11. Resolution 4258 - Whitefish Stage Professional Park - Preliminary PlatRESOLUTION NO. 4258
A RESOLUTION APPROVING THE PRELIMINARY PLAT OF THE WHITEFISH STAGE
PROFESSIONAL PARK, FLATHEAD COUNTY, MONTANA.
WHEREAS, Golden Development Corporation, the owner of certain
real property known as the Whitefish Stage Professional Park and
more particularly described as Assessor's Tract 1B located in
Section 6, Township 28 North, Range 21 West, P.M.M., Flathead
County, Montana has petitioned for approval of the subdivision plat
of said property, and
WHEREAS, the proposed subdivision plat of said property is
subject to the provisions of Section 2.7 (Summary Subdivision
Review), Subdivision Regulations of the City of Kalispell, and
WHEREAS, the Kalispell City -County Planning Board and Zoning
Commission held a public hearing on March 12, 1996, on the proposal
and reviewed Subdivision Report #KPP-96-01 issued by the Flathead
Regional Development Office, and
WHEREAS, the Kalispell City -County Planning Board and Zoning
Commission has recommended approval of the Preliminary Plat of the
Whitefish Stage Professional Park, subject to certain conditions
and recommendations, and
WHEREAS, the City Council of the City of Kalispell at its
regular Council Meeting of April 15, 1996, held a public hearing,
after due and proper notice; reviewed the FRDO Report #KPP-96-01,
reviewed the recommendations of the Kalispell City -County Planning
Board and Zoning Commission, and found from the Preliminary Plat,
and evidence, that the subdivision is in the public interest, and
WHEREAS, the City Council has based its findings upon the
following findings of fact:
A. EFFECTS ON HEALTH AND SAFETY:
Fire: Once annexed this property will be within the service
area of the Kalispell Fire Department. This area appears to
be at a low risk of fire because of the generally level
terrain of the property, lack of vegetation and good access
from Whitefish Stage Road.
Flooding and topography: The topography of the site is gently
level with very little vegetation other than grasses. Panel
#1810 of the flood insurance rates maps indicates that this
property is located entirely in flood Zone C, not a floodprone
area.
Access: This property has approximately 850 feet of frontage
along Whitefish Stage Road which will provide good access to
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the site. Whitefish Stage Road is a two lane paved County
road in fair to good condition. This road is designated as a
minor arterial on the Kalispell City -County Master Plan map
and is considered a priority for upgrading in the Kalispell
Urban Area Transportation Plan. Approach permits for the two
driveways coming off of Whitefish Stage Road will be required
to be obtained from the County Road Department. Sight
distance is good in both directions.
The preliminary plat application indicated that sidewalks
would be provided along Whitefish Stage Road, but they do not
appear on the site plan. Sidewalks would be appropriate in
this area because of the property's proximity to Edgerton
School to the north and the large residential subdivisions in
the area where children will be walking to and from school.
Additionally, a crosswalk at the south end of the driveway
which aligns with Winchester Street to the east seems
appropriate.
As a note, the bike path project, Edgerton Bike Path, has been
awarded for construction and will run north and south parallel
to Whitefish Stage Road. It will run from West Reserve Drive
south to the entrance to Hanson's Mobile Home Park, which is
located approximately one quarter of a mile south of this
property. The path runs along the west side of Whitefish
Stage Road to East Evergreen Drive and then crosses Whitefish
Stage Road. The bikepath then continues south along the east
side of Whitefish Stage to terminate at Hanson's. The
bikepath will not impact this property.
B. EFFECTS ON WILDLIFE AND WILDLIFE HABITAT:
Minimal impacts on wildlife and wildlife habitat can be
anticipated as a result of this subdivision because this
property is on the urban fringes of the City which has
experienced significant development. Furthermore, the
proximity of this property next to a busy arterial is not well
suited for a wildlife habitat.
C. EFFECTS ON THE NATURAL ENVIRONMENT:
It does not appear there is a potential for significant
drainage or erosion problems during or after development of
this site because the property is generally level and not
heavily vegetated. Significant landscaping and natural
absorption areas are indicated on the site plan to handle
excess storm water runoff.
There is no surface water in the immediate area which might be
impacted by this development. There are no foreseeable
impacts to the groundwater in the area because water and sewer
services will be provided by a municipal system.
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D. EFFECTS ON LOCAL SERVICES:
Water: Evergreen Water District has a ten inch water main
which runs along the west side of Whitefish Stage Road in
front of this property. Only service extensions will need to
be made which will require the review and approval of the
district.
Sewer: North Village Sewer District has a 15 inch sanitary
sewer main which also runs along the west side of Whitefish
Stage Road in front of this property. A service extension
will need to be made to serve the development. Adequate
capacity is available to serve this development.
Roads: Additional traffic will be generated from the
development of this property into offices of approximately 390
average weekday vehicle trips according to the Trip Generation
Report prepared by the Institute of Traffic Engineers,
(1984). This could result in some significant impacts on
Whitefish Stage Road particularly to the south which leads to
the core area of Kalispell where sections of the roadway are
currently below an acceptable standard.
Schools: This property is within the boundaries of School
District No. 5, but should not result in an increase in
enrollment in those schools because this is a commercial
development.
Parks: No parkland is required because this is a commercial
subdivision. Impacts to recreational services in the city
will be limited.
Police Protection: The property will be within the service
district boundaries of the Kalispell Police Department once
the property is annexed. It is not anticipated that this
development should create significant impacts on the
Department.
Fire Protection: The Kalispell Fire Department will provide
fire protection services to this site once the property has
been annexed. The Department chief has reviewed this project
as it is being presented and has found the design and
accessibility to be acceptable.
Refuse Disposal: Once annexed this property would be eligible
for solid waste removal services from the City of Kalispell.
Adequate space at the County landfill is available for the
solid waste which will be generated by the subdivision.
Location of the solid waste receptacles should be approved by
the Public Works Department.
C
Medical Services: Kalispell Regional Hospital is
approximately three miles from the site. ALERT helicopter and
the ambulance services are available.
E. EFFECTS ON AGRICULTURE AND AGRICULTURAL WATER USERS
FACILITIES:
The subdivision is anticipated to have no impacts on
agriculture because this is a generally residential area.
This parcel is not being used for agricultural purposes.
NOW THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF
KALISPELL, MONTANA AS FOLLOWS:
SECTION I. That the application of Golden Development
Corporation for approval of the preliminary plat of the
Whitefish Stage Professional Park, more particularly described
as Assessor's Tract 1B located in Section 6, T28N, R21W,
P.M.M., Flathead County, Montana is hereby approved subject to
the following conditions:
1. That the revised preliminary plat, when filed, comply
with the regulations in the Kalispell Zoning Ordinance
specifically with regard to setbacks, landscaping and
parking requirements.
2. That the proposed development obtain review and approval
from the Montana Department of Environmental Quality for
the water and sewer systems.
3. All water lines and sewer mains shall be built according
to plans and specifications approved by the City of
Kalispell Public Works Department and/or other
appropriate water and sewer districts.
4. That the parking lot shall be constructed as indicated on
the preliminary plat which includes parking, snow
storage, the solid waste removal site and landscaping.
This plan will be the subject to final review and
approval by the Public Works Department.
5. Handicapped parking spaces and access shall be provided
as required under Americans with Disabilities Acts.
Handicapped parking spaces shall be marked and signed.
6. Landscaping shall be installed as indicated on the
preliminary plat with shade trees planted along the
Whitefish Stage Road boulevard.
7. A storm water drainage plan prepared shall be submitted
to and approved by the City's Public Works Department.
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8. That the common area, which will not be included within
the individual ownership of the units, be proportionately
distributed to each condominium unit owner for taxing
purposes.
9. Placement of fire hydrants shall be approved by the City
of Kalispell Fire Department.
10. A common mailbox site shall be provided on -site which has
been approved by the United States Postal Service.
11. Sidewalks shall be installed along the Whitefish Stage
Road from the north end of the property to the south end
of the property. A crosswalk shall be provided at the
south end of the property where it aligns with Winchester
Street.
12. That a ten foot right-of-way be reserved as indicated on
the preliminary plat for the future expansion of
Whitefish Stage Road which will not be occupied by any
sidewalk, landscaping, parking or structures.
13. Encroachment permits for driveway approaches along
Whitefish Stage Road shall be obtained from the Flathead
County Road Department.
14. That the units be limited to one story as proposed in the
preliminary plat applications.
SECTION II. The classification of said premises under the
Kalispell Zoning Ordinance shall not be changed by the action.
SECTION III. That this preliminary plat should be effective
for three (3) years following passage of this Resolution. An
extension may be granted for an additional year.
SECTION IV. That upon proper review and filing of the final
plat of said subdivision in the office of the Flathead County
Clerk and Recorder, said premises shall be a subdivision of
the City of Kalispell.
PASSED BY THE CITY COUNCIL AND APPROVED BY THE MAYOR OF THE CITY OF
KALISPELL THIS DAY OF , 1996.
ATTEST:
Debbie Gifford, CMC
Clerk of Council
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Douglas D. Rauthe, Mayor
Flathead Regional Development Office
723 5th Avenue East - Room 414
Kalispell, Montana 59901
March 21, 1996
Al Thelen, Interim City Manager
City of Kalispell
P.O. Drawer 1997
Kalispell, MT 59903
Re: Preliminary Plat for Whitefish Stage Professional Park
Dear Al:
Phone: (406) 758-5980
Fax: (406) 758-5781
The Kalispell City -County Planning Board and Zoning Commission held a public hearing at their
regular meeting of March 12, 1996 at 7:00 p.m. in Kalispell City Council Chambers on the
following agenda item:
A request by Triangle Development for preliminary plat approval of Whitefish
Stage Professional Park, an eight unit office condominium project. The property
is located on the west side of Whitefish Stage Road, approximately 800 feet south
of West Evergreen Drive. A request for annexation and initial zoning has been
filed concurrently with this proposal.
A staff report was presented by Narda Wilson of the Flathead Regional Development Office who
evaluated the impacts of the project according the subdivision evaluation criteria. The staff
recommended approval of the condominium project with conditions.
At the public hearing, a representative for the applicant spoke in favor of the proposal and
stating they wanted to do a quality project. Residents in the area voiced their concerns about
a tall townhome buildings, offices in the area and their impact on the character of the area.
The Planning Board considered the need for sidewalks and a crosswalk in light the pedestrian
trail running from Edgerton school south beyond this property. The Board deleted Condition
#11 requiring a sidewalk and crosswalk. A motion was made to adopt FRDO Report #KPP-96-
01 as findings of fact with the amended conditions to approve the proposed preliminary plat.
The motion was passed on a vote of six in favor and one opposed.
Attachment A is a list of recommended conditions of approval for Whitefish Stage Professional
Park. This recommendation is being forwarded to the City Council for the April 8, 1996 work
session. A public hearing has been scheduled for April 15, 1996 during the regular City Council
meeting at which time final action may be taken.
Providing Community Planning Assistance To:
• Flathead County - City of Columbia Falls - City of Kalispell - City of Whitefish •
Al Thelen, Interim City Manager
City of Kalispell
Re: Preliminary Plat for Whitefish Stage Professional Park
March 21, 1996
Page 2
Please contact this Board or Narda Wilson at the Flathead Regional Development Office if you
have any questions.
Respectfully submitted,
KALISPELL CITY -CO Y PLANNING BOARD AND ZONING COMMISSION
Therese Fox Hash
President
TFH/NW/dh
Attachments: Attachment A
FRDO Report #KPP-96-01
Application Materials
Minutes from the 3/12/96 Planning Board meeting
c: Golden Development, P. O. Box 7262, Kalispell, MT 59904
Triangle Development, 2331 Mission Trail, Kalispell, MT 59901
Montana Planning Consultants, P. O. Box 7607, Kalispell, MT 59904
H: \... \ 1996\KPP96-1 . TRM
ATTACHMENT A
RECOMMENDED CONDITIONS OF APPROVAL FOR
WHITEFISH STAGE PROFESSIONAL PARK PRELIMINARY PLAT
The Kalispell City -County Planning Board and Zoning Commission recommends to the City
Council to approve the preliminary plat for Whitefish Stage Professional Park subject to the
following conditions:
l . That the revised preliminary plat, when filed, comply with the regulations in the Kalispell
Zoning Ordinance specifically with regard to setbacks, landscaping and parking
requirements.
2. That the proposed development obtain review and approval from the Montana
Department of Environmental Quality for the water and sewer systems.
3. All water lines and sewer mains shall be built according to plans and specifications
approved by the City of Kalispell Public Works Department and / or other appropriate
water and sewer districts.
4. That the parking lot shall be constructed as indicated on the preliminary plat which
includes parking, snow storage, the solid waste removal site and landscaping. This plan
will be subject to final review and approval by the Public Works Department.
5. Handicapped parking spaces and access shall be provided as required under Americans
with Disabilities Acts. Handicapped parking spaces shall be marked and signed.
6. Landscaping shall be installed as indicated on the preliminary plat which shade trees
planted along the Whitefish Stage Road boulevard.
7. A storm water drainage plan prepared shall be submitted to and approved by the City's
Public Works Department.
8. That the common area, which will not be included with in the individual ownership of
the units, be proportionately distributed to each condominium unit owner for taxing
purposes.
9. Placement of fire hydrants shall be approved by the City of Kalispell Fire Department.
10. A common mailbox site shall be provided on -site which has been approved by the United
States Postal Service.
11. That a ten foot right-of-way be reserved as indicated on the preliminary plat for the
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future expansion of Whitefish Stage Road which will not be occupied by any sidewalk,
landscaping, parking or structures.
12. Encroachment permits for driveway approaches along Whitefish Stage Road shall be
obtained from the Flathead County Road Department.
13. That the units be limited to one story as proposed in the preliminary plat application.
14. That preliminary plat approval is valid for a period of three years.
H: \... \KPP\95\KPP96-1. RPT
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PRELBIINARY PLAT FOR WHITEFISH STAGE PROFESSIONAL PARK
SUBDIVISION REPORT #KPP-96-1
FLATHEAD REGIONAL DEVEL♦. i
This is a report to the Kalispell City -County Planning Board and Zoning Commission and the
Kalispell City Council regarding a request by Golden Development Corporation for preliminary
plat approval of an eight unit commercial condominium project. A public hearing has been
scheduled before the Kalispell City -County Planning Board and Zoning Commission for March
12, 1996 beginning at 7:00 PM. The Planning Board and Zoning Commission will forward a
recommendation to the Kalispell City Council for final action.
BACKGROUND INFORMATION
The applicants are petitioning to be annexed into the City limits and for initial city zoning. They
are proposing a change in zoning from County RA-1, a Low Density Apartment district, to City
RA-3, a Residential Apartment / Office district. The parcel proposed for annexation and
rezoning is approximately 2.7 acres in size. The preliminary plat for a commercial
condominium project containing eight, one-story units with each unit approximately 50 feet by
54 feet in size has been filed concurrently with the petition for annexation and zoning.
A. Petitioner and Owners: Golden Development Corporation
2331 Mission Trail
Kalispell, MT 59901
....- (406)752-8483
B. Location and Legal Description of Property:
The site is south of East Evergreen Drive approximately 800 feet on the west side of
Whitefish Stage Road in Kalispell. The property can described as Assessor's Tract 1B
located in Section 6, Township 28 North, Range 21 West, P.M.M., Flathead County.
C. Size: Total area: 2.70 acres
Area in lots: 22,048 square feet (0.506 acre)
Lot coverage: 18.7 percent
D. Existing Land Use:
This property is currently undeveloped.
E. Adjacent Land Uses and Zoning:
Mostly residential uses currently exist in this area. This parcel lies between some
expensive homes in Riverview Greens Subdivision to the north and the townhomes in
Fairway Boulevard Townhouse Subdivision to the south. This property is bordered on
the north, south and west by Buffalo Hills Golf Course.
North: Buffalo Hills Golf Course with P, Public, zoning lies directly to the north.
Approximately 100 feet north of this are single family homes in an R-3
district.
East: Whitefish Stage Road lies directly to the east. Single family residences
in Hillcrest Subdivision lie to the east with County R-2 zoning.
South: Buffalo Hills Golf course with P, Public, zoning lies directly to the south.
Approximately 150 feet south of this are townhomes in an area zoned City
R-3.
West: Buffalo Hills Golf course lies to the west with P, Public, zoning.
F. Existing zoning and proposed zoning:
Existing zoning on this property is County RA-1, a Low Density Residential Apartment
district. As previously noted, along with this preliminary plat application is a request for
annexation into the City of Kalispell and initial zoning to RA-3, a High Density
Residential district.
G. General Land Use Character:
Buffalo Hills Golf Course provides the residences in the area with a very nice open space
area and recreational amenity. The development in the immediate area is primarily
single-family residential with some multi -family townhouse units to the south. No
commercial development is currently in the general area.
H. Relation to Master Plan Map:
The Kalispell City -County Master Plan designates this area as "High Density
Residential. " This area is predicted for high density urban residential growth and is
specifically noted in the master plan. Some of the high density residential districts allow
limited office use similar to what is being proposed which would not necessarily be
considered incompatible or inconsistent uses. The preliminary plat for the office
condominium is in substantial compliance with the master plan.
I. Utilities and Public Services:
Sewer: City of Kalispell
Water: City of Kalispell
Refuse: City of Kalispell or contract hauler available
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Electricity:
Pacific Power
Telephone:
PTI service area
Schools:
School District #5
Fire:
Kalispell Fire Department
Police:
Kalispell Police Department
REVIEW AND FINDINGS OF FACT
This application is reviewed as a major subdivision in accordance with statutory review criteria
and the City of Kalispell Subdivision Regulations.
A. Effects on Health and Safety:
Fire: Once annexed this property will be within the service area of the Kalispell Fire
Department. This area appears to be at a low risk of fire because of the generally level
terrain of the property, lack of vegetation and good access from Whitefish Stage Road.
Flooding and topography: The topography of the site is gently level with very little
vegetation other than grasses. Panel #1810 of the flood insurance rates maps indicates
that this property is located entirely in flood Zone C, not a floodprone area.
Access: This property has approximately 850 feet of frontage along Whitefish Stage
Road which will provide good access to the site. Whitefish Stage Road is a two lane
paved County road in fair to good condition. This road is designated as a minor arterial
` - on the Kalispell City -County Master Plan map and is considered a priority for upgrading
in the Kalispell Urban Area Transportation Plan. Approach permits for the two
driveways coming off of Whitefish Stage Road will be required to be obtained from the
County Road Department. Sight distance is good in both directions.
The preliminary plat application indicated that sidewalks would be provided along
Whitefish Stage Road, but they do not appear on the site plan. Sidewalks would be
appropriate in this area because of the property's proximity to Edgerton School to the
north and the large residential subdivisions in the area where children will be walking
to and from school. Additionally, a crosswalk at the south end of the driveway which
aligns with Winchester Street to the east seems appropriate.
As a note, the bike path project, Edgerton Bike Path, has been awarded for construction
and will run north and south parallel to Whitefish Stage Road. It will run from West
Reserve Drive south to the entrance to Hanson's Mobile Home Park ,which is located
approximately one quarter of a mile south of this property. The path runs along the west
side of Whitefish Stage Road to East Evergreen Drive and then crosses Whitefish Stage
Road. The bikepath then continues south along the east side of Whitefish Stage to
terminate at Hanson's. The bikepath will not impact this property.
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B. Effects on Wildlife and Wildlife habitat:
Minimal impacts on wildlife and wildlife habitat can be anticipated as a result of this
subdivision because this property is on the urban fringes of the City which has
experienced significant development. Furthermore, the proximity of this property next
to a busy arterial is not well suited for wildlife habitat.
C. Effects on the Natural Environment:
It does not appear there is potential for significant drainage or erosion problems during
or after development of this site because the property is generally level and not heavily
vegetated. Significant landscaping and natural absorption areas are indicated on the site
plan to handle excess storm water runoff.
There is no surface water in the immediate area which might be impacted by this
development. There are no foreseeable impacts to the groundwater in the area because
water and sewer services will be provided by a municipal system.
D. Effects on Local Services:
Water: Evergreen Water District has a ten inch water main which runs along the west
side of Whitefish Stage Road in front of this property. Only service extensions will need
to be made which will require the review and approval of the district.
Sewer: North Village Sewer District has a 15 inch sanitary sewer main which also runs
along the west side of Whitefish Stage Road in front of this property. A service
extension will need to be made to serve the development. Adequate capacity is available
to serve this development.
Roads: Additional traffic will be generated from the development of this property into
offices of approximately 390 average weekday vehicle trips according to the Trio
Generation Report prepared by the Institute of Traffic Engineers, (1984). This could
result in some significant impacts on Whitefish Stage Road particularly to the south
which leads to the core area of Kalispell where sections of the roadway are currently
below an acceptable standard.
Schools: This property is within the boundaries of School District No. 5, but should not
result in an increase in enrollment in those schools because this is a commercial
development.
Parks: No parkland is required because this is a commercial subdivision. Impacts to
recreational services in the city will be limited.
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Police Protection: The property will be within the service district boundaries of the
Kalispell Police Department once the property is annexed. It is not anticipated that this
development should create significant impacts on the Department.
Fire Protection: The Kalispell Fire Department will provide fire protection services to
this site once the property has been annexed. The Department chief has reviewed this
project as it is being presented and has found the design and accessibility to be
acceptable.
Refuse Disposal: Once annexed this property would be eligible for solid waste removal
services from the City of Kalispell. Adequate space at the County landfill is available
for the solid waste which will be generated by the subdivision. Location of the solid
waste receptacles should be approved by the Public Works Department.
Medical Services: Kalispell Regional Hospital is approximately three miles from the site.
ALERT helicopter and the ambulance services are available.
E. Effects on Agriculture and Agricultural Water Users Facilities:
The subdivision is anticipated to have no impacts on agriculture because this is a
generally residential area. This parcel is not being used for agricultural purposes.
F. Compliance with Master Plan
The Kalispell City -County Master Plan designates this area as "High Density
Residential." This area is predicted for high density urban residential growth and is
specifically noted in the master plan. Some of the high density residential districts allow
limited office use similar to what is being proposed and would not be considered an
incompatible use. The proposal to use this property for office condominiums is in
substantial compliance with the master plan.
G. Compliance with Zoning Regulations
This parcel is proposed for rezoning to RA-3, a Residential Apartment / Office district
which has a minimum lot size requirement of 7,000 square feet and 20 foot setback
requirements from the front, side corner and rear yards with a 10 foot side yard unless
the building is 35 feet in height, then a 20 foot setback would be required. The office
condominium project would be a permitted use. The 2.7 acre size of the parcel easily
satisfies the minimum lot size requirements.
A problem arises with the zoning, however, because the condominiums at the north and
south ends of the property have a proposed setback of ten feet. This does not comply
with the required rear yard setbacks of 20 feet. Part of the review and approval process
for this proposal under the RA-3 zoning would require the granting of a variance to the
k
rear yard requirements from the City Board of Adjustment.
In Staff Report #KA-96-1 which addresses the annexation and zone change, staff has
recommended an alternative zoning district of R-5 which is a Residential / Professional
Office district. This district appears to more closely reflect the intent and use of
character of the area, the master plan and the proposed development.
The R-5 district is intended to accommodate professional offices where it is not deemed
desirable to permit a more intensive business activity of a retail nature. Office structures
would not be commercial in appearance, but rather would be architecturally harmonious
with the adjacent residential structures. This district should serve as a buffer between
residential areas and other commercial district and should be associated with arterial or
minor arterial streets.
As a result of adopting the R-5 district rather than the proposed RA-3, the condominium
project would not require a variance from the setback requirements because the rear yard
requirements of the R-5 district are ten feet, exactly what is provided under the current
proposal. Additionally, this district more closely reflects the intent of the district and
character of the area.
H. Compliance with the Subdivision Regulations
The preliminary plat appears to be in substantial compliance with the State and County
Subdivision Regulations.
RECOMMENDATION
The Flathead Regional Development Office recommends that the Kalispell City -County Planning
Board and Zoning Commission adopt Staff Report #KPP-96-1 as findings of fact and forward
a recommendation to the City Council to approve the preliminary plat for Whitefish Stage
Professional Park subject to the following conditions:
1. That the revised preliminary plat, when filed, comply with the regulations in the Kalispell
Zoning Ordinance specifically with regard to setbacks, landscaping and parking
requirements.
2. That the proposed development obtain review and approval from the Montana
Department of Environmental Quality for the water and sewer systems.
3. All water lines and sewer mains shall be built according to plans and specifications
approved by the City of Kalispell Public Works Department and / or other appropriate
water and sewer districts.
0
4. That the parking lot shall be constructed as indicated on the preliminary plat which
includes parking, snow storage, the solid waste removal site and landscaping. This plan
will be subject to final review and approval by the Public Works Department.
5. Handicapped parking spaces and access shall be provided as required under Americans
with Disabilities Acts. Handicapped parking spaces shall be marked and signed.
6. Landscaping shall be installed as indicated on the preliminary plat which shade trees
planted along the Whitefish Stage Road boulevard.
7. A storm water drainage plan prepared shall be submitted to and approved by the City's
Public Works Department.
8. That the common area, which will not be included with in the individual ownership of
the units, be proportionately distributed to each condominium unit owner for taxing
purposes.
9. Placement of fire hydrants shall be approved by the City of Kalispell Fire Department.
10. A common mailbox site shall be provided on -site which has been approved by the United
States Postal Service.
11. Sidewalks shall be installed along the Whitefish Stage Road from the north end of the
property to the south end of the property. A crosswalk shall be provided at the south end
of the property where it aligns with Winchester Street.
12. That a ten foot right-of-way be reserved as indicated on the preliminary plat for the
future expansion of Whitefish Stage Road which will. not be occupied by any sidewalk,
landscaping, parking or structures.
13. Encroachment permits for driveway approaches along Whitefish Stage Road shall be
obtained from the Flathead County Road Department.
14. That the units be limited to one story as proposed in the preliminary plat application.
15. That preliminary plat approval is valid for a period of three years.
H: \... \IPP\95\KPP96-1 . RPT
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KALISPELL CITY -COUNTY PLANNING BOARD AND ZONING COMMISSION
MINUTES OF MEETING
MARCH 129 1996
CALL TO ORDER The regularly scheduled meeting of the Kalispell City -County
AND ROLL CALL Planning Board and Zoning Commission was called to order at 7:05
p.m. by Vice -Chair Pam Kennedy. Board members present were
Walter Bahr, Milt Carlson, Robert Sanders, Joe Brenneman, Jean
Johnson, and Pam Kennedy. Therese Hash arrived at 7:08 p.m.
Absent members were Fred Hodgeboom and Mike Conner (both
excused). Narda Wilson, Planner II represented the Flathead
Regional Development Office. There were approximately 18 people
were in attendance.
APPROVAL OF The minutes of the meeting of February 13, 1996 were approved
MINUTES as submitted on a motion by Bahr, second by Carlson. All
members present voted aye.
COLLIER ZONE The first public hearing was introduced on a request by Gary
CHANGE / FROM Collier for a zone change from R-3, a Residential district, to B-3,
R-3 TO B-3 a Community Business district. The property being proposed for
rezoning is located on the north side of Washington Street
between First Avenue WN and Second Avenue WN in Kalispell and
contains approximately 14,000 square feet or 0.32 of an acre. This
property can be described as Lots 6 and 7, Block 240- of Kalispell
Addition 6 located in Section 7, Township 28 North, Range 21 West,
P.M.M., Flathead County, Montana.
Staff Report Wilson gave a detailed presentation of report #KZC-96-1. The
request was reviewed in accordance with the statutory criteria for
a zone change. Based on staff's evaluation, it was recommended
the requested zone change from R-3 to B-3 be granted.
Two letters in opposition were received after the mailing of the
packet, from nearby property owners. An additional objection was
received per the telephone from a woman who lives on Second
Avenue WN, expressing concern about the increase in traffic, and
felt the blind intersection warranted a STOP sign.
One letter in favor of the requested zone change was received
from the owner of Lot 6, which is included in the zone change
request.
Public Hearing President Hash opened the public hearing to those in favor of the
requested zone change.
In Favor Gary Collier, the applicant, spoke in favor of the zone change.
The people who live next door were concerned about parking. I
1
agree there is a parking problem west of PTI. We will address
the off street parking by taking the garage out, and that should
provide 6-7 parking spaces, which should be more than enough
for the art studio.
No one else spoke in favor of the zone change. The public
hearing was opened to those opposed.
Opposition Beverly Mayberry, 380 1st Ave WN, expressed concerns about the
increased traffic on 1st Avenue WN. The alley that separates
these two lots is in horrible condition, and frequently there is a
cattle truck parked on the vacant lot next to this lot, as well as
a lot of equipment, tractor trailers, etc. that block the alley,
which is my access to my garage in the middle of the block.
Recently, we spend a lot of money renovating our property, and
we have concerns about what this will do to our property values.
We also have concerns about the effect on the area, since the
commercial zone change is for just two lots, on a residential block.
There being no further comment either in favor or in opposition,
the public hearing was closed and it was opened to Board
discussion.
Discussion Carlson asked about sidewalks.
`~ Wilson responded that there are no sidewalks in the area, and
that is a problem. The applicant will be required to pave the
parking lot and the access portion of the alley when he applies
for a building permit for a commercial development. With regard
to the cattle truck, that should not be in a residential area.
Mr. Collier explained that the trucks belong to Jay Nordham, who
is a trucker and he is taking care of the place while Shawn Little
is gone. He indicated that he would convey the Board's concerns
regarding the equipment.
Collier interjected that the City asked Mr. Little to rezone his
property, as well, so it wouldn't be just 1/2 a block. Mr. Little
has no objection to being zoned B-3. He lives next to the vacant
lot. (Lot 5)
Kennedy felt it would be appropriate for the Planning Board to
recommend that City Council look at sidewalks in the area. The
area is void of sidewalks and the concerns of property owners in
the area should be addressed. The Council also needs to look at
high traffic areas and the lack of uncontrolled intersections, ie.
lack of STOP signs, which can be discussed under new business.
Wilson clarified that it was at the suggestion of the City Zoning
Administrator that this would be a more appropriate proposal by
2
including Lot 6 in the requested zone change for Lot 7. The
property owner was amenable to that.
Motion
Bahr moved to adopt FRDO staff report #KZC-96-1 as findings of
fact and forward a favorable recommendation to City Council for
the zone change request from R-3 Residential to B-3 Community
Business. Kennedy seconded. On a roll call vote Kennedy,
Johnson, Bahr, Sanders, Carlson, Brenneman, and Hash voted aye.
The motion carried on a 7-0 vote in favor of the zone change.
HALL
The next item was a request by Dale Hall for a conditional use
CONDITIONAL
permit to allow the construction of three additional dwellings onto
USE PERMIT /
an existing four unit apartment building resulting in a total of a
APARTMENT
seven unit apartment building. This project would be in the RA-1,
EXPANSION
Low Density Residential Apartment, zoning district as provided for
under Section 27.09.030(11) of the City of Kalispell Zoning
Ordinance. The proposed apartment building expansion would be
on property located at 715 Liberty Street in Kalispell, Montana
located at the end of Liberty Street on the north side of the
road. This property is in the City of Kalispell and contains
approximately 21,120 square feet. It can be further described as
Lot 5 of Liberty Village in Section 12, Township 28 North, Range
22 West, F.M.M., Flathead County, Montana.
Staff Report Wilson gave a detailed presentation of report #KCU-96-1. Based
on the evaluation of the request, staff recommended the
conditional use permit be granted subject to eight (8) conditions
set forth in the report. Condition #6 was modified to state that
the "Landscaping ... perimeter of the property, in accordance with
the Kalispell Zoning Ordinance".
Carlson asked staff how this development related to the Planned
Unit Development approved northeast of this proposal, and how it
would effect the integrity of the neighborhood? Wilson said she
would research the status of the PUD. Preliminary plat may have
expired on that.
Public Hearing The public hearing was opened to those in favor.
In Favor Dale Hall, the applicant, spoke in favor and was available for
questions. He has no problem with the conditions of approval and
is working with the City and local engineers on the drainage
problem at the end of Liberty Street.
No one else spoke either in favor or in opposition to the proposal.
The public hearing was closed and it was opened to Board
discussion.
3
Discussion Landscaping, snow removal and handicapped parking were
discussed. Mr. Hall had no problem with providing handicapped
parking. The drainage problem is being addressed
Motion Kennedy moved to adopt staff report #KCU-96-1 as findings of
fact, and recommend to City Council that the conditional use
permit be granted to Dale Hall subject to the eight (8) conditions
as modified by discussion. Johnson seconded. On a roll call vote
Brenneman, Bahr, Johnson, Kennedy, Carlson, Sanders and Hash
voted aye. The motion carried unanimously in favor.
TRIANGLE Hash introduced the next request by Triangle Development for
DEVELOPMENT / annexation and a City zoning designation of RA-39 a Residential/
ANNEXATION & Apartment Office district. The property being proposed for
ZONE CHANGE / annexation is located on the west side of Whitefish Stage Road,
RA-1 (COUNTY) approximately 800 feet south of West Evergreen Drive and
TO RA-3 (CITY) containing approximately 2.7 acres. This property can be
described as Assessor's Tract 18 located in Section 6, Township
28 North, Range 21 West, P.M.M., Flathead County, Montana.
Staff Report Wilson reported that the request for annexation and zone change
upon annexation is tied in with the request for preliminary plat
approval for an eight -unit office/condominium project.
Staff proceeded to give a detailed presentation of report #KA-96-1.
The request was evaluated in accordance with the statutory
criteria for a change in zoning. Based on staff's review of the
request for a RA-3 zone, an alternative of R-5 was recommended
which would allow professional offices and would be more
consistent with the intent of the district. Additionally,it would
eliminate the need for a variance to the rear yard setback
requirement for the preliminary plat. Staff recommended a zone
change from County RA-1 to City R-5 for the property, upon
annexation.
Wilson asked if she should give the presentation on the plat,
because the two proposals are so intricately tied together, it is
difficult to look at the zoning, make a decision, and then look at
the plat.
Hash did not think that was a good idea: Being on the Board for
some time, we have unfortunately have had the ill result of doing
just that, and it turns out that after the zone is changed, the
project doesn't happen.
Kennedy concurred that we need to look at the zoning completely
separate from the preliminary plat. She asked staff if she had
discussed the R-5 recommendation with the developer.
4
Wilson replied that she had, and they were in agreement with the
staff recommendation.
Hash expressed concerns with the R-5 recommendation, as the
public notice went in under an RA-3 zone request.
Wilson explained that it is my understanding that based on the
character of the area, and the Master Plan designation, that the
appropriate zoning would be determined by the governing body.
I am not convinced that the change in recommendation from RA-3
to R-5 presents a problem.
Hash noted that it might not present a substantive problem, but
it could be a problem with the lack of due process for the public.
Public Hearing Hash opened the public hearing to those in favor of the request
for annexation and zoning designation of RA-3.
In Favor David Greer, a representative for the applicant, commented on the
procedure of the application. We applied for an RA-3 and you
may choose to say that is not appropriate, and that R-5 is more
appropriate in your recommendation to City Council. I didn't see
a problem. This came up about a week ago, and I have discussed
this with FRDO staff.
Greer went on to say that, I am speaking on behalf of the
property owners. I did submit concurrent applications, so that
you can see what you are going to get with the zone change.
Back in December, the RA-3 proposal went to Site Plan Review,
and they said it was an appropriate zoning classification for the
property. We would be happy with either RA-3 or R-5. The R-5,
based on the intent, is probably better for the property. The
property is designated on the Master Plan as high density
residential, and is currently zoned County RA-1. One of the
criteria is compliance with the Master Plan, and there are four
zoning classifications that fit the high density residential: R-5,
RA-1, RA-2, and RA-3. With regards to the R-5, the Justice
Center is zoned R-5.
Item #8 on page 6, addresses the suitability of the property for
this particular zone. On Whitefish Stage Road, there are
industrial uses, a mobile home park, and 5-6 acres of B-1 on the
corner of Evergreen, which is commercial type uses. This
particular piece of property is an odd shaped piece. We looked
at it from all different aspects. We recognized unique chances for
this property. It has a real close association with Whitefish Stage
Road, it is not a deep piece. It is triangle -shaped and that
complicates access, but it is not physically attached to any other
development. It has golf courses east, west and south, it has
utilities nearby, and the existing zoning anticipates high density
5
development. He read through the list of uses allowed now under
the County RA-1 zoning, and the City RA-1 comparable zone. The
shape of the lot makes it difficult for multi -family development,
because of the difficulty of providing access, etc. With condos or
apartments, you would have to go high to make it work. We knew
the neighbors wouldn't like 35 foot tall buildings, so we thought
that a professional office complex gave more flexibility.
The landowners have a sincere commitment to make a showcase
project, to make it compatible to the neighborhood. The
professional office design allows us to reduce the overall building
density, instead of maxing out the property with a bunch of
condos. It can be built at one story, instead of multiple levels.
You reduce the amount of land coverage and increase the
landscaping capabilities. The intent is to have offices such as
dentists, CPA's, etc., with a residential character. Also, with a
professional office development, there would not be children added
to impact the schools, or traffic impacts to the roads, and it would
be more compatible with golf courses. We think that RA-3 or R-5
would be appropriate to the property,
Skip Stout, said he lives in Hillcrest Estates, directly across the
street from the proposed development. Several years ago, I saw
the plans that Duane Bitney proposed for there, and I don't want
a multi -story residential complex that I have to look at through
my back door. An office complex would be a good neighbor. At
5 o'clock, they go home, and on the weekends, they aren't going
to be there. Something is going to go in there, and I would
rather see this proposal. I am in favor of this, and I think R-5
would probably be the best zone designation.
Marla Davis, Riverview Greens, said that she is in favor of a
single story professional structure which would be much more
aesthetic on that property.
There being no further proponents, the public hearing was opened
to anyone opposed to the proposal.
Opposition Warren Illi, representing the 130 members of the Hillcrest Estates
Homeowners' Association, and due to the short notice we had of
this hearing, we have not held any association meetings. I have
heard from several people living in the area, and have met with
the Board of the association. We have no problem with the
annexation, but what is an issue is allowing a commercial use to
come into our residential neighborhood. Our subdivision is
comprised of 130 single family residences to the east of this
proposal. To the north is Riverview Greens, another subdivision
with single family occupied homes, and to the south is Fairway
Boulevard Townhouses. The west is the open space/golf course.
This is viewed as a single family neighborhood, and we want to
6
keep it that way and preclude any kind of commercial use. There
is no commercial development on Whitefish Stage now, north of the
city limits. We see any kind of commercial use as the beginning
of commercial creep along Whitefish Stage Road. When I read the
intent of the requested zoning, whether it is an RA-3 or R-59 this
property is not fit for that intent. This is a residential area, and
this request for a change to commercial zoning, almost got by us.
The homeowners would like to see this remain residential, with a
two-story height limit.
Frank Miller, stated that he is not opposed to development on this
property, but has grave concerns about the increased traffic on
Whitefish Stage Road. Most of the traffic will probably be coming
north from Kalispell and would require left hand turns, which
would be very dangerous, with the current road conditions.
Bill Jensen, 120 Riverview Greens, said he would like to see a
height restriction on that site, whether it is an office building or
a professional complex. I don't have a problem with that as long
as it is one or two stories in height. I am also concerned about
the traffic flow on Whitefish Stage Road. With a high density
residential development, there would be an even greater traffic
problem, which would be exacerbated with the number of children
that would be there.
There being no other opponents to the project, the public hearing
was closed and opened to Board discussion.
Discussion Wilson asked to comment and read from the Zoning Ordinance,
regarding the role of the Planning Board on the annexation
process and consideration of zoning. When someone requests
annexation, it is the Board's responsibility to determine what the
most appropriate zoning is. If the Board denies the RA-3, you are
not necessarily denying the annexation.
Hash expanded on that by noting that what we have is a
landowner with an idea for development, and in order to achieve
their goals, they need annexation and zone change to meet that
ultimate development goal. In other instances, where the use will
remain the same, the request is simply a change from a county to
a city zone.
Wilson replied that perhaps. a City RA-1 zone would be the most
appropriate. The Planning Board would make the recommendation
to City Council, regardless of what staff recommends or what the
applicant is requesting.
Hash agreed, but had concerns that the notice to the public was
for a certain zone classification.
7
Bahr concurred that this is a tough piece of land, and since it
has become surrounded by residential development, if there is an
allowance for this development, it is a change, that in its Norse
case, is spot zoning.
Hash agreed that the intent is probably the ideal use for the site,
but it seems like spot zoning. A specific change from the
surrounding area for the benefit of that landowner, only, I cannot
support either zoning request. Since commercial or professional
uses do not exist in the area, it does not serve as a "buffer".
With the RA-3, looking at the office/condominium project, that
would then require a variance, that is not acceptable, as typically
variances are not allowed when the hardship arises through the
acts of the applicant. There may be B-1 less than a mile away,
but right now it is empty. And someday Whitefish Stage may be
a 4-lane, but right now it is not.
Kennedy said that she, too, was having difficulty with both of
these possibilities for zoning. Clearly, you indicate in the
summary that RA-3 needs to be "located within or adjacent to a
business shopping corridor or shopping island", and this is not.
The R-5 district does not meet the exact intent, which is to
"buffer between commercial and residential", and clearly, it does
not. There is no commercial. Do you believe that it is
substantially in compliance?
Wilson answered that with B-1 zoning to the north, there is some
commercial zoning, if not development in the area. At some point,
that will be developed. With the Master Plan designating that as
"high density residential", within those districts there are certain
commercial uses that are allowed. When you look at the intent
listed in the high density residential uses, it is hard to make
them fit on this little triangle with what is there. So, maybe the
Master Plan is inappropriate. It is a difficult call. I used my
best judgement for putting together a recommendation for the
Board. I admit that part of that is based on the proposal of the
condominium project that is next. We are looking at a project
that can be conditioned. When we look at the specific zoning
without looking at the project, probably RA-1 is closest to what
it is now.
Kennedy noted that is exactly the difficulty. We have to zone the
property appropriately for any use that could come into that zone.
To look at the preliminary plat that might not ever come to
fruition is not being fair to the rest of the landowners, or the
City. We need to put zoning that is appropriate for any
development that would happen in that zone, not for a specific
preliminary plat. We have been bitten in the past with these not
happening in the way they are presented. Then something not
appropriate comes into the area. These are two separate issues.
8
0'
They have to be addressed separately. So, not looking at the
plat, I don't think either RA-3 or R-5 is appropriate.
Brenneman asked Mr. Greer to clarify that what the landowners
wish to do is develop this in an aesthetically pleasing way that
maximizes their potential income, and the way to do this is to
change to the zone that allows office buildings.
Greer replied he did not say that. The applicants probably
bought this land based on the zoning designation of high density
residential, and that translates into something more than single
family. You can develop the property with apartments or condos,
but to get your money back - not maximize it - you are probably
going to have to fill that triangle with lots of units and go high
with them. Whereas, if you had some professional office
opportunities, you wouldn't have to do that, because you are
going to get a higher value return. There is a net balance. You
either go with more residential, or less commercial. The value of
the land would reflect the type of use.
Carlson asked for the allowed and conditional uses allowed in the
City RA-1 or R-3 which is adjacent to this.
These uses were read from the Zoning Ordinance. Wilson noted
that the City R-5 through RA-3 zones would meet the intent of a
high density residential designation, as set forth in the Master
Plan.
Hash said she had a problem with tinkering with this, as it seems
we are trying to fashion a remedy for the landowners. I suppose
it is the task of the City Council to affix an appropriate zoning
designation. If the Master Plan designation is high density
residential, then we would technically look at the city zoning that
would meet that. To truly do our job, we should be looking at
those uses and restrictions, in light of this piece of land, without
consideration of the proposed use.
Kennedy read from the Ordinance that R-5 should serve as a
buffer, so that does give some leeway and is not mandatory. It
says the district is intended to accommodate professional offices,
which is what the people are saying is an appropriate use for the
area. There is a County R-5 south of this. It was indicated by
Mr. Illi, that there is no commercial on Whitefish Stage to Reserve,
but there is a gas station with a convenience store on the corner
at Reserve, the Swank office building, and State Farm Insurance
claims office, which is located north of this site. I agree, that
with the nature of the homes in the area, professional offices
would be better suited to the neighborhood, however, I, also, am
concerned about spot zoning.
�7'
Wilson explained that because the Master Plan designates this as
high density residential, it would not be spot zoning, as it would
be in compliance.
Carlson had a problem with a residential use going in that area,
because of the traffic on Whitefish Stage, and would prefer to see
professional offices.
Johnson observed that commercial crawl is restricted from
spreading by existing development. I don't feel this is spot
zoning. By virtue of location, it is. By virtue of development, I
think it is compatible with the surrounding area. I think the best
use for the property is within the recommended zone. I do have
a problem with the R-5, because I don't think that is before the
table.
Kennedy confirmed that no other public hearing would be held on
a zone change, therefore, we need to send our intent to City
Council. It is the duty of the Board to recommend the most
appropriate zone for the property. The neighboring landowners
have indicated that R-5 would be preferable.
Sanders suggested that this proposal be tabled for a month and
let the applicant come back with a proposal for R-5, so it can be
legally noticed.
Hash commented that she is hearing the adjacent landowners
asking for a low level, harmonious development, which has been
proposed, not necessarily R-5.
Kennedy replied that an RA-3 would not give that to them. She
read through the list of allowed uses in the R-59 which appear to
be compatible uses with the neighborhood. The intent of an R-5,
district "should serve as a buffer between residential and other
commercial districts, and should be associated with an arterial or
minor arterial street", which this does. I was having trouble with
this, but reading the text of the zoning ordinance, I think it
gives us some flexibility and is meeting the intent of the Master
Plan. I don't have any problem addressing this tonight, rather
than sending the applicant back to bring forward an R-5
submittal.
Bahr felt that this proposed development opens the door and
almost mandates a business development in that area, where
currently it is restricted to residential. Changing the character
of that piece of property is what the neighbors don't want.
10
3M
Motion Kennedy moved to adopt the staff report #KA-96-1 as findings of
fact, for the Triangle Development Annexation and Zoning Request,
and send a favorable recommendation for annexation and zoning
of R-5 to City Council. Carlson seconded. A roll call vote was
taken on the motion to recommend annexation and a zone
classification of R-5. Johnson, Kennedy, Sanders, and Carlson
voted aye. Brenneman, Bahr and Hash voted nay. The motion
carried on a 4-3 vote in favor.
HITEFISH Next, President Hash introduced a request by Triangle Development
TALE for preliminary plat approval of an eight unit commercial
R:OFESSIONAL condominium project, filed in conjunction with a zone change
request from County RA-1, a Residential Apartment district, to City
R:ELIMINARY RA-3, a Residential/Apartment Office district and annexation into
LAT ` the City of Kalispell. The development is to be known as
Whitefish Stage Professional Park. The property being proposed
for condominiums is located on the west side of Whitefish Stage
Road, approximately 800 feet south of West Evergreen Drive and
containing approximately 2.7 acres. This property can be
described as Assessor's Tract IB located in Section 6, Township
28 North, Range 21 West, P.M.M., Flathead County, Montana.
Staff Report Wilson gave a detailed presentation of report #KPP-96-1. Based
on staff review of the necessary criteria, it is recommended that
preliminary plat for Whitefish Stage Professional Park be granted
subject to 15 conditions. Staff recommended that condition #8 be
deleted and replace it with a condition stating "That a common
area maintenance axreement be provided." Add to condition #9
that "The number and placement of fire hydrants..."
Public Hearing The public hearing was opened to those in favor of the proposal.
In Favor David Greer, agent for the applicant, stated that this property
was difficult to work with. Initially, city staff recommended RA-3,
and they liked the design, because it has a good traffic flow
situation. We reserved an additional 10 feet of right-of-way for
the widening of the county road, which is consistent with what
was required for the other developments along there. That is
what caused the variance request, as it pushed everything back
10 feet. This went through Site Plan Review, and they were
happy with it. I don't have any problems with the changes to the
conditions, however, I did want to talk about sidewalks. This
whole development is ringed with sidewalks and has a parking lot.
If there is a sidewalk along Whitefish Stage Road, it will go
nowhere. There are no children - right or wrong -- associated
with the townhouses to the south. The bike path is going to be
on the east side of the street, so I suspect the kids will cross at
Evergreen and use the east side of the road. I don't think
anyone would use the sidewalk, or the crosswalk, however I don't
have a problem with the crosswalk.
11
Skip Stout, said that he would prefer to see this development on
that particular piece of property, than what was proposed before.
There being no further proponents, the public hearing was opened
to opposition. No one spoke in opposition. The public hearing
was closed and opened to Board deliberation.
Discussion Johnson would hate to add a burden to a developer, however the
City's posture has been to require sidewalks whether they connect
to anything or not.
Kennedy felt we should look at the size of the development, and
that there are no sidewalks in the area, at all. There is a
pedestrian trail to Edgerton School, which was developed by
private interests, and the children are used to that. As long as
there are sidewalks within the development, itself, I agree with
Mr. Greer, that a sidewalk on Whitefish Stage would be going.
nowhere. The proposed bike path going in on the east side of
the road is part of the ISTEA program. I have problems with the
proposed crosswalk. Painted stripes on the asphalt which won't
last long, and will be covered in the winter, and having the
children get used to the safety and security of a crosswalk is not
appropriate. It is not in the best interest for safety on Whitefish
Stage Road in its current condition. If it is deemed appropriate
when it is widened, then it can be done. So, I would agree with
deleting item #11. If this were a residential development, she
would agree with Johnson, that sidewalks be required.
Further discussion followed on the crosswalk. Brenneman
expressed a concern that there are residential developments all
around the site, and after 5:00 p.m. there will be an empty
parking lot there. It was argued, however, that putting a
crosswalk there encourages children to cross when it is not safe
to do so. The highway department can address the issue when
the road is widened and the bike path installed.
Bahr complimented the developer on a good design on a very
limited piece of land, unfortunately, I think this is the wrong area
to put it. A professional office building is not limited to
weekdays from 8:00-5:00.
Motion Kennedy moved to adopt subdivision report #KPP-96-1 as findings
of fact, and forward a favorable recommendation for preliminary
plat for Whitefish Stage Professional Park to City Council with 14
conditions, as amended. Carlson seconded. On a roll call vote
Sanders, Johnson, Carlson, Brenneman, Kennedy and Hash voted
aye. Bahr voted nay. The motion carried on a 6-1 vote in favor.
OLD BUSINESS There was no old business.
12
NEW BUSINESS Kennedy brought up under new business, drafting a letter to City
Council, to send with the transmittal on the Collier zone change
with regards to sidewalks and STOP signs at the uncontrolled
intersections on Washington Street, as brought up by residents in
the neighborhood.
Johnson agreed that as a concerned citizen, with the traffic
congestion, Washington Street is being used as a minor arterial to
avoid the intersection on Highways 2 and 93. Without controls
such as STOP signs, someone is going to hit a pedestrian
sometime, as it is a bad situation.
The safety issue on the entire length of Washington was
discussed, and since the Collier proposal brought it up again, it
was agreed to send a letter of the Board's concerns to the
Council.
Zoning Text Wilson referenced some proposed zoning text amendments
Amendments which are somewhat controversial, that warranted Board
discussion.
Kennedy stated that both the issues would involve a great deal of
discussion and did not feel it was appropriate to enter into
lengthy discussion at this time.
Wilson was asked to explain how these items came about for
discussion. The Board requested that staff submit a written
assessment addressing these two issues, so there will be time to
assimilate the information prior to discussion.
ADJOURNMENT There being no further business, the meeting was adjourned at
10:05 P.M.
Therese Fox Hash, President Elizabeth Ontko, Recording Secretary
APPROVED:
13
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