Planning Board Minutes - April 12, 2005KALISPELL CITY PLANNING BOARD & ZONING COMMISSION
MINUTES OF REGULAR MEETING
APRIL 12, 2005
CALL TO ORDER AND ROLL
The regular meeting of the Kalispell City Planning Board and
CALL
Zoning Commission was called to order at 7:00 p.m. Board
members present were: George Taylor, Timothy Norton, Rick
Hull, Kari Gabriel, Jahn Hinchey and Bryan Schutt. Jean
j Johnson was absent. Narda Wilson represented the Tri-City
Planning Office. There were approximately 25 people in the
audience.
APPROVAL OF MINUTES
� Hinchey moved and Taylor seconded to approve the minutes
of the Kalispell City Planning Board and Zoning Commission
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regular meeting of March 8, 2005.
The motion passed unanimously on a voice vote.
HEAR THE PUBLIC
No one wished to speak.
CENTRAL BIBLE CHURCH
A request by Central Bible Church for a conditional use
CONDITIONAL USE PERMIT
permit to allow the construction of a storage building on the
REQUEST
south side of the church building in an R-4, Two Family
Residential zone in the City of Kalispell.
STAFF REPORT
Narda Wilson, with the Tri-City Planning Office, gave a ;
KCU-05-4
presentation of Staff Report KCU-05-4, a request by Central
Bible Church for a conditional use permit to allow the
construction of a storage building on the south side of the
church building in an R--4, Two Family Residential zone.
Wilson showed a vicinity map which identified the location of
the property. She said this is on the west side of lst Avenue
East; it is a minor addition to the church, but the church is
required to get a CUP because it is in a residential area. She
said the addition will be on the south side of the building,
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and it will be used for storage purposes; it will be a 720
square foot wood frame structure. Wilson stated the project
will not change the access or generate more need for parking;
'there
will be minimal impacts to the neighborhood, and it is
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consistent with the existing church use.
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Wilson finished by stating that staff recommends adoption of
the staff report, and that the Board recommend the City
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Council grant the CUP subject to the five listed conditions.
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QUESTIONS BY THE
Taylor stated for the record that Condition 3 requires the
BOARD E
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church to use colors and siding to match the gymnasium.
PUBLIC HEARING
The public hearing was opened to those who wished to speak
on the issue.
Kaiispeil Cite Planning Board
.Minutes of the meeting (if April 12. 2€ 05
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APPLICANT/AGENCIES
Jim Nordtome, 295 Grandview Drive, representing the
1 church stated that the gym is very cramped; they are hoping
to move some of the tables and chairs into the storage
i building, and that is the reason for the addition. When asked
about a completion date, he stated they will take it to the
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i City Council in May if it passes tonight, and it will hopefully
be done by summer.
Hinchey asked how close to the Hope House the addition will
be. I
Nordtome answered it is 33 feet from the edge of the addition
to the edge of Hope House.
PUBLIC COMMENT
No one wished to speak and the public hearing was closed.
MOTION
j Norton moved and Hinchey seconded to adopt Staff Report
KCU-05-4 as findings of fact and, based on these findings,
recommend to the Kalispell City Council that the conditional
use permit be granted to Central Bible Church for the
construction of a storage building.
BOARD DISCUSSION
Norton stated that he is not a member of the church, but his
daughter does attend one of the programs, and he has been
inside the building and understands their need for more I
storage.
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Schutt stated this seems to be relatively simple and is in
good taste.
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Taylor stated it will serve a very valuable purpose.
ROLL CALL
The motion passed unanimously on a roll call vote.
BIRK INITIAL ZONING
A request by Tim Birk and Roy and Carol Stanley for an ,
UPON ANNEXATION
initial zoning designation of R-3 on approximately 51 acres
REQUEST
upon annexation to the City of Kalispell.
SPRING CREEK ESTATES
A request for preliminary plat approval of Spring Creek i
PRELIMINARY PLAT
Estates, a 171 lot subdivision on approximately 51 acres.
REQUEST
STAFF REPORTS KA-05-4
Narda Wilson, with the Tri-City Planning Office, gave a
AND KPP-05-3
presentation of Staff Reports KA-05-4, a request by Tim Birk
and Roy and Carol Stanley for an initial zoning designation of
R-3 on approximately 51 acres upon annexation to the city of
Kalispell, and KPP-05-3, a request for preliminary plat
approval of Spring Creek Estates, a 171 lot subdivision.
Wilson displayed the plat snap and explained that this
property is located on the south side of Three Mile Drive and
east of Farm to Market Road, right next to the city limits to
the east, the Aspen Creek subdivision is to the east and Blue
Kalispell Ciry Planning Hoard
Minutes of the meeting of April 12, 2005
Heron is to the north.. She said this is another 50 acre parcel
that was used for agricultural purposes, and this was
purchased to build the subdivision, Wilson explained that
the ap-plicants are reauestiniz an initial zoninQ designation of
R-3, Single Family Residential, and that all of the lots are
intended for single family homes.
Wilson stated that the layout shows two accesses onto Three
Mile Drive at the east and west ends of the subdivision, and
that the access to the east was moved to serve Aspen Creek
and provide better internal circulation. She said the west
access lines up with the Mountain Vista subdivision to the
north and the BPA transmission line easement lies to the
west of the property, which is a good reason to put the park
in the northwest corner of the subdivision; the developer
wants to improve the two acre park and turn it over to the
City for public use.
Wilson explained that one of the appealing design features is
that the interior lots are accessed via a 20 foot alley, and that
the developer is requiring access from the alley, there will be
no street access to the interior lots. She said the outer tiers
of lots will be accessed from the street, and there will be
clear,: curb lines along the street frontage.
Wilson said that there is a 20 foot wide bike and pedestrian
path along Three Mile Drive, which will continue the path
started to the east. There are accesses through to the south
and west to provide for future extension of the roadways to
build a grid street system. She said this is a straightforward
subdivision without a PUD or townhouses; it will be on City
water and sewer, there are no topographical challenges, no
surface water or high ground water, and no buildings to be
removed. She said the area is gently rolling hills and the
parkland dedication is 2.19 acres, with additional cash -in -
lieu -of money being used to develop the park, which will be
open to the public. Wilson stated that if the developer does
decide to keep it as a homeowners' park, some provision
would need to be made for its maintenance by the
homeowner's association.
Wilson suggested that an additional condition be added that
states "a note be placed on the plat and in the covenants that
requires access from the alleys for those lots that have alley
access and there will be no curb cuts or access frortz the
street for those lots with alleys." She said the developer
would like the City to take over maintenance of the alleys as
part of the road maintenance system; she feels this is a
better design for the subdivision from a planning standpoint,
and the City should provide an incentive by being willing to
take over the alley maintenance. She said there will be a
slightly higher cost for the City, but not taking over the alleys
provides a disincentive for these kinds of designs.
Kalispell City Planning Hoard
Minutes of the meeting of April 12, 20€ 5
Page 3 of IS
QUESTIONS BY THE Taylor asked if the alleys would serve the same purpose, for
BOARD I example garbage pickup_
Wilson said Evergreen Disposal would serve this area for the
first five years, and it would be up to there as to homer they
wanted garbage handled. She said the alleys in town. are 16
or 20 feet wide, and these will be 20 feet wide with
underground utilities.
Norton asked about the comments from the Site Review
Committee, specifically that City garbage trucks would not
collect garbage from the alleys. He said we don't know
whether Evergreen will pick up frown the alley or the street.
He asked why the committee wanted the lots numbered from
1-174 instead of a block and lot number system.
Wilson said this is from the building department and it is
done so there is no confusion about what lot is being talked
Ci- 11l ..I1 en
111 y 4olile Jll 1V1 IJ UlII.Fllt �,i1.11111 Lam.
Norton asked about the crowning of the alleys and if there
will be two concrete gutters down the sides.
Wilson said that they will be crowned so the water runs off,
and does not pool in the center; there will be no gutters in
the alleys.
Schutt clarified that the park is approximately 1.4 acres
under what is required and that it roughly satisfies about
2/3 of the park requirements, but that it is not under a PUD.
Taylor asked how close the BPA lines are to the western
boundary.
Wilson said they are very close, they border on the northwest
corner of the property, just a stone's throw from the west
boundary.
Gabriel asked about the alley dedication to the City and who
would plow the alleys if they are not accepted.
Wilson said the dedication will be up to the city council. If
they are accepted by the City, the City will plow them, and if
they are kept private, a homeowners' association must be
established to contract for the plowing in winter. She said
her personal opinion is for the City to accept ownership.
Schutt reiterated that Wilson's opinion is that the City
should take over the alleys, but they did not make that
recommendation in the staff report.
Kalispell City Planning Beard
Minutes of the ineeting of Argil 12. 2005
PUBLIC HEARING The public hearing was opened to those who wished to speak
on the issue.
APPLICANTS/AGENCIES Jeff Larson, 128 Tamarack Woods Lane, Larson Engineering,
stated that Wilson did a great job on the staff report, and
E they wanted to create a different type of design with this
subdivision; more like a traditional city, but they did put
some curves in to make it appealing. He said they tried to
put the larger lots on the outside, and they would like the
park to be a City park, because it is close to the highway
where there is development going on, and close to the bike
path. He said the park is centrally located, and there will be
development going to the wrest of this. He said they moved
the Aspen Creek approach for a better design and a better
location. He also stated they would like to see the City take
over the alleys. He stated the project will be phased, so all
the impact won't hit at one time.
Taylor stated that Three Mile will eventually be widened to
cover increased traffic, and asked if there is enough right of
way at the northern boundary to allow that.
Larson said the Three Mile Drive right of way is pretty large,
and there is lots of length in those northern lots; they could
move them down with no problem. He stated the right of way
should be sufficient, but they could still move them about
1000 square feet and design them differently.
Wilson said the right of way is about 120 feet wide at that
area, enough for three lanes.
Schutt said this is a much better looking project than some
that have come before the board, and he likes the alley
layout; it is a cost increase, why did they do it?
Larson said they wanted to do a different design, and the
developer was okay with the cost; it is nice to have different
looking areas. He said the phasing will make it work.
Tim Birk, 2239 Lower Valley Road, stated that the aesthetics
are enhanced with alleys, with utilities and garbage separate.
He said driveways eat a lot of green space and boulevards for
trees. He said it is about 25% more to put in alleys, and
utilities must be put in differently; this is a much better
design and is more traditional. In response to a question, he
said the water and sewer mains will be in the streets, and
the electric and telephone utilities will be in the alleys. He
said since they are bringing water and sewer connections
onto the site under the sidewalks, the rest can be in the
alley, which solves a lot of utility problems.
Kalispell City Plannine Board
.Minutes of the meeting of April 12. 2005
Schutt commented that some of these lots are large enough
to be zoned R-2 and asked why the R-3 zoning was
requested.
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Larsen stated they requested R-3 for the alleys, and that R-2
€ would not permit the alleys because of the lot sizes.
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Hinchey commended the developer for his traditional layout
and asked about the purpose of the cul-de-sac near the park.
Larsen stated it is almost a 90 degree turnaround for a fire
E truck, but it is also a nice drop off area for the park.
Taylor said there is a project in Missoula getting a lot of'
resistance because they are eight units to an acre, and this
is 3.3 units to an acre; he thinks this is a good plan.
PUBLIC COMMENT Pati Heath, 160 Aspen Loop, stated she just recently
purchased her property, which is at the south edge of this
c prof ect, and itis a one;, acre trap.a.xzu._Pc.,u
her lot will have four other lots butting hers the way this is
set up. She said she knew the area would be developed, but
she did not expect four lots at the back of hers. She said she
feels the overall project is good, but the density is too high.
She said there is a 10 foot landscape buffer already shown
on the plat along there, which is not very much, and there is
lots of wildlife in the buffer, she asked if the park area could
be moved down or possibly enlarge the lot sizes and the
i landscape buffer. She said she is concerned about four
houses batting up against her property.
Matt Martin, 180 Aspen. Loop, stated they should not have to 3
look at $150,000 homes from their $300,000 homes. He said
he wants an additional park along the buffer, and they would
meet the park requirements then. He feels it would be
3 feasible if the developer redirected the roads in order to
protect their high dollar lots.
No one else wished to speak and the public hearing was
closed.
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MOTION Schutt moved and Norton seconded to adopt Staff Report KA-
05-4 as findings of fact and, based on these findings,'
recommend to the Kalispell City Council that the initial
zoning of approximately 51 acres be R-3 upon annexation to '.
the city of Kalispell.
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BOARD DISCUSSION Norton stated that the size of the lots with the alleys should
he taken into consideration for the zoning. He said the lots
per acre are minimal and are consistent with the area; the
overall design layout is much more appealing. He feels the
density is an excellent tradeoff from garages on the street.
Kalispell City Planning Board
Minutes of the meeting of April 12. 2005
Schutt stated he takes seriously the underparking of the
subdivision, but on balance, we are getting something for
that. He can understand why the developer is not doing the
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full 11% of the lots for a park.
ROLL CALL
The motion passed unanimously on a roll call vote.
MOTION
Norton moved and Hinchey seconded to adopt Staff Report j
KPP-05-3 as findings of fact and, based on these findings, ;
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J recommend to the Kalispell City Council that the preliminary
plat for Spring Creek Estates be approved subject to the 19 .
listed conditions and the additional condition regarding the
alleys.
BOARD DISCUSSION
Taylor asked what the buffer was between the southernl
properties and these lots.
Wilson said it is a 10 feet landscape buffer with a 20 foot
Hull stated that this development is the best he has seen
since he has been on the Board because it is exactly what we
want -- it has grid streets, access to the neighboring
subdivisions, and alleys.
Hinchey stated that this is a well thought out plan, and he
appreciates the traditional nature of it. He asked if the 10
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foot buffer only extends to those southem lots and why.
Wilson said these other very large paxcels to the south will
probably be developed in the future, and that Aspen Knoll
warrants buffering, but undeveloped property does not. !
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Hinchey said he is troubled by the lack of parkland and that
2 acres of parkland is not enough.
MOTION - CONDITION 20
Hinchey moved and Taylor seconded that Lots 1 and 2 be E
included in the park land. i
BOARD DISCUSSION
Hull stated the park is a real amenity as it is; the developer
has gone a long way toward doing what we want, and he
does not think they should penalize the developer for doing a
good job.
Hinchey said it is not intended as a penalty, and he just
wanted to get the discussion going.
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Taylor asked Wilson about the park issue.
Wilson said there was a lot of discussion about the parr, and
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that gettinR mart of the requirement in cashprovides an
Kalispell City Planning Board
Minutes of the meeting of April 12. 7-005
opportunity to develop the park by landscaping and
irrigating. She said if it was strictly a land donation., it would
be an unimproved piece of property until the money was
available to improve it - if the City was willing to accept it
that way.
ROLL CALL -- CONDITION
The motion failed on a 2-4 vote.
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FURTHER DISCUSSION
Hinchey asked how they could recommend to the City
Council to accept maintenance of the alleys.
Wilson said they could amend Condition 9 to add that the I
alleys be accepted by the City for ownership and
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maintenance.
MOTION - AMEND
Hinchey ;roved and Taylor seconded amending Condition 9
CONDITION 9
to add that the City accept the alleys for ownership and
maintenance.
FURTHER DISCUSSION
Gabriel asked if we have done this before and if public works
would be okay with it.
Wilson said we have not done this before because we haven't
seen anything with alleys; public works may not want the
additional maintenance, but the question is does the Council
want to accept the responsibility for it. Whitefish routinely
accepts alleys and undertakes maintenance.
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Norton stated if we want to encourage good development, we
have to step up and do it. It is a small cost for what we are
gaining.
ROLL CALL - AMENDED
The motion passed unanimously on a roll call vote.
CONDITION 9
ROLL CALL - MAIN
The main motion passed unanimously on a roll call vote.
MOTION
VALLEY VENTURES
A request by Valley Ventures, LLC for an initial zoning
INITIAL ZONING UPON
' designation of RA-1 with a PUD overlay of approximately 2.5
ANNEXATION REQUEST
j acres upon annexation to the City of Kalispell.
GRANARY RIDGE
A request for preliminary plat approval of Granary Ridge
TOWNHOMES
Townhomes, a 16 lot townhouse development.
PRELIMINARY PLAT
APPROVAL REQUEST
STAFF REPORTS KA-05-5/
� Narda Wilson, with the Tri-City Planning Office, gave a
KPUD-OS-2 AND XPP-OS-4
! presentation of Staff Reports KA-05-5/KPUD-05-2, a request
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by Valley Ventures, LLC for an initial zoning designation. of,
RA-1 with a PUD overlay of approximately 2.3 acres upon
annexation, and KPP-05-4, a preliminary plat approval for
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j Granary Ridge Townhomes, a 16 lot subdivision.
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Kalispell City Planning Bf)ara
Minutes of the meeting oY ?.prii 12, 1005
Wilson said that the applicants are proposing annexation
and initial zoning of RA-1 with a PUD overlay on
approximately 2.5 acres in order to build eight 2-unit
townhouses; the property is located on the east side of
Whitefish Stage Road, directly across from the Buffalo Stage
Professional Center. She said the property directly to the
south, owned by George Schultz, is zoned City RA-3, as is
Village Plaza further to the south; the properties on the west
side of Whitefish Stage are all in the City limits, as are the
properties to the east. She said this property sits on a bluff
overlooking Village Greens Golf Course, and they are three
undeveloped lots put together for this project; the annexation
request is to obtain City sewer and they will be on the
Evergreen water system.
Wilson said the top access lines up with Bruyer Way, and
there will be a private loop road access system with single
story two unit townhouses looking over the bluff, there are
10 townhouses on the bluff, and six located between the
internal access road and Whitefish Stage Road. She noted
there is a 10 foot right of way reservation. along Whitefish
Stage Road, with berming and landscaping to create a buffer
between the townhouses and Whitefish Stage Road. There is
a pedestrian path along the west side of Whitefish Stage,
with a CTEP trail through Lawrence Park and to Buffalo bill
Golf Course, but there is no space available on the east side,
with the exception of possibly being able to connect this
property and the property to the south, but staff did not
recommend it in the conditions.
Wilson explained that access to the property is a 24 foot wide
road with two foot curb and gutter; staff is recommending
that the property be zoned R-4, Two Family Residential,
which would reduce the rear yard setback from 20 feet to 10
feet; the developer could shift the units over 10 feet and
therefore include a five foot boulevard and sidewalk along the
east boundary of the roadway, to provide a pedestrian access
internal to the subdivision. She said this project is subject to
parkland dedication, or 0.2343 acres of parkland, so the
developer would like to pay cash in lieu of $10,500,
Wilson said the Kalispell Growth Policy designates this area
as Urban Residential, and this development complies with
that designation; most of the properties in the area are
actually zoned at a higher density than what they are
developed at. She stated that she finds this project appealing
because these are suitable lots for residential development,
instead of offices or multi -family; she feels it provides a good
balance, with a good fit in the neighborhood, not too much
density, and good access. She stated it creates a mini
neighborhood in and of itself.
i aospeil Cst-v [Tanning Board
Minutes of the meeting of April 12. 1-005
se,.,_n 11 ..� t f
Wilson finished by stating that the staff recommends zoning
of R-4, with a PUD overlay, upon annexation, subject to
conditions, and also recommends adoption of the preliminary
plat subject to the listed conditions.
QUESTIONS BY THE
Taylor asked about the aesthetics of the properties facing
BOARD
Whitefish Stage, and if they will be the backs of the
townhouses.
Wilson said yes, along with landscaping and berming for .
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buffering.
Hinchey asked about the sidewalk along the private roadway.
j Wilson said it is not on the map, but it is listed as Condition
6 in the staff report.
PUBLIC HEARING
The public hearing was opened to those who wished to speak
on the issue.
APPLICANTS/AGENCIES
Bruce Lutz, Landscape Architect, introduced his team and
stated he wanted to reemphasize that the zoning is ,
consistent with the area; he said a cluster development was
the best way to approach this site and that a townhouse
development was the best way to do this. He said they are
single family attached dwellings and that the units include
two different kinds of two unit combinations; there are two
bedroom units and three bedroom units, laid out to take
advantage of the view to the east. He said they went with a
PUD for flexibility in the setbacks, with a gain on the north
end that abuts a single family residence. He said the loop
road is less than 600 feet long, and is an internal driveway;
they did not want any on street parking, and there are more
than two parking spaces per unit, with two parking spaces in E
front of the garages, and there is good parking without
parking on the street. He stated they moved the access to the
north over to line up with Bruyer Way, and the access to the
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south was pushed further south; the 10 foot right of way for
future road expansion also created a berm and will be
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planted. He said the mailbox cluster will be located at the
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southern end of the site, and a landscape buffer with a
pathway that can cross to the CTEP path will be located on
the north end.
Lutz stated they are requesting a change on the internal
sidewalk request, stating it would be more advantageous to
locate it on the west side of the road, because there are not
as many intrusions like driveways; it would operate better as
a pedestrian way on the west side. He said the units only
occupy 28% of the area, and the roadway and landscaping
occupies the rest; the density is about 6.7 units per acre and
the range is 3-12 units 2er acre for Urban Residential. He
Kalispell City Planning Board
Minutes of the meeting of April 112005
said there may be some slope stability concerns on the east
boundary, but they will get a geotech engineer to do
extensive research; the highway department will become
involved with the accesses onto Whitefish Stage. He stated
the internal road will be maintained as a private driveway at
a high level and they are open to adding additional
landscaping on the north end for more buffering.
Taylor asked if there are off-street parking spaces.
Lutz said there are four on the west side and six on the east
side.
Schutt asked about the differences in the layout between the
units on the east and west sides of the project.
Lutz stated they wanted to maximize the views to the east,
and they are close to the permitted setbacks; they wanted to
side load the units to the west to create an additional buffer
for the interior environment. He said one of the units is
shallower so it fit better on the east side.
Schutt asked if they could have done four lots on the east
side of the project instead of five to create a larger road
radius.
Lutz stated they could have, but it is a premium view there
and they want to take advantage of it.
Hinchey asked if the mature trees on the east boundary are
on the property and if they will have to be moved.
Lutz said they are not on the property, and there will be a
landscape easement for the Schultz's so that they can do
some enhancements to the slope.
Paul Wacholtz, 183 Fairway Boulevard, stated that there is a
void in the marketplace and they wanted to address it. He
said there is a large market for townhouses, because empty
nesters, newly married couples, and snow birds want them
instead of single family houses. He stated the single family
townhome units are becoming popular for affordable
housing, and clusters are important to keep people together.
He stated this project addresses a marketplace need and
there is a strong demand for this product.
PUBLIC COMMENT I Proponents:
Marcia Siblerud, 234 Fourth Street West, real estate agent,
stated the quality of this construction company is very good,
the majority of the properties like this are located close to the
bypass, and she feels this is the highest and best use of this
Kalispell CRY [Tanning Beard
Minutes of the meeting or April i 2. ?005
property.
Holly Jean Larson, 852 5th Avenue WN, stated that she is
doing the design and colorizing on the project, and she has
received a number of calls from people who are interested in
the project because of the one level living and the private
driveways. She said this will be a safe community for women,
that the Valley is growing, and we can't get away from it.
Opponents:
Norton stated for the record that three letters in opposition to
the project were received.
John. Rodwick, 1465 Whitefish Stage Road, stated there are
serious concerns with the view; it is a wall of trees, there is
serious slumpage of the bluff where the trees are caving in.
He said the footprint is heavy on the east side of the bluff,
and the traffic congestion is terrible on Whitefish Stage, so it
is not easy to get in and out, and this is too high density for
this piece of land.
Susan Storfa, 1373 Whitefish Stage Road, said she wrote a
letter and she owns the property immediately north of this
development. She stated she does not like the density, and
asked that they consider requiring a sidewalk across
Whitefish Stage because children walk there and there is no
access for pedestrians. She said that her driveway and
Bruyer compete for access to Whitefish Stage, and she would
like a stop light for children's safety; she has been asking for
a crosswalk so the kids can cross the road and some kind of
traffic control is needed. She also stated she would like a
landscaping berm equivalent to what Buffalo Commons has
next to her property, that is, a transition area at least 20 feet
wide. She asked who will maintain all of this landscaping.
She said the homeowner's association of Buffalo Commons is
also concerned because of the Bruyer Way access.
Holly Hand, 1465 Whitefish Stage, stated she is opposing the
density and the environmental impact of this project, and
she is the one who brought up the bluff slumping; an
increase in weight will increase the water run off and severe
erosion that occurs in the woods. She said there is no view,
just dense woods, and this is located right across from the
elementary school; unless the development is limited to
Seniors, there will be young families, and where are the
children going to cross Whitefish Stage? She said the closest
crosswalk is to the north by Mission Way and there has
never been a crosswalk close to the school. The project will
add more children and cars, and a lot of traffic coming and
going. She said the woods are a gateway for wildlife, and we
are adding density where it does not belong. She asked who
is gearing the develo ment in the city and county.. and urged
Kalispell City Planning Board
Minutes of the meeting of April 12. 2005
the Board to oppose this project.
George Schultz, 1377 Whitefish Stage, said he's not opposed
but asked what was going to happen with sewer and storm
water.
Brett Wolcheck, 48 North Engineering, Whitefish, stated the
water will be tied into the main on Whitefish Stage, and the
sewer will be addressed one of two ways, depending on
Public Works. He said the stormwater management is being
looked at, but they will keep it away from the north side;
current sloughing of the bluff is taking place because of
excess storm water runoff from existing roofs and parking
lots to the north, not this property. He said there are many
options, and they will be working with Public Works to
address them.
No one else wished to speak and the public hearing was
closed.
MOTION Norton moved and Taylor seconded to adopt Staff Report KA-
05-5/KPUD-05-2 as findings of fact and recommend to the
Kalispell City Council that the initial zoning designation on
approximately 2.5 acres be R-4 with a PUD overlay upon
annexation to the City of Kalispell subject to the listed
conditions in the PUD.
DISCUSSION Hull stated that this project seems shoehorned in here; this
is in stark opposition to the last project shown. He said there
will be one wall of garages, there are no sidewalks, there is a
problem with slumping, this is a private road with no right of
way, and it could look bad quickly if the covenants were not
strictly enforced. He said he would have trouble voting in
favor of it.
Schutt asked Wilson what the difference was between the
RA-1 zone and the R-4 zone.
Wilson stated the RA-1 zone allows multi -families as a
conditionally permitted use and the R-4 allows duplexes as a
permitted use. She said the setbacks are slightly larger in the
RA-1, with 10 feet on the side rather than five feet, and 20
feet rather than 10 feet in the back. She said the density is
the same in the RA-1 and R-4, and both require 6000 square
feet lot sizes.
Schutt stated he likes the setbacks and the layout on the
west side of the road, but they are shoehorned in on the east
side; he would not put buildings on the ridge line all in a
row. He stated one of the units should be moved to the west
side.
Kalispell City Planning Board
Minutes of the meeting of April 12, 2005
Page 13 of 18
Hinchey stated his concerns echo what has already been
said.
Gabriel said she likes the project and the concept, but she
would like it better with four units on the east side; she
understands the concerns about the crosswalk and the
school, and asked how a sidewalk on the west side and a
crosswalk could be installed.
Wilson said there is a condition that requires the developer
coordinate with DOT on a crosswalk, and it would be up to
DOT ultimately.
Norton said he is an advocate of cluster development, and he
understands maximizing the views with five homes on the
bluff. He said the slump is an engineer's department, not the
Board's, and considering what else is in the area, he is for
this project. He stated they are making a nice development
with what they have.
Gabriel stated she knows the reputation of the builders, and
it will not be ill -maintained. The builders will not let it fall
apart.
Schutt asked Wilson about pushing the east side units back
for a sidewalk.
Wilson said Condition 6 requires a sidewalk on the west
boundary of the access road. She said that staff would not
have a problem with the sidewalk changing sides.
Taylor said the Planning Beard does not have jurisdiction
over stop signs, but suggested the police be contacted for a
traffic study; this is not an issue for the Planning Board to
address. He stated he shares the views already expressed
regarding the affordability and high quality of this project,
and this will serve those ends, but he is bothered by five
units on the east side. The plan seems to be so exercised that
there is not much the Board could do other than take out
one of the units, but he does not have the engineering
expertise to do that. He said it is a trade off between quality,
affordability, and density, and he would come down on the
side of affordability and quality.
Hull asked Wilson about adding a geotechnical study. Wilson
said it could be a condition.
MOTION - CONDITION 23 ! Hull moved and Taylor seconded Condition 23 be added that
there be a geotechnical study of the slope prior to the
issuance of a building permit.
Kaiispell City Planning Board
Minutes at the meeting of April 12, 2005
1
� i
DISCUSSION
Schutt said it is a reasonable requirement to put in, and you
can make it work, but his objection is to the density rather
than the sloughing.
ROLL CALL - AMENDMENT
The amendment passed unanimously on a roll call vote.
ROLL CALL - MAIN
The main motion passed 5-1 on a roll call vote.
E MOTION
MOTION
Norton moved and Gabriel seconded to adopt Staff Report
KPP-05-4 as findings of fact and recommend to the Kalispell
City Council that the: preliminary plat approval for Granary
i Ridge Townhomes be approved subject to the listed
conditions with Condition 6 amended and Condition 23
added.
BOARD DISCUSSION
There was no discussion.
ROLL CALL
The motion tied 3-3 on a roll call vote with Gabriel, Taylor
and Norton voting for and Hull, Schutt and Hinchey voting
i
against.
DISCUSSION
There was discussion about how to handle the split vote.
Wilson said it could go on to the City Council on the 3-3 vote.
Another option is for the Board to amend the plat.
I Schutt said he does not want to redesign the project.
MOTION
Hull moved and Taylor seconded that 14 units instead of 16
units be built, with only four units on the east boundary.
DISCUSSION
Norton stated we should not be subdesigning this project
[
and it should be sent on to Council as is.
I
Taylor stated this could solve the density issues they are ?
E j
having, and this is still a quality development. 3
Hinchey said he is comfortable with sending it on to Council
as It is. i
ROLL CALL -- AMENDMENT
The motion tied 3-3 on a roll call vote with Taylor, Hull and i
Hinchey voting for and Norton, Schutt and Gabriel voting
against.
CITY OF KALISPELL
A request by the City of Kalispell for a zoning text
ZONING TEXT
amendment to develop lighting standards that would apply
AMENDMENT REQUEST
E
to residential and commercial properties in the City limits. i
STAFF REPORT XZTA-05-3
Narda Wilson. with the Tri-City Planning Office, gave a
presentation of Staff Report KZTA-05-3, a request by the City
of Kalispell to develop lighting standards that would apply to
residential and commercial properties in the City limits.
Kalispell City Planning Board
Minutes of the meeting of April 12. 2005
Wilson stated that the Planning Board undertook this at the
request of the City Council and citizen groups' concerns .
aboUL UIC 11gnUl1g SLc11C1aXUZS IUI U01111IICIC:Iat and reside1141d1
developments. She said the Planning Board did a lot of work
on this issue, with the goal of protecting the night sky,
reducing trespass light, and benefiting the overall quality of
life in the community; this issue has raised everyone's
awareness. She stated that these are new standards, and
that staff is recommending the lighting standards attached
as Exhibit A be included in the Kalispell Zoning Ordinance.
QUESTIONS BY THE
Schutt commented that lumens is the amount of light at the
BOARD
fixture, and footcandles is the amount of light a distance
away.
PUBLIC HEARING
The public hearing was opened to those who wished to speak I
1 on the issue.
APPLICANTSJAGENCIES
No comments.
PUBLIC COMMENT
' Mark Paulson, 1045 3rd Avenue West, president of the Big
Sky Astronomy Club, thanked the staff and the Board for
their efforts to product this ordinance. He said he has seen a
lot of changes in the valley, and he has a special interest in
this matter, but there are many reasons to have an
ordinance like this. He said the issue has come to the
forefront in the last few years and light pollution and glare is ;
prominent and widespread now; his group decided not to
press for an ordinance, but they did want to promote quality
lighting. They wanted to promote positive lighting to
developers as opposed to forcing someone to do something
and they developed a Quality Lighting Award to give to
businesses who do this on their own. He said they embraced
the efforts of the Planning Board and City Council to install a
workable ordinance to accomplish Dark Sky goals and not be
too intrusive. He said this is a complete and comprehensive
first draft and praised Wilson for her work. He said for too
long Montana has been the Big Sky Country only in the
daytime and it should be so at night as well.
{
Bob Gembolis, 1980 Pine Grove Lane, stated he wanted to
emphasize the part about glare; it is difficult to see at night.
He said that glare and safety are very important, and you
cannot see when a light is shining in your eyes.
Jackie Keyser, 545 2nd Avenue East, stated that there is no
mounting height limit on fixtures on residential units on
I
homes. She stated that No. 14 on the old draft should be
edited to sav "mounting height of fixtures in residential areas
should not exceed 10 feet". (new draft No. 13) She also stated
she was afraid that this is not going to be enforced, and we
Kalispeil Cite Planning Board
Minutes ofthe meetina Qr Anril 12, 2005
., rr — IA.,i I
should be proactive and not reactive and should be
educating people as to ghat they need to do. She said that
all light is cumulative, and she would, like to see an
education process before the six month period is over.
Bruce Ruby, 105 Spring Creek Road, Somers, asked how the
public will know there is an ordinance should this pass, and
stated that he is all for it.
Russ Lucas, 117 Sunburst Court, stated he has the same
bias because he is in the astronomy club, but it is a matter
of aesthetics too and it is a wonderful thing to see stars. He
said we have lost stars here and we have the technology to
block the bad light for our telescopes, but that does not help
our eyes. He said you need to see the beauty that is above
you. He stated the City should not demand that businesses
comply, but use a cost and safety standpoint; it is cheaper to
use good lighting.
No one else wished to speak and the public hearing was
closed.
MOTION Schutt moved and Hinchey seconded to adopt Staff Report
KZTA-05-3 as findings of fact and, based on these findings,
recommend to the Kalispell City Council that lighting
standards be included in the Kalispell Zoning Ordinance.
BOARD DISCUSSION Taylor asked about the suggestion that residential height
restrictions be addressed..
Norton said he feels it has been addressed and it has already
been covered.
Schutt stated that using the standards of footcandles at the
property line, he feels the height is okay as long as the
neighbors aren't bothered.
Hinchey said enforcement is tricky and the clearer you make
it the better off you are.
Taylor suggested going with what we have, and amending it
as necessary later.
Schutt asked Wilson about the enforcement of nuisance
neighborhood lights.
Wilson said they will use spot complaints with residential
areas and deal with those fires, but that commercial,
multifamily and multi -family developments will be reviewed
as part of the site development re,�r.ew process.
Wilson noted a list needs to be made of the businesses that
Kalispeil City Planning Beard
Minutes of the meeting of Aprit 12. 2005
are noncompliant now and they will be formally notified of j
the new regulations.
Norton suggested placing a notice in the community
newsletter and that the Big Sky Astronomy Club notify the
newspapers, etc. that this has passed.
ROLL CALL
The motion passed unanimously on a roll call vote.
OLD BUSINESS
There was no old business.
NEW BUSINESS
There was no new business.
i ADJOURNMENT ?
The meeting was adjourned at approximately 10:15 p.m. A
special meeting of the Kalispell City Planning Board and
Zoning Commission will be held on Tuesday, April 19, 2005.
George Taylor Judi Funk
President Recording Secretary
APPROVED as submitted/corrected: / /05
Kalispeil C'itv 1?lannine Board
Minutes of the meeting of April 17, 2005