Dave DeGrandpre with Development Services presented on Rezone - 2920 Expo Parkway - Grant Creek Village. For more information please find attached presentation.
Mr. DeGrandpre reviewed some changes since his last presentation on August 19th, 2020. The developer has submitted documented compliance with review criteria zone changes. There has been a traffic impact study submitted and reviewed. The documents and related public comments are available for the public online.
Mr. DeGrandpre mentioned that the city reached out but have not heard back yet from the Department of Natural Resources and Conservation (DNRC).The committee added that even if the DNRC makes no comment, that is helpful.
Mr. DeGrandpre explained that he is not aware of any pending development projects. However, there are three separate parcels zoned for commercial development to the south of the project.
The committee asked for clear understanding of the number of units allowed per the current zoning and the number requested with the rezone.
Mr. DeGrandpre explained that to the south and below are three parcels, to the east are other businesses, and to northeast of the development are some residential properties. Along the west side of the property is a steep hill. The developing area of the property is only the east and central portion of the property. There are several zones that apply to the property. The most restrictive zoning is R5.4. Under the R5.4, a total 155 single dwelling units are allowed. However, under Our Missoula Growth Policy, high density is recommended for the zone R5.4.
Kody Swartz, Woith Engineering, stated that if the boundary line was removed and situated at RMI-35, the actual density would be around eleven hundred. He pointed out that just changing the boundaries would allow additional density.
A committee member suggested to the city planner to have a slide from current zoning and the effective zoning in the presentation for the public hearing. Also, the committee member requested to hear from the City planner what did the city do in other areas in similar cases to the hillside?
It was clarified that the parcels existed before the zoning.
A representative from Woith Engineering provided clarification that the core reason they are applying for the rezone is to clean up zoning, and that there is no current set plan for evacuation.
Mr. DeGrandpre stated that a rezone application is required even if the zoning error is created by the city.
Bob Abelin, Abelin Traffic, provided information that the raw numbers of traffic through the morning peak is almost 20 percent and that this traffic is turning right. The extra right turn lane will help. The distance between the signal and Expo Parkway is 900 feet and the right turn lane is 250 feet long.
Dave DeGrandpre provided information that rezoning was presented to the Montana Department of Transportation (MDT) and there are two comments from MDT. At this time Grant Creek Road is not under MDT’s jurisdiction.
A committee member pointed out that the reason some people have a hard time understanding the importance of the extra lane is because only twenty percent are making right turns.
Bob Abelin agreed and added that there would be two through lanes. By adding the extra turning lane, the capacity for traffic would be more than doubled. Kody Swartz, Woith Engineering, added that they planned a lot of one bedroom and two bedroom units, which usually generate less cars and less traffic.
Kody Swartz, Woith Engineering, provided clarification that the plan is not to build nine hundred and fifty projects right away. The project is the vision, it has multiple phases and would take several years. The traffic infrastructure might be put in place before completion.
Citizen Barry Hartman called to comment. He stated that people who need to walk at the intersection of the Grant Creek and Expo Parkway are not considered in the study. The traffic does not flow. The traffic surge is in the morning and the evening. He raised concern that there is no infrastructure in the area and that therefore people would have to rely on driving.
Melissa Bruns called to make a comment. She said that the traffic study severely underestimates the reality of the current and potential traffic volume under the proposed rezone.
The first reason, the data was collected for only one day. She is also not sure if the study was done during the peak hours. The data ignores the summer travels and the Snow Bowl travels. It shows no westbound traffic. She asked the committee to not rely on the study results when making the decision and to reject the rezone.
Grant Parker called to make a comment. He wanted to address misconceptions the developers made. He also added that the Rocky Mountain Elk Foundation has been listed as open land. The foundation has been having ongoing issues with trespassing and are concerned with the additional impact of the rezoning.
Holly and Gary Swartz, residents of Prospect called to comment. Ms. Swartz listed all the businesses in the area. There are no walking or bike paths. The area depends on driving. She also believes rezoning and higher density will create more problems which cannot be undone.
Torian Donohoe, public commenter, recalled a public hearing from August 2007 she attended. It was a time the Blackcat fire was raging. She stated a quote from the meeting which stated in case of wildlife fire, residents cannot get out of the area. She raised concerns that the Forest Service has not been contacted regarding the project.
Aaron Neilson, public commenter, encouraged committee members to read the public comments from other firefighters. They are experienced firemen. Density is one thing to consider in terms of the growth policy. He pointed out a study that indicated Grant Creek as a high risk for fires in 2005.