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05. Ordinance 1254 - Text Amendment - 2nd Dwelling in R-4Agenda -December 9, 1996 AGENDA ITEM 5 - PROPOSED ZONING TEXT AMENDMENT TO ALLOW A SECOND DWELLING IN R-4-ORDINANCE 1254-1st Reading BACKGROUND/CONSIDERATION: I have enclosed the November 19 report of FRDO ' s recommendations and board action concerning this agenda issue. Review of the staff evaluations of the possible effects, concerns, or problems with the proposed change is thorough and complete. RECOMMENDATION: Upon reviewing the staff evaluations and the subsequent board recommendation, I concur with the recommended zoning text amendment to the R-4 classification with the required conditional use permit and performance standards outlined within the report. ACTION REQUIRED: Approval of the text amendment will require passage of ORDINANCE 1254. This will be the first reading for this ordinance. ORDINANCE NO.—_.12_54__ AN ORDINANCE AMENDING SECTIONS 27.07.020, 27.22.020(2), AND 27.26.50(42) OF THE KALISPELL ZONING ORDINANCE, (ORDINANCE NO. 1175), BY ADDING "ACCESSORY SINGLE-FAMILY DWELLINGS" AS A CONDITIONALLY PERMITTED USE IN A RESIDENTIAL, R-4, ZONING DISTRICT; AND TO REFERENCE THIS ADDITION OF ACCESSORY SINGLE-FAMILY DWELLINGS IN THE SUPPLEMENTARY REGULATIONS SECTION ON ACCESSORY USES; AND ESTABLISHING A PARKING REQUIREMENT OF TWO SPACES FOR THE ACCESSORY SINGLE-FAMILY DWELLING, AND TO PROVIDE AN EFFECTIVE DATE. WHEREAS, W.H. Rinkenbach, has submitted a written request to amended Section 27.07.20 of the Kalispell Zoning Ordinance, by allowing two detached single-family houses on one lot in a R-4 Residential zoning district that otherwise allows either a duplex or a single detached houses; a second proposal to amend Section 27.22.020(2) to add accessory single-family dwelling in he Supplementary Regulations Section on accessory uses, noting that Th the accessory dwelling must be subordinate in area and height to the principal dwelling and meet the setback and other property development standards of primary structures in R-4 Residential zoning districts; and a third proposal to amend section 27.26.050(42) establishing a parking requirement of two spaces for the accessory single-family dwelling, and WHEREAS, the request was forwarded to the Kalispell City - County Planning Board and Zoning Commission by the Fathead Regional Development Office after having been evaluated under 27.30.20, Kalispell Zoning Ordinance, and WHEREAS, FRDO evaluated the requested text amendment and recommended amending Sections 27.07.020, 27.08.020, 27.10.020, and 27.11.020 allowing "Dwelling, Accessory Single -Family" as a permitted use in R-4, R-5, RA-1, RA-2, and RA-3 zoning districts; and adding Section 27.22.02(2), which specifies the permitted accessory uses in the R-1 through R-5 districts; and amending Section 27.26.050(42) to require the minimum number of off-street parking spaces as 2 per dwelling unit. WHEREAS, the Kalispell City -County Planning Board and Zoning Commission recommended that the text of the Kalispell Zoning Ordinance be amended to allow "Dwelling, Accessory Single -Family" as a conditionally permitted use in a Residential, R-4, zoning j:\wp\ord1254.wpd 1 district; and adding Section 27.22.02(2) specifying conditions for accessory uses; and amending Section 27.26.050(42) to require the minimum number of off-street parking spaces as 2 per dwelling unit. NOW THEREFORE BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF KALISPELL AS FOLLOWS: S'EC=0N_1. That Section 27.07.030, City of Kalispell Zoning Ordinance, Ordinance No. 1175, is hereby amended by adding thereto the following: Uses Which May Be Permitted by Conditional Use Permit. "Dwelling, Accessory Single -Family" SEC=X-1-I.That Section 27.22.020 (2) (a) , City of Kalispell Zoning Ordinance, Ordinance No. 1175, is hereby amended by adding thereto the following: 12) Accessory single family dwelling in R-4 district only, subject to following requirements: i) No more than two dwelling units per lot is permitted. The lot must conform to the minimum lot area requirements of the underlying zoning district. ii) Maximum floor area of the accessory single family dwelling is 1000 square feet. Maximum height is 25 feet. iii) An accessory single family dwelling shall conform to the setback requirements of principal structures. The minimum setback between the principal and accessory dwelling is 10 feet. The location of an existing structure(s) shall not be considered a special condition or circumstance that justifies the granting of a variance from these set back requirements. j:\wp\ord1254.wpd 2 iv) An accessory single family dwelling may not be rented or leased as a separate residence unless the property owner maintains permanent residence in the primary dwelling. v) If a lot with an accessory single family dwelling is subdivided, the existence of the second dwelling shall not be considered a special condition or circumstance that justifies the granting of a variance from the property development standards of Section 27.07.040. vi) Approval of sewer and water facilities by the Public Works Director shall be obtained prior to building permit approval of an accessory single family dwelling. S�QN___1II. That Section 27.22.020 (2)(b), City of Kalispell Zoning Ordinance, Ordinance No. 1175, is hereby amended so as to read a follows: (b) In the RA-1, RA-2 and RA-3 Zones. In addition to the accessory uses included in subsection (2) (a) , except(2) (a) (12), noncommercial domestic storage buildings associated with multi -family dwellings and off-street loading shall be permitted. ,S TION IV. That Section 27.26.050 City of Kalispell Zoning Ordinance, Ordinance No. 1175, is hereby amended by adding thereto the following: (42) Residential, Single Family and access__�r single family-L 2 per dwelling unit. SECTION V. That this Ordinance shall take effect 30 days from and after final passage by the City Council. j:\wp\ord1254.wpd 3 PASSED AND APPROVED BY THE CITY COUNCIL AND MAYOR OF THE CITY OF KALISPELL THIS DAY OF r 1996. Douglas D. Rauthe, Mayor ATTEST: Debbie Giffford, CMC Clerk of Council j:\wp\ord1254.wpd 4 DEC Flathead a on Development fee r 723 5th Avenue last - Room 414 Kalispell, Montana 59901 Phone: (406) 758-5980 Fax: (406) 758-5781 November 19,1996 Clarence Krepps, City Manager City of Kalispell P.O. Drawer 1997 Kalispell, MT 59903 RE: Kalispell Zoning Ordinance Text Amendment - W.H. Rinkenbach Request to permit "Accessory Single Family Dwellings" in R-4 districts Dear Clarence: The Kalispell City -County Planning Board and Zoning Commission met in regular session on Tuesday, November 14,1996, and held a public hearing on the following application: A request by W.H. Rinkenbach for text amendments to the Kalispell Zoning Ordinance. The primary amendment (Section 27.07.020) would add "Accessory Single -Family Dwelling" as a permitted use in R-4 Residential zoning districts, which essentially would allow two detached single- family houses on one lot in a zoning district that otherwise allows either a duplex or a single detached house. A second proposed amendment (Section 27.22.020(2)) is to reference this addition of accessory single-family dwellings in the Supplementary Regulations section on accessory uses, noting that the accessory dwelling must be subordinate in area and height to the principal dwelling and meet the setback and other property development standards of primary structures in the R-4 district. A third proposed amendment (Section 27.26.050(42)) would establish a parking requirement of two spaces for the accessory single-family dwelling At the public hearing, the applicant's representative submitted a neighborhood petition in favor of the request and objected to the performance standards recommended by staff regarding variances and owner -occupation of the primary dwelling. No one else spoke at the public hearing. Board members made comments both in favor and in opposition to the proposed amendments. Although the majority of the board supported the proposed zoning, objections included the potential for harm to neighborhood integrity, overcrowding effects on property values, and the moving of substandard houses onto lots. Support was expressed for the recommended performance standards on variances, noting that these standards would not undermine the variance mechanism and would help preclude the creation of substandard lots and setbacks. The board voted 7:2 to limit the proposed zoning text amendment to the R4 classification and to require a conditional use permit for an accessory single family dwelling. The board voted 7:2 to adopt the staff report as findings of fact and recommend approval of amending the zoning ordinance as indicated in .Attachment A. Providing Community Planning Assistance To: • Flathead County • City of Columbia Falls - City of Kalispell - City of Whitefish Clarence Krepps, City Manager Re: Rinkenbach Zoning Text Amendment November 19, 1996 Page 2 Please contact the Commission or Steve Kountz of FRDO if you have any questions. Respectfully Submitted, SPELL CITY -COUNTY PLANNING BOARD AND ZONING COMMISSION t` Therese Fox Hash President TFH/SK/eo Attachments: KZTA-96-3 packet Attachment A Petition Draft Minutes of 11 / 14/96 Planning Board meeting c: Diana Harrison, City of Kalispell P. O. Box 1997 Kalispell, MT 59901 ... 'TRANSMIT\ 1996\KZTA96-3.TRM ATTACHMENT A AMENDMENTSTEXT # THE KAUSPELL ZONING ORDINANCE RECOMMENDEDAS NOVEMBER 14,1996 1. Amend Section 27.07.020 by adding "Dwelling, Accessory Single Famil4" as a conditional use. This amendment applies to the R-4 zoning districts. 2. Add the following to Section 27.22.020(2)(a), which specifies the permitted accessory uses in the R 1 through R 5 districts: 12) Accessory sin e family dwellings in the R-4 district only, subject to the following requirements: Maximum floor area of the accessory single family dwelling is 1,000 square feet Maximum height is 25 feet. variance from the property development standards of Section 27.07.040. (vtApproval of sewer and water facilities by the Public Works Director shall be obtained prior to building hermit atmroval of an accessory single family dwelling, 3. Amend Section 27.22.020(2) by adding the underlined text indicated below- (b) In the RA-1, RA-2, and RA-3 zones. In addition to the accessory uses included in subsection (2)(a) except (2)(a)(12�, noncommercial domestic storage buildings associated with multi -family dwellings and off-street loading shall be permitted. 4. Amend Section 27.26.050, which specifies the minimum number of off-street parking spaces required for a given use, as follows: (42) Residential, Single Family and Accessory Singe Family 2 per dwelling unit. H: \...\TRANSMTT\ 1996\KZTA96-3.TRM RINKENBACH TEXT AMENDMENT TO TBE KALISPELL ZONING ORDINAINCII ;DO STAFF REPORT A report to the Kalispell City -County Planning Board and the Kalispell City Council regarding a request to amend the Kalispell Zoning Ordinance. A public hearing has been scheduled before the Kalispell City -County Planning Board on November 14, 1996, beginning at 7:00 p.m. A recommendation from the planning board will be forwarded to the city council for final action. A. Petitioner: W.H. Rinkenbach P.O. Box 914 Kalispell, MT 59901 B. Proposed Amendments: The primary amendment (Section 27.07.020) proposed would be to add "Accessory Single Family Dwelling" as a permitted use in R-4 Residential zoning districts. Essentially, this change would allow two detached single-family houses on one lot in a zoning district that otherwise allows either a duplex or a single detached house. A second proposed amendment (Section 27.22.020(2)) is to reference this addition of accessory single-family dwellings in the Supplementary Regulations section on accessory uses, noting that the accessory dwelling must be subordinate in area and height to the principal dwelling and meet the setback and other property development standards of primary structures in the R-4 district. A third proposed amendment (Section 27.26.050(42)) would establish a parking requirement of two spaces for the accessory single-family dwelling. B. Affected Zoning Districts: As proposed, only the R-4 Residential district would be affected. The R-4 districts cover much of the westside and eastside residential districts, and some smaller areas along or near North Meridian Road. The vast majority of the land in R-4 districts has been developed with single-family housing on urban density lots. Consideration may be given to extending the amendment to the R-5, RA-1, RA-2, and RA-3 districts, since they also allow a duplex as a permitted use. Cif C. Staff Discussion: As discussed below, benefits of the proposed zoning would include expanding opportunities. for affordable housing, implementing the muster plan, lessening congestion in the streets community -wide, reduction of neighborhood impacts of growth relative to other permitted housing types, and making efficient use of infrastructure and services. Potential problem areas of the proposed zoning include impacts of additional density and building mass in established neighborhoods, indirect creation of non -conforming lots and structures, maintenance differences between rental and owner -occupied housing, and compatibility of new buildings in National Register historic districts. Performance standards are proposed and discussed to mitigate these potential problem areas. Effects on density. The proposed zoning would not increase the allowable density in the R-4 district, but it is anticipated to result in modest incremental increases in the density of these areas. Under current zoning, options for adding a second unit to a typical R-4 lot with an existing house include converting the house to a duplex, adding on to the house to create a duplex, or removal of the house to construct a new duplex. The proposed zoning would offer a fourth option to create two dwellings. Affordable housing. The need for affordable housing is anticipated to be an increasingly important issue in the Flathead Valley, as has occurred in other regions experiencing resort -oriented growth. As a type of affordable housing, accessory dwellings in single- family neighborhoods offer some significant public advantages. First, this housing type could provide a substantial amount of affordable housing in close proximity to jobs, shopping, and schools. Second, this housing type disperses affordable dwellings within the community, avoiding the formation of ghettos and resulting uneven community development. Third, this housing type typically draws less neighborhood opposition than other affordable housing alternatives (e.g., multi -family development, manufactured home parks), since it creates less impact on immediate neighbors and the visual character of neighborhoods. Potential creation of non -conforming; lots and structures. The proposed zoning could result in the indirect creation of non -conforming lots and structures. First, the addition of second dwellings on lots could result in future requests to subdivide these lots, which in many cases would require zoning variances for substandard lot sizes and lot widths. To avoid undermining these lot size and width requirements, staff recommends that this scenerio should be anticipated and addressed by adding the following performance standard: if a lot with an accessory single family dwelling is subdivided, the existence of the second dwelling shall not be considered a special condition or circumstance that justifies the granting of a variance from the property development standards of Section 27.07.040. FA Similarly, the proposed zoning could result in many variance requests to convert existing garages or other structures with substandard setbacks into accessory dwellings. Likewise, staff recommends that this scenerio should be anticipated and addressed by adding the following performance standard: the location of an existing structure(s) shall not be considered a special condition or circumstance that justifies the granting of a variance from applicable setback requirements. Application to other zoning districts. The accessory single-family dwelling could also be considered as a permitted use in the R-5, RA-1, RA-2, and RA-3 districts, each of which currently allows duplex dwellings as a permitted use. Moreover, these other districts allow greater densities or a broader range of uses than the R-4 district, so the addition of accessory single-family dwelling would generally be no less compatible in these districts. The Kalispell Site Review Committee reviewed the proposed zoning on October 31st and supported its application to the R-4, R-5, RA-1, RA-2, and RA-3 districts. Appropriateness as a permitted or conditional use. The proposed zoning could be added as a "permitted," "conditional," or "administrative conditional" use, depending on the level of public review desired. A residential duplex is already allowed as a permitted use. Staff discusses and recommends performance standards below, which anticipate and address potential problems. The Kalispell Site Review Committee supported adoption of the proposed zoning as a permitted use. EVALUATION BASED ON STATUTORY CRITERIA The statutory basis for reviewing a change in zoning is set forth by 76-2-205, M.C.A. Findings of fact for the zone change request are discussed relative to the itemized criteria described by 76-2-203, M.C.A. This analysis will cover all of the proposed amendments. 1. Does the requested zone comply with the Master Plan? Plan map. The master plan map designates most of the areas zoned R-4 as "Urban Residential" and some areas near North Meridian Road as "High Density Residential." The proposed zoning would not increase the allowable residential density in R-4 districts and would substantially comply with the plan map designations. Similarly, if the proposed zoning was extended to the R-5, RA-1, RA-2, or RA-3 districts, the allowable density in these districts would not increase as a result of the zoning amendments. Relevant plan objectives. 4. A housing supply within the planning jurisdiction that meets the needs of present and future residents in terms of supply, choice, and location. ] 4.b Review the zoning text and map periodically to correct any discriminating or exclusionary requirements. 6.g Maintain the character of single-family neighborhoods. 8. s Designate areas of future development which are already serviced or are in areas which can be economically serviced by water and sewer systems, police and fire protection, etc. 9. A historical and cultural heritage documented and preserved for the enrichment and enjoyment of present and future generations. The proposed zoning would substantially comply with the master plan, by expanding housing opportunities, making efficient use of infrastructure and services, and providing a design alternative for growth in established single-family neighborhoods that would be less obtrusive than new multi -family development. 2. Is the requested zone designed to lessen congestion in the streets? The proposed zoning would lessen congestion in the streets. First, it would facilitate community -wide transportation efficiency and reduce increases in commuter traffic, by locating housing growth in central Kalispell in close proximity to jobs, shopping, and schools. Second, it would reinforce the pedestrian network and opportunities for expansion of multi -modal transportation systems in Central Kalispell. Third, R-4 neighborhoods (as well as R-5, RA-1, RA-2, and RA-3) are already zoned to permit duplex density, so the proposed zoning would not result in more traffic congestion in those areas than current zoning would allow. 3. Does the requested zone give reasonable consideration to the character of the district? Incremental rg owtl. The majority of the land in R-4 districts has been developed with single-family housing on urban density lots, as well as much of the land zoned R-5, RA - I, RA-2, and RA-3. Most of these established neighborhoods have significant integrity, in regard to building compatibility, tenancy, and stability. Duplex and multi -family zoning anticipates substantial redevelopment and change in these areas. Assuming that such growth will occur, the proposed zoning could improve neighborhood stability by offering a transitionary housing type of less impact on immediate neighbors than new duplex or multi -family development. The addition of accessory dwellings within established neighborhoods typically represents small-scale, incremental growth. Density and building mass. The proposed zoning would not increase allowable density or allowable building mass in neighborhoods where it is applied. Where zoning allows substantially more density and building mass than the existing housing in R-4 and other duplex districts, however, the proposed zoning could result in noticeable neighborhood changes and obtrusive buildings. For example, the prevailing building height in Kalispell's duplex and multi -family zoning districts is one and two stories, up to 25 feet, while the zoning allows 30-40 foot height, varying by district. Building setback, height, 4 and lot coverage requirements provide for privacy, open space, and neighborhood aesthetics. If the proposed zoning is adopted, staff recommends consideration of the following performance standards, in order to reduce the potential of adding incompatible new buildings in existing neighborhoods and resulting neighborhood opposition: No more than two dwelling units per lot is permitted. The lot must conform to the minimum lot area requirement of the underlying zoning district. Maximum floor area of the accessory single family dwelling is 1,000 square feet. Maximum height is 25 feet. An accessory single family dwelling shall conform to the setback requirements of the principal structure. The minimum setback between the principal and accessory dwellings is 10 feet. Tenancy and maintenance. The proposed zoning may result in a higher proportion of rental occupancy in neighborhoods with primarily owner -occupied housing, which could have modest negative impacts on neighborhood stability and property maintenance. On the other hand, the duplex development already permitted likewise anticipates renter occupancy. To reduce the potential of maintenance problems and resulting neighborhood opposition, staff recommends consideration of the following performance standard if the proposed zoning is adopted: An accessory single family dwelling may not be rented or leased as a separate residence unless the property owner maintains permanent residence in the primary dwelling. Impacts on historic districts. Some of the buildings in the R-4, RA-1, RA-2, and RA-3 districts are included within the National Register historic districts of Central Kalispell. The introduction of incompatible new buildings could undermine the integrity of these historic districts. The Kalispell Zoning Ordinance does not include historic district design guidelines or require major site plan review for duplexes, which otherwise would require consideration of the character of the area and historical characteristics. Potentially, however, allowing for accessory single-family dwellings could have less impact on historic districts than the alternatives of demolishing historic houses to build duplexes or converting historic houses into duplexes by additions or remodeling. 4. Will the requested zone secure safety from fire, panic and other dangers? No significant impact is anticipated. The proposed zoning would not increase the allowable residential density in R-4 districts or other districts permitting duplexes. Based on existing zoning, it is presumed that these areas have adequate access to emergency services and are not high -hazard areas. Fire Chief Ted Waggoner recommended verbally that the accessory structures comply with setbacks required for principal structures, in order to provide fire separation from other buildings and separation from overhead utilities in alleys. F1 5. Will the requested change promote public health and general welfare? No significant impact on public health is anticipated. The proposed zoning would promote general welfare by expanding opportunities for affordable housing, implementing the master plan, reduction of the neighborhood impacts of growth relative to other permitted housing types, and making efficient use of infrastructure and services (see discussions of each above). 6. Will the requested zone provide for adequate light and air? No significant impact is anticipated. The proposed zoning would not reduce development standards addressing the provision for light and air between buildings. These standards include building setbacks and limits on density, height, and lot coverage. 7. Will the requested zoning prevent the overcrowding_of land? No significant impact is anticipated. The proposed zoning would not increase the allowable residential density, lot coverage, or building mass in R-4 districts or other districts permitting duplexes. 8. Will the requested zone avoid undue concentration of people? No significant impact is anticipated. The proposed zoning would not increase the allowable residential density in R-4 districts or other districts permitting duplexes. 9. Will the requested zone facilitate the adequate provision of transportation water, sewerage, schools, parks, and other public requirements? The proposed zoning would provide for efficient use of infrastructure and services by facilitating growth in Central Kalispell, which is already serviced and capable of accommodating duplex densities. The R-4 neighborhoods (as well as R-5, RA-1, RA-2, and RA-3) are already zoned to permit duplex density, so the proposed zoning would not result in more demand for services and infrastructure than current zoning would allow. City Engineer John Wilson recommended a performance standard requiring approval of sewer and water facilities prior to building permit approval, specifically to address provision of separate utility lines to the separate dwellings. 10. Does the requested zone give consideration to the particular suitability of the pro ity for particular uses? No significant impact is anticipated. The proposed zoning would not increase the allowable residential density, lot coverage, or building mass in R-4 districts or other districts permitting duplexes. �5 11. Will the proposed zone conserve the value of buildings? See discussion above on consideration of neighborhood character. No public objections have been received on the proposed zoning as of this writing. 12. Will the requested zone encourage the most appropriate use of the land throughout the jurisdiction? In general, the proposed zoning would comply with the master plan, as discussed above, and thereby is seen as encouraging the most appropriate use of land throughout the jurisdiction. In addition, the proposed zoning would reduce neighborhood impacts of growth relative to other permitted housing types and make efficient use of infrastructure and services (see discussions of each above). Staff recommends adoption of the staff report KZTA-96-3 as findings of fact and approval of the following amendments to the Kalispell Zoning Ordinance: 1. Amend Sections 27.07.020, 27.08.020, 27.09.020, 27.10.020, and 27.11.020 by adding "Dwelling. Accessory Single Family" as a permitted use. This amendment applies to the R-4, R-5 , RA-1, RA-2, and RA-3 zoning districts. 2. Add the following to Section 27.22.020(2), which specifies the permitted accessory uses in the R-1 through R-5 districts: 12) Accessory single family dwellings in the R-4 and R-5 districts, subject to the following_ requirements: M. No more than two dwelling units per lot is permitted. The lot must conform to the minimum lot area requirement of the underlying zoning district. (ii). Maximum floor area of the accessory single family dwelling is 1,000 square feet. Maximum height is 25 feet. (iii). An accessory single family dwelling shall conform to the setback requirements of principal structures. The minimum setback between the principal and accessory dwellings is 10 feet. The location of an existing structure(s) shall not be considered a special condition or circumstance that justifies the granting of a variance from these setback requirements. (iv). An accessory single family dwelling may not be rented or leased as a separate residence unless the property owner maintains permanent residence in the primary dwelling. 7 (v). If a_lot. with an accessory single family dwelling is subdivided. the existence of the second dwelling shall not be considered a. -special condition or circumstance that -justifies the ranting of a variance from the property development standards of Section 21.07.040. (vi). Approval of sewer and water facilities by the Public Works Director shall be obtained prior to building 1)ermit approval of an accessoly single family dwelling.. 3. Amend Section 27.26.050, which specifies the minimum number of off-street parking spaces required for a given use, as follows: (42) Residential, Single Family and Accessory Single Family: 2 per dwelling unit. H : \ ... \KZTA\ 96\KZTA96-3 . RPT E-3 re WE THE UNDERSIGNED support William Rinkenbach's request to amend the City of Kalispell Zoning Ordinance to conditionally allow a second detached single-family dwelling on lots located in the city's R-4 zone district. We feet that two separate single-family dwellings on a lot will pose no greater threat to the general welfa;o)than will a duplex on the same lot. Au -e UU' 2. le 57- 3. 5. &P A_40 7. $. � All sft M 7- s--el a 9. 10. 3 4 Zia 4,-,E set- it '315,01 12., J "Ive 15. 0 3 F71 M W W 17. is. 19. 4 1L V L WE THE UNDERSIGNED support William Rinkenbach's request to amend the City of Kalispell Zoning Ordinance to conditionally allow a second detached single-family dwelling on lots located in the city's R-4 zone district. We feel that two separate single-family dwellings on a lot will pose no greater threat to the general welfare than will a duplex on the same lot. - C) j 3. 10. 11. 12. 13. 14. 15. 16. 17. 18. 19. 20. VVE TBE UNDERSIGNED support William Rinkenbach's request to amend the City of Kalispell Zoning Ordinance to conditionally allow a second detached single-family dwelling on lots located in the city's R-4 zone district. We feet that two separate single-family dwellings on a lot will pose no greater threat to the general welfare than will a duplex on the same lot, <]7 4. e, 6. 7. 8. 9. 11. 12. 13. 14. 15. 16. 17. 18. 19. 20.