on the now side of W stview Park Plaice. sT"F REPORT KPP-06-07 Sean Conrad, representing the Kalispell Planning Department presented Sty Report KPP-06-07 for the Board. Conrad stated that in July 2004 the City Council approved the Westview Business Center, a 5 lot commercial subdivision zoned -2. The owners of lots 2 & 3 are now requesting to further subdivide those lots tang 2 commercial lots and making theme. 3 commercial lots. Access is off of Westview Park Place which is a city maintained street, built to City standards off of Meridian Road. Staff is recommending that the Kalispell City Plan=g Board adopt staff report KPP-06-07 as findings f fact and recommend to the Kalispell City Council that the prehminary plat of W stview Business Center, #2 be approved subject t the 9 conditions listed in the staff report. QtMSTIONS BY THE Norton asked for the purpose of the one foot no access strip BOAR noted in Condition #5. Conrad said the Public Works Department wanted to limit the access onto M r a. Road and trans the access for all of the lots onto W st i w Park Place. "' CANT GENCUES I Christine Romm r m w.."" TD & H, stated they have no issues with .ny of the conditions .s ut requested a clarification Condition which is the dead and trees in the Kalispell City, Planning Board Minutes of the meefin g oftAugust 8.( Page Io' boulevard shall be replaced and the boulevard shall reseeded. They have talked with. the Parks Department and:: who stated they have the option if they h to have the Parks Department plant the trees and reseed the boulevard after the development is complete, R mmrirn provided the board with a memo l'r rn the Parks Department explaftu'ng the program. She requested that they have the option to either use this program or do the reseeding and planting themselves. AU of the utilities and paving has been complete. and there are no other issues. PUBLIC HEARING No one wished to speak and the public hean'ng was closed. MOTION Schutt moved an'dbabriel seconded , motion to adopt stad report KPP-06-07 as mings of fact and recommend to the Kalispell City Council that the preliminary plat of Westview Business Gunter, #2 be approved subject to the 9 conditions listed in the staff report. BOARD DISCUSSION Hull asked if the developer would be required to bond for the reseeding and replanting work* Conrad said the developers would have the option to either plant the boulevard or pay the Parks Department to do the work r" r to submittal of the f al plat. Norton not that Condition #6 does not provide a timeframe., Conrad said. that Condition #6 would have to b reset before submittal of the final plat. Balcom thought it should stated that wav iz the ndition. MOTION Malcom moved and Albert seconded a motion that Condition amended to rea.d, "for to final plat the dead and yMtrees M theboulevard fronting thelots shad be replaced and the boulevard shall be seeded in accordance +��i3standards Kalispell and Recreation Department. ROLL CALL The motion passed unanimously on a roll call vote. ROLL CALL — ORIGINAL The motion, as amended, passed unanimously on a roll all MOTION vote} ATUM CREEK - A request from Lee and Linda Hershberger for annexation, ANNEXATION, initial mn,, preliminary plat and conditional use pe=it .RE IbUNARY PLAT & approval of Autumn Creek on an 8.619 acre propertv. The CONDITIONAL USE PERMT owners are requesting annexation ation into the City of Kalispell with the R- (Single Family Residential) zoning district, The owners are also requesting prelimi ary plat approval t create 20 lots 1.6 single fly lots and 4 townhouse lots) ran Ong in size From 5,660 square Feet to 13,900 squariefeet and a conditional use permit to allow the 4 townhouse lots within the requested -2 zoning district.. Kai ispel I Gty P I ann Mg Board Minutes of the reeding of .august 8. 200 Page 2'2 STAFF REPORT'S KA- 6- Sean Conrad, representing the Kalispell Plarmmg 5, KP- -& KCU- 06- Department presented. Staff ` Reports KA-o --0 , KP-o 07 KCU-06-07 for the Board. Conrad stated that the applicants are requesting annexation and im'tW zonm* g of R-2 , a. Suburban Residential Zoning District. That zoruffig district is single family residential with a ' ' u lot size of 9,,600square feet. The Kahl ell Groff Policy 2020 designates this property as well a surrounding ro ertie to the north and south as Urban Residential. Conrad noted the subdivision has been heard by the planning board twice before. A public hear'ng was held. i September 2005 and at that firne the concerns s were density, that the subdivision was out of character with the area., and safety and access at the intersection of Hathaway Lane and US Highway 2 West. The planning board recommended approval which failed on a vote of 2-2. Autumn creek then went to city council in October of 2005 and city council denied the subdivision based on seHous and unmitigated safety hazards on US Highway 2 West. In light of the approach on Highway 2 a secondwy approach was needed to offer future residents a safe way out of the subdivision, an the Mternal road system contained a cul-de-sac which exceeded the e ty's boo foot maximurn lend standard. Conrad said that since that time the owners have co ne back with. a. 20 lot subdivision, which would include 16 single 'amity residences and 4 touqihouse lots. They have also done a detailed floodplain study along the western side of the property. Conrad reviewed the impacts of the bypass which is near the property In relation to noise and decibel el levels. He noted that mitigation is reqlaired for the decibel levels of lots 5 6 � which are adjacent acer t to the bypass. This includes placing the garages towards the rear of the property to allow a buffer between the Tars and the residence, and to notify the future property owners that they need to utilize sound �t.gatinconstruction standards. Conrad. noted that the Public Works Department i recommending that Hathaway Lane be improved to city standards from the center line of the roadwav over to the subdivision. In addition, the Flathead County Road Superintendent has also requested that Hathaway Lane be idene l to a 2 foot wide driving surface v+ .th shoulders at the intersection with US Highway 2 West. Conrad stated that the MDT was contacted and provided a letter that states due to the relatively small number of lots in the subdivision and. the tow daily tamps that the subdivision would create, they don't .feel that any mitigation is necessary Kallspeil City Planning Board Minutes of the 3-naming of A ugust 8, ? Page 3 cif'2 at the mtersectio . of Hathaway Lane and US Highway 2 West. Regarding the conditional use pest request for the townhouse lots within the subdivision Conrad noted that the townhouse lots were on'ginally located on the eastern side o the subdivision adjacent to the bypass ared the developer has since moved them to -the Mterior of the subdivision to reduce' the amount of density along the bypass and to move them closer to the park area. Conrad added that staff ` is recommending that the townhouse nts incorporate some design features so that they are not garage door orientated. Staff`' is recornmending that the Kalispell City . a nm' g Board adopt staff report KA-06-07 as findings of fact and recommend to the Kalispell City Council that the M' Itia zoning for this property upon annexation be R-2 as proposed. Staff is recommending that the Kalispell city harm* g Board adopt staff report KP-o - o as .cgs of fact and recommend to the KaLispell City Council that the prep=nab plat of A t nm Creek Subdivision be approved subject to the 22 conditions in the staff report, including approval of the variance request. Staffs recomm n ng that the Kahspell City Planning Board adopt staff report KCU-06-07 as findings of fact and recommend to the Kalispell City Council that the condit o iv use permit be approved subject to the, 3 conditions listed in the staff report. 0ARD DISCUSSION Hull asked about the variance for the cul-de-sac length. Conrad said that they are requesting a variance from the cul- de-sac lend limit of boo feet{ The proposed length is 680. feet and both the Public Works Department and the Fire Department did not have any problem with the additional length. AplicANTSAGENCY Mike Fraser, TD & H stated the subdivision started with a density of 27 lots, they recently s brm'tted an application o � 21 units an after further consultation with, staff the proposals is noiv at 20 iinits. There is concern about the gauge door perspective so they onented 2 lots on each street differently to provide a better feel and perspective. Fraser noted the con c m over traffic and the ar ance. H noted the definition of sheet length is somewhat vague as to where yoti measure it from which e explained for the board. The Fire Department and Public Works supported the increased length of the cul-de-sac. Fraser reviewed the land use surrounding this proposaJ and added he felt that the subdivision as revised fits more with Kalispell Oty Planning Board Minutes of the meeting of August S., 2006 Page 4 of ? the character or the area, It is anticipated M the Groff Policy that this area vfll eventually come Mto the city and the extension of grater sewer into this subdivision W'11 � make the utilities available for other properties currently o � septic systems and individual wells. Fraser noted that the staff report recommends improving 30 feet or Hathaway away ale to city standards and they wiH work with the Public Works staff on the floodplain and wetlands issues dunng the design process. The county is asking that o feet of Hathaway Calve be increased in width to 24 feet with shoulders an 3 bask slopes which would be a ;Significant improvement to this portion of the road.. Any offer road improvements would be funded dough SI 's and other � developments as they occur so t.e entire road would e ent a Ry be improved to city standards. HuR asked if the developer is agreeing to widen the road ali the way out to Highway 2 west. Fraser said that they are agreeing to Widen the 30feet of road along the subdivision, as recommended y Public Works and agreeing to widen Hathaway Lane 150 feet to the intersection of Highway 2 West, as recommended y the County, and he added there will e a section in between which wiH not be improved. Balcom said the park is not large enough to be a city park and who would maintain it. Fraser noted that the staff report recommends the creation of a homeowner's association to mamtam the walking path and the park} All of the owners will be members of the association and WiR pay a small annual assessment. Conrad noted for the record the letter from Ronald and Brenda Profitt and their concerns were the impacts that 20 residences would have on vehicular traffic at the intersection of US Highway 2 West and Hathaway Lane, ------------ UBC HEARING Mark Noland, 4 & 8 Hathaway ay Lane stated that he sees the work that has gone into this property and he thinks that the Hersh er er's have gore overboard in trying to make it work. Noland said that he has a plan for his property because of the potential in having the aster and sewer coming to his home and if they don't take advantage of getting the sewer and waiter under the bypass now it will cost a. lot more later. He has paid thousands s of dollars .ars to have his septic rebuilt over the course of 18 years and he talked to some of his neighbors who have said the same thing and noted that some .'t have the room for a pumped raised septic system, Noland thought the park aspect was nice to offer and the Hersh er er's have met most of the neighbors concerns. He said that he is in favor of the subdivision. Norton stated for the record that letters ire. support. o � Autumn Creek were included in the staff report from. Mark � Kalispell City Plarming Board i nutes of the meet] ng of August 8, Page 5 of Kathy Noland, Ede & Debra Mueh and Steven Few ass. Lee Hershrer, owner of this propel stated that they have tried to reach out to the community and address the issues as they were presented the last time that they went through thds process. He realizes the #I issue is traffic on the road and they have agreed to the completion of the requested rmro er .ents. No second egress is being proposed because there is no available space. As other properties are developed in the area a second, egress wiH e e tuaU e ava a le. Hersh er er noted having sewer available will rake a difference for the wetlands and aU of the homes out there In the course of time. They hope they are meeting the standards of the City of Kafis efl and fit in with the Groff Policy for the area. Larry Parsons said he was on the fence. He owns IS acres on Hathaway Lane and some ad inm'g property with this proposal. He has opposed the project in the past strictly on the traffic and safety issues. Parsons said that the ersh erger's have a. beautiful plan but his eencem is that without a traffic light at the bottom of Hartt MR, it is another Stillwater and Reserve waiting to happen and he doesn't rant to see that happen at any expense. Parsons continued e is positively affected by this development because he has had property for sale here for 2 years and he can't get anyone to look at it because of the proposed bypass. He sees the decibel level from the bypass as being a big problem too. He also owns the 6 acres down the road from this proposal aid he would like to max=`e his value out of that property m one way or the other. What is needed is to go through t Two Mlle Drive for a second access but he understands that the Hers erger's probably don't have the money to acquire property to punch it through. Parson continued that he ernailed the city council members sang that he would like to build a state-of-the-art equipment dealership those 6 acres, employee 20 des, create a showcase commercial development, and increase the city"s tax base# He received one response and asieaJly the council member said t caime down to there being no way the city and county would come together to provide the road t "s. Parsons noted he is not going to go through a k7y lord effort to try and do it; he would rather sell and move. Parsons said that he is for the new plan but ghat was not addressed was the end of Hathaway Lame there is nocul-de-sac and people use his field to tum around in. There will be a lot of people who will pass this subdivision and hit that dead end and he would like to see something done about them using his property, He asked that more consideration be given to Lyle Bartlett Mth aJI the traffic going up and down next to his house and yard now. Also on lets he didn't see any provision for sound reduction r abatement ent where the are within a e -ple 100 Kalispell Clity Planning Board M -R nutcs of the meeting of August 8, 21 W Pag feet of the bypass. Parsons said that he appreciates what the Hersh erger's have done and he prays that he gets his job done but hopes no one gets wed to get it done, Lyle Bartlett - 33 Hathaway Large stated that his property adjoins oin this property on 2 sides. Regarding the cud -de -sac he met Mr. Crowley from Public Works and the book states maximum lend boo feet* It is not ambiguous, it *s 600 feet. t ever goes so far as to state this Is to be measured from the center lie of the intersection of the center point of the cul- de-sac, Measuring this cul-de-sac it comes out to 680 plus and in his nu*nd that is not a rr mor variation. You pay those people good money to come up with good guidelines to guide you on in your decisions on programs and if they are going to e totally ignored it seems facetious. The second point and more critical is the cul-de-sac comes onto Hathaway Lane. Hathaway Lane is defined as a lane for a good reason, it is not ati street or a road, and it goes nowhere and is a -de- sae. You can't put a city cul-de-sac onto another cul-de-sac, which is what this is doing, There is no outlet from the road except out onto Highway 2 West. Carol Coffins, , 19 Hathaway Lane state. that she heard t said that the first eoneem was density and from al.. the meetings that she attended the eoncem was never density or the character of the area., it was mentioned briefly but the rain concern was the access canto the highway. That is her concern. Cotes noted the proposed 20 fainifies in this subdivision are too many for that intersection. It is a 45 mph zone with oars and trucks coming downhill, traffic going out of town from the other direction it is very fast, faster than 4 5 mph. With the increased tree From this subdivision and the possible development of another 40 acres there would be too many families adding to the traffic or the road. Collins tWnks that the road issue tihould be addressed now before this is approved because it is reaUy dangerous. Collins continued that as fay- as comparing them to Greenbriar, Greer r*ar feeds out onto a 25 mph Two Mile Drive which is nowhere rear as. . much traffic as (g ray 2 West_ Coln .mooted a county subdivision that was approved halfway up Hartt 14M that will feed out on to the highway, The people conu*ng out of that subdivision can't see the ears coring down Hartt Hill until those ears peek over that hill so if they are half way out on the road they wiH have to really ly gun it to make it down in time for the togging Lek that will e corm..ng down bead then . Cons added the MDT people made a mistake on that one are.d could make a. mistake on this one. Collins said that they need another way out of there now rather than later after someone gets kilned. Collins said there are only 10 houses on that road now and she has waited a full 5 rninutes to get onto the highway, Kalispell Citv Planning . (yard Minutes of the meeting of August 8, 2006 Page 7 o Nancy Rose, 1483 US Highway 2 West stated that they bought their property there M 1973. It was busy then and it s busier now. Rose said that her concern is the traffic. Everything that Ms. Cotes said s accurate as far as the traffic situation goes. Another conoem M this plan is the wetland appears to be drawn into the project map as if it is a part of that property. A wetland isn't a part of anyone's property it is an area set aside in perpetuity for the purpose of wetlands and is to be protected. Rose said that the proposal. Will not only have a park and a recreational trail beside the wed ands but to put a couple of the townhouses next to the park is a mistake because of health and sur va. Issues. REBUTTAL Fraser reviewed the lend of the cul-de-sac and noted they felt that a longer cul-de-sac was better plan � g and a better use of the land than the other options. Regardm' g the wetlands they � e a perpetual open space: and. W1 ro de the animals with the same area as -they have now. In relation to people tumm'g around on .fir. Parsons' property Fraser suggested that a cul-de-sac wo an option but a sign could be placed on the road to nosy drivers that Hathaway Lane was a dead end and another sign could serve to gul the traffic into Autu= Creek. MOTION - ANNEXATION Schutt moved and Balcom seconded a motion to adopt staff report KA-06-07 as f ndffigs of fact and recommend to the Kafispell City council that the initial zonmg for this property upon annexation be R-2 as proposed. BOARD DISCUSSION Schutt asked, how many lots were initiafly proposed. Conrad. said. 27. Schutt said that this planning board has discussed the need for a grid.d.ed street system. Given the routing of the bypass where can Hathaway go, or will it always be a dead end. Conrad said that there is no easernent that he is aware of but in the future between the dead end of Hathaway Lane and Two Mile r r e there are 2-3 lots and if they were ever to core into the city to request initial zoning and a subdivision a request for additional R W could he included on their propel to make a future connection. between Hathaway and Two Mile Drive. Schutt said that this reinforces why the board stresses the goal of a madded street system, aicom said the hot button issue is the traffic and het the board would. have no influence on those issues It would be up to MDT. Norton suggested the board could require the applicant to bring all of Hathaway Lane up to city standards. d.s. alcom noted that the applicant would not have the ability to require the instaUatio . of a traffic light or that another safoty measure be put in place at the intersection of Hathaway Lane and US Highway 2. Balcom said that this looks like a good project but when it comes to traffic it could be a dean killer* Balcom said she is not sure whether she can support this project of not. Kalispell City Planning Board M in u ws of i he meedr g of August* 06 Page 8 f 24 Norton said it is a very difficult situation because they are creating a subdivision that is on a city street that is accessed. y a county road that accesses onto a. state highway which is contxoUed by MDT. MDT did a traffic study which stated that this subdivision will -not affect ect Highway 2 and they would not recommend any changes. However, there is a letter from the county Road Superintendent who states that Hathaway Lane, M' order to handle the additional 270 trips should be improved to urban standards 150 feet from Highway 2, and staff is recommended 30feet of Hathaway Lane be brought up to urban standards and agrees with the recommendation of the County Road Superintendent. Schutt said that the condition, of Hathaway is one separate issue and Hathaway intersecting Highway 2 is the larger issue. G . cl asked if there aTe any em*sting residences on this property and Conrad said none. Gabriel asked who does or does not have to hook up to city services when It is av"able to other property owners} Conrad said that when city sewer is run to a property when adjacent properties are utilizing septic systems if the system should fall and they are within 300 feet of a sewer Vie, unless the cost is 3 times to hook up to the sewer line rather than rebuilding the septic system, they would have to hook up to the sewer liner Gabriel asked how far the services will have to run to get to this development. Conrad said. 30feet from the Greenbriar subdivision, the cast of which is paid by the developer, Ga r. el said that she likes the layout of the subdivision but wondered who would wart to I've in lots 5 & 6 because of the location of the bypass. She asked how mangy feet of roadway between the subdivision and the highway Nvould zot be p roved and Conrad said approximately 'boo feet which will be improved in the future through are. S1 , Gabriel asked i there was any attempt made by the applicant to contact any of the Propertv owners between this development and Two Mile Drive and Conrad said that he didn't know. Gabriel said that council had a hard time with this proposal the last time and she knows they will say that the density, safety, and no second egress are still issues. Gabriel noted that she Is struggling with supporting the project because of those iss esF Albert said that he has issues with the traffic concerns but as stated these issues are controlled by MDT, There are 3 governments controlling the road systems, the city, county and state which will be difficult. Albert noted that he does have, an issue with the variance to the lend Df the cul-de- sac. He added if it says 600 -fe t it should man 600 feet and not 680 feet. Kalispell City PlanningBoard M inutes of the meeting 4 August x . 2 00 Page 9 of 24 Hull said last time he was in favor of this pro f ect and he has not changed his o im'o . He doesn't see any war that MDT would put in a light at the bottom of Hatt Hill to serve an additional 20 homes. Schutt said to him the lend of the cul-de-sac is not a huge va a xce# Schutt said that they can either forward the project wt a positive recommendation ation o reject it its entirety o try to find some sort of middle ground if they think that 20 lots would generate a lot of traffic mare l l would be ett r- al.com asked if the wetlands issue was addressed adequately for Mrs. Rose. Hull said that the wetland does belong to the propel owners but the Army Corp of Engineers is very strict as to what can happen m or near a estabhshed wetland a. ea. He added with this particular creek Dairy Gold was fined over $5 million for pofluting it. HuU said a floodplain is another ..er control where you cannot bid in a floodplain, not even a road. Jentz said that it is perfectly normal to have wetlands show up M the common area. The eo cem would be if wetlands sowed up in individual lots. It is private property and continues to be managed as r�.vate property and as a common area. Jentz noted that the oo foot rule for the cul-de-sac lend was used to discourage the rampant use of cul-de-sacs. The city would prefer through streets going from point A to point but with the bypass that road system can't o through so i ends with a cul-de-sac and then it becomes a question of what would be the best use of land in this situation. The Fire Departmerit felt that the longer cul-de-sac was better than having a deep lot that they would have problems accessing. Norton didn't agree with having only parts of Hathaway Lane improved and not the entire road but realized it would be a undue burden to the developer to improve the whole roadway mto the subdivision especially since he has the expense of bringing sewer and water in. Noon noted that he thought the dead end road sign idea from Mr, Fraser was an excellent idea to reduce the number of vehicles turning around on Mr. Parsons' property,, Norton said that he voted in favor of this project before however, traffi.c is his major concern. He this they are making a mistake to allow another 270 tamps onto the highway. ROLL CALL - ANNEXATION The motion was denied on a roll call vote of 3 to 3. MOTION - vARUNCE Hull moved and Albert seconded a motion to approve the REQUEST variance request for the len� of the cul-de-sac. ROLL CALL I The motion passed unanimously on a roll call vote. Kalispell City Planning Board Minutes of the meeting of grus -8,2006 Page 10 of 2 MOTION - PRELIMNARY Schutt moved and Balcom seconded a motion to adopt staff PLAN` - AUTUbM CREEK report KP" "" 10 as findings of fact and reconnnend to the SUIBSION Kalispefl Cif council that thtzk preliminary plat of Autumn Creek Subdivision approved subject to the 22 conditions in the staff report, including approval of the a ianc request. BOARD DISCUSSION None. ROLL CALL - The motion passed unanimously on a roH caU vote. PRELIPMARY PLAT MOTION - C N MNAL Schutt moved and . a c m seconded a. motion to adopt staff USE PEST - AU' UA' report KCU-06-07 as findings of fact and recommend to the CREEK Kalispell City Council that the conditional use m t be approved subject to the 3 � ions listed in the staff repot BOARD DISCUSSION Gabriel said that t shedoesn't have any problem with townhouses and she likes the moray they fit into the subdivision. Schutt agreed that he doesn't like to see 40 townhouses laid out hke a cookie cutter and to spn'nklethem in is a lot better. Norton suggested liminating the 2 - 2 unit townhouses t help alleviate some of the traffic. The boarddidn't think it would significant enough to eliminatethem. ROLL CALL The motion passed unanimously on a roll call vote. THE obis - A request from The Meadows, Inc. for annexation, initial � ANNEXATION N & PLANNED zoning and plannedunit development U forle UNIT DEVELOPMENT Meadows on a 14,65 acre property. The owner is requesting � annexation into the City of Kalispell with the R- (Two Family Residential) iLni t ct. The owner is also requesting a. PUD zoning di tiict on the propel to allow 138 condominium units with approdmat l = 6.7 acres of open space, a 4,000 squarefoot clubhouse and a. mile of sidewalks and trails within the ` space. The propel is currently zoned County SAS and is located on the south side of Four Mile Drive approximately feet west of the � intersection. of Now Haver, Drive and. Four Mile Drive. STAFF RERTS - KA- - Sean Conrad, rc .ting the Kalispell la m'n - 6-Departmentpresented Sty Reports KA- --V , K U,�- - ` the Board. Cara.d noted that the property is located on the south side f Four Mile Dri7,ire just west of the intersection f Four Mile and North Ha = n Drive. The property is about 14.6 acres in size and is currently SAG- , a, suburban agricultural district in the county. The r p rtv owners are Lesuesti� Kalispell City Planning Board Minutes the mWing of August. 9, 21.006 Page I I of 1.4 y R- zo�g, a Two F�1 s dential D* trict 'th a rmnimum lot size of 6,000 square e feet. The permitted uses include single famflv and duplex units. Conrad re n ew ed the general land use c .aracter'stics in the irnmediate area. The Kalispell Groff Policy 2020 designates this land. as Urban Residential which is defined as anticipating -12 dweffings units per acre and the R-4 would be consistent with that land use designation: Conrad stated the owners are requesting a planned unit development to construct 19 mull -fly buildings that would mow 138 condon=`um urnts on this 14.6 acre site, The roads w.ffiin the PUD would be private and there would e approximately 6.2 acres of =gate . open space which would include a clubhouse, putting green, a tray) system and ide calk connectivity between all of the units. They have proposed, in the northeast coiner of the property, a retention pond that would be fenced and landscaped which is adjacent to Four Mile Drive, The Pubic Works Dement commented that along this propertys frontage on Four Mile Drlre the road w. have to be improved to city urban standards. The sidewalks will be adjacent to the curb and they are not proposing boulevards but they do have an adequate amount of open space and trail systems connecting all of the umks. Conrad said in this immediate area just south of this PIED is the North Haven Subdivision, a 20-30 year old subdivIsion in the county. Several of the neighbors had concerns with the .eight of the buildings and visual impacts. The residential districts in Kalispell, R-2, R-3 or R-4 allow a nam'n rn .eight of 35 feet; Given the size of these multi -family buildings planmng staff is reconnmending that the building height at the southern property line not exceed 25 feet in order to rmffigate impacts to neighboring properties to the south and tier view -shed to the north. Staff does not feel that this is unreasonable. There was also a. lot of concern about the intersection of Highway 93 and Four Mile Drive and a Traffic Impact Study was completed. The stud' gives an estimate of the number of vehicle trips per day this 138 condoms ium PUD would generate at full build out - 840. It also states that the intersection of Highway 93 and Four Mile Drive is already at a level of service F for the left turn movement en.t as you go left onto Four Mile Drive .from Highway 93. level of service F is the worst that it gets for any kind of road or intersection. The Highway Department was contacted and the local office was sent a copy of the Traffic Impact Study and their recommendation was that the owners submit a. System Impact Analysis for their review of the ,proposed traffic that would be generated by this development. Conrad noted the comments were received by the neighborhood and there were concerns about the condominium snits being rented dailv or Kalispell City Planning Board N4 mutes of the meeting of August 8, A2100 Page we ekly. Conrad noted in the Kos eU residential zones you can rent units but they have to be on a month to month basis. A day/weekly rental would be considered a hotel/motel and they are only allowed within the business zorung dist6cts. Staff is recommence that the Kalispell City Plarnaing Board adopt staff report KA - -- 8 as fmdm'gsof fact and recommend to the Kalispell City Council that the initial � zoning for this propel upon annexation be R- , Two Fly Residential as proposer. Staff is recommending that the Kalispell City Planning Board adopt staff report KPUD-06-04 as findings of fact an recommend to the Kahspell City Council. that the Planned Umt Development for The Mea .ow;E>- be approved subject to the 23 conditions lister in the staff report. BO ARD DISCUSSION Balcom said the traffic study was completer in May and the `all season soccer and. footbaU creates a higher level o traffic on that road. Conrad said, he thought the high season was m the s r g, Conrad said the Study notes the manual traffic counts were conducted at the intersections on May 3 and May 10 & 11. He ated what he felt could be concluded from the study is here are refmite y issues at the Four Mile Drive/Highway 93 intersection ur'n , at the very least, the .r. * peak hours* Obviously adding tWs amount of trade that this development, if approved, would generate i g0mg to make an impact at that intersection. APPLICANTS/ AGENCIES Presentations on The Meadows were given the following: consultants: ts: Bruce Lutz, Sltesea e Associates, Mark Johnson, Project Architect, and Brett Walcheek, 48 North Engineer'n, Mark Bancale, Professional Traffic Engineer, with. W G Group reviewed the Trade Impact Study. He said they did mannal intersection traffic counts from. 7.-00 to :oo a.mz and from : o o to : oo p.m. which is the time period that the site would be generating the most traffic. The counts were conducted in May of this year, intentionally .un'n the time when soccer season was in session. They recorded approximately .5oo more vehicles on Four .mile r've in the afternoon peak hour than they did in the morning n peak hour. The vast majority of those could be attributed to the activity z on the soccer fields. a .ea e noted that the counts were also condticted during the time when the Flathead Community ity College was in session, which is located just across Highway 93, as well as the local public schools, It was therefore, mi a time when overall traffic conditions were at the busiest. The e,�stin peak hour traffic volumes were identified and projected to the year 2009 which is the design year selected for this r) eot. Kai ispell City Piano i Board Minutes the Meeting of August S, 2006 Page 13 o In order to get a picture of what the traffic will look hke in 2009 they looked back over the last 8-10 years of traffic groom on Highway 93. MDT keeps records of traffic volumes at a location just now of Four Mile Drive and they reviewed that data which identified a groom rate of approximately .5% per year. 'They there used that rate to project forward the 3 years Mto the future to get an idea of ghat traffic wiR look like in 2009 without this subdivision. The 4.5% per year s probably on the him side because It also takes into account the amval of several big box stores just north of this location. a .oa e continued they then had a picture of what the conditions were going to be in the future if this development proposal doesn't move forward. Then they analyzed that both at the intersection of North. Haven Drive and Four Mile Drive,, as well as at the intersection of Highway 93 and Four Mile Drive. At North Haven Drive operations are really very good and there are no traffic issues there in terms of capacity, safety or delay* At Highway 93 Now they identified n er the em*sting conditions that in the a.m. it works pretty well, in the a Termer when all of the ball field traffic s taking place there is already a delay that would qua as a level o service F for the northbound left tum. In the mature there will e a worse level of service F because traffic volumes vd11 grow and as they grow delays increase. He noted that the southbound left t m will bed to become a problem as well for the same reasons. alcom said the Trip Generation. Manual was used t estimate the number of trips that Will be generated by this development. It was approximately 67 trips in the momin peak hour and 78 trips In the evening peak hour* That analysis sa.id that at the 2 site r'veways, as well as at North Haven Drive operations will be very good. Then at the intersection of Highway 93 and Four Mile Drive obviously if they are at a level of service F without this development that doesn't go array by adding more traffic. The so-uthbound left turn isn't goy..ng to see any site traffic and therefore will not become worse but the northbound left turn will see a increase in delay. The solution to this left turning problem of of Highway 93 is very easy to identify and probably easy to implement. He said probably because it requires the cooperation of MDT, which obviously they have no control over. He has worked with MDT on a lot of projects over the last several years a.d he feels that they would be Willing to discuss this intersection with the hoard and particiIP ate in a. solution. The solution s simply to add protected left turn phasing to the traffic signal - green arrows. The traffic signal has all the equipment -there to do that With a. couple exceptions, which would be easy to engineer and to add, should MDT agree. What MDT would typIca.11y want to do would e to gait until the problem is clear and obvious an then come forward with a solution rather than saving this Kalispell City} Planning Board Minutes of the i eeb ng of August 8, 2006 Page 14 € f ? traffic st says there is going to be a problem let's jump out there now and ffix it. By adding the green arrows you would have to take that time in the green cycle away from some other phase therefore some other traffic suffers. anca.le noted the Systems Impact Analysis that MDT has mdicated they would Ike to have on this project is their way of saying give us the traffic report and let us have a chance to rnmn. it. The traffic report already y exists and would not be a significant undertaking to make extra copies and send it to them. Their review time is typically several. weeks. The left t in phasing on Highway 3 and Four Mile Drive is the only traffic mitigation that is identified i the report. BOARD DISCUSSION Balcom noted that the days of the traffic survey were Wednesday and Thursday both weeks. Her experience is that the weekend, particularly Saturday is a banner day at Kis ort. Balcom said that she realized that this traffic is not the owner's problem It is a Kidsport problem but to her when you are looking at the traffic all of the traffic has to be considered and that concerns her. anca. e said that the counts were done on week days which is standard practice for a Traffic Impact Study for a. residential development because residential developments generate the bulk of their concentration of traffic dun'ng the a.m. and p.m. rush .our. Lutz added that one thing that hasn't been mentioned is that when the State Lands propel is developed, which is going to be in the fairly ,wear future, a new alignment `or Four Mile Drive is going to go out to Stillwater n' e. This alignment wiH provide an alternative route. Lutz notes that the reason, the PUD was chosen was manly to achieve the multiple connections with the units; An R- allows for duplexes but does not allow for anything beyond duplexes, AU of the i `rastr c-ture for the project, as well as most of the road improvements and the club house will be achieved ri g the first phase of the development. It will be about a 5 year phase and the final phase will be the part of the project that is adjacent to the North Haven development. ment. Lutz said that the densitv of this ro eot is right around nine .nits per acre, which is well within the 3. 2 range that is designated in the Groff Policy. Lutz concluded by saying that they concur with all of the conditions. Norton reviewed the letters from the following neighbors: John King, Dare & Cary Heskett, Steven & Elsie Johnson, 1 Lorraine &- Charles Win ar , Jew GiRies., and Steve Loren ___Lfrom. DNRC. Kalispell. City Planning Board M inures; of the meeting of August 8, 2006 Page 15 of 2 Norton added the majority of the letters were opposed to the project,, PUBLIC HEARING ---._.................. John King - 134 Now Haven Drive stated that he is a Est this project until there are some things that the developers can rates. He is a developer and he ha's eax e . to o the things right but donut o them a. the moray - get out and get your money quick and go on to the next deal. He hopes this tearn does everything fight for the people the area,, for the people who purchase this propel, a.d for the people of Kalispell. King said the big issue for him is the traffic issue. He has lived on North Haven Dave for 15 years and haven the vacant property M front of his home was a luxury but now they are teffing him that 840 eta people are going up and down that road . He also was in support and his wife was on the board of Ki s ort. This year traffic was backers up at the light on Thursday and Friday rights aU the way to their subdivision.. This mornirig 3 people went to the hospital due to an accident at this ixterseto,. There is a need for another tum arrow on the other site of the light. King suggested that the entire goad be improved to city standards instead of 400 feet with the future developments proposed tearm'g up the road several. tries. King continued that his house wfll sit right next to one of the buildings and is concerned that they wiH use the fuU 25 feet of height allowed. King feels that Brace Lutz wifl do a quality job with the landscaping because he has seen his work but he hopes that the height for his neighbors to the west will be good because they have quality residents and the higher those buildings are the more value they xvill lose in their homes. Now Haven is a nice subdivision with many view r lots and they paid for those lots and to have a. developer take them away isn't right. He said as he looks at the development there are 15 acres of level ground and the development can o into that quite easily. He hopes that if this is approved by the city that the city makes the developer toe the e. Holly Jean. Larson, 8 11" ' 2 - thavenue WN stated the reason that she is approaching the podium is two fold.. First of all she received a phone call from an elderly friend who asked her to support this project for her because shewasn't able to attend the meeting herself The woman is apprommately 80 years old and she has many lady friends who are widowed and live in singe family homes and are looking for ail es such as this before they go into a home where they can have a wonderful quality of life and not have to worry about maintenance. Larson said that the second reason she 's here is she does design work for a couple of businesses, TK Builders and Desert Mountain ve W re, and they have had some projects over the last year that were low maintenance townhomes - The Granary Ridge, and some duplexes In south Kalispell. When working with the people who have Kalispell its Planning Board Minutes Of the meeting of August , 2006 Page 16 of 24 invested M these homes she hears clay in and day out that it is so rice to have quality homes living environments with no maintenance. Larson said she hopes the board -votes in favor of The Meadows development. David Palmer, 122 Now Havren Drive stated that the Traffic Study was the most important Wig, Fall would be a better time to run a. traffic study. In the sprig there is spn'ng select which is a few teams who have their games there but in the fall they have the high school squads, JV squads, 0 fall rec, everybody is there and there all the time, Palmer said that they are hoping to bring the state tournament ent to Kidsport which is $2-3 million into the city and the traffic would be incredible, Getting the infrastructure first - turn signals and all o t .at co ld. e big deal. H has a problem nth rnmg the condos into rentals. s. He understands that is host condos work but he prefers ownership and some kind of tight leash would have to be put on people who rent by the month. Dan Heskett - 129 Now Haven Drive stated that he would encourage the city to not look at this one isolated -project and to understand the impact on the neighborhood, but to look at the entire surrounding area.. As it was pointed out there are lots of plans pendinglT=ediately west of Kidsports, and he would encourage the city to look more long term, big picture rather than piece -meal, one project at a time, Roger Noble - 130 North Haven Drive stated he has a number of issues starting with the zoning change* They are going from a SAG- 10 to an RA which is a quantum leap. North Haven there are 30 omits, Sunset View subdivision has 16 omits, and The Greenery has 24 units so that is a total o o units on 30 acres, That equates to about 2-2 units per acre. The project is 9.4 um'ts per acre which s -5 times as much,, Also there are other subdivisions going into this area all the time. It is not compatible with the adjacent land use and is not consistent with the x stin environmental and integrity of this area. Noble continued regarding the traffic it was mentioned that there would be are additional 840 trips* This will be 2 times as many trips from 3 the size of the amount of developed area. Noble added that is 6 des what is going out there right now which is a huge impact. Noble said that he hard a comment made that it is not the owner`s problem but it is the owner's Problem and if the board approves this subdivision they have the possibility to require them to get a loft turn signal both onto Highway 9 3 and of of Four Mile Drove. Noble suggested that be a condition of approval. Noble said there is only one ingress and egress to this &7%,re .o ment, This property is M the county and they are asking for annexation into the city. if thgv were at a. Flathead County Plannina Board they would have to havie a r maii�, Kalispell its 'Planning Board Minutes off'* the mimicg of August 8, 2006 Page 17 f and a seconder emergency access. fn the ,ter the snow btows out of the north and Four Mile Dave runs east West and that road drifts in. With 138 additional omits that wih be o new people in that area who won't have ernergency services. Noble said they are proposing to put a storm water detention pond in the northeast comer of this facility and they c,�ffl it a retention pond. A detention pond wiff actuaffy filtrate the water and a retention pond holds the water. There is going to e a lot of storm grater Doff that occurs in Aril and May and it is going to get worse m June. This area was underwater in the sprig of 1997. There is no way a retention pond wiH work in this area because there is a r a.dy standing water. Noble noted that the boaTd has -the capability to require an elevation level - they did that VAth Waterford d e y-e o met that is adjacent to this site - and with a development on Big Mounter where they actually made tern lower their height elevation so that the neighbor's view shed would be protected. Noble said that based on the safety, traffic and engineering issues he recornmends that the planning board deny this subdivision. Jew Dillies - I 10 North Haver, Dive stated he appreciated the assistance that he received from Sean Conrad at the planning office and also thanked the owner for corning to meet with the neighborhood. Gilhes said the density level should be reduced. Gil es noted that on Four Mile Drive he has seer,. the soccer events and the traffic is horrendous. Gilles recommended they ask the ci ty to take Four Mile Drive in that area and bring the highway up to appropriate specifications of width to accommodate the trade. If they do allow parking the road shod be wide enough to accommodate parking curb -to - curb, one side or the other or both, Dillies has asked the over to go to the city and request the area be designated as a no parking zone between the roadway, the grass strip and the chap.n link fence of Kidsport. As their own team said there are several more developments planned for this area and the board needs to be looking at the future development of this co mur t x He is in Opposition of the PUD because of the structure of Four Mile Drive and the density level. G lhs said he would like to address the traffic survey. The traffic was done in the middle of the week, Wednesday/ Thursday. and didn't take into consideration the big events. As a condition for this project the indicator is it can be easily mitigated by a left turn arrow. That would serve everybody in this community and he supports his neighbor Roger Noble it recommending this as a condition.. Dillies said that he des the project it is very well designed but it just needs some refining. He asked the board to consider the letters from the neighborhood. Good project, could be better. Kalispell City Plarining Board M mutes of the meving 4 august & 20M pape18 of 2 7 Darren Cogar, 1545 Trumble Creek Road said they need to have places for the elderly to stay M this community. Most people who live in this galley do not live here year round and they want to have a place that is r ainter an e-free. Cogar coaches at Yddsport and he knows what the traffic is Vie. On Wednesday and Thursday i 's as busy if not busier than Saturday. Cogar said that it sounds to him like they are putting Kidsport's parking and traffic problems s on this developer. Maybe Msrt should be looked at as far as arl. g. 'mere is going to be additional developments where the rest of this land will get developed and something will have to be done but he doesn't feel that a charge in the light .t .dour Mile ,r'e and Highway 93 should be placed on this developer when they rho not have any control over it. They S could pert 70 houses on this propertv or they can put the i condos an and he would much rather see condos than 70 .douses, which he feels would cause more of are U'naot El sa .a Morton., 127 ,fort. Haven Drive stated her neighbors all had very valid points and she agrees with therm,. When the owner came to tj.r home, introduced himself and showed therm the project she appreciated that he came. Morton said that she likes the project and if these points which were presented this s evening could be worked out they would have a fme addition. She likes this project better than several ores were everybody does their own thing. She sees the need for single ladies to have a nice place to live and a wonderful view. She understands that they are the ones who are most meted by ffiis because of the height and she was told that the height would be taken care of. Morton said that the traffic and other things need to be worked out and acted that the board sill look at the whole picture heease that s what makes Kalispell a great place to live. MOTION - ANNEXATION Schutt moved and Balcom seconded a motion to adopt staff report KA-06-08 as md r g:� of fact and recoramend to the Kalispell ell City Council that the initial zoning for this property upon vexation be R- , Two Family Residential as proposed. -7 BOA DISCUSSION Hull said that he has a. number of problems with this project. t is a dead end road until they punch through to Stillwater Road. He was out there today and the traffic was backed up from. Meridian Road to the DNRC offices. The solution may be to put in a. left turn arrow but it may mean even more delays on Highway 93. The project eetdoesn't seem 'very Kalispell -like but seems more appropriate for Whitefish. The owners are proposing private roads which he hash"t hea-rd o before in Kalispell. Hull said the design of the buildings is exactly what the board ,has been s png that they do not � wart with garages In the froTit and the front door e ng down a long corridor in the back* He is not comfortable with this proposal. iipol city Plannitig Board Mits of the mine of August 8, ?o 'age 19 o Ba c r. noted that she appreciates Ham."s comments but she doesn't think that Whitefish has the comer on good or bad prof ects * She des the project and appreciates the design effort that has been put into it. Balcom said that she appreciates the fact that the owner went to the neighbors and are considering their view 'n the proposal. Gabriel stated this is her neighborhood and she kao s the people who are speaking in opposition and she understands exactly what they are sang. She lives M Northridge and this is exactly what happened when the field directly west of her went away. Gabriel said that one of the things the council requests is infffl and this is i .ffl1. The posifives are ffie people who will be attracted to this type of ling arrangement are going to need good medical cage and it is very close to the hospital. RA is consistent with the ity's Groff Policy and they have designed a complex where they have aHowed for a lot of green space, It is important that their m'tention is not to block the views of their -neighbors. he fact that Four Mile Drive will be isnproved with curb gutter and sidewalk to city standards is a definite plus. Gabriel said that she likes the look of the buildings because they are not your ty icaHr box style, cheap living quarters and that the architects and developer have presented a quality project. Ga fiel sa'd what she is struggling With is the vehicle Lrips adding to what is already an awful intersection and anything that they can do to work with MDR" to change that has to happen. It is inevitable that this area is going to be developed. Gabriel said the pluses are outweighing the minuses except for the safety issue and that has to get fixed. alcom asked if they could require the developers to get a green arrow at the intersection and add that to the conditions. Conrad said they could make that recommendation but it would be dffficu t because it is out o the city's jurisdiction. The intersection is maintained and controlled by the MDR'. Conrad added that there is a. condition that requires a Systems Impact Analysis. Schutt said that given that they are seeing a service level F currently wouldn't that get them close to needing the turn a ow. Conrad said he would presume so but it is up to MDT. Schutt asked if full improvements were being made to Four Mlle Dave as it fronts this project. Conrad said yes but just the soiath side of the road. Brett Wal chec ., 48 North. Engineering stated that he talked to Public Works and they decided to Belay improvements to Four Mile Drive instead they wH do an. SID when the other development occurs. Kajispell City Planning Ord Minutes of the, meeting of August , 006 Page Schutt said that he agrees with Gabn*el that this is a positive inff project. The city has asked developers to put their projects onto major roads and hook up to sewer and grater and this project would meet that request. Schutt said that it s a dense project and is m no way compatible with the f -2 countcountv zoning fi=ediately south but it s a different t property in a different jurisdiction. Schutt said that with North Haven subdivision being built 30 yew ago with septic systems it can not be compatible with a. project on city sewer that has 9 or 10 units per acre. As they look at both traffic and impacts on neighbors those fs,%es can be addressed tbro g i a reduction M density. Albert said that the developers have done a good job on their presentation. it is high density but density is increasing north of town. The traffic issues are not something that they can control from tie board. Norton. asked Conrad abort the SID for Four Mile Drive e and Conrad said they can confirm the discussion with. the Public Works Department rment and address it at the council level with a subsequent memo expan`n'ng what took place after the staff report was completes and un' ng the public hearing. Conrad noted that they could also consider dindit t waive the Might to protest a. future Siff, Norton thought it may be appropn4ate to include the S D condition so that -they are not worrying about the future upgrade of the roads as more development occurs. Jentz said yes there are other projects out there and they will carry the burden of: putting more traffic on W s road. There is a proposal to take .dour Mile Drive to the Reserve connector road which is currently funded. It would take the road from Stillwater to Co tco and provides a moray out of Four Mile r. e* 'here is an entire grid of streets going north. and south proposed for this neighborhood which wife play out M the net 60 - 90 days. The real solution for Four Mile Dave is the SI . The dilernma With are SID is that Soo can protest and stop it and a 1 city residents in the affected area, would e required to kick � , Norton asked about the letter from Steve Lorch, DNRC that addresses the now half of Four Mile Drive never being properly platted. Jentz noted the road continues to be used but DNRC claims that the roaddoesn't exist because se it has never been pad'd for. Jentz suggested that the cit "s legal office is sorting this out. The same issue exists with the B.P.A. Power casement. Hull named the dead end roads s near this propose, development and added this is the problem when they do not have ids or another way out of the system which, comes back to haunt the city, Hull said that the problem. with . the SID is that the developers will not be paying anything it will Kalispell City Planning Board Minutes f the meeting of August8w'2006 Page 21 of 214 be the people burg the property and the neighbors and t case of, "the bad news there is a development coming in next door and the worse news is that you have to pay for the upgrades." ROLL CALL - ANNEXATION The r odor passed on a roll call vote of 5 �r� favor and opposed.. MOTION — THE OWS Schutt move. and Baleom seconded motion to adopt staff PLANNED UNIT report KPUD-06-04 as findings of fact and recommend to the DEVELOPMENT Kahsp ell City Council that the Planned Unit Development for The Meadows be approved subject to the 23 conditions listed in the sty` report. MOTION N — ADD CONDITION Schutt moved and. Norton seconded a motion to add #2 - SIOD Condition #24 to waive the n' ght of protest for an SI « BOARD DISCUSSION General discussion was held regarding an SID. R L ► CALL — ADD The motion passed on a r H call vote of 5 in favor and CONDITION #2 - SID opposed. MOTION - ADD CONDITION Schutt moved aL. m seconded a motion to amend 25 - 6" MAXIBWM HEIGHT condition #5 to reduce the m��.0 .eight feet " buildings , 1 { 8, & _/ e the n. the view J shed. BOARDSCUSS ON ale m asked if these were the units that were to be . �I with. a ridge height wit of 21 Feet. � Gabn'el asked if there was n gin report that would m ie to what height would obstruct the view. Her guess is it was covered y sin -king the ufld s, Lutz said that the situation in the back of the site is the ridge height proposed on -two of the back units is 21 feet and they can achieve an 18 foot ridge height on the smaller unit. Lutz said to keep in mind that the slope continues to rise so there s sortie advantage there. Lutz said that 16 is better the 2 but they felt that 2 1 and 18 was a workable ridge height. Schutt asked if they could have 2 stories n . ridge height of -+ 6 feet. Lutz said it would take some severe re -grading. Schutt suggested that it woold be easier for the board if the developers rov e fmfished, flood' elevations and road grades for their packets, Further discussion was held. regarding the men .m tit. Conrad suggested the board consider amending condition # 5 which speaks to the building heights instead of adding a new condition. Kalispeli City Planning Board Minutes of the meeting of Augmst 8, 200 Page f 24 'PtCOLL CALL - AMD The motion famed on a roll calf. Grote of 2 l r and 4 CONDMON 5 2pposed. BOARD DISCUSSION Gabriel asked if there was a way to rephrase the condition vAtho t putting a number on it., Schutt said by stating single story that was the direction tion that he wanted d it to go. K.r �.g that you would get the view shed benefits and knowing that there would be a small reduction in density. MOTION - AMD C NDMN Gabriel moved and Balcom seconded a motion to amend #5 - 2 111 MAXIMUM HEIGHT Condition #5 to reduce the maximum height to 21 feet for buildings 8, 17, 8, & 19. ROLL CALL The motion passed unanimously on a roll caH Note. BOARD DISCUSSION There was discussion regarding the need for a left tum arrow at the intersection of Highway 93 and Four Mile Drive and what the board could do to either make this a condition of approval or persuadeMDT to consider this u'ur vement. MOTION - LLTTER TO MDT Norton moved and Ga rl 'l seconded a motion to prepare a letter to MDT, mn'th the assistance staff, requesting that this �r t rs ction be studied for the lr creasy' of traffic from this development and the other developments proposed along `our Mfle Drive. R LL cALL - LETTER TO The motion passed on a roll call vote of 5 in favor and l MDT opposed. BOARD DISCUSSION Gabriel asked if the detention pond needs to be there. Jentz noted that it is the low part of the property and storm water is an issue that has to be dealt with and the pond is the solution r d by the ngmr for this project. Gabriel is anticipating discussion JR .F. the pond i..i. the City council level anticipating and that either alternative methods be considered r additional support for the current € l tion be presented t the council. Norton said that he has seen projects wherethe detention pond is utilized as a water feature and i � incorporated into the landscaping of the project. Jent { suggested that the board could condition the r , ct t prevent are open. surface pord in this location. because of safety or aesthetics. 'hen the developer would have to come up with another design. Gabriel asked who handles the upkeep and Jentz said it d�d p would be the homeowner's association. Gabriel l asked if they would be 100% rentals. Norton said that the R-4 only allows I �/ rentals a month by month basis. Jentz said that it was 2 f presented to sty as a condomirfium project for sale and they could live there or rent it but rent it only by the month. �F5 F '*here was further discussion regarding the traffic situation and the board -d felt that equi ng the waiver of protest for an. SID and sending,.the letter to MDT was the most that LhSv Kalispell City Planning Board M i nutes of the meeting of August 8. 2006 Page could do without making it a condition of approval which they didn't feel was fair to the developer. ROLL CALL - ORIGINAL The moton passed on a roll call vote o in favor and MOTION opposed. OLD BUsENESSS * None. NEW BUSMESSO The Board considered the request to move the September la g board meeting to Tuesday, September 19th M order for staff to attend the annual Montana Association o Planners e tin in Chico Hot Springs. MOTION Norton moved and Hut seconded a motion to move the September Kahspell City Planning Board meeting to Tuesday, September 19, 20. ROLL CALL The motion passed . nanimsly on a roU caU vote, NEW BUSINESS Norton suggested that the councii minutesbe included M the C N packet s1...F that they can track theprojects they g forward. Norton noted that he felt it was important for the board to be present at the council meetings that involve the growth. o ..e' amendments, impact fees, and other" issues so that the council understands the board's position on these issues. Hull requested a copy of the Traffic Study that was required for Glacier High School. Staff will send copies to the board. Norton suggested that due to the late hour the work session on the amendments to the SubdAtision Regulations postponed, The board agreed. Je tz noted that the board may have to start meeting twice a. month to discuss the amendments to the Subdivision: Regulations and added that city council has also directed the planning board to begin researching Transferclr c t Right s . ADJOURNMENT The meeting was adjoumed at approximately l . 10 p.m. The next rear meek of the Kalispell City Plannmg Board and Zoning Commission will be held on Tuesday, September 19, 2006. Timothy Noon President Michelle Anderson Recording Secretary APPROVED as submitted/corrected: / /06 Kalispell City Plarming Board Minutes of the meeting of August} Page 2