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I6. CUP - Meridian ApartmentsPlanning Department F, \ 201 1" Avenue East CITY OF Kalispell, MT 59901 KALISPELL Phone: 06) 58-77940 39 Fax: (406) 758-7739 www.kalispell.com/planning REPORT TO: Doug Russell, City Manager FROM: PJ Sorensen, Senior Planner SUBJECT: KCU-20-02 — The Meridian Apartments Conditional Use Permit MEETING DATE: April 6, 2020 BACKGROUND: This proposal is a request from The Meridian Apartments, LLC, for a conditional use permit for multi -family residential within the B-1 Zoning District. Multi -family projects are allowed within the B-1 Zone provided a conditional use permit is obtained per Section 27.12.030 of the Kalispell Zoning Ordinance. The multi -family project would include four buildings with 36 units each for a total of 144 units, plus a clubhouse and other recreational amenities. The buildings are 3- story and approximately 9,200 square feet in size. Half of the units are efficiency units, and the other half is a mix of one -and two -bedroom units. In 2017, a different developer requested a conditional use permit for a 108 unit multi -family project on this same site which was approved, but not built. The subject property is located at 41 Meridian Court, north of 2nd Street West and east of the Burlington Northern railroad tracks. The property can be legally described as Lots 11, 12, 13, 14 and the north 50 feet of Lot 15, excepting therefrom the east 188.1 feet of said lots, of Hollister Meridian Tracts in Section 13, Township 28 North, Range 22 West, P.M.M., Flathead County, Montana. The Kalispell Planning Board held a duly noticed public hearing on March 10, 2020, to consider the CUP request. Staff presented staff report KCU-20-02 providing details of the proposal and evaluation. Staff recommended that the Planning Board adopt the staff report as findings of fact and recommend to the Council that the request be granted. A representative for the applicant spoke and there were no other comments at the public hearing. The public hearing was closed and a motion was presented to adopt staff report KCU-20-02 as findings of fact and recommend to the Kalispell City Council that the conditional use permit be granted. Board discussion concluded that the request was appropriate, and the motion passed unanimously on roll call vote. RECOMMENDATION: It is recommended that the Kalispell City Council approve the request from The Meridian Apartments, LLC, for Conditional Use Permit KCU-20-02, a conditional use permit for a multi -family development with twelve (12) conditions of approval within the B-1 Zoning District, located at 41 Meridian Court, which can be legally described as Lots 11, 12, 13, 14 and the north 50 feet of Lot 15, excepting therefrom the east 188.1 feet of said lots, of Hollister Meridian Tracts in Section 13, Township 28 North, Range 22 West, P.M.M., Flathead County, Montana. FISCAL EFFECTS: There are no anticipated fiscal impacts at this time. ALTERNATIVES: Deny the request. ATTACHMENTS: Grant of Conditional Use Letter March 10, 2020, Kalispell Planning Board Minutes Staff Report Application Materials & Maps c: Aimee Brunckhorst, Kalispell City Clerk Return to: Kalispell City Clerk PO Box 1997 Kalispell, MT 59903 City of Kalispell P. O. Box 1997 Kalispell, Montana 59903-1997 GRANT OF CONDITIONAL USE APPLICANT: The Meridian Apartments, LLC 3938 S Lone Pine Avenue, Suite 101 Springfield, Missouri 65804 LEGAL DESCRIPTION: Lots 11, 12, 13, 14 and the north 50 feet of Lot 15, excepting therefrom the east 188.1 feet of said lots, of Hollister Meridian Tracts in Section 13, Township 28 North, Range 22 West, P.M.M., Flathead County, Montana ZONE: B-1, Neighborhood Business The applicant has applied to the City of Kalispell for a conditional use permit to allow the construction of four (4) 36 unit apartment buildings located at 41 Meridian Court, north of 2nd Street West and east of the Burlington Northern railroad tracks. The Kalispell City Planning Board and Zoning Commission, after due and proper notice, on March 10, 2020, held a public hearing on the application, took public comment and recommended that the application be approved subject to twelve (12) conditions. After reviewing the application, the record, the Kalispell Planning Department report, and after duly considering the matter, the City Council of the City of Kalispell, pursuant to the Kalispell Zoning Ordinance, hereby adopts Kalispell Planning Department Conditional Use Report #KCU-20- 02 as the Council's findings of fact, and issues and grants to the above -described real property a conditional use permit to allow the construction of four (4) 36 unit apartment buildings in the B-1, Neighborhood Business zoning district, subject to the following conditions: That commencement of the approved activity must begin within 18 months from the date of authorization or that a continuous good faith effort is made to bring the project to completion. 2. That the development of the site shall be in substantial conformance with the submitted application and architectural/site plan drawings. Architectural renderings are required to be submitted to the Kalispell Architectural Review Committee for review and approval prior to issuance of a building permit. 4. To ensure the traffic flow and access comply with Kalispell Design and Construction Standards, the development shall receive Site Review Committee approval prior to issuance of the building permit. 5. To ensure the property is fully landscaped and is compatible with the surrounding neighborhood, a landscape plan shall be submitted along with the building permit which shall include a greenbelt along the eastern property boundary. The landscape plan shall be in substantial compliance with the submitted renderings and approved by the Parks and Recreation Director prior to issuance of the building permit. 6. A minimum of 500 square feet of land per unit which has recreational value as determined by the Kalispell Parks and Recreation Director, or recreational amenities equivalent to the fair market value of 500 square feet of land shall be provided on -site. 7. The developer shall submit to the Kalispell Public Works Department for review and approval a storm water report and an engineered drainage plan that meets the requirements of the City of Kalispell Construction and Design Standards. 8. The developer shall submit water and sanitary sewer plans, applicable specifications, and design reports to the Kalispell Public Works Department with approval prior to construction. 9. The developer shall submit to the Kalispell Public Works Department prior to construction an erosion/sediment control plan for review and approval and a copy of all documents submitted to Montana Department of Environmental Quality for the General Permit for Storm Water Discharge Associated with Construction Activities. 10. A Traffic Impact Study shall be submitted to the Kalispell Public Works Department. The terms and conditions of a Traffic Impact Study (TIS) shall be complied with prior to the issuance of any building permits. 11. If a connection to the alley to the south is added based on the results of the TIS, the alley shall be improved to meet city standards for alley construction. 12. The sidewalks along Meridian Court on both the east and west sides shall connect to the sidewalk system within the development. Dated this 6th day of April, 2020. Mark Johnson Mayor STATE OF MONTANA ss County of Flathead On this day of , 2020 before me, a Notary Public, personally appeared Mark Johnson, Mayor of the City of Kalispell, known to me to be the person whose name is subscribed to the within instrument and acknowledged to me that he executed the same on behalf of the City of Kalispell. IN WITNESS WHEREOF, I have hereunto set my hand and affixed my Notarial Seal, the day and year first above written. Notary Public, State of Montana KALISPELL CITY PLANNING BOARD & ZONING COMMISSION MINUTES OF REGULAR MEETING March 10, 2020 CALL TO ORDER AND ROLL CALL The regular meeting of the Kalispell City Planning Board and Zoning Commission was called to order at 6:00 p.m. Board members present were Chad Graham, Kurt Vomfell, Rory Young, Doug Kauffinan, Ronalee Skees, George Giavasis and Joshua Borgardt was absent. Jarod Nygren represented the Kalispell Planning Department. APPROVAL OF MINUTES Vomfell moved and Kauffinan seconded a motion to approve the minutes of the February 11, 2020 meeting of the Kalispell City Planning Board and Zoning Commission. VOTE BY ACCLAMATION The motion passed unanimously on a vote of acclamation. HEAR THE PUBLIC None. KCU-20-01— OWL CORPORATION — File 4KCU-20-01 - A request from Owl Corporation for a conditional CONDITIONAL USE PERMIT use permit to allow a multi -family development as a second phase of an existing multi -family development. The project would contain ten buildings with a total of 120 dwelling units. The property is located on the west end of Sawyer Lane/Owl View Subdivision near West View Estates and is located in an RA-2 (Residential Apartment/Office) zone. STAFF REPORT Jarod Nygren representing the Kalispell Planning Department reviewed Staff Report # KCU-20-01. Nygren presented the project location, surrounding land uses, existing zoning, City services and Growth Policy. Nygren recommended to the board that they strike condition # 12. Nygren went on to explain the condition was based off the preliminary plat of Westview, completed back in 2003. Since that time Old Reserve was improved, so the additional 10-foot right-of-way is not needed now. Staff recommends that the Kalispell City Planning Board and Zoning Commission adopt Staff Report 4KCU-20-01 as findings of fact and recommend to the Kalispell City Council that the conditional use permit be approved subject to the conditions (removing 12) listed in the staff report. BOARD DISCUSSION Graham asked if the impact fees go towards the placement of sewer and water utilities in this development. Nygren advised that any water and sewer extensions that are provided to this development will be paid for by the developer, roads included. PUBLIC HEARING Dan Stetler — 228 Rosewood, speaking on behalf of his sister Cheryl Main who lives at 128 All Loop 496 — she is concerned with a 3-story building height, increased traffic & congestion as well as pedestrian traffic increase on walking trail by her house. MOTION Vomfell moved and Giavasis seconded a motion that the Kalispell City Planning Board and Zoning Commission adopt Staff Report 4KCU-20-01 Kalispell City Planning Board Minutes of the meeting of March 10, 2020 Page I 1 as findings of fact and recommend to the Kalispell City Council that the conditional use permit be approved subject to the conditions in the staff report. BOARD DISCUSSION Vomfell asked for clarification of recommendation to strike condition 4 12. Nygren advised because the Right of Way had already been acquired with the earlier improvements of Old Reserve. Nygren also clarified the project boundary in relation to the public comment received. MOTION — STRIKE CONDITION #12 Skees moved and Vomfell seconded a motion that the Kalispell City Planning Board and Zoning Commission amend Staff Report 4KCU-20- 01 by striking condition 412 from the conditions of approval listed in the staff report. BOARD DISCUSSION — AMENDED None. MOTION ROLL CALL — AMENDED MOTION Motion passed unanimously on a roll call vote. BOARD DISCUSSION — ORIGINAL Motion passed unanimously on a roll call vote. MOTION ROLL CALL — ORIGINAL MOTION Motion passed unanimously on a roll call vote. BOARD MEMBER SEATED Doug Kauffman recused himself from KCU-20-02 because he is a representative for the applicant. KCU-20-02 — THE MERIDIAN File 4KCU-20-02 — A request from The Meridian Apartments, LLC for a APTS — CONDITIONAL USE conditional use permit to allow a multi -family development with four PERMIT building and a clubhouse, with a total of 144 dwelling units. The property is located at 41 Meridian Court in a B-1 (Neighborhood Business) zone. STAFF REPORT Jarod Nygren representing the Kalispell Planning Department reviewed Staff Report 4 KCU-20-02. Nygren noted the new site plan submitted after the original submittal. Nygren presented the project location, surrounding land uses, existing zoning, City services and Growth Policy. Staff recommends that the Kalispell City Planning Board and Zoning Commission adopt Staff Report 4KCU-20-02 as findings of fact and recommend to the Kalispell City Council that the conditional use permit be approved subject to the conditions listed in the staff report. BOARD DISCUSSION Graham asked for clarification on new vs. old site plan. Nygren advised that the new site plan gives the current homeowners to the south more space than the previous site plan. PUBLIC HEARING Doug Peppmeier — TD&H Engineering — representative for applicant — offered to answer any questions and noted that the driving force behind the new site plan design was from the public comments and concerns they have received. Kalispell City Planning Board Minutes of the meeting of March 10, 2020 Page12 MOTION Vomfell moved and Skees seconded a motion that the Kalispell City Planning Board and Zoning Commission adopt Staff Report 4KCU-20-02 as findings of fact and recommend to the Kalispell City Council that the conditional use permit be approved subject to the conditions listed in the staff report. BOARD DISCUSSION None. ROLL CALL Motion passed unanimously on a roll call vote. BOARD MEMBER RE -SEATED Kauffman re -seated BOARD MEMBER SEATED Young recused himself from KPP-19-04 because he is a representative for the applicant KPP-19-04 — KNTC PHASE 3&4 — File 4KPP-19-04— A request from Eagle Valley Ranch Apartments, LLC PRELIMINARY PLAT and Stillwater Corporation for major subdivision approval of Kalispell North Town Center, Phases 3 and 4. The subdivision is located within Kalispell North Town Center and is generally located east of Kalispell Ford, east of the Kalispell Armory, west of Jefferson Boulevard and north of Lincoln Street. STAFF REPORT Jarod Nygren representing the Kalispell Planning Department reviewed Staff Report # KPP-19-04. Nygren presented the project location, surrounding land uses, existing zoning, City services and Growth Policy. Staff recommends that the Kalispell City Planning Board and Zoning Commission adopt staff report #KPP-19-04 as findings of fact and recommend to the Kalispell City Council that the preliminary plat Kalispell North Town Center — Phases 3 and 4 be approved, subject to the conditions listed in the staff report. BOARD DISCUSSION None. PUBLIC HEARING Rory Young- Jackola Engineering — representative for applicant — noted that he has spoken with staff regarding some concerns with condition 419 & 420 in the staff report and asked the board to consider changing some verbiage in them. MOTION - ORIGINAL Kauffman moved and Giavasis seconded a motion that the Kalispell City Planning Board and Zoning Commission adopt staff report #KPP-19-04 as findings of fact and recommend to the Kalispell City Council that the preliminary plat Kalispell North Town Center — Phases 3 and 4 be approved, subject to the conditions listed in the staff report. BOARD DISCUSSION Discussed some minor language changes in conditions # 19 & 420. MOTION — AMEND CONDITION #19 Skees moved and Vomfell seconded a motion that the Kalispell City Planning Board and Zoning Commission amend Staff Report #KPP-19- 04 by amending condition # 19 to state the trail crossings at Lincoln Street, Cascade Loop and Jefferson Boulevard are permitted as agreed upon by Public Works. Kalispell City Planning Board Minutes of the meeting of March 10, 2020 Page 13 BOARD DISCUSSION None. ROLL CALL Motion passed unanimously on a roll call vote. MOTION — AMEND CONDITION #20 Skees moved and Kauffman seconded a motion that the Kalispell City Planning Board and Zoning Commission, amend Staff Report 4KPP-19- 04 by amending condition 420 to state Lots 8, 9, and 10 shall only gain access as approved by Public Works. BOARD DISCUSSION None. ROLL CALL Motion passed unanimously on a roll call vote. BOARD DISCUSSION — MAIN MOTION None. ROLL CALL — MAIN MOTION Motion passed unanimously on a roll call vote. BOARD MEMBER RE -SEATED Young re -seated. OLD BUSINESS None. NEW BUSINESS The new Planner II position has been filled; new hire will start April 6tn May be looking to do a work session in April on the pedestrian plan. ADJOURNMENT The meeting adjourned at approximately 7:02pm. NEXT MEETING The next meeting of the Kalispell Planning Board will be on Tuesday, April 14, 2020 at 6:00 p.m. and is in the Kalispell City Council Chambers, 201 1st Ave East. Chad Graham President APPROVED as submitted/amended: Kari Hernandez Recording Secretary Kalispell City Planning Board Minutes of the meeting of March 10, 2020 Page14 THE MERIDIAN APARTMENTS REQUEST FOR A CONDITIONAL USE PERMIT KALISPELL PLANNING DEPARTMENT STAFF REPORT #KCU-20-02 March 4, 2020 This is a report to the Kalispell City Planning Board and Kalispell City Council regarding a request for a conditional use permit for a 144-unit multi -family residential project within the B-1 Zoning District. A public hearing on this matter has been scheduled before the Planning Board for March 10, 2020, beginning at 6:00 PM, in the Kalispell City Council Chambers. The Planning Board will forward a recommendation to the Kalispell City Council for final action. A. BACKGROUND INFORMATION: Owner: The Meridian Apartments, LLC 3938 S Lone Pine Avenue, Suite 101 Springfield, Missouri 65804 Summary of Request: A request for a conditional use permit for multi -family residential within the B-1 Zoning District. Multi -family projects are allowed within the B-1 Zone provided a conditional use permit is obtained per Section 27.12.030 of the Kalispell Zoning Ordinance. The multi -family project would include four buildings with 36 units each for a total of 144 units, plus a clubhouse and other recreational amenities. The buildings are 3-story and approximately 9,200 square feet in size. Half of the units are efficiency units, and the other half is a mix of one -and two -bedroom units. In 2017, a different developer requested a conditional use permit for a 108 unit multi -family project on this same site which was approved, but not built. Location: The subject property is located at 41 Meridian Court, north of 2nd Street West and east of the Burlington Northern railroad tracks. The property can be legally described as Lots 11, 12, 13, 14 and the north 50 feet of Lot 15, excepting therefrom the east 188.1 feet of said lots, of Hollister Meridian Tracts in Section 13, Township 28 North, Range 22 West, P.M.M., Flathead County, Montana. Size: The subject property is approximately 4.19 acres. Existing Land Use and Zoning: The site is currently undeveloped grasslands. 1 Figure 1: View of property (from north) Figure 2: View of property (from south) The subject property is located within the B-1 (Neighborhood Business) Zoning District. The Kalispell Zoning Ordinance describes the intent of this district: "A business district intended to provide certain commercial and professional office uses where such uses are compatible with adjacent residential areas. The district would typically serve as a buffer between residential areas and other commercial districts. Development scale and pedestrian orientation are important elements of this district. This district is also intended to provide goods and services at a neighborhood level. The district is not intended for those businesses that require the outdoor display, sale, and/or storage of merchandise, outdoor services or operations to accommodate large-scale commercial operations. This zoning district would typically be found in areas designated as neighborhood commercial or urban mixed use on the Kalispell Growth Policy Future Land Use Map." Adjacent Zoning: West: County I-2 North: City B-2 East: City R-4 South: City R-4 Adjacent Land Uses: West: Railroad tracks and undeveloped land North: Undeveloped land and office buildings East: Undeveloped land and single-family homes South: Undeveloped land and single-family homes and non- conforming commercial Relation to the Growth Policy: The Kalispell Growth Policy Future Land Use Map designates the subject property as Urban Mixed Use. The Urban Mixed Use land use category encourages high -density residential in proximity to commercial uses and as a transition between commercial and low -density residential. The City of Kalispell Growth Policy Plan -It 2035, Chapter 4A on Housing, encourages a variety of residential development that provides housing for all sectors and income levels within the community. Additionally, infill development is encouraged to lessen impacts on sensitive lands and provides additional housing opportunities where services are available. City services including sewer, water and streets are in the vicinity and available to the subject property. Utilities/Services: Sewer service: City of Kalispell Water service: City of Kalispell Solid Waste: City of Kalispell 3 Electric Phone: Police: Fire: Schools B. EVALUATION OF THE REQUEST Flathead Electric Cooperative CenturyLink City of Kalispell City of Kalispell School District #5, Kalispell This application has been reviewed in accordance with the conditional use review criteria in the Kalispell Zoning Ordinance. A conditional use permit may be granted only if the proposal, as submitted, conforms to all of the following general conditional use permit criteria, as well as to all other applicable criteria that may be requested: i ---- -- ---- ---- ---= ---- ---- --- - ---- -.--- ---- r I. In 1. Site Suitability: a. Adequate Useable Space: The subject property is approximately 4.19 acres, consisting of lots 11-IS located off of Meridian Court. The entire project site is flat with no impediments, thus leaving the entire site developable. b. Height, bulk and location of the building: The proposed multi -family project meets the required setbacks of 15' front, 5' sides and 10' rear setback. In addition to the 10' rear setback there is a 20' wide alley buffering the residences to the south. There is also a 100' wide railroad easement along the properties westerly property boundary buffering the subject property from the property to the west. The maximum lot coverage is 50% per the zoning ordinance and the proposed buildings are well under that percentage. The B-1 Zoning District also limits the maximum height to 60'. As designed, the buildings are approximately 45 feet in height, well below the maximum height permitted. The neighboring residential properties are zoned R-4, which permits a maximum height of 35 feet, so the height would not be out of character with what's allowed on the adjacent residential properties. C. Adequate Access: The primary access will be Meridian Court to the north. Meridian Court is an improved city street and the internal drives meet the minimum width requirements for ingress and egress. A full secondary access constructed to typical street standards would be required unless all buildings have fire sprinklers. d. Environmental Constraints: There are no known environmental constraints, such as steep slopes, streams, floodplains, or wetlands on the property, which could affect the proposed use. 2. Appropriate Design: a. Parkiniz Scheme/Loading: The off-street parking requirement for multi -family dwelling units is 1.5 spaces per dwelling unit with one or more bedrooms, and 1.0 spaces per efficiency unit. There are a total of 144 units (72 efficiency units and 72 one and two bedroom units) proposed, which would equate to 180 required parking spaces. The development plan provides 180 parking spaces, meeting the minimum parking requirements. b. Lighting: Chapter 27.26 of the Kalispell Zoning Ordinance sets standards for all outdoor lighting on commercial or residential structures. Exterior lighting installed in conjunction with the development will be reviewed for compliance with the zoning ordinance during site development review. C. Traffic Circulation: The project gains its primary access from Meridian Court to the north, which is an improved public street that was constructed to city standards for circulation. In the case of emergency, access to the units will be taken from Meridian Court. The internal private drive within the development meets the minimum width requirement for adequate traffic circulation. The private drive is not currently proposed to connect to the alley to the south, which would connect to 2nd Street. However, such a requirement may be necessary depending upon the results of the traffic impact study. Also, unless all of the buildings have fire sprinkler systems, a second street connection would be required to serve the property. d. Open Space: The development is proposing open space around the perimeter of the project. It also includes a clubhouse and amenities such as gazebos and playground equipment in order to meet the recreational amenity requirements under the zoning ordinance for multi -family developments. e. Fencing/Screening/Landscaping: The site plan provides landscaping in regards to parking, buffering, and open space. The zoning ordinance requires a greenbelt area along the eastern property boundary that is adjacent to an R-4 residential district (Section 27.20.050). The greenbelt shall consist of either a six-foot view - obscuring fence or hedge. Additionally, to ensure the property is fully landscaped and is compatible with the surrounding neighborhood, a landscape plan shall be submitted along with the building permit. The landscape plan shall be approved by the Parks and Recreation Department prior to issuance of the building permit. f. Si ng_age: The development shall comply with all of the sign standards as set forth in Chapter 27.22 of the Kalispell Zoning Ordinance. At this point, no specific signs are being proposed. The application does note that it will utilize an entrance monument sign and internal wayfinding signs which will need to be designed to those standards and will require a sign permit. 3. Availability of Public Services/Facilities: a. Police: Police protection will be provided by the Kalispell Police Department. No unusual impacts or needs are anticipated from the project. b. Fire Protection: Fire protection will be provided by the Kalispell Fire Department. It is anticipated that a water main will be looped through the property in order to fire sprinkler each building. In addition, fire hydrants will be located as required by the Fire Chief. There is generally adequate access to the property from the public road system. Unless all buildings including the clubhouse have fire sprinkler systems, a secondary access constructed to typical street standards would be required. The buildings will be constructed to meet current building and fire and safety code standards. Station 61 is approximately 1.5 miles from the subject property giving good response time. C. Water: City water is available and would serve the property. The developer will be required to pay the cost for the utility extensions. d. Sewer: Sewer service will be provided by the City. The existing sewer main in Meridian Court is too shallow to provide service to the entire development. Depending on the phasing, the sewer main in Meridian Court would likely serve a portion of the development and the sewer main located within the alley to the south of the property would likely serve some or all of the remainder. The developer will have to confirm downstream capacity for this sewer line. If there are any capacity restrictions downstream, the developer will pay the cost for upgrading the system as necessary. It is possible that the installation of a sewer main for all or a portion of the development may be required. This main would likely connect to the West Side Interceptor (depending upon timing of the conveyance of the railroad right-of-way to the City that the line would need to cross) or the sewer main to the south in the alley. The developer will be required to pay the cost for all of the utility extensions. e. Storm Water Drainage: Storm water runoff from the site shall be managed and constructed per the City of Kalispell Construction and Design Standards. Final design will be approved by Kalispell Public Works Department prior to building permit issuance. Prior to receiving a building permit the developer will also need to submit a construction storm water management plan to the Public Works Department. This plan will need to show how storm water will be treated and where it will be directed during construction activities. f. Solid Waste: Solid waste pick-up will be provided by the City. The site plan indicates screened trash enclosures where trash would be picked up. Prior to building permit issuance, the location of these trash enclosures will need to be approved by Public Works. 7 g. Streets: The primary street frontage is Meridian Court which provides access to the greater City of Kalispell circulation system. Vehicular access to the property is via Meridian Court to an internal private drive that loops through the property. h. Sidewalks: Meridian Court has sidewalks in the vicinity of the subject property's northerly property line. The project site plan shows a network of sidewalks to be used for pedestrian connectivity/ recreation. These sidewalks located within the development should serve as an extension of the sidewalks located along Meridian Court; therefore, staff is recommending that the sidewalks along Meridian Court on both the east and west sides connect to the sidewalk system within the development. i. Schools: This site is within the boundaries of School District #5. An impact to the district may be anticipated from the proposed development depending on the demographics of the residents. On average, 72 students K-12 would be anticipated from 144 dwelling units. The site is within immediate walking distance of Peterson elementary. j. Parks and Recreation: Section 27.34.060 of the Kalispell Zoning Ordinance requires 72,000 square feet of land or the equivalent value of improvements as recreational amenities for the 144 unit development based on a ratio of 500 square feet of usable land per dwelling. The development plan includes a clubhouse, gazebos, and playground equipment. Prior to issuing a building permit, the Parks and Recreation Department will need to approve the recreational amenities to be provided. 4. Neighborhood impacts: a. Traffic: The multi -family project gains its primary ingress and egress from Meridian Court, which is an improved public street that was constructed to city standards. Meridian Court is developed with commercial uses and this access point will not affect the surrounding residential developments. Any development of the property that creates 300 or more vehicle trip per day would require a traffic impact study. At full build -out, the project would likely generate 965 vehicle trips per day according to standard traffic models for multi -family. The traffic study evaluates the impacts the development has on the traffic system and indicates mitigation necessary to maintain acceptable levels of service. b. Noise and Vibration: The development of the property as multi -family residential will create minimal additional noise and vibration. While E. almost any development of the property from vacant land will increase the amount of noise, the expected level would be consistent with residential development and would be mitigated by buffering and setbacks. C. Dust, Glare, and Heat: The use of the property as a multi -family residential would not generate any unreasonable dust, glare, and heat other than during construction. d. Smoke, Fumes, Gas, or Odors: The development of the property as multi -family residential will create minimal additional smoke, fumes, gas and odors. e. Hours of Operation: As the property is proposed for residential use, there will be no hours of operation, although there will be people residing on the premises 24-hours a day. 5. Consideration of historical use patterns and recent changes: The area can best be described as an area in transition. The properties to the north along Meridian Court are developed commercially. The properties to the south and east along 2nd Street West and South Meridian are generally residential with some non -conforming commercial uses mixed in. The property to the west was historically used by Stillwater Forest Products as an industrial use. The subject property was annexed into the city with an initial zoning of B-1 to accommodate a 6-lot commercial subdivision which has never come to fruition. The proposed multi -family development will be a compatible use within the area. The development will act as a buffer between the residential and commercial developments in the vicinity. 6. Effects on property values: No significant negative impacts on property values are anticipated as a result of the requested conditional use of the property. It can be assumed that property values will increase since city services to the property are being added and the property is currently undeveloped. 7. Public comment: The Planning Office received one written comment from a neighbor, which is attached. RECOMMENDATION The staff recommends that the Kalispell Planning Board adopt staff report #KCU- 20-02 as findings of fact and recommend to the Kalispell City Council that the conditional use permit be approved subject to the following conditions: E CONDITIONS OF APPROVAL 1. That commencement of the approved activity must begin within 18 months from the date of authorization or that a continuous good faith effort is made to bring the project to completion. 2. That the development of the site shall be in substantial conformance with the submitted application and architectural/ site plan drawings. 3. Architectural renderings are required to be submitted to the Kalispell Architectural Review Committee for review and approval prior to issuance of a building permit. 4. To ensure the traffic flow and access comply with Kalispell Design and Construction Standards, the development shall receive Site Review Committee approval prior to issuance of the building permit. S. To ensure the property is fully landscaped and is compatible with the surrounding neighborhood, a landscape plan shall be submitted along with the building permit which shall include a greenbelt along the eastern property boundary. The landscape plan shall be in substantial compliance with the submitted renderings and approved by the Parks and Recreation Director prior to issuance of the building permit. 6. A minimum of 500 square feet of land per unit which has recreational value as determined by the Kalispell Parks and Recreation Director, or recreational amenities equivalent to the fair market value of 500 square feet of land shall be provided on -site. 7. The developer shall submit to the Kalispell Public Works Department for review and approval a storm water report and an engineered drainage plan that meets the requirements of the City of Kalispell Construction and Design Standards. 8. The developer shall submit water and sanitary sewer plans, applicable specifications, and design reports to the Kalispell Public Works Department with approval prior to construction. 9. The developer shall submit to the Kalispell Public Works Department prior to construction an erosion/ sediment control plan for review and approval and a copy of all documents submitted to Montana Department of Environmental Quality for the General Permit for Storm Water Discharge Associated with Construction Activities. 10 10. A Traffic Impact Study shall be submitted to the Kalispell Public Works Department. The terms and conditions of a Traffic Impact Study (TIS) shall be complied with prior to the issuance of any building permits. 11. If a connection to the alley to the south is added based on the results of the TIS, the alley shall be improved to meet city standards for alley construction. 12. The sidewalks along Meridian Court on both the east and west sides shall connect to the sidewalk system within the development. 11 PLANNING FOR THE FUTURE Pj5ffloyYjffr Planning Department 201 1st Avenue East Kalispell, MT 59901 Phone: (406) 758-7940 Fax: (406) 758-7739 www.kalispell.com/planning APPLICATION FOR CONDITIONAL USE PERMIT PROPOSED USE: MULTI -FAMILY RESIDENTIAL OWNER(S) OF RECORD: Name: THE MERIDIAN APARTMENTS, LLC attn: DUSTY EMMERT Mailing Address: 3938 S. LONE PINE AVENUE, SUITE 101 City/State/Zip: SPRINGFIELD, MISSOURI 65804 Phone: (417) 319-1977 PERSON(S) AUTHORIZED TO REPRESENT THE OWNER(S) AND TO WHOM ALL CORRESPONDENCE IS TO BE SENT: Name: MONTANA CREATIVE ARCHITECTURE & DESIGN attn: AARON WALLACE Mailing Address: 158 RAILWAY STREET City/State/Zip: WHITEFISH, MONTANA, 59937 Phone: (406) 862-8152 LEGAL DESCRIPTION OF PROPERTY (Refer to Property Records): Street Address: 41 MERIDIAN COURT Sec. Town- Range No. 13 ship 28N No.22W Subdivision Tract Lot Block Name: SEE DESCRIPTION BELOW No(s). No(s). No. LOTS 11, 12, 13, 14 AND THE NORTH 50 FEET OF LOT 15, EXCEPTING THEREFROM THE EAST 188.1 FEET OF SAID LOTS, ALL OF HOLLISTER'S MERIDIAN TRACTS, ACCORDING TO OFFICIAL PLAT THEREOF, FILED IN OFFICIAL RECORDS OFFLATHEAD COUNTY, MT. 1. Zoning District and Zoning Classification in which use is proposed: B-1 NEIGHBORHOOD BUSINESS 2. Attach a plan of the affected lot which identifies the following items: a. Surrounding land uses. EXHIBIT A b. Dimensions and shape of lot. EXHIBIT A C. Topographic features of lot. EXHIBIT A d. Size(s) and location(s) of existing buildings EXHIBIT A e. Size(s) and location(s) of proposed buildings. EXHIBIT B f. Existing use(s) of structures and open areas. EXHIBIT B g. Proposed use(s) of structures and open areas. EXHIBIT B h. Existing and proposed landscaping and fencing. EXHIBIT B 1 3. :'� On a separate sheet of paper, discuss the following topics relative to the proposed use: a. Traffic flow and control. b. Access to and circulation within the property. C. Off-street parking and loading. d. Refuse and service areas. e. Utilities. f. Screening and buffering. g. Signs, yards and other open spaces. h. Height, bulk and location of structures. i. Location of proposed open space uses. j. Hours and manner of operation. k. Noise, light, dust, odors, fumes and vibration. EXHIBIT B EXHIBIT B EXHIBIT B EXHIBIT B EXHIBIT B EXHIBIT B EXHIBIT B EXHIBIT B EXHIBIT B EXHIBIT C FXHIRIT (- Attach supplemental information for proposed uses that have additional requirements (consult Planner). I hereby certify under penalty of perjury and the laws of the State of Montana that the information submitted herein, on all other submitted forms, documents, plans or any other information submitted as a part of this application, to be true, complete, and accurate to the best of my knowledge. Should any information or representation submitted in connection with this application be incorrect or untrue, I understand that any approval based thereon may be rescinded, and other appropriate action taken. The signing of this application signifies approval for the Kalispell Planning staff to be present on the property for routine monitoring and inspection during the approval and development process. Applicant Signature 2/3/2020 Date PA INSTRUCTIONS FOR CONDITIONAL USE PERMIT APPLICATION A pre -application meeting with the planning director or member of the planning staff is required. Application Contents: 1. Completed application form. 2. Appropriate attachments listed under items 2, 3, and 4 on the application. 3. Application fee based on the schedule below, made payable to the City of Kalispell: Conditional Use Permit: Single-family (10 or fewer trips/day) Minor Residential (2-4 units or 11-49 trips/day) Major Residential (5 or more units or 50+ trips/day) Churches, schools, public / quasi -public uses Commercial, industrial, medical, golf courses, etc $250 $300 + $25/unit or 10 trips $350 + $50/unit or every 10 trips $350 $400 + $50/acre or unit or $.05/sf of leased space over 5,000 sq. ft. whichever is greater 4. Electronic copy of the application materials submitted. Either copied onto a disk or emailed to planning(Lkalispell. com (Please note the maximum file size to email is 20mg) 5. A bona fide legal description of the subject property and a map showing the location and boundaries of the property. Application must be completed and submitted a minimum of thirty five (35) days prior to the planning board meeting at which this application will be heard. The regularly scheduled meeting of the planning board is the second Tuesday of each month. After the planning board hearing, the application is forwarded with the board's recommendation to the city council for hearing and final action. Once the application is complete and accepted by Kalispell planning staff, final approval usually takes 60 days, but never more than 90 days. 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ICI ICI I� ' ICI ICI LL�I[ jlg� -� a LLL -of a U Z U U Z U W Ow =0i N F�a IpJ 7U U W Z - O 4 a k6 i=p NS W ra in 's„divlawn,ao 6LOZ 3�v s„re _ �� a SJN3W12MdV 3NIlH91H Joi 3snOHsnlo 6L/SZ/OL N0I13MUSN03 MOd ION 3SnOHsmo -I a U Z i - I — U I a Q > W U Z W Q C7 I F- I Z Q rr i Q J CJl _ - 0 5 m 4 Z O - O. NI 9 a co N N Q LL1 k N a U Z a `tic H d Q U Z ' W z U J Q nco �9 v u$ LL 6 i8 F= 7 f Cep ¢ Q a EXHIBIT C a. Traffic flow and control The subject property is located at the West end of Meridian Court. Meridian Court ends at a four way stop with Meridian Road running North and south and West Center Street running East. A Traffic Impact Study will be completed prior to submittal of the building permit application. b. Access to and circulation within the property The subject property is accessed from the West end of Meridian Court and a looped access road is planned with the development. If necessary, an emergency exit could be provided in the SW corner of the property which would provide access to both the alley and then to Second Street West. C. Off-street parking and loading Off-street parking will be provided along the looped access road and in close proximity to each building. The number of parking spaces provided (180 total) meets the requirements of the zoning ordinance. d. Refuse and service areas Trash enclosures will be provided and adequate access will be provided for loading of trash. e. Utilities It is anticipated that an 8" water main will be extended through the property in order to provide fire sprinkler and domestic services to each building. In addition, Fire Hydrants will be located as required by the Fire Chief. The existing sewer main in Meridian Court is to shallow to provide service to the whole development. It is anticipated that a public sewer main will be extended from the south to provide service to the entire development. Other utilities will be supplied as required. L Screening and buffering Landscaping will be used to screen the development from adjacent properties and the required yard setbacks have been met or exceeded. g. Signs, yards and other open spaces One entrance monument sign will be installed along with building signage to identify the separate structures. Internal way finding signs will be used as appropriate. The central area will be shared between open space and storm water. In addition, a picnic area will be located adjacent to the future City trail to be located in the railroad ROW once this is abandoned. Amenities such as gazebos and playground equipment will be added in order to meet the Multi Family CUP regulations. h. Height, bulk and locations of structures The buildings will be approximately 32 feet at the eaves and will have protrusions and architectural elements to provide a pleasing fa(ade. The buildings are located around the central parking and open space areas and are anticipated to be within the required yard setbacks. i. Location of proposed open space uses Open space areas have been located around the perimeter of the proposed development which will be accessible to all renters. In addition to the open spaces a clubhouse has been proposed in the NW corner of the property and will be located adjacent to the future City trail to be located within the railroad ROW once this is abandoned. Amenities such as gazebos and playground equipment will be added in order to meet the Multi family CUP regulations. j. Hours and manner of operation The development will operate as a typical multifamily residential property. k. Noise, light, dust, odors, fumes and vibration No adverse impacts are expected to these items. During construction the contractor will be required to mitigate the impacts. 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