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