Planning Board Minutes - April 19, 2005KALISPELL CITY PLANNING BOARD &, ZONING COMMISSION
MINUTES OF THE SPECIAL MEETING
APRIL 19, 2005
CALL TO ORDER AND ROLL
The special meeting of the Kalispell City Planning Board
CALL
and Zoning Commission was called to order at 7:00 p.m.
Board members present were: George Taylor, Jean
1 Johnson, Timothy Norton, Rick Hall, John Hinchey and
Bryan Schutt. Kari Gabriel had an excused absence. Narda
Wilson represented the Tri-City Planning Office. There were
japproximately
40 people in the audience.
APPROVAL OF MINUTES
None to approve.
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President Taylor noted, that this will be the last meeting
that Jean Johnson will attend whose appointment to this
Board expires at the end of this month. Taylor expressed
his appreciation to Mr. Johnson for his willingness to serve
and said that he will be missed.
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BEAR THE PUBLIC
I Mayre Flowers, Citizens for a Better Flathead asked about
the process for the Courthouse East hearing and whether
there would be separate hearings and motions on the zone
change and the PUD.
Taylor responded there will be one public hearing on both
issues and when the public hearing is closed there will be a
separate vote to adopt separate findings for each item.
No one else wished to speak.
THREE MILE
A request by Three Mile Professional, LLC for a change in
PROFESSIONAL, LLC ZONE
zoning from R-5 (Residential/Professional Office) to B-1
CHANGE
(Neighborhood Buffer District) on approximately 3.479
acres located at the northwest corner of Three Mile Drive
and Meridian Road.
STAFF REPORT
Narda Wilson, with the Tri-City Planning Office, gave a
KZC-05-2
presentation of Staff Report KZC-05-2, a request by Three
Mile Professional, LLC for a change in zoning from. R-5
(Residential/Professional Office) to B-1 (Neighborhood '
Buffer District) on approximately 3.479 acres.
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Wilson stated that the request has been made primarily in
the R-5 zone where you are limited to one principle
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structure per parcel. The applicants want to build more ,I
than one office building on this property which would
create a small office complex. The most expedient way to
handle that was through a zone change with a minor
subdivision that would be reviewed by the city council at a
Kalispell City Planning -Board
MinuLes of the meeting of April 19. 2005
Page 1 of''5
later date.
The uses between the R-5 and B-1 are quite similar. The
Growth Policy designates this area as an Urban Mixed Use
area so when they look at the surrounding zoning it is a
real hodge-podge, which Wilson reviewed for the Board. 1
This request would bring the zoning into a more consistent �
designation on the corner.
Staff is recommending that the planning board adopt staff
report KZC-05-2 as findings of fact and recommend to the
Kalispell City Council that the zone change from R-5 to B-1
be granted. i
QUESTIONS BY THE BOARD
Hull asked and Wilson responded that B-1 does not allow
outside display of merchandise.
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Schutt asked and Wilson responded that conditions are not I
attached to a zone change, unless it is a PUD, because
when a use comes in it will comply with the B-1 standards.
Wilson added that if the Architectural Design Standards get
adopted then it would go through architectural review for
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landscaping, site design, lighting, etc.
Norton asked and Wilson responded that there are a couple
of office buildings already on site, one on Lot 1 of Three
Mile Corner Subdivision which is a water testing lab and
there is an office building on Lot 1-A, which is occupied by
Thomas, Dean &. Hoskins. A house and garage were
previously removed from the site.
PUBLIC HEARING
The public hearing was opened to those who wished to
speak on the issue.
j APPLICANT/AGENCIES
Mike Fraser, Three Mile Professional and Thomas, Dean &
Hoskins providing technical support stated that they look
at this area as Ms. Wilson stated as a hodge-podge of uses
which he described for the Board. The B-1 was more
appropriate for this area in transition. In the future with
the reconstruction of Meridian they may even see a demand
or requests for some additional B-2. B-1 starts to bring
together some cohesiveness within the area and he is in
favor of the zone change. j
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PUBLIC COMMENT
Jon Cuthbertson, Montana Environmental Lab stated that
he owns the company and land in the northeast corner the
subdivision. He was in front of the city council 18 months
ago asking for his piece to be split off and for a zone change
to B-2 and he got the split but is still stuck with R-S.
Cuthbertson said that it seems that the area is going from
old houses being removed towards a more
office/ professional type use all the way U2 and down
Kalispell City Planning Board
Minutes of the meeting of April 19. 2005
Meridian Road. Cuthbertson stated that he is in favor of
this zone change but avant he wanted and will be wanting
again is a rezoning of his property to B-2 especially due to
the location and size limitations of his current signage_ He
noted that with the office complex being proposed they will
want a sign that lists the individual tenants names and
under B--1 they only get one sign and it cannot be a
multiple tenant sign.
Taylor noted that the Board tries to be consistent.
I No one else wished to speak and the public hearing was
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closed.
MOTION
Hinchey moved and Schutt seconded to adopt staff report
KZC-05-2 as finding of fact and, based on these findings
recommend to the Kalispell City Council that the request
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for a zone change from R-5 to B--1 be approved.
BOARD DISCUSSION
Hull reminded the Board of the need to determine
consistent zoning for the Meridian Road area to at least
draw some lines in the sand so that the business area
doesn't overlap too much into the residential area, instead
of doing it in a piecemeal way.
Taylor asked if another work session is scheduled for the
Growth Policy update. Wilson said not yet. She added that
if the Board wants to deal with zoning it would not be a
Growth Policy issue it would be a work item issue. A
neighborhood meeting should be held to talk to some of the
property owners on what they would envision for the area
instead of the Board taking big blocks of land and zoning
thern without community input.
Schutt asked if the zone changing would be accomplished
in conjunction with the road reconstruction or before and
Wilson said a strategy on how to approach this item should
be developed by the Board at a work session.
ROLL CALL
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The motion passed unanimously on a roll call vote.
CITY OF KALISPELL
A request by the City of Kalispell for an amendment to the
ARCRITECTURAL DESIGN
Kalispell Zoning Ordinance to incorporate architectural
STANDARDS TEXT
design standards that would apply to all new development
AMENDMENT REQUEST
in the City of Kalispell except single family and two family
residences.
STAFF REPORT KZTA-05-4
Narda Wilson, with the Tri-City Planning Office, gave a
presentation of Staff Report. KZTA-05-4. a request by the
City of Kalispell for an amendment to the Kalispell Zoning
Ordinance to incorporate architectural design standards.
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Minutes or lh4e meeting (if April 19, '005
P—.„
Wilson noted that the Board has been working on the
Architectural Design Standards for more than a year. They
have a document, although far from perfect, that provides
9 € i-111- spiilL VA VN11QL L1A.G A✓VCLlU '.la l-A.ylil8 lV cLk_LiJLilP11.�.11 lrl
developing Architectural Design Standards for the City of
Kalispell that basically cover commercial and multi -family
E development. The standards would be an addendum to the
Kalispell Zoning Ordinance.
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The Kalispell City Council has on a few occasions already
I discussed these standards in their current form. The
planning board and Architectural Review Committee did a
good job of putting together ideas of what the community
hopefully sees as important elements without necessarily
putting restrictions or requirements on the building design.
The Architectural Review Committee has volunteered to
expand their duties to include the review of new [
commercial and multi -family development which will
require more meeting time. Wilson noted that they could
use some assistance and asked for volunteers from the
Board or to be recruited by the Board.
Staff is recommending that the Board adopt staff report
KZTA-05-4 as findings of fact and recommend to the city
council that the Architectural Design Standards attached
to the report as Exhibit A be included in the Kalispell ,
Zoning Ordinance,
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Wilson added that these standards were posted on the City
of Kalispell and Tri-City Planning Office websites. It is
hoped that there was some interest in access to those
online documents on the part of the public. Some feedback
was already received.
QUESTIONS BY THE BOARD Taylor asked for comments by any members of the
Architectural Review Committee.
{ Bill. Goodman, who served on the Committee and was part
of the process, noted that the Kalispell City Planning Board
and Architectural Review Committee worked hard on the
standards and he hoped the Board would recommend that
they be adopted.
There was discussion on improving the quality of the
document and Wilson noted that after a final draft has 3
been adopted more professional touches can be added, -with
rved on the Committee, before the help of Gini Ogle who se
the final document is printed.
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PUBIC IiEAIidiYO The pubic hearing was opened to those who wished to
speak on the issue.
Kalispell City Manning Board
Minutes cif the mee ng of Aphi 19, 2005
Papa d nY -1�
l PUBLIC COMMENT Mayre Flowers, Citizens for a Better Flathead applauded j
the board for taking on this project because it has been j
talked about within the community for quite a while. It is a
positive step forward and provides the kind of predictability
that residents and developers need and welcome. Flowers .
added that she appreciates that these documents have
been made available online and she encourages that kind
of presentation for the public to be more actively involved.
Flowers asked for clarification on how you define the
boundaries for the entrance corridors and why they were
not extended further. In addition on page 24 under Greater
Kalispell Area. Development Standards, clarification needs
to be provided regarding redevelopment of properties to
ensure duality and integrity.
Taylor said that the board would rely on the Growth Policy
which defines general areas and it would be the policy of
the board to be as consistent as possible with the
E immediately surrounding area with regard to infili. They
wouldn't put a 5-story building in the middle of a
residential area.
Flowers clarified and said the area was vague and thought
there would be some simple wording that could be used to
I clarify it.
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Wilson said that they could look at this at the end of the
public hearing as something to pass on to city council. E
No one else wished to speak and the public hearing was
closed.
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MOTION Hinchey moved and 'Taylor seconded to adopt staff report
KZTA-05-4 as findings of fact and recommend to the
Kalispell City Council that the Architectural Design
Standards be adopted as an addendum to the Kalispell
Zoning Ordinance.
BOARD DISCUSSION Wilson asked to clarify the areas that were brought up in
the public hearing. Wilson noted that the boundaries were
selected based on the location of the city limits to Meridian
on the west - 7th Avenue on the east, Wyoming and 13th
down to the city limits and suggested that there may be a
better way to word this portion.
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3 Taylor suggested that when the Standards go to final print
a map or diagram could be included. Wilson noted that the
city limits will change and the corridors were intended to be
from those points out to the city limits. Finding some better
j wording between now and city council would prevent the
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Minutes o%the meeting of April I1). 2005
P—;"Cr 5
[ boundaries from being stuck to an exhibit and would be
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[ ever -changing as the city limits change along those corridor
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areas.
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Hinchey mentioned Ms. Flowers' comments regarding infill
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being consistent and cohesive which he thought was
already covered in the standards. The intent was if you are
going to redevelop a city block that has all brick structures
you might want to put a brick structure in.
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Wilson said that the concern is when you talk about infill
that you might end up with a couple of Quonset huts next
door rather than a building that you would want to
emulate. Wilson suggested adding a phrase such as
"striving for high quality construction and architecture"
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may be better.
E ROLL CALL
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The motion passed unanimously on a roll call vote.
BOARD DISCUSSION
Wilson suggested that perhaps the planning board and city
council should have one more work session for the handoff
of the Architectural Design Standards so that the
standards do not end up languishing due to lack of
understanding.
Taylor suggested that Wilson put something together.
DEV PROPERTIES
A request by DEV Properties for a change in zoning from R-
(COURTHOUSE EAST) ZONE
3 (Urban Single Family Residential) to R-5
CHANGE REQUEST & PUD
(Residential/Professional Office), and a request for a mixed
use Planned Unit Development (PUD) which includes 28
apartments, approximately 20,000 square feet of office
space, approximately 1,600 square feet of retail and a
2,000 square foot community room., on approximately 2.06
acres. The property is located at the east side of Fifth Street
East between Seventh Street East and Eighth Street East
also known as Courthouse East. f
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STAFF REPORTS KZC-05-3 &
Narda Wilson, with the Tri-City Planning Office, gave a
;KPUD-05-3
presentation of Staff Reports KEC-05-3 and KPUD-05-3 for
the Board.
Wilson described the location and histary of use of the
property. The previous owner, Gelinas Development came
before the Board with another proposal on the property
which was tabled because of some changes that were made
at the last minute and was never brought back to life. In
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the past couple of years the property has been fenced and
the building has been allowed to deteriorate, has been
vandalized, the parking lot torn up, and a maintenance
building was taken down. The neighborhood and
community has been wondering what is oin to ha en to
K'a6spdI Chv €Mannino Board
Minutes of the meeting of r�prii 19. 2005
the building and the property.
In step DEV Properties, a partnership, has presented a
proposal for the Courthouse East building which would
include the preservation, rehabilitation., and reuse of the
existing structure.
This building has existed as a non-residential use since its
inception. The R-3 zoning, that was applied to this property
in the 40's, was residential which made this building non-
conforming or grandfathered and it continued to operate
that way. In 1976 the Kalispell City Board of Adjustment
granted a use variance when the hospital moved out. You
can no longer get a variance to a use but at that time the
BOA allowed specific uses by the County provided some
issues were addressed.
Wilson reviewed the proposed use of the building and
added that the phasing will be completed by December of
2007.
Wilson said a request for a zone change, as proposed by the
applicants, from a Residential use to R-5 Residential Office
use, allows the use of this property with professional offices
as a conforming use and would comply with the zoning.
The continued use of a non-residential component on this
property could or should have been anticipated by the
residents in the area and to propose an alternate
nonresidential/residential use for this building is not
unreasonable. A part of that will depend on what the
neighborhood wants. There is some value to preserving and
rehabilitating this old budding and some of the residents
think that it is a great idea. On the other hand having
worked in that building personally we know it is a huge,
perhaps insurmountable task to go in and bring the
building up to code, make it look good, function well and be
an asset to the neighborhood.
Wilson noted that parking was the challenge in preparing
the staff report and will be a challenge for the board. The
parking requirements were reviewed by Wilson and are
outlined on page 10 of the staff report.
The Board has some latitude here on whether to say that
this project is in substantial compliance with zoning in
regard to parking or it is not.
The PUD and the zone change are so closely connected
because the PUD cannot stand without the change in
zoning and therefore there is only one staff report. If the
Board approves the zoning the PUD is the conditions that
are put on the zone change. Wilson suggested a sunset
clause that would be that if x amount of work hasn't been
Kalisneit City Planning Board
"Ainutes of tk e meeting of April 19. '005
performed by such and such a date then the zoning reverts
back to the original R-3 zoning and this proposal goes
away.
The staff asks the Board to consider approval of the zone
change and PUD subject to the 17 conditions in staff report
KZC-05-3 and KPUD-05-3 which include findings of fact
and a recommendation to the Kalispell City Council that
the zone change and PUD be approved subject to the
conditions with an additional condition: # 17, No
medical/dental offices or clinics will be located in the
professional office space:."
Wilson said the reason for this condition is that the parking
requirements for those uses are much higher.
QUESTIONS BY THE BOARD � None.
PUBLIC HEARING 1 The public hearing was opened to those who wished to
speak on the issue.
APPLICANTSIAGENCIES Eric Berry representing DEV Properties from Seattle, WA
reviewed their vision for the building. Berry said that they
were hoping that the neighborhood would be able to see the
potential that they saw and noted that they felt they had an
85% approval for their plan from the neighborhood going
forward with more emphasis on residential, which they put
into account.
Berry said that they have come up with roughly 124
parking spaces and he reviewed how they calculated those
spaces.
Berry continued with a description of the design plan for
the building.
Taylor asked what prior experience, if any, DEV has on a
project of this magnitude. Berry said that this would be
their first large scale project. He has worked with Vince
Padilla on many projects together and for the last 13 years
has worked on several commercial and residential projects
all over the country. This project will take approximately 3
years and will be built in phases.
Norton said that he did attend the public meeting at
Hedges School, which was very informative and included a
lot of information regarding Berry's prior experience.
Norton said that the staff and Board are concerned with
parking. Norton suggested that the parking lot building not
be reconstructed which would lower the square footage and
provide additional parking space. Another suggestion
would be a two-story parking structure, Norton asked if
Kalispeft Cite Planrina Board
Minutes of the ineetina of April 19, 2Wf
these were considered or do they feel that the parking is
adequate. Berry said that there is a much more expensive
option that was considered for some underground parking,
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although they would lose some mechanical area. it is not
their first option.
Hinchey noted that the professional office space is not
included on the floor plan. Berry clarified that the floors
were numbered differently when the County used the
building and noted that they are referring to the floors as
basement, main floor, second floor and top floor. The
professional offices will be primarily located on the main
floor.
Hull asked about the asbestos problems that were
discussed in the Gelinas proposal. Berry said that the
asbestos is mainly in the north end, northwest corner
(Chapel Room), with some asbestos pipe wrapping in other
areas. The total abatement bids came in between $25,000
and 845,000. Their plan is to seal off the problem areas or
abate those areas that can't be sealed off.
Taylor asked if there were any asbestos problems with the
original building built in 1913- Berry said just with the
pipe wrapping. The main concentration of asbestos is in the
newer building. Taylor said that in November 2003 they
were told the asbestos bid was way over $ 1 million dollars.
Berry has never seen any paperwork from that estimate.
Taylor asked if there is a plan to have an access on the east
side as well as on the west. Berry said that the main access
will be the lobby on the west side of the building. On the
east side of the building there will still be the "loading"
entrance but it will be modified.
Taylor said since this block is surrounded by residential on
3 sides and Hedges School on the 4th side, why do they feel
that this proposal with its mixture of commercial and high
intensity land use would be an asset to an urban
residential community. Berry said one of the projects he
was involved in was in a residential neighborhood in Seattle
where an old 3 1/2 story 150'x150' brick building was
rehabilitated and has been used for live/work artists for
almost 20 years. That building has such a love impact on
the neighborhood and is an asset to the community. Those
artists all work with the community in various ways. The
Courthouse East proposal will also provide this type of
atmosphere along with providing an opportunity for the
senior population to remain in the neighborhood, and an
opportunity for younger generations to move into the area -
a good eclectic mix. Berry noted that he and his family
plan to live in the building part of the year and also his
partner i3lans to live there with his family so there will also
Kalispell Citv Planning Board
Minutes of the meeting of April 19. 2005
be children in the building.
Schutt asked where the primary entrances would be for the
artist live/work units. Berry described all of the building
entrances and their use for the Board.
Taylor asked if the partners would be flexible in dealing
with the parking and density issues and had they
considered the possibility of removing part of the building.
Taylor said that this Board rejected a proposal in November
2003 that called for 24 units, 2 units on each lot primarily
because of the density and overcrowding. Berry said he
wants to preserve the older buildings, and the recycling of
any materials that they can in the rehabilitation and he is
hoping to create a good balance of making a little money
and making an old building viable.
Hi.nchey said parking and intensity of the development is
what will be the concerns tonight and asked if their plan
was flexible enough to change the balance between
residential and professional office to bring down the
parking requirements. Berry said that originally they had
discussed 30 - 40 units, half residential homes for seniors.
Berry said that that number was reduced to 28 mixed age
residents but they still plan to pursue senior residents
which would hopefully lessen the parking demand.
Hinchey suggested that increasing the residential and
taking out some of the office space could reduce the
parking demand further.
Vince Padilla, DEV Properties stated that initially they had
applied for an RA-1 and requested 40 units which would
bring down the parking requirement and they would be
happy to go that way again, The surveys that have come
back have noted that the professional space was the least
desirable part of their proposal. Working with staff they
came up with this current proposal. Taylor said then you
are flexible in terms of other options. Padilla said yes but
we are not in this for our health, we need to make sure the
numbers match.
Taylor reviewed the correspondence received by the Board
to date: Letters were received from Jo Ann Nieman, Chris
Cummings, Ellen Fries, Evan White & Don &, Joanne
White, Gordy 8, Virginia. Rohlinger and Lonnie Helhckson in
opposition of the project and from Fay 8, Wesley Wolf,
Woodland Floral in favor of the project.
PUBLIC C ®iViMENT Proponents:
Robyn Balcorn, 1002 3th avenue East stated that the
ro osal last gear gave her the most doubt because of their
KaUspe11 City Planning Board
'Ainutes otthe meeting of April i9. 2005
Pr, r,, kll,F9;
E unwillingness to do a PUD and provide a definite plan. She
strongly opposed their proposal. She is impressed with
DEV because of the effort they have put in to contact the
r�ciKuuva� alau scut- wain aacU8c-C, zvvi. rn suiVr-y UiUL was
done came back mostly in favor of preserving the historic 1
structure. A recent study was done to determine what was
distinctive about Kalispell and the strong recommendation
was to not tear down any more historic buildings in
Kalispell because this is what sets Kalispell apart from the
other communities in the valley. Balcorn believes that this
building would be a wonderful asset and she loves the idea E
of it being a gathering place for the neighborhood. She is in
favor of the project.
Bob Hatfield, 612 - 6th Street East stated that he worked at
Courthouse East for 8-9 years with the Meals on Wheels
program.. He lives on the corner and said that when the
County offices were open, Meals and Wheels, and with the
school and Woodland Floral operating the traffic wasn't E
bad. He said that we don't have that many old buildings
{ around, Central School, Hockaday and lets stop tearing
' them down. Hatfield said that he is for the project. E
Dr. Louise Swanberg, 610 - 7th Street, East stated that she
has a non -conforming medical practice near Courthouse
East that was built as a medical practice when the building
was a hospital and they have enjoyed that location and
have no intent to move. Swanberg is in favor of this
development and in favor of in -building within city limits as `
opposed to this medestatic growth outside of city limits that
drags people further away from city services. She is in favor
of trying to preserve the heritage of our town by keeping the
old buildings and has been involved with preservation of
other historic structures in town. The old hospital is a
historic structure and if there were a part of it to be
destroyed it should be the north wing. She doesn't think it
is rational to expect a developer to come in here and raise
that building and create 12 city lots because the cost of
eliminating that structure would far exceed what you would
l get for 12 city lots. The only reservation she would have
would be the parking density but she and her patients have
no problem with parking in the neighborhood. The parking
was not bad when it was Courthouse East and to her
knowledge not that bad when it was the hospital. She
would vote ves.
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Trina Ambrose, 928 -nth Avenue East, said that she has
lived there for 26 years. Her son attended Hedges School
and they were there when the building was occupied by the
County. She has never seen a parking problem. The biggest
problem she has seen is more kids and the school and the
j neighborhood is working very diligently to maintain a safe
place for the kids. This Group of developers has impressed I
Kalispell City- Planning Board
Minutes or the meeting of Aprn M -1005
Para 7 7 ni?5
her and she thinks that it would be a crime to see a
building like that go down. if that area was turned into a
residential area the parking in her estimation would be
worse. Her vote is yes.
Alice Forter>.berry, 605 - 7th Avenue, East stated that she is
in favor of the reuse of the old hospital Courthouse East
building. She is very impressed with the developers and
their commitment to recycling and reuse of the materials in
the building. Fortertberry said that she has only been in
this community for 13 years but she thinks that it would
be a great thing for her children to say to their children
that we saved that building. Fortenberry said that she
would like it in the neighborhood.
Linda Paisley, 1024 Woodland Avenue said that she would
like to voice her support for this project. The reasons are
the historical value preserving the old building, the
passibility of a community center would be an asset to the
neighborhood, and the potential asset for Hedges School..
She has been a teacher at Hedges and now is a volunteer
and she foresees workshops and interaction with seniors,
artists, and the school which would be favorable.
Susan Miller, 529 - 1st Avenue East stated that has lived
in that neighborhood for 20 years, was born and raised in
Kalispell and loves to ,see old buildings restored. She is an
artist and thinks that this would be a real asset to the
community. No one wanted to save Central School and the
Conrad Mansion and now look at what we have. She would
like to see this project done.
Opponents:
Chuck Cummings, 1002 - 4th Avenue East said that he
was born in the old hospital. He agrees it is a shame to tear
down old buildings and he feels bad about the set of
choices that they are left with on this proposal but
although a lot of his neighbors think it is a good idea to
encourage this project he hasn't been convinced.
Cummings favors the single family residential use, R-3 that
is already in the area and reviewed the information that
was provided to the Board prior to the hearing.
Cummings noted that he disagrees with the calculations for
parking that was presented by staff and explained his
findings for the Board. Cummings said that his
understanding of a PUD is that it sets up common rules for
everybody and would provide some flexibility. But,
Cummings continued, the zone is R-3 and the Master Plan
does not designate this one block as high intensity - which
is to him spot zoning. The Master Plan designates this as a
residential area and the non -conforming -uses should be
Kalispell City Planninu Board
Nlintutes of the meeting of Aril I9,'005
Pao- i') nt ".5
extinguished as soon as possible or the whole
neighborhood should be changed. If there were a common
set of regulations he doesn't understand how we can
consider this when there are so many aspects of it that it
does not meet. He is saddened that they can't find a good
use for this building that would preserve the building and
the residential character of the neighborhood. Keep the
business, commercial and high intensity use out of that
neighborhood and opt for the single family residence.
Cummings added that if this proposal fails they would like
to specifically request that an addition to the findings be to
change the zoning back to the R-3 that is in place now.
Jo Ann Neiman, 735 — 4th Avenue, East stated that she
lives within. 150 feet of this building that is presently a [
non -conforming use in the middle of a residential
neighborhood. She noted that she is also involved in the
lawsuit that Mr. Gelinas filed as an intervener so she has
done a lot of studying as to what is a non -conforming use.
It is a use that was in existence at the time that the zoning
laws were passed but it didn't conform to what the zoning
laws require. At some point in time it will cease and once it
ceases it reverts to the original zoning. To say that because ,
the rest of us moved into this neighborhood knowing that
this building was there is irrelevant. We knew it was there
but it was a non -conforming use that was going to cease.
The fact that they didn't have any particular parking
problems while the County owned it doesn't mean that this
particular use won't cause a terrible problem with regard to
parking and traffic.
Neiman continued that the streets are narrow enough that
if there were cars parked on both sides of the street and
two cars are coming down the street they wouldn't be able
to pass each other, and she noted the safety problems with
having to walk in the streets because there are no
sidewalks. Neiman disagreed with the parking calculations
and reviewed her findings with the Board.
Neiman noted that if you take a look at the PUD zoning for
R-5 and R-3 it says that 28 residences is the maximum
units for that building and all of that other stuff needs to
be excluded. A mixed use requires 20 acres and this is a far
cry from 20 acres. This is huge project being done by
people who have never done this before which doesn't
belong there. This particular development will do nothing to
calm traffic, which is a goal of the Kalispell City Council. All
the traffic will be on 7t11 & 8th Streets heading for 3-d and 4th
Avenues and be even worse than it already is. Nostalgia is a
lovely thing but is not suitable in the discussion of -whether
or .not this building should be handled the way it is being
handled.
Kaiispeil City Planning Hoard
Minutes of the meeting of April 19.. 2005
Pane 13 of-5
Jennifer Matter, 745 -- 4th Avenue East said that she lives 2
blocks from the Courthouse. They just moved here this last
summer and love the neighborhood and love being able to
walk everywhere. She has 2 young children and the
thought of having this much density 2 blocks from her
I house makes her regret the choice to buy a house that
' close to something that would potentially make it unsafe
I�
for her children.
! Becky G. Jones, 630 - 5th Avenue, East noted that she is
also named in the lawsuit filed by Gehnas, and added that I
she may be sued by DEV Properties because she was
interjecting into the public more discussion on this topic.
Initially when the R-5 came before the Board they all
! appreciated the Board's support and their
acknowledgement that the intensity of an R-5 would be
inappropriate in this historically important area. Jones
reviewed various sections of the Kalispell Zoning Ordinance
in relation to this project that in her opinion supports her
opposition, which included not being situated on arterial or
minor arterial streets, is not architecturally harmonious
with the neighborhood, and doesn't serve as a buffer
between residential and commercial districts. The - R-5
i request is simply an overlay of the PUD so the developers E
can maximize the amount of their economic success and `
Jones noted it is not the responsibility of the City of
Kalispell, the planning board, or the neighborhood to
assure the economic success of a developer.
9
Jones continued that multi -family dwelling apartments are
not permitted in this district because they are generally
incompatible with single-family neighborhoods. Many of the
R-5 districts abut residential neighborhoods but none are
smack dab in the middle of a residential neighborhood.
Specific design and location criteria for off-street parking in
R-5 zones are outlined in the zoning regulations in order to i
mitigate the impacts on adjoining residential
neighborhoods. Jones added that the proposal deviates
significantly from those standards.
Jones said that the thought of senior housing is very nice;
however, there is no guarantee as admitted by the
developers themselves. The live /work artist areas and ?
community room will generate more traffic and there is no
measure for how much traffic these type of uses will
generate.
Jones was a crossing guard at Hedges School and she has
witnessed several tunes when children were nearly injured
crossing the streets. It is unsafe and not just at 8:00 a.m. E
or 3:00 p.m. There were several teachers from Hedges who 11
I opposed the R-5 last year. Jones said that the only reason
there is less opposition this time is that a flyer was not sent
Kaiispeil City Planning Board
Minuws of the meeting of April 19. n005
out but she reminded the Board that 221 signatures were
collected opposing commerce or offices at this location
when the County moved into this building. The R-3 is a ;
covenant that the zoning board and council made with the
people of Kalispell and the use of Courthouse East was
non -conforming - which she thought would probably go
away. Jones asked the Board not to take away the one
[ chance to preserve the integrity of their historic east side.
j They do not need this extreme density or more professional
office space, there is abundant office space in other
locations and could be a perfect project for Linderman
Schaal.
Jones encouraged the Board to deny this project and added
it is highly inappropriate and she fears for the safety of her
child. '
No one else wished to speak and the public hearing was
closed.
MOTION ON ZONE CHANGE Norton moved and Hinchey seconded that staff reports
gL PUD REQUEST I KZC-05--3 & KPUD-05-3 be adopted as findings of fact and;
recommend to the city council that the zone change and
PUD overlay be approved subject to the 17 conditions.
E
Norton asked about Condition # 13 that states that "no
sales of items which are not produced on site would be
allowed from the artists studios..." and felt it was too broad ;
a statement. Wilson said that what they don't want is a
situation where there is a general retail component and it is
an attempt to limit the retail component to things that are E
produced that would involve artistic creation. Norton added
3 then this would cut down on traffic. Wilson said yes.
E
E
Norton asked how this would be enforced. Wilson said that'
it would have to be enforced through the zoning ordinance
I and code enforcement process with periodic inspections or
on a complaint basis. i
Schutt asked about a statement by the developer that RA-1
was considered v. the R-5 that they are considering now
and how would the RA-1 zone be applied to this project.
Wilson said that the applicant might have misspoken she
believes it was RA-3 because the office component is not i
allowed in an RA-1 zone. Wilson described the RA-1 &, RA-3 ;
zones. The R-5 was selected because it allows the office
component of the permitted use and a residential
component. Schutt noted that the office and professional
uses really pumps up the parking requirements, and it
seems that the RA-1 would be a more appropriate use.
Kalispeil City Planning Board
Minutes of the meeiing of April 119; 2005
11,1pe 15 nf25
Taylor said if the Board were to approve this project he
didn't feel that there are enough conditions. Taylor
suggested a condition be added that if the project was
substantially completed or abandoned by December 2007
the city should have the option to remove the building and
clear the site. In addition amend Condition # 1 5 so that
bonding for the full cost of the proposed infrastructure and
improvements be required to ensure that the improvements
would be completed as proposed or the city would have the
funds available to remove the building and clear the site.
Taylor said that this project is surrounded on all sides by
R-3 zoning. The hospital came first when there was nothing
else around it. The Board continually makes adjustments
in zoning to reflect changes in the surrounding land use.
Because something was there already doesn't mean they
have to just deal with it but it gives the Board the flexibility
to decide if the density or traffic would negatively impact
the neighborhood.
Taylor continued that people don't move to Montana to live
in a dense/congested area, that is not Big Sky County. Yet
in the middle of an R-3 District they are being asked to
plant on 2 acres 30 apartments, 20,000 square feet of office
space, 1,600 square feet of retail space and 11,000 square
feet of lobby, stairs, elevators, etc. Taylor believes history is
a great thing, but with this building what is the heritage -
there are 3 different buildings. He would like to see the
heritage of the east side preserved because it has already
been demeaned enough with the one way streets on 3rd and
4th Avenues. If this were a smaller project with only one
remaining building and developing the rest of the property
with sufficient green space, parking, sidewalks and
amenities he might be able to support it. Taylor said that
this project doesn't fit and he cannot support it.
Hull said that he doesn't live on the east side but there is
no real promise that it will be an artist community and
zoning doesn't guarantee that. He said that he is not for or
against the project.
Johnson said that he doesn't have any comments other
than having been licensed to work with asbestos problems
they now encapsulate asbestos if they leave it in the
building and if it is removed it becomes very expensive. It
makes sense that maybe it is $35,000 to encapsulate and
S 1 million dollars to remove it.
Hinchey said that they aren't really planting anything on
the east side, it is already there. They are talking about a
historic building that has been there for the better part of
100 years, it exists and we are talking about what is best
for that buildiniz. Hinchev said that it is not u1D to the
Kalispell City Planning Board
Minutes of the meeting of April 19, 2005
P' - IA h f '% S
Board to make a financial decision on whether it is better
€ to tear it dowers, or build duplexes --- it is not our business.
I Hinchey wants to commend these fellows for their vision
and deciding that the building has some value. Hinchey
i said that he has some reservations about the density and
the parking but in principle it is the right idea.
Taylor said that his concerns are that this is being rushed
through and not thought out enough. He heard comments
regarding neighborhood meetings and people have voiced
their concerns about preserving the building which is true
but the Board has yet to have a forum where all of the
detail has been presented. Taylor doesn't think it is there
yet.
Norton asked if zoning has any affect on governmental
buildings. Wilson said that there is a provision in the
statute that allows for an agency exemption from zoning
and there is a process that the government agency would ,
have to go through in order to use that exemption which
would require a public hearing with the Board of
Adjustment.
1
Wilson said that the zoning was adopted around the mid-
40's and at that time it was zoned residential and the
building was made non -conforming. Norton said that at
that time no one had the forethought to decide that the
hospital should be zoned H-1 and therefore a general
overlay went over the whole neighborhood. Wilson agreed.
Norton said that even though the property has been
"abandoned" as far as its use it is still the grandfathered
use. Gelinas purchased the property with the intention to
do some business and townhomes, which is the same thing
that they want to do here. Wilson noted that the issue is
under litigation and has not been resolved as to the status
of the non -conforming use. The city has formally recognized,
that the north wing would be viable for a non-residential
use and because of the past efforts to use that as a non-
residential use both in the maintenance and marketing of
the property that the grandfathered status, or non-
conforming use status with the 1964 north wing addition
would be recognized by the city as to be allowed to continue
as a non -conforming use and that is the issue that is under
litigation right now.
Norton continued in theory that could fall under the PUB
statute that says that if a property is divided by 2 zoning a'
districts that the least impacted zoning district would be i
the one that has the most relevance. Wilson said that one
or the other should be picked and the use should be
located in one or the other of those districts. Norton stated
other properties that have a grandfathered use that are not
in litigation can continue that use. Wilson said it is just
Kaiispell City Plannina Board.
Minutes of the rneetinr of April 19, '005
like Dr. Swanberg's offices. Norton said that historically the
use has been grandfathered in and until the use changes
it will continue to be that use. Wilson agreed.
Norton said the President is concerned that this is a large
project and is not well thought out. Perhaps it may be a '
E bigger project than the developer realizes and if the
President's recommendation that a different bond situation
or the sunset clause could alleviate the concerns of the
Board or neighborhood then by all means those
amendments should be made. Norton said being a person
I
who rehabilitates properties - time is money. As an
appraiser for those who feel that this project will affect their
property values potential buyers of property accept
neighborhood conditions or stigmatism which current i
property owners may find as a detriment to value. Just
because you think it is bad doesn't mean that you won't be
able to sell your property or the next guy would think it is
bad.
Norton said that it is not a traditional use for the
neighborhood - it is a neighbourhood amenity. A lot of
people feel that the traffic or the retail or artist studios j
would create a hazard he believes that it will actually be a
drawing point. Norton asked why the traffic plan was not
added as a condition. Wilson said that it would be
appropriate to coordinate a traffic mitigation plan between
the school district and the City of Kalispell. Even though
there were some ideas provided it will be something that �
public works, city council, the school district and the i
neighborhood in general would all have to agree was a ,
i
better plan than what is in place now.
Norton concluded by saying that he feels that they have put
some thought into the impacts to the neighborhood and he
is satisfied that they care about the integrity of their work
and what they are going to do with this project. i
MOTION TO AMEND
Taylor moved and Norton seconded to amend Condition
CONDITION # 15
# 15 to read, "The phasing and tinning of the development
shall occur as proposed. Bonding, or insurance, for the full
cost of the proposed infrastructure and improvements to
ensure the improvements will be completed as proposed,
shall be provided by the developer."
BOARD DISCUSSION ?
Norton said that he feels that it is an unusual clause to
throw on a developer but in this situation he has total. faith
in the developer and he thinks they will pony up and do the
'
task.
Hull said that his only objection is that it doesn't meet the
objective of enou. h monev to tear the building clown.
Kalispell Cite ?Tanning Board
Minutes of the meeting of April 19. ''005
P— iR'd�y;
ROLL CALL
The motion passed 5-1 on a roll call vote, with Hull voting
in opposition.
MOTION TO ADD CONDITON
i Taylor moved and Norton seconded to add Condition # 18 to
#IS
! read, "If the project is not substantially completed, or is
abandoned, by December 2007 the city has the option to
use the collateral to remove the building and clear the site."
ROLL CALL
The motion passed 5-1 on a roll call vote, with Hinchey
voting in opposition.
i
MOTION TO ADD CONDITION
, Morton moved and Taylor seconded to add Condition. # 19 to
# I9
j read, "That a traffic plan be coordinated between the Public
Works Department and the School District with regards to
this project."
I
ROLL CALL
The motion passed unanimously on a roll call vote.
MOTION TO AMEND
Hinchey moved and Taylor seconded that Condition # 18 be
CONDITON #IS
amended to read, "If the project is not substantially
completed, or is abandoned, by December 2007 the city
should have the option to use the posted collateral to
remove the building, and clear the site and the property
will revert back to the R-3 zoning."
MOTION TO AMEND
` The motion passed unanimously on a roll call vote.
CONDITION # IS
BOARD DISCUSSION
Taylor noted that he and Mr. Norton are not that far a part
but he is not here to second-guess and there is not enough
here even for him to read between the lines. Despite the
amendments he hasn't changed his position..
ROLL CALL - ORIGINAL
The notion failed 3-3 on a roll call vote, with Taylor, Schutt
MOTION
8. Hull voting in opposition.
AMENDED PRELIMINARY
A request by Wayne E. Turner for an amendment to the
PLAT - EMPIRE ESTATES
preliminary plat for Empire Estates Phases 4 through 5 to
PHASES 4 THROUGH C
convert 21 single family lots to 34 townhouse lots on
approximately 18.815 acres. The property is located at the
northeast corner of Three Mile Drive and Stillwater Road.
STAFF REPORT KPP-05-5
Narda Wilson, with the Tri-City Planning Office, gave a
presentation of Staff Reports KPP-05-5 for the Board_
This amendment is to convert 21 single --family lots to 34
townhouse lots. Wilson reviewed the plat map for the
Board. Primarily this amendment is driven by a market
demand for 2-unit townhouses. The rest of the Lots within
this subdivision will remain single-family lots. The addition
of these 13 lots is relatively insignificant.
Kalispell City Planning Board
Minutes of the meeting of Aprii 19. '005
With this amendment the layout of the subdivision,
accesses and none of the infrastructure changes. Phases 1
& 2 have been final platted and Phase 3 has been
submitted for final plat approval.
Wilson said that she recently drove through the subdivision
and once the construction and landscaping is completed
and the park is developed she feels that it is going to be as
nice a subdivision as there is in any other area in Kalispell.
This is a good place for the type of density that is proposed,
it is consistent with what has been anticipated in the area
and provides a good mix of housing, and fills a need within
the market.
Staff is recommending that the planning board adopt staff
report KPP-05-5 and recommend to the Kalispell City
Council that the Amended Preliminary Plat for Empire
Estates Phases 4-6 be approved subject to the conditions
that are listed in the staff report.
Wilson recommended that the Board add Condition ##20 to
read, "Mitigation of traffic impacts be addressed by the
developer in accordance with MDOT requirements."
QUESTIONS BY THE BOARD Taylor asked if there were any other comments regarding
the Site Review Committee's recommendation regarding
improving the line of sight by interspersing one or two
single-family homes. Wilson said that she would leave that
up to the discretion of the Board.
Schutt noted that there are several rows upon rows of
townhouses being developed around Kalispell and here we
go again. Wilson said that it is too late for the phases that
are on the east side but if the Board wants to require the
interspersing of a couple of single-family lots in what is
being proposed to break up that monotony that is well
within the Board's purview.
Hinchey asked what this amendment does to the overall
density. Wilson responded that it increases the density by
13 units which is well within the Urban. Residential
designation of the Growth Policy.
PUBI',.IC HEAMNG The public hearing was opened to those who wished to
i speak on the issue.
APPI.iCANTS/AGENCIES ` Erica Wirtala, Sands Surveying stated that she is here to
represent Mr. Turner and his project Empire Estates.
Wirtala said that they are in agreement with the conditions
as stated. She said that when you make significant
changes to a preliminary plat, such as changing the
designation from single-family to a townhouse lot the
Kalispell City Manning Board
Minutes of the meeting of April I9, 2005
W Y _,. 111 ._ C I Z
I developer has to go back through this review process. They
are adding only 13 additional lots. The original Empire I
Estates was submitted to the planning board and the city 1
council with 347 both townhouse and single-family lots
and adding 13 brings it to a total of 360 lots.
Wirtala stated that Phases 1 &. 2 have been platted and
i there are some additional bonds outstanding to complete
the landscaping berm. The bike and pedestrian walkway
! has been completed in Phases 1 & 2 and will be completed
within the next 2 weeks for Phase 3. The final plat of Phase
[ 3 has been submitted to the Tri-City Planning Office for
review. Within Phases I and 2 there were 46 townhouse .
lots and 64 single family lots. Everything - 100% - has
I been sold out in Phases 1 & 2 and has also been spoken for
' in Phase 3. This just shows the tremendous market
der and for homes or lots in: this price range.
I Wirtala continued that they did a subdivision that was
' similar in scope to this last summer and the developer for
j that project did an extensive amount of research and his'
I real estate findings were that if you were looking for a
single -level townhouse, there were only 3 on the market
last summer. Two-thirds of the townhouses that are being
sold in Empire Estates are single level. Many of the market
investors are looking for something that can accommodate
them in their later years, they may be disabled, or they [
prefer the single level design.
Taylor asked what the side elevations of the townhouses,
are. Wirtala said single -level, one-story townhouses.
Wirtala said that the second reason that they submitted .
this amendment is that it improves the configuration, the
lot layout. In working with the zoning requirements and
j I the setbacks some of the lots worked much better as
Itownhouse lots. They took under consideration
interspersing some single-family homes into the rows and
they just don't work number -wise. They can't accommodate
a single family structure with the setbacks and therefore
they came up with this configuration. The look a the
homes varies greatly. There area many different layouts
and styles and they don't expect to get that cookie -cutter
look.
E
Taylor asked if that included the color. Wirtala said that
there isn't anything in the CCR's that addresses color.
Wirtala concluded by saying that this amendment -will
generate 130 additional vehicle trips a day but with the
I improvements made to Stillwater Road and to Three Mile
!rive the roads can easily accommodate the additional ;
traffic volume.
Kalispell City Planning Board
Minutes of the meeting of Aprii 19. ?005
r1......_�l „r-±
i
i Schutt asked Wirtala to follow-up on the comment that
they couldn't fit in single-family lots with the setbacks.
Wirtala explained that the zero lot line eliminates the
additional setbacks on the sides and with driveway
locations and the way the house would sit it wouldn't work. `
Schutt asked if they agreed with the comments of the Site
Review Committee. Wirtala said that every site is different
and she appreciates his comments that he doesn't care for
the cookie -cutter approach but she doesn't think that this 1
will be the case here. Wirtala added that she doesn't see
the advantage to having one single-family house in a row of
townhouses - the single-family house would stand out
more. Schutt said that it appears that they are really
packed in tight and it would seem visually that it would
help.
i
PUBLIC COMMENT The public hearing was opened to anyone wishing to speak. [
Jim Tellier, Phase 1 of Empire Estates, 161 Empire Loop
stated that Schutt's mentioning cookie -cutter look is
correct. All the ones that Keystone built you might as well
take a cookie -cutter and put them right down the line.
Tellier said that he is totally against having more duplexes.
When they originally purchased the property they were told'
that they were going to be townhomes and owner occupied.
It is all rental property now. It was to be in the covenants
and they found out at closing that the covenants changed.
Tellier said that the single-family homes in the middle
would mix it up a little but owner occupied homes would
make the community better. The rental properties are not !
all one story - some of them are two-story, some daylight
basements and there is variety that way but the duplexes
are not all single story ranches. [
Linda Bowman, 161 Empire Loop stated that Jim Tellier is
her husband and they moved in October. She said that
I
everything being "banged up" around them is townhouses.
They have gotten to know some of the neighbors who are
f
very nice but they do rent. The people who own them are
? not the same - one half is owned by one and the other half
is owned by someone else. Bowman said that they don't live
in this state and the whole situation doesn't make her very
happy -
No one else wished to speak and the public hearing was
closed.
MOTION 1 Taylor moved and Schutt seconded to adopt staff report
KPP-05-5 as findings of fact and recommend to the city
council that the Amended Preliminary Plat of Empire I
Estates Phases 4-6 be approved subiect to the 20
Kalispell Ciiy Planning Board
Minutes of the meeting of ,,`)�pril 19,'00-5
n___ '� - Z
conditions in the staff report and recommended by staff.
_........
BOARD DISCUSSION Hull said that he would do anything to break up the
appearance of garage after garage which is particularly bad
with single level. Hull added that if anyone has any
suggestions he would like to go with interspersing but he is
not sure that they can require it.
Hinchey said it seems to him that they are a little too late
for interspersing. The entire perimeter is the row after row
and now we are talking about 2 small areas. Hinchey said
he is troubled by this because it seems that as was stated
during the public hearing that you come into a
neighborhood with one set of ground rules and then after
half is sold they come back and want to change the rules.
Hinchey said it seems to him that when you settle on. a
PUD that you should stick with it.
Wilson said just as a note this was not a PUD it carve in
under R-4 zoning with both townhouse and single-family
lots.
Hull thought there may be better, innovative ways to
handle the design of townhouses and perhaps the problem
is the lack of alleys. Schutt added that they have recently
seen examples of getting around that. Hull said that the
townhouses that were approved earlier were around the
perimeter and in high traffic areas but these will be around
single-family homes and may be considered a little more
obnoxious. Hull said that he realizes that there is a market
for these units but asked why does it have to look so bad.
Wilson said because this hasn't been platted the people
who buy those single-family lots will know what is across
the street from there. Wilson said that she would encourage
the Board to go out and actually look at the development in
Empire Estates rather than making some assumptions.
Nilson said granted these are small lots but that is the
trend that we are seeing nation-wide and certainly a trend
that we are seeing here in Flathead Valley because of land
prices. She agrees that there are probably some things that
they can do better to avoid the monotony and the
predominance of garages but added at Empire Estates
there seems to be enough variety in the 2-unit townhouses,
The people are making an effort to create some diversity,
and she sees a neighborhood developing.
Wilson encouraged the board to approve this subdivision
because of the need in the community and it is consistent
with the neighborhood that is already there.
K�lispeil City Planning Board
Minutes of the meeting of April 19, 2005
P,,. ')1 11: "SG
Wilson suggested the addition of Condition #21 to read, "A
note be placed on the face of the final plat that the lots not
I
designated as townhouse be developed as single-family
residential."
Norton asked if this would only apply to Phase 4 and
Wilson said that it was required on the other phases as
well.
I
Schutt said that it is not so much this developer coming
back with an amendment but anyone else in the future
who would want to change single-family lots into
townhouses. Wilson said yes. Schutt asked if it would be
applied to future subdivisions and Wilson said absolutely.
MOTION TO ADD
Norton moved and Taylor seconded to add Condition #20 to
CONDITIONS #20 & #2I
read, "Mitigation of traffic impacts must be addressed by
the developer in accordance with MDOT requirements."
And add Condition #21 to read, "A note be placed on the
face of the final plat that the lots not designated as
townhouse be developed as single-family residential."
BOARD DISCUSSION
Wilson reviewed the difference between a duplex and
townhouse for the board. P.J. Sorensen, City of Kalispell
Zoning Administrator suggested that in dealing with the
restriction to single-family residences in the long term if the
Board runs into a subdivision where they don't want
duplexes in a subdivision the clearer approach is to not
give it duplex zoning because it does create a lot of
`
confusion when they see that it is zoned for duplexes.
ROLL CALL ON AMENDMENT
The motion passed unanimously on a roll call vote.
BOARD DISCUSSION
Hull said that he has been through Empire Estates and he
drives through South Meadows on a regular basis and he 3
knows what they look like after they are built up. Wilson
j
said that in defense of Empire Estates it is a subdivision
that is built to city standards that has curbs, gutter,
3
sidewalks, a landscaped boulevard, and a city park and it 3I
is not yet mature. South Meadows is a County subdivision '
that is almost 30 years old and boulevards, curbs, gutters,
street trees, and sidewalks were not required at that time.
€ ROLL CALL,
The original motion, as amended, passed on a roll call vote
of 4-1, with Hinchey voting in opposition. I
OLD BUSINESS
There was no old business.
NEW BUSINESS
The Board asked Wilson to set up a Work Session to
i
i_.
discuss Meridian Road zoning and other issues.
Kahspeil City Planning Board
1linuies of the meeting of Aprit 19, 2005
Pave 2 4 of?.5
ADJOURNMENT ; The meeting was adjourned at approximately 11:20 p.m.
The next meeting of the Kalispell City Planning Shard and
Zoning Commission will be held on Tuesday, May 10, 2005.
Ge e ylor Michelle Anderson
President Recording Secretary
APPROVED as submitted/corrected: i / /05
aiispell City Planninlg Board
lviinutes of the meeting of 19. 2005
Paee 25 of 25