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09-09-14KALISPELL CITY PLANNING BOARD & ZONING COMMISSION MINUTES OF REGULAR MEETING SEPTEMBER 9, 2014 CALL TO ORDER AND The regular meeting of the Kalispell City Planning Board and ROLL CALL Zoning Commission was called to order at 7:00 p.m. Board members present were: Chad Graham, Charles Pesola, Rory Young, Matt Regier, Steve Lorch and Karlene Osorio-Khor. Tom Jentz, Kevin LeClair and P.J. Sorensen represented the Kalispell Planning Department. APPROVAL OF MINUTES Pesola moved and Lorch seconded a motion to approve the minutes of the August 12, 2014 meeting of the Kalispell City Planning Board and Zoning Commission. MOTION TO AMEND Osorio-Khor moved and Young seconded a motion to amend the minutes of August 12, 2014 on page 13 under Board Discussion the 1st paragraph as follows: "Osorio-Khor said based on the board's policy on ethics and since she lives in this neighborhood and has actively participated in contacting the neighbors regarding the parking district she should recuse herself from discussions and votes on this issue. The other board members thought that was appropriate." VOTE BY ACCLAMATION The motion to amend the minutes of August 12, 2014, as noted ON AMENDMENT above passed unanimously on a vote by acclamation. VOTE BY ACCLAMATION — The motion, as amended, passed unanimously on a vote by ORIGINAL MOTION acclamation. PUBLIC COMMENT None. CAPTAIN'S MARINE A request from APEC Engineering, on behalf of Captain's Marine PLANNED UNIT (Somers Bay Trading Co. LLC), for a Planned Unit Development DEVELOPMENT for the development of a boat and trailer sales and service facility consisting of 14,900 square feet of sales, offices, and service areas on the main floor and 1,800 square feet of offices on the second level. The PUD proposal also includes associated parking, landscaping, and public utility connections and extensions as needed or required. The property is located at 3215 Highway 93 South. STAFF REPORT KPUD-14-01 Kevin LeClair, representing the Kalispell Planning Office reviewed Staff report KPUD-14-01 for the board. LeClair said the request is for the development of a boat and trailer sales and repair facility consisting of 14,900 square feet on the main floor of sales, office, and service areas and then a second story of approximately 1800 square feet of offices to support the Kalispell City Planning Board Minutes of the meeting of September 9, 2014 Page 1 of 6 uses on the main floor. The proposal also includes parking lot improvements, landscaping, a pedestrian and bicycle trail along the Highway 93 frontage of the property, and the development of a stonnwater management facility on the eastern portion of the property. LeClair reviewed renderings of the proposed facility, a site plan where he described the location of the building, the parking and landscaping and access points onto Highway 93. The applicant's engineer has indicated that the balance of the property would be maintained in its current status for expansion in the future. LeClair noted this property is near the southern end of the Gardner Investments PUD placeholder which was enacted in 2008 when the nine parcels of land were annexed into the city with an initial zoning of B-5. The PUD placeholder was a commitment from the Gardner's to develop a full PUD plan for the properties and a guarantee from the city that the properties would have access to city water and sewer service. The application before the board is the full PUD for a portion of this property. LeClair reviewed the site plan for the board. He indicated there are several residences on the northeast portion of the property being used as rentals which they intend to discontinue in the future and remove the structures; a carport, large pole storage building and a workshop/storage building that was formerly the Northwestern Truss assembly area. The depression area on the eastern part of the property is where the stormwater management pond is proposed. The growth policy designation is mixed use commercial and urban development which is consistent with the B-5 PUD overlay placed on the property. Since that time the southern portion of the Highway 93 Alternate Route was constructed and comes into Highway 93 just north of this site. As part of the future land use map in the growth policy there are key connections identified including a transportation connection where the bypass connects with Highway 93 which would be seen as an ideal access point into the entire mixed use commercial subdivision. The land use map also shows a road system perpendicular to this property that would serve as a frontage road that would allow for more efficient use of the eastern portions of these narrow, deep properties that otherwise would-be under-utilized. LeClair said the proposal on the table is for a boat and trailer sales and repair facility on the western 3rd or 3.7 acres of the overall site. The balance of the property would be saved for future expansion and would require a PUD application for, that portion of the property at the time it is developed. Kalispell City Planning Board Minutes of the meeting of September 9, 2014 Page 2 of 6 Staff recommends that the Kalispell Planning Board adopt staff report KPUD-14-01 as findings of fact and recommend to the Kalispell City Council that the planned unit development for Captain's Marine be approved subject to the 17 conditions listed in the staff report. BOARD DISCUSSION Osorio-Khor asked about Condition #5 as it relates items 1, 2, & 3 in the letter from the applicant dated August 5, 2014. LeClair said item 1 is in reference to access onto Highway 93 and MDT has approved the proposed access points. Item 2 is the access easement that runs parallel to the northern property line and the owner needs to be granted the use of that easement. Under item 3 the extension of United Drive is seen as the internal road system envisioned as part of a build out of this mixed use commercial PUD development. The Gardner's own the property directly to the north and the Captain's Marine property has right to that access easement that would connect to the northern boundary of their property. Because the developer is only developing the western 3.7 acres they don't require access from the north at this time so therefore Condition #5 leaves the connection to the Gardner's PUD to a later date when the owner decides they would like to develop the balance of the property and connect with that easement to the north. Osorio-Khor asked if this would be a requirement of this owner in the future with further development and LeClair said we don't know what future development might look like on the property but at this point there is not a warrant for having an internal road system but it will need to be addressed with further development based on the impacts of the proposed development. Lorch said it seems this is one tract, the 3.7 acres plus the area where there are the three residences and the potential for another business and asked how can another use be addressed without subdivision. LeClair said the other buildings are owned by the Somers Bay Trading Company and are considered accessory structures to the principle use and therefore do not run afoul of any subdivision regulations. LeClair added if they decide t -expand or change those uses in the future staff would look at it again under another PUD application and perhaps at that time would decide a subdivision would be an appropriate avenue. Graham said this is one lot and asked if the city has ever approved a PUD on lh of a lot? LeClair said a PUD can be approved on a portion of a property and the placeholder would stiirl5e in effect on Kalispell City Planning Board Minutes of the meeting of September 9, 2014 Page 3 of 6 the balance of the property. Graham asked if that will be covered under this PUD and LeClair said as the condition is written there will be a full PUD application for another phase of development on the remainder of the property so staff can determine impacts and the appropriate course of action based on the proposal. Graham said that would be the time the connection to the Gardner placeholder PUD would take place and LeClair said yes. Graham asked why is there a difference in the width for an asphalt bike path v. a concrete bike path noted in Condition #8. LeClair explained an asphalt path requires a gravel apron on either side in order to hold the asphalt up and concrete has the rigidity on the edges. Graham asked for the location of the water line and LeClair said the water line runs on the other side of Highway 93 until just south of this property and then comes across the highway. The developer will be required to run the line up the front of this property to the northern boundary for other development that might happen further to the north. LeClair noted the plans indicating the current location are not accurate because the water line is not currently accessible to this property. Graham asked for information on connecting the stormwater to the stormwater retention pond on the eastern edge of the property and LeClair deferred to the engineers on how that will work. Osorio-Khor noted the plans are different than what was proposed at the work session and LeClair said it is similar as the eastern portion was still being considered for future expansion and the developer was not sure what the long-range plan was for the remainder other than having future storage buildings along the northern boundary. Osorio-Khor added her impression was if the developer had to put the connecting road in the burden would be too heavy and it would take a considerable amount of their property away. LeClair said as noted the trips generated from this proposed use does not warrant building the connection at this time. PUBLIC HEARING Kim Larson, APEC Engineering stated he is representing Somers Bay Trading Company and he also attended the work session last month. Larson distributed copies of a site plan that indicates they have development plans for the entire property not just the 3.7 acres. He expressed their concern that city staff would require another PUD application for the remainder when their intent is for this PUD to cover the entire parcel. The rental properties will soon be evacuated and they will ensure the buildings, when designed, will meet the building codes in relation to construction and fire standards. They have access to Highway 93 and would prefer to limit access to nitedDrive. Their engineers have been working on Kalispell City Planning Board Minutes of the meeting of September 9, 2014 Page 4 of 6 the utilities for the entire property. In light of the information provided Larson said they have issues with Condition #5. They also have concerns with the loss of property and cost for bringing United Drive through their property, if required. Larson noted they would be happy to provide additional information, even if it causes a delay, to show the phasing of the property and location of the buildings. BOARD DISCUSSION Osorio-Khor asked if their intent was to move forward on the proposal presented that would cover the entire property with one PUD and Larson said yes. Marc Liechti, APEC Engineering added their overall intent was to develop the entire property and if necessary to do that they would accept a delay. Graham said he remembered from the work session the main issue was the connector road going through the property. Graham added he was not expecting the proposal for the entire PUD as he thought the solution was for the PUD to be the for the 3.7 acres which would mitigate the road problem until the remainder of the property was developed and at that time the road connection would be satisfied as a part of the Gardner placeholder PUD. LeClair said it appears there is a communication breakdown between staff and the applicant and their engineers. It was our understanding that staff was making a way to move forward with the development that they proposed and the drawing handed out tonight is not something that staff had seen before. LeClair felt it would be appropriate to continue the PUD to a future meeting so that staff can take a look at a PUD for the development of the entire property. Randall Seyfert, Somers Bay Trading Company and owner of Captain's Marine stated the intent of buying the property is they have outgrown their current facility and intended to develop all 10 acres so he could expand and grow his business. He was not planning to have a road easement through the property and didn't intend to subdivide it. MOTION Lorch moved and Pesola seconded a motion to adopt staff report KPUD-14-01 as findings of fact and recommend to the Kalispell City Council that the planned unit development for Captain's Marine be approved subject to the 17 conditions listed in the staff report.. MOTION TO TABLE Lorch moved and Pesola seconded a motion to table the Captain's Marine PUD until a work session can be held or until the October Kalispell City Planning Board Minutes of the meeting of September 9, 2014 Page 5 of 6 14, 2014 meeting. ROLL CALL The motion passed unanimously on a roll call vote. OLD BUSINESS: None. NEW BUSINESS: None. ADJOURNMENT The meeting adjourned at approximately 8:00 p.m. WORK SESSION — A request from residents in the vicinity of Flathead High School FLATHEAD HIGH SCHOOL and Elrod Elementary School in Kalispell's historic west side PARKING DISTRICT neighborhood to create a residential parking permit program that would require residents of the neighborhood to purchase and display a parking permit on their vehicle in order to legally park on the street from 8:00 AM to 5:00 PM, Monday to Friday, during the months when school is in session. NEXT MEETING The next regular planning board meeting is scheduled for October 14, 2014 beginning at 7:00 p.m. and located in the Kalispell City Council Chambers, 201 lst Avenue East, Kalispell. ad G aham Presiden APPROVED as submitted/corrected: /0 / /I �"A-64'eo�� Michelle Anderson Recording Secretary Kalispell City Planning Board Minutes of the meeting of September 9, 2014 Page 6 of 6