Planning Board Minutes - August 8, 2006KALISPELL CITY PLANNENG BOA & ZONING COMMSSI N
bUTM ES OF REGULAR ING
AUGUST 8, 2006
CALL TO OBE AND ROLL
The regular meeting of the Kalrs e l City Planning Board and
CALL
Zoning Coninussion was called to order at :00 p.m. Board
members present were. Timothy Norton, Rick Hull, Bryan
Schutt, Robyn yn alcom, Kari Gabriel Bob Albert. John
Hinchey had are excused absence. Sean Con-rad and Tom
Jentz represented. the Kalispell Planning Department. 'mere
were approximately 30 people in the audience.
APPROVAL OF AHNTES
Schutt moved ed and Balcorne on e a motion to approve the
minutes of the July 11, 2006 regular planning g beard
1
meeting.
The motion passed unanimously on a roll call Vote.
HEAR THE PUBLIC
No one wished to speak.
WESTVIEW BUSINESS
A request from. Medical Arts Pharmacy cy of Kalispell, LTD, o
CENTER #2 -
re -subdivide two em*sting lots within Westview Business
PRELIbMqARY PLAT
Center into tree lots. The proposed lots wouldrage in 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 north side of West iew lark Place.
STAFF REPORT K.P- -
Seam Conrad., representing the Kalispell Planning
Department presented Staff Report KPP-06-07 for the Board.
Conrad stated that in July 2004 the City Council approved.
the We tvie cr Business Center, a 5 lot commercial
subdivision zone -2 . The owners of lots 2 & 3 are no
requesting to further subdivide these lots taking 2
con-nnercial lots and making them 3 commercial lots. Access
is off of Westview Park Place which 1s a. city maintained
nta
street, built to city standards off of Meridian a .
Staff" is recommending din that the Kalispell City Planning Board
adopt staff report KPP-06-07 as findingsf fact and
recommend to the Kalispell City Council that t.he prehininary
plat of Wetiew Business Center, #2 be approved subject to
1 ..F
the conditions listed in the staff report.
QUESTIONS BY THE
Norton asked ` r the purpose of the one foot no access tr i
BOA
noted in Condition . Conraad said the Public Works
Department ent wanted to limit the access onto Meridian Road
and transfer the access for all of the lots onto Westview Park
Place.
APPLICANT/ AGENCIES
Christine e Rom erelr TD & H, stated they have no issue
with any of the conditions .t requested a clarification of
Condition 46 whichis the dead and dig trees in the
Kafispell City Planning Board
Minutes of the meeting f August 8. ?00
Page I of 1.4
boulevard shall be replaced and the boulevard shall be
reseeded. They have talked with the arks Department and
who stated they have the option if they chose to have the
Parks Department plant the trees and reseed the boulevard
after the development is complete. Rom r im provided the
board with a memo from the Parks Department explaining
the program. She reqiiested that they have the option to
either use this program or do the reseeding and planting
themselves. A. of the utilities and paving has been
completed and there are no other issues.
PUBLIC HEARING
No one wished to speak and the public .ear g was closed.
MOTION
Schutt moved and Gabriel seconded a motion to adopt staff
report K -o -o` as fmd.i gs of fact and recommend to the
Kalispell City Council that the preliminary plait of Westview
Business Center, #2 be approved subject to the 9 conditions
listed M the staff report.
BOARD ISC SS N
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 nor to submittal of
the final plat.
Norton noted that Condition #6 does not provide a.
timeframe. Conrad said that Condition #6 would have to be
reset before submittal of the final plat. Balcom thought it
should be stated that way in the condition.
MOTION
Balcom moved. and Albert seconded a motion that Condition
#6 be amended to read, "for to find plat the dead and
dying trees l the boulevard fronting the lots shall be
replaced and the boulevard shall be seeded in accordance
with the design standards and policies of the Kalispell Parks
and Recreation do e artment. "
ROLL CALL
The motion passed unanimously on a roll caf. vote.
BOLT,. CALL - ORIGINAL
The motion, as amended, gassed unanimously a ell call
MIN
vote.
IITUPM CREEK -
A request from Lee and Linda Hershberger for annexation,
ANNEXATION,
initial zoning, preliminary plat and conditional use permit
RELIAMARY PLAT &
approval of Autumn Creek on an s.69 acre property. The
CONDITIONAL USE PERMIT
ovmers are requesting annexation into the City of Kalispell.
with the R-2 (Single Farmdy Residential) district. The
owners are also requesting preliminary plat approval to
create 2 lots (16single family lots and tovmhous lots)
ranging in size from 5,660 square feet to 13,900 square feet
and a conditional use permit to allow the 4 townhouse lots
within this requested 2 zoningdistrict.
-C-1 1 I spel I C1 ty P I a n 1 r, g Board
Minutes of the meeting August S. 200
Page 2- of 24
STAFF ,REPORTS KA- - Sealy Cora , representing the Kalis e . Planning
07.1 KPP- -1 & KCU- 6- Department presented Staff Reports KA- -- ` , KPP-06-10 &
07 KCU-06-07 for the Board}
Conrad stated that the applicants are requesting annexation
and gal ors. of R-2 , a Suburban n Residential Zoning
District. That zo=g district is single famfly residential with
a r i num lot size of 9,600 square feet, The Kalispell
Groves Policy 2020 designates this property as weR as
surrounding properties to the north and south as Urban
Residential.
Conrad noted the subdivision has been heard by the
planning board twice before. A public hearm'g was held M
September 2005 and at that time the concerns 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 serious and unmitigated
safety hazards on U S Highway 2 West. In light of the
approach on Hi a y 2 a. secondary approach was needed to
offer future residents a safe way out of the subdivision, and
the internal road system contained a cul-de-sac which
exceeded the ci.ty's boo foot maximum lend standard..
Conrad said that since that time the owners hers have come back
with a. 20 lot subdivision., which would include 16 single
family residences and 4 townhouse lots. They have also done
a detailed flood lain study along the western side of the
property.
Conrad reviewed the p acts of the bypass which is near the
propel in relation to noise and decibel levels. He noted that
mitigation is required for the decibel levels of lots 5 & 6,
which are adjacent to the bypass. This includes placing the
garages towards the rear of the property to allow a buffer
between the bass and the residence, and to notify the
future property owners that they need to utilize sound
n'ti ating construction. standards.
Conrad noted that the Public forks Department is
recommending that Hathaway Lane be improved to city
standards from the center line of the roadway over to the
subdivision. n addition, the Flathead County Road
Superintendent dent has also requested that Hathaway Lane be
widened to a 24 foot wide driving surface with shoulders at
the intersection with US Highway 2 West}
Conrad stated that the MDR' was contacted and provided a
.letter that states due to the relatively small number of lots in
the subdivision and the low daily trips that the subdivision
would create, they don't feel that any mitigation s necessary
....... . .. ... .............. .. .. ... ...................
K ll peii City Planning Board
Minutes of the ineeting of August 8, 21006
oe 3 cif`
at the intersection of Hathaway Lane and U S Highway 2
West.
Regarding the conditional use perrmt request for the
townhouse lots within the subdivision Conrad noted that the
townhouse lots were origina .y located on the eastern side of
the subdivision ad aeent to the bypass and the developer has
since moved them to the interior 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 units incorporate some
design features so that they are not garage door orientated.
Staff is recommending that the Kalispell City Plan g Board
adopt staff report KA-06-07 as fmdi .gs of fact and
recommend to the KahspeR City Council that the flit .al
zoning for this propel upon annexation be R-2 as
proposed.
Staff is recommending ding that the Kalispell City Planm*ng Board
adopt staff report KPP-0 -o as find a gs of fact and
recommend to the Kalispell City Council that the preliminary
plat of Autumn Creek Subdivision be approved subject eet to the
22 conditions in the staff report, including approval of the
variance request,
Staff is recommending that the Kalispell City Planning Board
adopt staff report KCU-06-07 as findings of fact and
recommend to the Kalispe . City Council that the conditional
use permit be approved subject to the 3 conditions listed in
the staff report.
BOARD 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.
APPLICANTS/AGENCIES Mike Fraser, TD & H stated the subdivision started with a
density of 27 lots, they recently submitted an application of
21 units and after further consultation with staff the
proposals is now at 20 units. There is concern about the
garage clog perspective so they oriented 2 lots on each street
differently to provide a better feel and perspective.
Fraser noted the eoncem over traffic and the variance. He
noted the definition of street length is somewhat vague as to
where you measure it from which he explained for the board.
The Fire Department and Public works supported the
increased length of the cul-de-sac.
Fraser reviewed the lard use surrounding this proposal and
added he felt that the subdivision as revised fits more with
Kaiispell City Planning Board
Minutes of the meeting of August 8, 200
Page 4 of 2
the character of the area. It is anticipated in the Groff
Policy that this area wiH eventually .ly come into the city and
the extension of water & sewer into this subdivision will
make the utffities available for other properties currently on
septic systems and individual wells.
Fraser noted that the staff report recommends improving 30
feet of Hathaway Larne to city standards and they will work
with the Public Works staff on the flood lain and wetlands
issues dun'n the design process. The county is asks that
5o feet of Hathaway Lair e be increased 'n W1 � � feet
with shoulders and 3 back slopes which would be a
significant improvement to this portion of the road. Any other
road improvements would be funded through Slr 's and other
developments as they occur so the entire road would
ever tuaUy be improved to city standards.
Hull asked if the developer is agreeing; to widen the road all
the way out to Highway 2 direst. Fraser said that they are
agreeing to widen the 30feet of road along the subdivision,
as recommended by Public Works and agreeing to widen
Hathaway Larne 150 Feet to the M' tersectior of Highway way 2
West, as recommended by the County, and he added there
will be 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
m am aiwalkingthe a� 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 . rofitt and their con cems were the impacts that 20
residences would have on vehiculax traffic at the intersection
of US Highway 2 crest and Hathaway Lane.
PUBLIC HEARING Mark Noland, 4 & 8 Hathaway Larne stated that he sees the
work that has gone into this property and he thinks that the
r ershberger's have gone overboard in trying to make it work.
Noland said that he has a plan for his propel because of
the potential in having the crater and surer coming to his
home and if they don't take advantage of getting the suer
and waiter under the buss now it wiU cost a lot more later-.
He has paid thousands of dollars to have his septic rebuilt
over the course of 18 Fears and he talked to some of his
neighbors who have said the same thing and noted that
some don't have the room for a pumped rased septic system.
Noland thought the park aspect was nice to offer and the
ershberger'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 in support of
Autumn Creek were included in the staff report from Mark
Kalispell City Planning Board
.rout s o f the meeting of A ugust 8}
Page 5 of '24
Kathy Noland, Edwin & Zebra M eh and Steven Fewlass.
Lee Hershberger, owner of this property 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
this process. He realizes the # 1 issue is traffic on the road
and they have agreed to the completion of the requested
in ro ements. No second egress is bem' g proposed because
there is no affable space. As other properties are developer
in the area a. second egress w.fl eventuaUy be available.
ershberger noted having serer available wiH make a.
difference for the wetlands and all of the homes out there in
the course of time. They hope they are meeting the standards
of the City of Kalispell and fit in with the Growth Policy for
the area.
Larry Parsons said he was on the fence. He owns 15 acres on
Hathaway Lane and some adjoining property with this
proposal. He has opposed the project in the past strictly o
the traffic and sa'ety issues. Parsons said that the
Hershberger's have a beautiful plan but his co .cem is that
without a traffic light at the bottom of Hartt Hill, it is another
Stillwater and Reserve waiting to happen and he doesn't
tram to see that happen at any expense. Parsons continued
he is positively affected by this development because he has
had propert for sale there 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
and he would like to max=`ze his value out of that property
in one way or the other. What is needed is to go through to
Two Mile Drive for a second access but he understands that
the Hershberger's probably don't have the money to acquire
property to poach it through.
Parson continued that he emailed the city council member
saying that he would like to build a state-of-the-art
equipment dealership on those 6 acres, employee 20 - 50
families, create a showcase commercial development, and
increase the city's tax base. He received one response and
basically the council member said it came dovm to there
being no way the city and county would come together to
provide the road to do this. Parsons motel he is not going to
go through a Bucky Wolford 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 addresser was the end of Hathaway
Lane there is no cul-de-sac and people use his Feld to tm
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 clone about therm using his property. He asked
that more consideration be g* en to Lyle a.rdett with. all the
traffic going up and down next to his house and yard. now,
Also on lots I - 4 he didn't see any provision for sound
reduction r abatement where they are within a couple 100
Kalispell City planning Board
Minutes of the meeting of August 8, 2W6
'age 6 of 24
feet of the bypass. 'arsons said. that he appreciates what the
Hers er er'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 rune stated that his property
adjoins this propel on 2 sides. Regarding the cud -de -sac
he met Mr. Crowley from Pubhc Works and the book states
maximum length 600 feet. It is not am i uous, it is boo feet.
It even goes so far as to state this is to be measured from the
center lire 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 its mind that is not a rumor variation. You pay these
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 de -sac comes onto Hathaway ,a e.
Hathaway away rune is defined as a lane for a good reason, it is
not a street or a road, and it goes nowhere and is a cul-de-
sac. You cant 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 stated. that she heard it
sa.d that the first concern was density and from all the
meetings that she attended the concern was nearer density or
the character of the area, it was mentioned briefly but the
rain concern was the access onto the highway. That is her
concern.. Cons noted the proposed 20 families in this
subdivision are too many for that intersection. It is a 45 mph
zone with cars and trucks corning downhill, traffic going out
of town from the other direction it is very fast, Faster than. 45
mph. with the increased traffic from this subdivision and the
possible development of another 40 acres there would be too
many families adding to the traffic on the road.. Coffins
thinks that the road issue should be addressed now before
this is approved because it is really dangerous.
Collins continued that as far- as comparing them to
Green r .ar, Green r * ar reeds out onto a 25 x ph Two Mile
Drive which is nowhere near as. much traffic as Highway hway 2
West. Collins noted a. county subdivision that was approved
may up Hartt Riff that will.feed out on to the highway.
The people coming out of that subdivision can't see the cars
coming down Hartt Hill until those cars peek over that hill so
it they are half way out on the road they will have to really
gun it to make it down in time for the logging truck that will
e coming down behind thern. Collins added the MDT people
made a mistake on that one and could make a. mistake on
this one. Corns said that they need another way out of there
now rather- than later after someone gets killed. Collins said
there are only 10 houses on that road now and she has
sited a. full 5 minutes to get onto the highway.
Kalispell City 'tanning Board
Minutes of the Meeting of August 8, 2006
'age 7 of 2
Nancy Rose, 1483 US Highway 2 West stated that they
bought their propel there m 1973. It was busy then and it
is busier now. Rose said that her concern is the traffic.
Everything that Ms. Collins said is accurate as far as the
traffic situation goes. Another concern 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 are 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 wetlands but to put a couple of the townhouses
next to the park is a mistake because of health and survival
issues.
,REBUTTAL Fraser reviewed the length of the cul-de-sac and noted they
felt that a longer cul-de-sac was better planning and a better
use of the land than the other options. Regarding the
wetlands they will be a perpetual open space and WIH provide
the animals with the same area as they have now. In
relation to people t mm' around on Mr. Parsons' property
Fraser suggested that a. cul-de-sac would be an option but
sign could be placed on the road to notify drivers that
Hathaway bane was a dead end and another sign could serve
to guide the traffic into Autu= Creek.
MOTTO , ANNEXATION Schutt moved and Balcom seconded a. motion to adopt staff
report KA-06-07 as findings of fact and recommend to the
Kalispell City Council that the initial zoo .g for this property
upon annexation be R -2 as proposed.
BOAIZD DISCUSSION Schutt asked hove many lots were initially proposed.. Conrad
said. 27. Schutt said that this planning board has discussed
the need for a gridded 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 easement that he is aware
of but in the future between the dead end of Hathaway Lane
and Two Mile Drive there are 2-3 lots and if they were ewer to
come into the city to request initial zoning and a subdivision
a request for additional R W could be included on their
property 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.
alcom said the hot button issue is the traffic and yet the
board would have no influence on those issues it would be
.p to MDR'. Norton suggested the board could require the
applicant to bring all. of Hathaway Lane up to city standards.
a1com noted that the applicant would not have the ability to
require the installation of a traffic light or that another safety
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 cold be a deal
killer. Balcom said she is not sure whether she can support
this project of not.
Kafisp ll City Planning Board
Minutes of the meeting of u st 8, 2006
Page 8 of 2
Norton. said it is a very difficult situation because they are
creating a subdivision that is on a city street that is accessed
by a county road that accesses onto a. state highway which is
controUed by MDT; MDT did a traffic study which stated
that this subdivision will not affect 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.
Gabe Lei. asked if here are any existing 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 available
to other property owners. Conrad said that when city sewer
is run to a property when adjacent properties are ti,z
septic systems if the system should fail and they are within
Soo feet of a sewer lie, unless the cost is 3 times to book up
to the sewer line rather than rebuilding the septic system,
they would have to hook up to the serer line. Gabriel asked
how far the services will have to run to get to this
development. Conrad said Soo feet from the Greer briar
subdivision, the cost of which is paid by the developer.
Gabriel said that she likes the layout of the subdivision but
wondered who would want to live M lots 5 & 6 because of the
location of the bypass. She asked how many feet of roadway
between the subdivision and the highway would not be
improved and Conrad said approximately 'boo feet which will
be improved in the future through are SI . Gabn'e . asked i
there was any attempt made by the applicant to contact are.
of the property owners between this development and Two
Mile Drive and Conrad said that he di.dn 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
struggfing with supporting the project because of hose
issues.
.filbert said that be has issues with the traffic concerns but
as stated these issues are controlled by MDT. 'here are
goverrs meats controlling the road systems, s, the city, county
and state which will be difficult. Albert noted that he does
have an issue with. the variance to the length of the cul-de-
sac. He added if it says boo feet it should mean boo feet and
not 680 feet.
Kalispell City Planning Board
Minutes of the meeting of August 8. 2-O 6
Page 9 of 2
Hull said last time he was in favor of this project and he has
not changed his opM'10n. He doesn't see any war that MDR'
would put in a. light at the bottam of Hartt Hill to serve are
additional 20 homes.
Schutt said to him the length of the cul-de-sac is not a huge
anance. Schutt said that they can either forward the project
with a positive recommendation or reject it M its entirety or
try to find some sort of riddle ground if they think that 20
lots would generate a. lot of traffic maybe 11 would be better.
a com asked if the wetlands issue was addressed
adequately for Mrs. Rose. Hull said that the wedand does
belong to the propel owners but the Army Corp of
Engineers is very strict as to what can happen m or near a
established wetland area. He added with this particular
creek Dairy Gold was fined over $5 r *pion for polluting it.
Hull said a fioodplain is another er control where you cannot
build in a floodplain, not even a road.
Jentz said that it is perfectly normal to havewet-lands show
up in the common area.. The concern would be if wetlands
sowed up in Mdivida.l lots. it is private property and
continues to be managed as private property and as a
common area.
entz noted that the 600 foot rule for the cul-de-sac ions
was used to discourage the rampant .t .se 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 go through so it
ends with a cul-de-sac and then it becomes a question of
what would be the best use of lard in this situation. The Fire
Department felt that the longer cul-de-sac was better than
havm'g 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 are
undue burden to the developer to improve the whole roadway
mto the subdivision especially since he has the expense of
bring sewer and grater in. Norton 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' .s' property. Norton said that he voted in favor of this
project before however, traffic is his major concern. He
thinks they are making a. mistake to allow another 270 trips
onto the highway.
R. 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 length of the cul-de-sac.
--.-...._...-....... .
ROLL CALL The motion passed unanimously on a roll caU vote.
Kalispell City Planning Board
Minutes of the meeting of Auggrust, 2006
Page 10 of 2
MOTION - PRELIMNARY
Schutt moved ed and Balcom seconded a motion to adopt staff
PLAT - AUTUMN CREEK
report KP- - 0 as mdm s of fact and recommend to the
SUBD SION
Kalispell City Council that the preliminary plat of Autumn
Creek Subdivision be approved subject to the 22 conditions
m the staff report, M'cluding approval of the an'an e
request.
BOARDSC SSION
None.
ROLL CALL -
The ration passed unanimously on a roll ca.0 vote.
REL AHT RY PLAT
M - CONDMONAL
Schutt moved and .daleery seconded a motion to adopt staff
USE PERAUT - AUTUMN
report KCU-06-07 as findings of fact andrecommend c the
CREEK
Kalispell City Council that the conditional usepermit
approved sub 4 e t to the 3 conditions listed in the staff `e o t.
BOARD DISCUSSION
Gabriel said that she doesn'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 tovrnhouses laid
out like a cookie eater and to s n'nlde them in is a lot
better.
Norton suggested e mina.ting the 2 i--- 2 unit townhouses t
help alleviate some of the traffic. The board didn't think it
would be significant enough to hm.nate them.
ROLL CALL
The motion passed unanimously on a. roll call vote.
THE MEADOWS -
A request from The Meadows, Inc. for annexation, initial
ANNEXATION & PLANNED
zordng and planned unit development U for The
U` DEVELOPMENT
Meadows on a. . 5 acre property. The owner is requesting
annexation into the City Kalispell with. the R- (Two Family
Residential) zoning district. The owner is also requesting a.
PUD zoning district on the property to allow 13
condominium nits with approximately w acres of open
space, a. 4,000 square foot clubhouse and 4 of a mile of
sideways and trails within the open space. The property is
currently zoned County SAG- 0 and is located on the south
side � r Mile n*ve approximately 400 feet merest of the
intersection f North Haver n* e and Four Mile Drive.
STAFF REPORTS - KA- -
Seams. Conrad representing the KalispellPlanning:
-06-04
Department presented Staff Reports KA-0 -- � K U - -0
for the Board.
Conrad noted that the property is located on the south side
of Four Mlle Drive just west of the intersection of FourMil
and North Haver. n've. The property is about 14.6 acres in
size are.d is currently SAG-1 , a suburban agricultural
district in the county. The Propertv owner's are reuestin
Kalispell City Planning Board
Minutes of the meeting of August 8 ,
'age I I (i 4
iy R-4 zo g, a Two Family Residential District with a
minimum lot size of 6,000 square feet. The Permitted uses
include single family and duplex units. Conxad reviewed the
general land use characteristics in the immediate area.. The
r alis eU Groff Policy 2020 designates this lard as Urban
Residential which is defined as anticipating 3 - 2 dwelings
units per acre and the R-4 would be consistent with that
lard use designation.
Conrad stated the owners ers are requesting a. planned unit
development to construct 19 multi -family buildings that
would allow 138 condominium units on this 14.6 acre site.
The roads within the PUD would be private and there would
e approximately ately ,2 acres of irrigated open space which
could include a clubhouse, putting green., a. trail system and
sidewalk connectivity between all of the units. They have
proposed, in the northeast corer of the property, a retention
pond that would be fenced and landscaped which is adjacent
to Four Mile Drive. The Public 'Forks Department
commented that along this property's frontage on Pour Mile
Drive the road will 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 are
adequate amount of open space and tram systems connecting
all of the units.
Conrad said m this immediate area just south of this PUD is
the North Haven Subdivision', a 20-30 year old subdivision in
the county. Several of the neighbors had concerns with the
height of the buildings and visual impacts. The residential
districts in Kalispell, R-2, R-3 or R-4 alloy a. ura mum.
height of 35 feet. Given the size of these multi -family
buildings lama g staff is recommending that the building
height at the southern property hne not exceed 25 feet in
order to mitigate impacts to neighbor ng properties to the
south and their 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 Pour Mile r ve and a. Traffic Impact Study
was completed. The study gives an estimate of the number o
vehicle trips per day this 138 condominium inium PUD would
generate at full build out - so. It also states that the
intersection. of Highway 93 and Four Mile nave is already at
a level of service F for the left turn movement 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. Systems
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 units being rented daily or
Kalispell City Planning Board
Minutes of the meeting of August 8, ?oo
P e 12 of 24
we
ekly. Conrad noted in the Kahspell residential zones you
can rent units but they have to be on a month to month
basis. A daffy/weekly rental would be considered a
hotel/motel and they are only allowed within the business
zorung districts.
Staff is recommending that the Kalispell City Planning Board
adopt staff report KA-06-08 as mdigs of fact and
recommend to the Kalispell city Council that the initial
zoning for this property upon annexation be R-- , Two Farrifly
Residential as proposed.
Staff is recommending that the Kalispell City P1a. Board
adopt staff report KPUD-06-04 as findings of fact and
recommend to the Kalispell city council that the Planned
Unit Development for The Meadows be approved subject to
the 23 conditions listed in the staff report.
BOARD DISCUSSION Balcom said the traffic stud` was completed. in. May and the
fall season of soccer and football creates a higher level of
traffic on that road. Conrad said he thought the high season
was M the spring. Conrad said the study notes the manual
traffic counts were conducted at the intersections on May 3
, and May 10 & 11. He added what he felt could be
concluded from the study is there are definitely issues at the
Four Mile Drive/Highway 93 intersection dunffi , at the very
least, the pram. peak hours. Obviously adding this amount of
traffic that this development, if approved, would generate is
going to make an impact at that intersect -ion.
APPLICANTS/AGENCIES Presentations on The Meadows were given y the following
consultants: Bruce Lutz, Sitescape Associates, Mark
Johnson, Project Architect, and Brett Walcheck, 48 North
E .gineer . .
Mark Banca e, Professional Traffic Engineer, with WGM
Group reviewed the Traffic Impact Study. He sa'd they did
manual intersection traffic counts from. :oo to 9:00 a.m
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 dun'ng the time
when soccer season was in session. They recorded
approximately Soo more vehicles on Four Mile Drive in the
afternoon peak hour than they did in the moming peak hour.
i.e vast majority of those could be attributed to the activity
on the soccer fields.
Ba cale noted that the counts were also conducted during
the time when the Flathead Community ty College was in
session, which is located just across Highway , as well as
the local public schools. it was therefore, during a time when
overall traffic conditions were at the busiest. The existing
peak hour traffic volumes were identified and projected to the
year 2009 which is the design year selected for this project.
Kalispell City planning Board
M mutes of the meedn g of August 8, 21006
Page 13 o
In order to get a picture of what the traffic wiH look like 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 north. of Four Mile Drive and they reviewed
that data which identified tifi.e a growffi rate of approximately
4.5% per year. They then used that rate to project forward
the 3 years into the future to get an idea of what traffic will
look lie in 2009 without this subdivision.. The 4.5% per year
is probably on the high side because it also takes into
account the arrival of several big box stares just north of this
location.
Barrcale continued they then had a picture of what the
conditions were going to be in the future if this development
proposaldoesn'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 North they identified fled. n er
the existing conditions that in the a.m. it works pretty well,
in the afternoon when a . of the ball field traffic is taking
place here is already a delay that would qualify as a. level of
service F for the northbound left turn. In the future there will
be a worse level of service F because traffic volumes will grow
and as they grow delays increase. He noted that the
so tbbo nd left t m will bed to become a problem as well
for the same reasons.
Balcom said. the Trip Generation Manual was used to
estimate the number of trips that Will be generated by this
development. It was approximately trips in the morning
peak hour and 78 trips in the evening peak hour. That
analysis said that at the 2 site driveways, 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 southbound left
turn isn't going to see any site traffic and therefore will not
become worse but the northbound left turn will see an
increase in delay. The solution to this left turning problem off
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 and he feels that they would be willing to
discuss this intersection with the board and particiIP ate in a.
solution. The solution is 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 typically wart to do
would be to wait until the problem is clear and obvious an
then come forward with a solution rather than savinLy this
Kalispell City Planning Board
Minutes of the meering of August , 2006
Page 14 of
traffic study says there Is going to be a problem let's jump
out there now and fix it. By adding the green arrows you
would have to tale that time in the green cycle away from
some other phase therefore some other traffic suffers.
Ban al.e noted the Systems Impact Analysis that MDR' has
indicated they would hke to have on this project Is their way
of saying give us the tra. c report and let us have a. chance
to
corr r er t t. The traffic report already exists and could
not be a significant undertaking to make extra copies and
send It to them. 'their review time is typically several weeks.
The left turn phasing on Highway 93 and Four Mlle Drive is
the only traffic mitigation that is identified in the report.
BOARD DISCUSSION Ba.lccr . rioted 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
Kidsport. Bal.com 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.
Bancale said that the counts were done on week days which
is standard practice for a Traffic Impact Study for a
res .d.entlal development er t because residential developments
generate the bulk of their concentration of traffic dun'ng the
a.m. and p.m. rush hour.
Lutz added that one thing thathasn't been mentioned is that
when the State Lards property is developed, which is going
to be in the fairly rear future, a. new alignment for Four Mile
Drive Is going to go out to Stillwater Drive. This alignment
wiU provide are alternative route.
Lutz noted that the reason the PUD was chosen was mainly
to achieve the multiple le connections with the units. An R-
allows for duplexes but does not allow for anything beyond
duplexes. Au of the infrastructure for the project, as well as
most of the road improvements and the club house will be
achieved during the first phase of the development. It will be
about a. 5 year phase and the final phase will be the part o
the project that is adjacent to the North Haven development.
.Lutz said that the density of this project is right around rime
units 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,
Lorraine & Charles Wingard, Jerry Gillies, and Steve Lorch
from DNRC.
Kalispell, City Planning Board
M inutes of the meeting of August , 21006
Page 2
Norton. added the majority of the letters were opposed to the
project.
FUBLIC HEARING John King - 134 Now Haven Drive stated that he is against
this project until mere are some things that the developers
can ratify. He is a developer and he ha ' s leamed to do the
things right but don't do them all the way - get out and get
your money quick and go on to the next dead.. He hopes this
team does everyt in right for the people in the area, for the
people who purchase this property, and for the people of
Kalispell. King said the big issue for him is the traffic issue.
He has lived on Now Haven Drive for 15 years and .avm
the vacant property in 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 Kidsort. This year traffic was backed up at
the fight on Thursday and Friday rights aU the way to their
subdivision.. This morning people went to the hospital due
to an accident at this Mters ction. There is a reed for
another tum arrow on the other side of the light. King
suggested that the entire road be improved to city standards
instead of 400 feet with the future developments proposed
tearm'g up the road several tunes.
King continued that his house will sit right next to one of the
buildings and is concerned that they will use the full 25 feet
of height allowed. King feels that Bruce Lutz wiR 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 quahty residents and the higher
those buildings are the more value they will lose in their
homes. North Haven is a rice subdivision with many view
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
t.e city that the city makes the developer toe the lino.
Holly Jean. Larson, 852 - 5thAvenue WN stated the reason
that she is approaching the podium is two fold. First of a.11
she received a phone call from an elderly friend who asked
her to support this project for her because she wasn't able to
attend the meeting herself The woman is approximately 80
rears old and she has nary lady friends who are widowed
and live in single family homes and are looking for facilities
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 is here
is she does design work for a couple of businesses, TK
Builders and Desert Mountain Venture, 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....p eo le who have
Kalispell City Planning ,hoard
Minutes of the meeting of August 8, 2006
Page 16 of 2
- - --............
invested M these homes she hears day in and day out that it
is so nice to have quality homes v�r g environments is with no
maintenance. Larson said she hopes the board votes in favor
of The Meadows development.
David Palmer, 122 Now Haven Drive stated that the Traffic
Study was the most important Wig. Fall would be a. better
time to run a. traffic study. In the spring 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, al. fall rec,
everybody is there and there aR the time. Palmer said that
they are hoping to bring the state tournament to Kidsport
which is $2-3 mi hon Mto the city and the traffic would be
incredible. Getting the infrastructure first - turn signals and
all of that would be big deal. He has a problem with furring
the condos into rentals. He understands that is how condos
work but he prefers ownership and some kind of tight leash
would have to be put on people who rent by the month.
Darr Hes ett - 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 pending immediately west of Kidsports, and
.e would encourage the city to look more lore; terra., 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. hey are
going from a SAG- 1 o to are. R-4 which is a quantum leap. In
North Haven sore are 30 units, Sunset View subdivision has
16 units, and The Greenery has 24 units so that is a total of
o units on 30 acres. That equates to about 2.2 units per
acre. The project is 9.4 ur is per acre which is -5 tries 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 existing environmental and
integrity of this area.
Noble continued regarding the traffic it was mentioned that
here would be are additional 840 trips. This will be 2 times
as many trips from 1 3 the size of the amount of developed
area. Noble added that is 6 Mimes what is going out there
right now which is a huge impact. Noble said that he heard 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 possibihty to require them to get a
left tum signal both onto Highway 9 3 and off of Four Mile
Drive. Noble suggested that be a condition of approval.
Noble said there is only one ingress and egress to this
development. ent. .is property is M the county and they are
asking for annexation into the city. if they were at a. Flathead
County Plannina Board they would have to have a nn'mary
Kalispell City Planning Beard
Minutes of the me tin g of Augut 8, oo
Page 17 of 24
..--.-.... - - - ._..._._..- .............._-..
and a. secondary emergency access. In the winter the snow
blows out of the north and Four Mile rl 'e runs east west
and that road drifts in. With 138 additional units that will be
310 new people in that area who won't have emergency
ency
services.
Noble said they are proposing to put a storm grater detention
pored in the northeast corner of this facility and they cal. It a
retention pond. A detention pond. will actually inf .trate the
rater and a retention pond holds the water. 'there is going, to
e a lot of storms. water Doff that occurs in .April and May
and it is going to get worse inJune. This area was
underwater in the sprig of 1997. , There is no moray a.
retention pond will work M this area because there is already
stand.�r water. Noble noted that the board has the capability
to require are elevation level - they did that with Wa.terford
development that is adjacent to this site - and with a
development on Big Mounter where they actually made
therm 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 recommends that the
planning board decry this subdivision.
Jerry Gillies - 110 Now Haven Drive stated he appreciated
the assistance that he received frorn Sear. Conrad at the
planning office and also tanked the owner for corm.g to
meet with the neighborhood.
Dillies sad the density level should be reduced. Dillies noted
that on Four Mile Drive e e has seem the soccer events and
the traffic is horrendous. Gifes recommended they ask the
city to take Four Mile Drive in that area and bring the
highway up to appropriate specifications of width to
accommodate the traffic. if they do allow parking the road
should be wide enough to accommodate parking curb -to -
curb, one side or the other or both. Dillies has asked the
owner to go to the city and request the area be designated as
a. no parking zone between the roadway, the grass strip and
the chain lick fence of Kid sport. As their own team s al d. there
are several more developments planned for this area and the
board needs to be looking at the future development of this
comrnunity. He is in opposition of the PUD because of the
structure of Four Mile Drive and the density level.
Dillies said he would like to address the traffic survey. The
traffic was done in the middle of the week,
Wednesday Thursday .ay 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 serge
everybody in this commurfity and he supports his neighbor
Roger Noble in recommending this as a condition. .. Gillies said
that he likes the project it is very well designed but it gust
needs some refining. He asked the board to consider the
letters from the nelvhborhood. Good project, could be better.
Kalispell City Planning Board
4 i nutes of the meeting of August 8, 2006
Pagge 18 of 24
Darren. Cogar, 1545 Trumble Creek Road said they need to
have places for the elderly to stay in this community. Most
people who live in this galley do not live here year round and
they want to have a place that is maintenance -free. Cogar
coaches at Kidsport and he knows what the traffic is lie. On
Wednesday and Thursday it is as busy if not busier than.
Saturday. Cogar said that it sounds ds to him lie they are
putting Kidsport3 parking and traffic problems on this
developer. Maybe Kidsport should be looked at as far as
paring. There 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
at Four Mile Dn*ve and Highway 93 should be placed on this
developer when they do not have any control over it. They:
could put 70 houses on this property or they can put the
condos on and he would much rather see condos than 70
houses, which he feels would cause more of an impact.
Eisala Morton., 127 Norte Haven Drive stated her neighbors
all had very valid points and she agrees with them. When the
owner came to their home, introduced himself and showed
therm the project she appreciated that he came. Morton sa-ld
that she Ekes the project and if these points which were
resented this evening could be worked out they would have
a. Fine addition. She likes this project better than several
homes were everybody does their own Wig. She sees the
need for single ladies to have a Mice place to live and a
wonderful view. She understands that they are the ones who
are most affected "ected by this because of the .height and she was
told that the height would he taken care of Morton said that
the traffic and other things need to he worked out and noted
that the board should look at the whole picture because that
is what .makes Kalispell a great place to live.
MOTION - ANNEXATION Schutt moored and Balcom seconded a motion to adopt stall'
report KA-06-08 as findings of fact and recommend to the
Kalispell Cif Council that the initial zoning for this property
upon annexation be R- , Two 'arc ly Residential as
proposed.
BOARD DISCUSSION Hull said that he has a number of problems with this project.
It is a dead end goad 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
e to put in a. left t in mow but it may mean even more
delays on Highway 93. The project doesn't seem very
Kalispell -like but seems more appropriate for Whitefish. The
owners are proposing private roads which he hasn't heard o
before in Kalispell. Hull said the design of the buildings is
exactly ghat the board has been saying that they do not
cart with garages in the front and the front door being down
a long corridor in the back; He is not comfortable with this
proposal.
Kalispell City Plannnig Board
Minutes of the meetina of August 8, ?006
Page 19 of 124
a com note. that she appreciates Hull's comments but she
doesn't think that Whitefish has the comer on good or bad
projects. She hkes the project and appreciates the design
effort that has been put into it. Balcom said that she
appreciates the fact that the owner gent to the neighbors
and are considering their view ire the proposal.
Gabriel stated this is her neighborhood and she knows the
people who are speaking in opposition and she understands
ds
exactly what they are sang. She lives in Northridge and this
is exact y what happened when the Feld d1rectly west of her
went array. G a reel said that one of the things the council
requests is infM and this is infill. The positives are the people
who will be attracted to this tie of living arrangement are
going to need good medical care and it is very close to the
hospital. R-4 is consistent with the city's Groff Policy and
they have designed a complex where they have allowed for a.
lot of green space. It is i-tnorta .t that their Mtention is not
to block the views of their neighbors. The fact that Four Mile
r've wiR be improved 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 t r ical r box
style, cheap living quarters and that the architects and
developer have presented a. quality project.
Gabriel said what she is struggling with is the vehicle tips
adding to what is already an awful intersection and anything
that they can do to work with MDT to change that has to
happen. It is inevitable that this area is going to be
developed. Gabriel said the pluses are outwei hi .g the
minuses except for the safety issue and that has to get fixed.
a.lcom 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 difficult because it is out of
the city's jurisdiction. The intersection is maintained and
controlled by the MDT. Conrad added that there is a
condition that re Wres a. Systems Impact Analysis.
Schutt said. that ' en that they are seeing a. service level
currently wouldn't that get them close to needing the turn
arrow. Conrad said he would presume so but it is up to MDR'.
Schutt asked if full improvements .ts were being made to Four
Mile Drive as it fronts this project. Conrad said yes but just
the south side of the road.
Brett vach.eck, 48 North Engineer stated that he talked
to Public Works and they decided to delay improvements to
Four Mile Drive instead they vi R do an SID when the other
development occurs.
Kalispell City Planning Board
Minutes of the meeting of August 8, 2006
Page 20 of '204
Schutt said that he agrees with Gabriel that this is a positive
infer. project. The city has asked developers to put their
projects onto major roads and. hook up to sever and, water
and this project would meet that request. Schutt said that it
s a dense project and is m no way compatible with. the R-2
county ty zoning immediately south but it s a different
property in a different jurisdiction. Schutt said that with
Now Haven subdivision being built 30 years ago with septic
systems it can not be compatible with a project on city serer
that has 9 or 10 units per acre ..s they look at both traffic
and impacts on neighbors those issues can be addressed
through a reduction m density.
Albert said that the developers have clone 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 the board..
Norton asked Conrad about the SID for Four Mile Drive and
Conrad said they can confirm the discussion with the Public
Works Department and address it at the council level with
subsequent memo explaining what took place after the staff`
report was completed and n' g the public hearing. Conrad
noted that they could also consider adding a. condition to
waive the right to protest a. future Sl .
Norton thought it may be appropriate to M l .de the sI
condition so that they are not worrying about the future
upgrade of the roads as more development occurs. Jentz said
fires there are other projects out there arid, they will carry the
burden of putting more traffic on this road.. There is a
proposal to take Four Mile Drive up to the reserve connector
road which is currently funded. It would take the road from.
Stillwater to Costco and provides a way out of Four Mile
Dave. There is an entire grid of streets going north and south
proposed for this neighborhood which will play out in the
next 60 - 90 clays. 'The real solution. for Four Mile r've is the
SID. The dilemma with are SID is that 50% can protest and
stop it and all city residents in the affected area would be
required to ldck in.
Norton asked about the letter from Steve Lorc , DNRC that
addresses the north half of Four Mile give never being
properly platted. Jentz noted the road continues to be used
but DNRC claims that the roaddoesn't e .st because it has
never been paid for. Jentz suggested that the cites legal
office is sorting this out. The same issue exists with the
B.P.A. Power easement.
Hull named the dead end roads near this proposed
development and added this is the problem em when they do not
have grids 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 August 8, 2006
'age 21 of 24
e the people burg the property and the neighbors and it
wiR be a case of, `the bad news is 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 motion passed on a roll call vote of 5 M ,haver and
opposed.
MOTION - THE OWS
Schutt moved and Balcom seconded a motion to adopt staff
PLANNED UNIT
report KPUD-06-04 as findingsof C and recommend to the
DEVELOPMENT
Kahspell City Council that the Planned Unit Development for
The Meadows be approved subject to the 23 conditions listed
in the staff report.
MOTION - ADD CONDITION
Schutt moved and Norton seconded a motion to add
2 - SM
Condition #24 to waive the right of protest for an S1 .
BOARD DISCUSSION
General discussion was held regarding an S1 .
ROLL CALL - ADD
The motion passed Can a roll call vote of 5 1n favor and
CONDMON # 2 - STD
opposed.
MOTION - ADD CONDITION
Schutt moved and Ba .com seconded a. motion to amend
25 - 161 MAXIMUM HEIGHT
condition #5 to reduce the maximum imam .eight to 16 feet for
buildings 8, 17, 18, & 19 to reduce the impact on the view
shed.
BOARD DISCUSSION
Balcom asked if these were the units that were to be dug in
with a ridge ight it of 21 Feet.
Ga r'el asked if there was an engineen'ng report that would
indicate ghat height would obstruct the vier. Her guess is it
was covered y sinking the ui .. g1 s
Lutz said that the situation in the back of the site is the ridge
height proposed on -two of the back units s 21 feet and they
can achieve an 18 foot ridge height on the smaller unit. Lutz
said to keep . mind that the slope continues to rise so there
is some advantage there. Lutz said that 16 is letter the 21
but they felt that 21 and 1.8 was a workable ridge height.
Schutt asked if they could have 2 stories on a ridge height of
16 feet. Lutz said it would take some severe re -grading.
Schutt suggested that it would be easier for the beard ff the
developers provided finished floor elevations and road grades
for their packets.
Further discussion was held regarding the amendment.
Conrad suggested the hoard consider amending condition
which speaks to the building heights instead of addinga new
condition.
I
I
Kalispell City Planning Board
Minutes of the meeting of August 8, 2006
Page 21 of 24
1036oL CALL - AAM
The motion failed on a roH call vote of 2 in favor and
C NDMON #5
opposed.
,BOARD DISCUSSION
Gabriel asked. if there was a way to rephrase the condition
without putting a. number on it. Schutt said by stating s�r�€gle
story that was the direction that he wanted t to go. Knowing
that you would get the view shed benefits are.d k.owm* g that
there would be a. small reduction in density.
MOTION — AM CONDITION
Gabriel moved and Balcom seconded a motion to arrre d
- 2 1' AUMAVUM HEIGHT
Condition 5 to reduce the maximum height to 2 1 feet for
buildings 8, 17, 1 ,& 19.
ROLL CALL
The motion passed unanimously on a. roll call vote.
BOARD DISCUSSION
There was discussion regarding the need l for a .eft t m mow
at the intersection of Highway 93 and Four Mile Dn*ve and
what the board could .o to either make this a. condition of
approval or persuade MDT to consider this n' n rover ent.
MOTION — LETTER TO MDT
Norton moved and Gabriel seconded a motion to prepare a.
letter to MDT, with, the assistance of stale', requesting that
this intersection be studied for the r rease of traffic from
this development and the other developments proposed along
Four Mile Drive.
ROLL CALL - E"I8
The motion passed on a roll call vote of 5 in favor and l
ACDT
opposed*
BOARD SCUSS N
Gabriel asked if the detention pond deeds to be there. Jen.t
noted that it is the lour part of the property and storms. water
1s an issue that has to be dealt with and the pond is the
solution proposed by the er weer for this project. Gabriel is
anticipating discussion on the pond at the city council level
are.d suggested that ether alternative methods s e considered
or additional support for the current solution be presented to
the council. Norton said that he has seen projects where the
detention poil . is utilized as a. water feature and i
moor orated into the lan s a ag of the project. Jentz
suggested that the board could condition the project to
prevent an open. surface and in this location because o
safety or aesthetics. Then the developer would have to come
i
up with another design.
Gabriel asked who handles the upkeep and ent said it
would be the homeowner's association. Ga n*e . asked if they
would e 00 rentals. Mort h said mat the R-only allows
rentals on a month by month basis. Jentz said. that it was
presented to staff as a condomim*um project for sale and they
could live there or rent it but gent it only by the month.
There was further discussion regarding the traffic situation
and the board felt that re ].i n' ng the waiver of protest for an
SID and se dm tie letter to MDT was the most that they
Kalispell City Planning ing oar
Minutes of the meeting of August , moo
Page 21of 24
could do without making it a condition of approval which
they didn't feel was fir to the developer.
ROLL CALL - ORIGINAL
The rnodon passed on a roll call vote of 5 in favor and I
MOTION
opposed.
OLD BUSING:
Zone.
NEW iusuqEss:
The Board considered the request to move the September
er
plannmg boardmeeting to Tuesday, September 19th in order
for sty to attend the annual Montana Association o
Planners meeting in Chico Hot Springs.
MOTION
Norton moved and Hull seconded a motion to move the
September Kalispell City Planning Board meeting to Tuesday,
September 19, Zoo .
ROLL CALL
The notion passed unanimously on a rod. cam. vote.
NEW BUSINESS
Norton suggested that the council minutes e included in the
CONT '
packet so that they can track the projects as they go forward.
Norton noted that he felt it was important for the board to be
present at the council meetings that involve the growth
policy 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 Subdivision regulations be
postponed. The board agreed.
entz noted that the board may have to start meeting ice
month to discuss the amendments to the Subdivision
Regulations and added that city council has also directed the
planning board to begin researching 'transfer Development
Rights.
ADJOURNMENT
The meeting was adjoumed at approximately I I .- 10 p.m.
The next rear meeting of the Kalispell City Planning
Board. and Zoning Commission will be held on Tuesday,
September, 2006.
Timothy Norton Michelle Anderson
President Recording Secret
,APPROVED as submitted corrected-. �/-/06
Kalispell City Planning Board
Minutes tes of the meeting ofAugust 8, 21006
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