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Planning Board Minutes - September 14, 2004KALISPELL CITY PLANNING BOARD & ZONING COMMISSION MINUTES OF REGULAR MEETING SEPTEMBER 14, 2004 CALL TO ORDER AND ROLL The regular meeting of the Kalispell City Planning Board and E CALL ; Zoning Commission was called to order at 7:00 p.m. Board members present were: George Taylor, Jean Johnson, Sue , Ellyn Anderson., Timothy Norton, Kari Gabriel and Jahn Hinchey. Rick Hull was absent. Narda Wilson represented the Tri-City Planning Office. There were approximately 5 I people in the audience. APPROVAL OF MINUTES j Johnson moved and Norton seconded to approve the minutes of the Kalispell City Planning Board and Zoning Commission regular meeting of August 10, 2004. The motion passed unanimously on a voice vote. 1 I HEAR THE PUBLIC 1 No one wished to speak. IMMANUEL LUTHE- RAN A request by Immanuel Lutheran Corporation for a CORPORATION DAY CARE conditional use permit to operate a day care center in the H- CENTER CONDITIONAL 1, Health Care, zoning district. 1 USE PERMIT REQUEST STAFF REPORT Narda Wilson, with the Tri-City Planning Office, gave a RCU-04-10 presentation of Staff Report KCU- 04-10, a request by Immanuel Lutheran Corporation for a conditional use permit to operate a day care center in the H-1, Health Care, zoning district. Wilson stated that the applicants propose to operate a day care center for 36-40 children infant to six years old, with eight employees. She showed the vicinity map and explained E that the site is on the north side of Crestline Avenue and west of Claremont Street in the H-1, Health Care zoning t district. The property is located near the Immanuel. Lutheran Nursing Home, which is to the east, and Buffalo jHill Terrace, to the north; Immanuel Lutheran owns most of' the property in the area. Including the lot next door which is currently the day care center and it would be relocated to: this site. Wilson stated that day care centers are listed as a conditionally permitted use in that zone; the property is E 11,000 square feet, it is a replatti.ng of an older subdivision and an abandoned right of way, and it fronts on Crestline 1 i Avenue. Wilson explained that the center would be open to the II general public, but that it is pr-iu-narily for employees" children. ,She said there is an existing single family residence on tlae site, and the proper used to be accessed from Kaiiseit Ctv planninz 3o<ira Minutes Of the Meeting 0 [ September ` . '004 ,��„+^ Crestline Avenue from the south; however, this proposal has access via a private driveway to the north from Claremont Street, going one way to the south, and exiting onto Mission Street, then to Highway 93. She said access from the other direction would have site distance problems, because of the angle at the intersection. Additionally, the road width is only 15 feet and it does not accommodate two way traffic well. She said there is an existing retaining wall at the north end of the property which will be removed to accommodate additional parking. Wilson stated that access to the site could be challenging, and there is a slope in the parking area from the east to the west. The applicants will need to come up with a way to handle the drainage because of the slope and potential ice problems. She said the private driveway shared with Buffalo Hill Terrace is currently 15 feet wide, and the Kalispell Fire Marshal states they must upgrade it to 20 feet wide for two way access even if traffic will only go one way. Wilson stated the requirements for parking includes one drop off space for every six children and a handicapped space; there are 12 spaces provided on site, and they meet the zoning requirements for parking. She said a fenced play area will be established in the front yard, with a tall vegetative screen beside Crestline Avenue. Wilson said that the slope and access onto Crestline Avenue could be problematic, but they are balanced with the need in the community for day care centers and the need outweighs the concerns. She stated that staff is recommending approval with four conditions and suggested a fifth obvious required condition be added that they comply with fire and building codes prior to occupancy. She said she received one phone call in opposition from a neighboring property owner citing concerns about traffic and access. QUESTIONS BY THE ; Taylor asked where Mission. Street is. BOARD i Wilson said Mission Street is to the south and adjacent to this property it is not really a "street." Claremont Street did not exist initially, and this lot came, in part, from an abandoned roadway, but the portion of Mission to the west of this property was not abandoned. Mission Street comes north off of Highway 93, is steep, and goes to Crestline Avenue and Charlotte Street both. Taylor asked how far parking was from the building and if the slope will be a problem in the winter. Wilson said there was no other way to configure the parking and it is a two to three percent grade and w-ill require maintenance from the owners. Kaiispell C ty NanninE� Board. Minutes of the meem,2 of Septemher 1 4. 2004 linchey asked about the access issues. Wilson said the private driveway needs to be widened to 20 feet to provide fi-e access and that the road will be widened to the west because parking lies to the west PUBLIC NEARING ! The public hearing was opened to those who wished to speak on the issue. APPLICANT/AGENCIES Carol Cockrell, 107 North Haven Drive, Director of Buffalo Hill Terrace and representing Immanuel Lutheran Corp. stated that the Learning Center is just south of Buffalo Hill Terrace and is 2 1/2 years old_ It was created because the E need for day care is great, and they wanted something close by for their staff. She said it is a Christian day care, and they do intergenerational activities with the kids and both 1 the nursing home and Buffalo Terrace. Those residents also visit the Learning Center. She said the Corporation purchased the property last year, and it is twice the size of the existing center; they wanted a larger space, and it is great for indoor and outdoor play. Cockrell stated they would like to move in before winter in order to enrich the lives of more children, for them to participate in intergenerational activities. Norton asked what the plans are for the space they are in now. Cockrell stated that discussions are ongoing, and they are not sure yet what they are doing. Norton asked if they are. inspected by the state and if the state has been notified. Cockrell said they have been notified and the state has toured the property. Donna Harper, Director of the Learning Center, stated that the day care center started in 2002, and she has been there since day one. She said they have excellent day care, and the intergenerational aspect stands out, and they draw kids because of that. She said the winter conditions are not bad, and the Lutheran Corporation has a snowplow that plows the driveway. She stated they now have 24 kids, and they want to serve more kids, because they are very crowded in their facility now. She said she did the tour with the state inspectors and the fire marshal and she is aware of their requirements. Taylor asked about fire hvdrants. i� alis ae1I' t� !'?annin, Board Minutes of the meeeinL� of SentemLb r 14. 2004 Harper said they need to be located so many feet from the facility in order to be up to code. PUBLIC COMMENT Keith Robinson, 501 West Arizona, spoke about the traffic and safety aspects of Mission. Street. He said it is a back door freeway sometimes. He said it is a front door to Immanuel Lutheran, and a back door to KRMC. He said it is a very steep grade, with more than a 90 degree curve; he drives up it daily to the hospital, but he exits at the light at E Conway. He said it would be hazardous in, winter to exit that way and it is a serious traffic problem. He said that day care is necessary, but he would not want to see a liability - problem; it is a primary entry way for Immanuel Lutheran. Home. He feels it needs more conditions and that making 3 access one way north would make him less apprehensive. 3 No one else wished to speak and the public hearing was f closed. MOTION Johnson moved and Anderson seconded to adopt staff report KCU-04-10 as findings of fact and, based on these findings'' recommend to the Kalispell City Council that a conditional use permit be granted to Immanuel Lutheran Corporation to operate a day care center in the H-1, Health Care zone, subject to the four listed conditions. MOTION (CONDITION 5) Johnson moved and Taylor seconded to add a fifth condition that they abide by all fire and building codes. BOARD DISCUSSION Norton and Anderson both stated for the record that their grandmothers have played with the kids there but that would i not influence their votes. Taylor stated that he agrees with Mr. Robinson and that exiting onto Highway 93 would be problematic. Wilson said that staff felt that the one way south works better than one way north; it is a blind corner, and the site distance is better to the south. She said an alternative may be to make the driveway two way and block access onto E Mission altogether except in an emergency. This would require going back onto Claremont Street to exit. She said it is a hazard going north or south. She said Mission Street would have to be physically blocked =pith plastic bollards or a breakaway gate so the fire department could use it, but the public could not. In response to a question from the Board, she said the property owners would have to develop the road. Anderson said to put traffic onto that road right there would I be a problem no matter what. Kalispell City Planning Board Minutes of the meeting of September 14_ 2004 Page 4 of 7 MOTION (CONDITION 6) Taylor moved and Hinchey seconded to add a sixth condition that the applicant be required to expand the roadway into a =, 24 foot width with two way traffic and to block access to Mission Street using a breakaway fence or similar device. ROLL CALL (CONDITION 6) E Condition 6 passed unanimously on a roll call vote. I ROLL CALL (CONDITION 5) Condition 5 passed unanimously on a roll call vote. ROLL CALL (MAIN MOTION) The main motion as amended passed unanimously on a roll call vote. FLATHEAD ELECTRIC A request by Flathead Electric Cooperative for a conditional � COOPERATIVE use permit to construct a pad mounted electrical distribution CONDITIONAL USE PERMIT station in an R-3, Urban Single Family Residential, zoning 1 j REQUEST 3 district. E I STAFF REPORT KCU-04-9 ' Narda Wilson, with the Tri--City Planning Office, gave a presentation of Staff Report KCU-04-9, a request by Flathead Electric Cooperative for a conditional use permit to construct a pad mounted electrical distribution station in an R-3, Urban Single Family Residential, zoning district. Wilson stated that this property came before the Board last year for a CUP for a cluster development, but the developers had problems meeting the conditions because of limited access. She said that Flathead Electric Coop now has a buy - sell on the property for a pad mounted electrical distribution station. This site is 3 j4 of an acre in size, and the use is � listed as conditionally permitted in the R-3 zone. Wilson stated that Highway 93 looks down on the site from the west, so there is not great potential for residential development i and the Citv has a lift station there now. Wilson stated that it is accessed via a 20 foot wide existing easement from Harrison Boulevard. The City uses it for maintenance of the lift station. She said the Kalispell Police Department would like the road to stay gravel to restrict the access, and for maintenance purposes, FEC does not need a paved access because of its limited use. Wilson said the space is adequate to accommodate the use proposed; FEC would remove the i shack building and will fence and landscape around the site. Wilson explained that this is a new and improved electrical station, without big overhead ;vices; it is a pad rrsounted jstation, with fencing and screening around the site for security purposes and aesthetics. She stated it would be a j complementary use to the site and to the neighborhood and that staff has included some specific req-tiirements relating to landscaping and fencing in the staff report. She E ; recommended approval of the CUP subject to the four conditions listed. Kalispell City Planning Board ,Minutes of the meeting of September € 4, 2004 Page 5 of 7 QUESTIONS BY THE Norton asked about the access to the site, and if the. BOARD easement was between lots 32 and 33, according to the staff. report. E 1 E Wilson answered it was. PUBLIC HEARING The public hearing was opened to those who wished to speak on the issue. APPLICANTS/AGENCIES Brian Plunkett, 2992 Rufenach Lane, on behalf of FEC, � stated that this was the perfect property and perfect location [ for this substation. He said the growth in the area has been incredible, and the added load is taxing their system. This substation will add power quality and reliability to the hospital and the new subdivisions that are being built. He said this station should be able to meet the needs of the area for at least 10 years out, and they will be able to add capacity in the future if necessary. E Taylor stated he appreciates the aesthetics of the substation. I Hinchey asked if the electric boxes will hum. Plunkett said they will, but the noise is like an idling vehicle. 3 He said the transformer will be the least of the noise, at approximately a 60 hertz hum; the highway will be louder. ! Gabriel stated it is a great use of the property. PUBLIC COMMENT No one else wished to speak and the public hearing was closed. MOTION €Taylor moved and Hinchey seconded to adopt Staff Repart, KCU-04-9 as findings of fact and, based on these findings, recommend to the Kalispell City Council that a conditional use permit be granted to Flathead Electric Cooperative to allow the construction of an electrical distribution station in j an R-3 zoning district subject to the four listed conditions. � 'BOARD DISCUSSION There was no discussion. E E ROLL CALL f The motion passed unanimously on a roll call vote. , [ OLD BUSINESS There was no old business. 1 NEW BUSINESS Wilson said that the agenda for the n.e<-a meeting is very light. There was discussion about the Growth Policy review and when to hold a public hearing on it; it was decided to hold the public hearing on the Growth Policy next month, and then hold a work session on it later. Wilson asked the .Board to email her with their suggestions and comments about the j Growth Polic r by October 1 Kaiispeil City Planning Hoard ,inures of thy; ineeting of September 14_ -1004 »,,— . Wilson stated that staff is also working on the architectural design standards, and a final draft of the text is coming along nicely. She asked that the Board email her pictures, etc. for the architectural design standards. ADJOURNMENT I The meeting was adjourned at approximately 8:10 p.m. The next meeting of the Kalispell City Planning Board. and Zoning Commission will be held on Tuesday, October 1.2, 2004. George Taylor President Judi Funk Recording Secretary APPROVED as submitted/corrected: / /04 Kaiisnell Clv Planninz Board �Ainutes ofthe meeeing= of entember 1