H2. Fairbridge Inn CUPCITY OF
KALISPELL
Development Services Department
201 ls' Avenue East
Kalispell, MT 59901
Phone: (406) 758-7940
Fax: (406) 758-7739
www.kalispell.com/planning
REPORT TO: Doug Russell, City Manager
FROM: PJ Sorensen, Senior Planner
SUBJECT: KCU-21-12 — Fairbridge Inn Conditional Use Permit
MEETING DATE: February 7, 2022
BACKGROUND: This application is a request from Fortify Holdings, LLC, for a conditional use
permit to allow the conversion of an existing hotel (Fairbridge Inn/Outlaw Convention Center) into a
multi -family residential dwelling containing up to 250 studio units. Under the zoning ordinance,
periods of less than 30 days are considered a hotel use and 30 days or more are considered multi-
family. In determining the rental period, factors including payment of bed tax and cycling of rooms
are part of the analysis rather than strictly the number of days. The project will involve renovation of
all rooms, including upgrades to address building/fire code issues. A new interior design scheme will
be introduced with new materials to be added to the rooms such as flooring, tile bathroom, sinks,
showers, kitchen with refrigerators and microwaves, and stovetops with range hoods. Also included
are site improvements to the parking area and upgraded recreational amenities. Existing convention
facilities and other commercial areas will be renovated for general commercial uses to be determined.
The property is located at 1701 Highway 93 South and can be described as Lot 2 of the Amended Plat
of Lots 1 and 2 of the Amended Plat of Lots 1-10, Block 2, Ryker Addition to Kalispell and Lot 3 of
the Amended Plat of Lots 1-10, Block 2, Ryker Addition to Kalispell, excepting therefrom that
portion deeded to the Montana Department of Transportation in Bargain and Sale Deed recorded
December 11, 2000, as Instrument No. 2000-346-08450, as well as Lot 1 of the Amended Plat of Lots
1 and 2 of the Amended Plat of Lots 1-10, Block 2, Ryker Addition to Kalispell, all according to the
map or plat thereof on file and of record in the office of the Clerk and Recorder of Flathead County,
Montana.
The Kalispell Planning Board held a duly noticed public hearing on January 11, 2022, to consider the
CUP request. Staff presented staff report KCU-21-12, 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 subject to 22 listed conditions.
No public comments were received at the meeting other than a statement from the applicant. Two
written public comments were submitted prior to the meeting. The public hearing was closed and a
motion was presented to adopt staff report KCU-21-12 as findings of fact and recommend to the
Kalispell City Council that the conditional use permit be granted subject to the 22 conditions. Board
discussion concluded that the request was appropriate, and the motion passed unanimously on roll
call vote. After the public hearing, a number of public comments were submitted to the City Clerk.
The written comments are linked under attachments.
RECOMMENDATION: It is recommended that the Kalispell City Council approve a request from
Fortify Holdings, LLC, for Conditional Use Permit KCU-21-12, a conditional use permit for a multi-
family residential development, subject to 22 conditions of approval within the B-2 Zoning District,
located at 1701 Highway 93 South and can be described as Lot 2 of the Amended Plat of Lots I and 2
of the Amended Plat of Lots 1-10, Block 2, Ryker Addition to Kalispell and Lot 3 of the Amended
Plat of Lots 1-10, Block 2, Ryker Addition to Kalispell, excepting therefrom that portion deeded to
the Montana Department of Transportation in Bargain and Sale Deed recorded December 11, 2000,
as Instrument No. 2000-346-08450, as well as Lot 1 of the Amended Plat of Lots 1 and 2 of the
Amended Plat of Lots 1-10, Block 2, Ryker Addition to Kalispell, all according to the map or plat
thereof on file and of record in the office of the Clerk and Recorder of Flathead County, Montana.
FISCAL EFFECTS: There are no anticipated fiscal impacts at this time.
ALTERNATIVES: Deny the request.
ATTACHMENTS: Conditional Use Letter
January 11, 2022, Kalispell Planning Board Minutes
Staff Report
Application Materials and Maps
Public Comment (linked)
Aimee Brunckhorst, Kalispell City Clerk
Retum 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: Fortify Holdings, LLC
732 NW 19th Ave
Portland, OR 97209
LEGAL DESCRIPTION: Lot 2 of the Amended Plat of Lots 1 and 2 of the Amended Plat of
Lots 1-10, Block 2, Ryker Addition to Kalispell and Lot 3 of the
Amended Plat of Lots 1-10, Block 2, Ryker Addition to Kalispell,
excepting therefrom that portion deeded to the Montana Department
of Transportation in Bargain and Sale Deed recorded December 11,
2000, as Instrument No. 2000-346-08450, as well as Lot 1 of the
Amended Plat of Lots 1 and 2 of the Amended Plat of Lots 1-10,
Block 2, Ryker Addition to Kalispell, all according to the map or plat
thereof on file and of record in the office of the Clerk and Recorder of
Flathead County, Montana
ZONE: B-2, General Business
The applicant has applied to the City of Kalispell for a conditional use permit to allow the
conversion of an existing hotel (Fairbridge Inn/Outlaw Convention Center) into a multi -family
residential dwelling containing up to 250 studio units as a conditionally permitted use on property
located at 1701 Highway 93 South within the B-2 (General Business) zone.
The Kalispell City Planning Board and Zoning Commission, after due and proper notice, on
January 11, 2022, held a public hearing on the application, took public comment and recommended
that the application be approved subject to 22 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-21-
12 as the Council's findings of fact, and issues and grants to the above -described real property a
conditional use permit to allow the conversion of an existing hotel (Fairbridge Inn/Outlaw
Convention Center) into a multi -family residential dwelling containing up to 250 studio units as a
conditionally permitted use within the B-2 (General Business) zone, 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.
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 for any new
construction, additions, or other work which substantially changes the exterior appearance of
the buildings.
4. To ensure the traffic flow and access comply with Kalispell Design and Construction Standards,
as well as compliance with other site development standards, the development shall receive Site
Review Committee approval prior to issuance of the building permit.
5. The parking lot shall be improved to an acceptable level of maintenance, including, but not
necessarily limited to, repairing potholes, a new lift of asphalt/resurfacing, resealing, and
restriping. Final design shall be submitted as part of the building permit and site review
process.
6. 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 in substantial compliance with the submitted application and approved
by the Parks and Recreation Director prior to issuance of the building permit.
7. 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.
8. The developer shall grant easements to the City for all public utility mains located on the
property, which include water, sanitary sewer, and storm sewer.
9. Any existing and proposed water services, meters, backflow prevention, and sewer services
shall meet current city standards and regulations.
10. 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, including, but not necessarily
limited to, addressing existing conditions related to the property along Third Avenue East
and any requirement for additional storm water treatment related to parking lot maintenance.
11. The developer shall obtain an encroachment permit for the existing private force storm water
main running from the north end of the property down Second Avenue East to approximately
13th Street East.
12. 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
of any new or changed water and/or sewer mains or services.
13. Prior to construction, the developer shall submit to the Kalispell Public Works Department
an erosion/sediment control plan for review and approval, as well as a copy of all documents
submitted to Montana Department of Environmental Quality for the General Permit for
Storm Water Discharge Associated with Construction Activities.
14. An appropriate design to provide for emergency access from Second Avenue East/10 Street
East shall be included as part of the final site design.
15. Through access on the private frontage road on the western portion of the property shall be
preserved and appropriate maintenance shall be completed as part of the site improvements.
16. Prior to issuance of a building permit, a Traffic Impact Study ("TIS") shall be prepared as
part of the project, to be reviewed and approved by the Public Works Department. All
recommendations in the TIS shall be implemented.
17. During the building permit and site review process, the final number of required parking
spaces will be determined. The minimum number of parking spaces shall be provided and a
final design for the parking lot shall be submitted for review and approval.
18. The development shall comply with the sign standards as set forth in Chapter 27.22 of the
Kalispell Zoning Ordinance. Freestanding signs which are non -conforming shall either be
brought into conformance or removed.
19. Additional fire hydrants shall be located as required by the Fire Chief. As part of the building
permit review, the Fire Chief will determine appropriate requirements under the fire code
addressing needed maintenance and building/fire code concerns. Fire sprinklers, alarms, and
notification systems (both new and upgrades to current code for areas with existing system
sprinklers/alarms/notification systems) will be required as part of the change of use and any
upgrades to the water system to provide adequate fire flow shall be provided by the applicant.
20. The garbage enclosures shall be sized and placed in a location acceptable to the Kalispell Public
Works Department.
21. The applicant shall install improvements on all portions of the property fronting a city street
(Third Avenue East and Second Avenue East/ I4th Street East) as detailed in the Standards for
Design and Construction. Improvements may include, but would not necessarily be limited to,
installation of curb, gutter, storm drains, sidewalk, landscape boulevard and streetlights. Utilities
in Third Avenue East that would conflict with the proposed sidewalk shall be moved to a
location which meets current city standards. Review of the improvements would occur during
the building permit and site review process.
22. Sidewalks connecting the front entrance of the buildings to the adjoining public sidewalks shall
be installed. The sidewalks shall not interfere with other site design requirements and shall be
elevated sidewalks where possible with appropriate ramps. When crossing through asphalt
areas, the paths shall be concrete to differentiate the path from the driving lanes.
Dated this 7th day of February, 2022.
STATE OF MONTANA
M
County of Flathead
Mark Johnson
Mayor
On this day of , 2022 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
JANUARY 11, 2022
CALL TO ORDER AND ROLL
The regular meeting of the Kalispell City Planning Board and Zoning
CALL
Commission was called to order at 6:00 p.m. Board members present
were Chad Graham, Doug Kauffman, Rory Young, George Giavasis,
Kurt Vomfell, Joshua Borgardt and Ronalee Skees. PJ Sorensen, Jarod
Nygren and Rachel Ezell represented the Kalispell Planning Department.
Keith Haskins represented the Kalispell Public Works Department.
APPROVAL OF MINUTES
Giavasis moved and Vomfell seconded a motion to approve the minutes
of the November 9, 2021, 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-21-09
A request from Bergen, LLC for a conditional use permit to allow an
KM SPEAKEASY
accessory casino within a proposed bar to be located in the basement of
the KM Building located at 29 31d Street East. The property is located in
the B-4 (Central Business) zone and can be described as Lots 1-12,
Block 56 of the Kalispell Original Townsite, according to the map or
plat thereof on file and of record in the Office of the Clerk and Recorder
of Flathead County, Montana.
STAFF REPORT
PJ Sorensen representing the Kalispell Planning Department reviewed
Staff Report #KCU-21-09.
Staff recommends that the Kalispell City Planning Board and Zoning
Commission adopt Staff Report #KCU-21-09 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.
PUBLIC HEARING
None.
MOTION
Kauffman moved and Skees seconded a motion that the Kalispell City
Planning Board and Zoning Commission adopt Staff Report #KCU-21-
09 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.
KCU-21-12
A request from Fortify Holdings, LLC, for a conditional use permit to
FAIRBRIDGE INN
allow the conversion of an existing hotel (Fairbridge Inn/Outlaw
Convention Center) into a multi -family residential dwelling containing
up to 250 studio units. The prqject will involve renovation of all rooms,
Kalispell City Planning Board
Minutes of the meeting of January 11, 2022
Page I 1
including upgrades to address building/fire code issues. Also included
are site improvements to the parking area and upgraded recreational
amenities.
STAFF REPORT
PJ Sorensen representing the Kalispell Planning Department reviewed
Staff Report #KCU-21-12.
Staff recommends that the Kalispell City Planning Board and Zoning
Commission adopt Staff Report #KCU-21-12 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
Young asked for clarification regarding the differences in hotel use and
multi -family use. There are units currently be rented for 30 days at a
time which is not typical of a hotel use. Young also asked how the
convention area and restaurant fit into the CUP if the use is being
changed to multi -family. Sorenson advised that those areas are not apart
of this CUP, the applicant plans on creating shell tenant spaces and
under the current zoning of B-2 the applicant would be allowed to use
them as commercial spaces.
Vomfell asked about how parking requirements can be figured out if
they don't know what businesses are going in. Sorenson advised the
existing parking is grandfathered in but will be looked at once they
submit for a building permit.
PUBLIC HEARING
Cameron Wagar — Fortify Holdings, LLC — 732 NW 19t" Ave, Portland,
OR (applicant) — gave a description of their company and what they do
as well as what this project entails and offered to answer any questions
the board may have.
MOTION
Vomfell moved and Skees seconded a motion that the Kalispell Planning
Board adopt staff report #KCU-21-12 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
Board discussed their excitement for the project.
ROLL CALL
Motion passed unanimously on a roll call vote.
OLD BUSINESS
Staff updated board on recent City Council approvals.
NEW BUSINESS
Staff updated board on the February 8th Planning Board Agenda.
ADJOURNMENT
The meeting adjourned at approximately 6:37pm.
Chad Graham
President
APPROVED as submitted/amended:
Kari Barnhart
Recording Secretary
Kalispell City Planning Board
Minutes of the meeting of January 11, 2022
Page 12
FAIRBRIDGE INN
REQUEST FOR A CONDITIONAL USE PERMIT
KALISPELL PLANNING DEPARTMENT
STAFF REPORT #KCU-21-12
JANUARY 5, 2022
This is a report to the Kalispell City Planning Board and Kalispell City Council regarding a request
for a conditional use permit for a multi -family development. A public hearing on this matter has been
scheduled before the Planning Board for January 11, 2022, 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.
BACKGROUND INFORMATION
This application is a request from Fortify Holdings, LLC, for a conditional use permit to allow the
conversion of an existing hotel (Fairbridge Inn/Outlaw Convention Center) into a multi -family
residential dwelling containing up to 250 studio units. Under the zoning ordinance, periods of less
than 30 days are considered a hotel use and 30 days or more are considered multi -family. In
determining the rental period, factors including payment of bed tax and cycling of rooms are part
of the analysis rather than strictly the number of days.
The project will involve renovation of all rooms, including upgrades to address building/fire code
issues. A new interior design scheme will be introduced with new materials to be added to the
rooms such as flooring, tile bathroom, sinks, showers, kitchen with refrigerators and microwaves,
and stovetops with range hoods. Also included are site improvements to the parking area and
upgraded recreational amenities. Existing convention facilities and other commercial areas will
be renovated for general commercial uses to be determined.
A: Applicant: Fortify Holdings, LLC
732 NW 19t' Ave
Portland, OR 97209
B: Location: The property is located at 1701 Highway 93 South and can be described as Lot
2 of the Amended Plat of Lots 1 and 2 of the Amended Plat of Lots 1-10, Block 2, Ryker
Addition to Kalispell and Lot 3 of the Amended Plat of Lots 1-10, Block 2, Ryker Addition
to Kalispell, excepting therefrom that portion deeded to the Montana Department of
Transportation in Bargain and Sale Deed recorded December 11, 2000, as Instrument No.
2000-346-08450, as well as Lot 1 of the Amended Plat of Lots 1 and 2 of the Amended
Plat of Lots 1-10, Block 2, Ryker Addition to Kalispell, all according to the map or plat
thereof on file and of record in the office of the Clerk and Recorder of Flathead County,
Montana.
C: Existing Land Use and Zoning: The subject property is developed. The property has an
existing hotel. Historically, the hotel has included a convention center, restaurant, and
retail uses. The current B-2 zoning for the property is a district intended to provide "for a
variety of sales and service establishments to serve both the residents of the area and the
traveling public. This district depends on the proximity to major streets and arterials and
should be located in business corridors or in islands. This zoning district would typically
be found in areas designated as commercial and urban mixed use on the Kalispell Growth
Policy Future Land Use Map." Multi -family dwellings are a conditionally permitted use
in the zone.
Kalispell Zoning Exhibit. 12-9-2021
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D: Size:
The subject property is approximately
9.3 acres.
E: Adjacent Zoning:
North:
B-2/R-4
East:
B-2/RA-1
West:
B-2
South:
B-2
F: Adjacent Land Uses:
North: Office, single-family
residential
East: Retail, mini -storage, multi-
family residential
West: General business
South: General business
0%
G: General Land Use Character: The general area is a mix of a wide range of different uses. The
area is primarily a business district with retail, restaurants, office, hotels, and other commercial uses.
It is adjacent to a residential area to the north and further to the east, although there is limited direct
access into the residential area other than via Third Avenue East, which is a public street.
I Kalispell Growth Policy Exhibit, 12-9-2021 I
The Fairbridae
® Subject Property
- llrban Mired use
- High De-ily Residential
Urban Residential
Suburban Residential
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I: Utilities/Services:
Sewer:
Water:
Refuse:
Electricity:
Gas:
Telephone:
Schools:
Fire:
Police:
H: Relation to the Growth Policy: The
Kalispell Growth Policy Future Land Use
Map designates the subject property as
Commercial. While rezoning the property is
not necessary for this project, 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.
City of Kalispell
City of Kalispell
City of Kalispell
Flathead Electric Cooperative
NorthWestern Energy
CenturyTel
School District 95, Hedges and Elrod Elementary/Flathead High School
City of Kalispell
City of Kalispell
3
PROPERTY
P r;e
EVALUATION OF THE CONDITIONAL USE PERMIT REQUEST
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.
The requested conditional use permit would allow a multi -family residential development with up to
250 studio dwelling units and would include upgrades to the buildings, parking lot, and recreational
amenities. The proposed layout is shown below.
4
ARCNRECMFLAL WE PLAN
— .6
1. Site Suitability:
W
m
ARCHfIECNRAL
Sf1E PLAN
AIOC
a. Adequate Useable Space: The subject property is approximately 9.3 acres. The
majority of the project site is relatively flat with no significant impediments. The
buildings are existing, although there is some question as to whether the old cabin
building along Third Avenue East will be renovated, rebuilt, or removed. Parking
design will be reviewed as part of the building permit and site review process to ensure
compliance with the zoning ordinance.
b. Height, bulk and location of the building: The buildings are existing and either meet
current setbacks or are presumably grandfathered in their location. Any new
construction will need to meet zoning design standards such as setbacks and height.
Verification of all these standards would occur during building permit review and site
review.
C. Adequate Access: The property has multiple access points on Highway 93 South,
Third Avenue East, 18'h Street East, and Second Avenue/14'h Street East. The access
to Second Avenue/10 Street has been blocked due to cut -through traffic. The access
is not necessary for general traffic, but fire access may be impacted and an appropriate
design to provide for emergency access should be included as part of the final site
design. Along the western side of the property, there is a private road serving both
this property and several properties that front on Highway 93. The road serves an
important function for access for all of the properties served. The road is in disrepair
and needs to be improved. Through access should be preserved and appropriate
maintenance should be completed as part of the site improvements. Additionally, a
Traffic Impact Study ("TIS") will need to be prepared as part of the project. All
recommendations in the TIS should be implemented. Access onto Third Avenue
should be limited to one access on the north meeting commercial driveway
requirements and the existing access to the south. Subject to those caveats, there is
adequate access for the proposed use
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. Parking Scheme/Loading Areas: The off-street parking requirement for multi -family
dwellings is one space per dwelling unit for studio apartments (as a hotel, it is one
space per unit plus one per employee on the largest shift). There are a total of 250
units proposed, which would equate to 250 required parking spaces if it were new
construction. Additionally, parking will need to be provided for the old convention,
restaurant, and retail space. As an older, existing property, the number of required
parking spaces is determined in part by the grandfathered number of spaces. Any
changes of use or additional construction would then potentially increase the required
number. Since the uses of the commercial component of the property are not yet
determined, that final number cannot yet be calculated. The current site plan, which
includes some site changes, shows 228 parking spaces.
The parking calculation would essentially be completed by requiring the applicant to
maintain at least the number of parking spaces currently provided, less any spaces
required to be removed under current city code. The change in use from hotel to multi-
family is actually a reduction because each is one per unit, but the hotel also has
employee parking. The commercial component would be based on the existing
commercial uses. Any use with a parking requirement equal to or less than the
existing requirement under the zoning ordinance would be allowed. Any change of
use that increases the parking requirement or adds square footage will have to add the
appropriate amount of parking. During the building permit and site review process,
the final number of units and required parking spaces will be determined. The
appropriate number and location for handicap accessible parking spaces will also need
to be determined as part of the final parking layout. Voluntarily removing a structure
such as the cabins would eliminate any grandfathered status, including parking, and a
new building would need to meet the parking requirements.
The parking lot itself is in need of maintenance and should be improved to an
acceptable level, such as repairing potholes, resealing, and restriping. The repairs also
may need to include a new lift of asphalt to resurface the lot. Final design should be
submitted as part of the building permit and site review process, which would ensure
that it is designed to city standards for dimensions, landscaping, and storm water.
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. Under the ordinance, existing lighting is
required to be brought into compliance as well.
C. Traffic Circulation: As noted above, there are multiple access points from several
adjoining streets. On -site traffic circulates through parking facilities that will need to
be designed to meet city standards. Included within the design would be access for
solid waste collection by the city as well as fire access.
d. Open Space: There are no specific open space requirements. Under the zoning
ordinance, 500 square feet of land with recreational value per unit or the equivalent
value in amenities shall be provided. For 250 units, that would be a total of 2.87 acres
or the equivalent value. The proposal includes renovation of the tennis court on the
north end of the property, as well as a pavilionBBQ area. There is also the potential
for renovation of the pool and other common areas from the hotel. The specific plans
for the recreational component will be reviewed during the building permit and site
review processes.
e. Fencin Screenin Landscaping: The site plan provides landscaping in regard to
parking, buffering, and open space. To ensure the property is fully landscaped and is
compatible with the surrounding neighborhood, a final landscape plan should be
submitted along with the building permit. The application calls out three specific
locations that will have improved buffering. One is to replace the fence to the east of
the north building. The second is adding landscape boulevards in the street rights -of -
way for 14t' Street East and Third Avenue East. The third would be a shorter (four
feet or less) fence along the western parking lot edge. The landscape plan shall be
approved by the Parks and Recreation Department prior to issuance of the building
permit. Additionally, depending upon the final parking lot design, interior landscape
islands may be required.
f. Signage: The development shall comply with all of the sign standards as set forth in
Chapter 27.22 of the Kalispell Zoning Ordinance. There are two freestanding signs to
the west of the main building. The taller one near the building is non -conforming and
will need to either be brought into conformance or removed.
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, although it is anticipated
that the renovation may improve what has been a location with high call/response
volume.
7
b. Fire Protection: Fire protection will be provided by the Kalispell Fire Department.
Additional fire hydrants will be located as required by the Fire Chief. It is likely that
an additional hydrant will be required at the southeast corner of the main building
along Third Avenue East. There is adequate access to the property from the public
road system. Station 61 is approximately 0.75 miles from the subject property giving
good response time. As part of the renovation, there will be a number of upgrades
addressing needed maintenance and building/fire code concerns, which would
improve fire safety for the property. Fire sprinklers, alarms, and notification systems
(both new and upgrades to current code for areas in the buildings with existing
sprinklers/alarms/notification systems) would be required as part of the change of use
and any upgrades to the water system to provide adequate fire flow would need to be
provided by the applicant. Fire code review for the project will occur as part of the
building permit and site review process.
C. Water: City water is available and would serve the property. There are existing mains
which run through the property, and the applicant should grant easements to the City
for those mains, which include water, sanitary sewer, and storm sewer. Some of those
mains (sewer and storm) are located under existing structures and it is recommended
that they be relocated. City standards require that each separate structure have a
separate water service, which would need to be reviewed as part of the design and
would most likely relate to the old cabin building. Any proposed water meters and
backflow prevention will need to meet current city standards, and any existing water
meters and backflow prevention will need to be upgraded to city standards.
d. Sewer: City sewer is available and would serve the property. As noted above,
easements for the mains located on the property should be granted to the City and it
is recommended that mains located under existing structures be relocated. As with
water, city standards require that each separate structure have a separate sewer
service, which would need to be reviewed as part of the design and would most
likely relate to the old cabin building. All existing and proposed sewer service
connections will need to meet current city regulations for sewer service. The change
of use would generate a sewer impact fee. The specific amount would be
determined by Public Works at the time of the building permit. An initial estimate
would be approximately $237,000 for 250 units.
e. Storm Water Drainage: Storm water runoff from the site shall be managed and
constructed per the City of Kalispell Standards for Design and Construction. There
are existing drainage issues along Third Avenue due in part to existing conditions on
the subject property. The applicant will need to manage the existing stormwater
onflow and not generate negative impacts for the surrounding area. As noted above,
easements for the mains located on the property should be granted to the City and it is
recommended that mains located under existing structures be relocated. Repairs and
improvements to the parking lot may require additional storm water treatment under
city standards.
E�'
There is also an existing private force storm water main running from the north end
of the property down Second Avenue East to about 13t' Street. The applicant will
need to obtain an encroachment permit for the main. Prior to receiving a building
permit, the developer may 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 application
indicates existing garbage areas will be utilized with some expansion of capacity.
Prior to building permit issuance, the number and location of these trash enclosures
will need to be approved by Public Works to ensure capacity and access. Any
garbage collection areas should be enclosed within screened areas with enclosures
designed to match the buildings and overall site compatibility.
g. Streets: All portions of the development fronting a city street (Third Avenue East and
Second Avenue East/14th Street East) should match the standard city cross section for
a local street. Improvements may include installation of curb, gutter, storm drains,
sidewalk, landscape boulevard and streetlights. Utilities in Third Avenue East that
would conflict with the proposed sidewalk shall be moved to a location which meets
current city standards (i.e., fire hydrants, curb stops etc.). Additionally, parking spaces
for commercial uses are not allowed to back into the street under the current zoning
ordinance. As part of the improvements, the parking spaces currently backing into
Third Avenue will need to be removed. The submitted plan shows the remaining
asphalt area on site to be replaced with landscaping. Final design of the improvements
would occur during the building permit and site review process.
h. Sidewalks: In addition to sidewalks within the public right-of-way, the zoning
ordinance requires a pedestrian connection to the public sidewalk for multi -family
dwellings. The proposed plan includes two new accessible paths. One connects
from the southwest entrance of the main building to Highway 93 and the other
connects the northern portion of the property to Third Avenue East. An existing
sidewalk connects the southern portion of the property to Third Avenue. An
additional connection may be required from the northern building to Highway 93
depending upon the final design. The specific details of the sidewalk design are
not included and will be reviewed as part of the building permit and site review
process. However, the paths will need to not interfere with other site design
requirements and will need to be elevated sidewalks where possible with
appropriate ramps. When crossing through asphalt areas, the paths should be
concrete to differentiate the path from the driving lanes.
i. Schools: This site is within the boundaries of School District 95. An impact to the
district may be anticipated from the proposed development depending on the
demographics of the residents. On average, 125 students (K-12) would generally
be anticipated from 250 dwelling units, although that number would likely be lower
in this situation with all units being studios.
N
Parks and Recreation: Section 27.34.060 of the Kalispell Zoning Ordinance requires
2.87 acres of land or the equivalent value of improvements as recreational amenities
for the 250-unit development based on a ratio of 500 square feet of usable land per
dwelling unit. The proposal includes renovation of the tennis court on the north end
of the property, as well as a pavilion/BBQ area. There is also the potential for
renovation of the pool and other common areas from the hotel. The specific plans
for the recreational component will be reviewed during the building permit and site
review processes.
4. Neighborhood impacts:
a. Traffic: A Traffic Impact Study ("TIS") will need to be prepared as part of the
project. All recommendations in the TIS should be implemented.
b. Noise and Vibration: The development of the property as multi -family residential will
create minimal additional noise and vibration.
C. Dust, Glare, and Heat: The use of the property as 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 general area is a mix
of a wide range of different uses. The area is primarily a business district with retail,
restaurants, office, hotels, and other commercial uses. It is adjacent to a residential area to
the north and further to the east. The proposed development will be a compatible use within
the area and will act as a buffer between the residential and commercial/industrial
properties 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 with the redevelopment of the site.
RECOMMENDATION
Staff recommends that the Kalispell City Planning Board and Zoning Commission adopt staff report
#KCU-21-12 as findings of fact and recommend to the Kalispell City Council that the conditional use
permit be approved subject to the following conditions:
10
CONDITIONS OF APPROVAL
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 for any new
construction, additions, or other work which substantially changes the exterior appearance
of the buildings.
4. To ensure the traffic flow and access comply with Kalispell Design and Construction
Standards, as well as compliance with other site development standards, the development
shall receive Site Review Committee approval prior to issuance of the building permit.
5. The parking lot shall be improved to an acceptable level of maintenance, including, but not
necessarily limited to, repairing potholes, a new lift of asphalt/resurfacing, resealing, and
restriping. Final design shall be submitted as part of the building permit and site review
process.
6. 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 in substantial compliance with the submitted application and approved
by the Parks and Recreation Director prior to issuance of the building permit.
7. 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.
8. The developer shall grant easements to the City for all public utility mains located on the
property, which include water, sanitary sewer, and storm sewer.
9. Any existing and proposed water services, meters, backflow prevention, and sewer services
shall meet current city standards and regulations.
10. 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, including, but not necessarily
limited to, addressing existing conditions related to the property along Third Avenue East
and any requirement for additional storm water treatment related to parking lot
maintenance.
11
11. The developer shall obtain an encroachment permit for the existing private force storm
water main running from the north end of the property down Second Avenue East to
approximately 13th Street East.
12. 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 of any new or changed water and/or sewer mains or services.
13. Prior to construction, the developer shall submit to the Kalispell Public Works Department
an erosion/sediment control plan for review and approval, as well as a copy of all
documents submitted to Montana Department of Environmental Quality for the General
Permit for Storm Water Discharge Associated with Construction Activities.
14. An appropriate design to provide for emergency access from Second Avenue East/14,'
Street East shall be included as part of the final site design.
15. Through access on the private frontage road on the western portion of the property shall be
preserved and appropriate maintenance shall be completed as part of the site improvements.
16. Prior to issuance of a building permit, a Traffic Impact Study ("TIS") shall be prepared as
part of the project, to be reviewed and approved by the Public Works Department. All
recommendations in the TIS shall be implemented.
17. During the building permit and site review process, the final number of required parking
spaces will be determined. The minimum number of parking spaces shall be provided and
a final design for the parking lot shall be submitted for review and approval.
18. The development shall comply with the sign standards as set forth in Chapter 27.22 of the
Kalispell Zoning Ordinance. Freestanding signs which are non -conforming shall either be
brought into conformance or removed.
19. Additional fire hydrants shall be located as required by the Fire Chief. As part of the building
permit review, the Fire Chief will determine appropriate requirements under the fire code
addressing needed maintenance and building/fire code concerns. Fire sprinklers, alarms, and
notification systems (both new and upgrades to current code for areas with existing system
sprinklers/alarms/notification systems) will be required as part of the change of use and any
upgrades to the water system to provide adequate fire flow shall be provided by the applicant.
20. The garbage enclosures shall be sized and placed in a location acceptable to the Kalispell
Public Works Department.
21. The applicant shall install improvements on all portions of the property fronting a city street
(Third Avenue East and Second Avenue East/14th Street East) as detailed in the Standards
for Design and Construction. Improvements may include, but would not necessarily be
limited to, installation of curb, gutter, storm drains, sidewalk, landscape boulevard and
streetlights. Utilities in Third Avenue East that would conflict with the proposed sidewalk
12
shall be moved to a location which meets current city standards. Review of the improvements
would occur during the building permit and site review process.
22. Sidewalks connecting the front entrance of the buildings to the adjoining public sidewalks
shall be installed. The sidewalks shall not interfere with other site design requirements and
shall be elevated sidewalks where possible with appropriate ramps. When crossing through
asphalt areas, the paths shall be concrete to differentiate the path from the driving lanes.
13
Development Services
crr3r �F Department
Kalispell, MT 59901
1K,A11,11SPE1L11, 201 1st Avenue East
Phone (406) 758-7940
CONDITIONAL USE PERMIT
Email: planning(a�kalispell.com Website: www.kalispell.com
Project Name
Fairbridge Inn
Property Address
1701 US-93, Kalispell MT 59901
NAME OF APPLICANT
Cameron Wagar for Fortify Holdings LLC
Applicant Phone
5095547427
Applicant Address
732 NW 19th Ave
City, State, Zip
Portland, OR 97209
Applicant Email Address
cameron@fortifyholdings.com
If not current owner, please attach a letter from the current owner authorizing the applicant to proceed with the application.
OWNER OF RECORD RM H9 LLC
Owner Phone 2086893652
Owner Address PO Box 66
City, State, Zip Harrison, ID 83833
Owner Email Address
srice@ida.net
CONSULTANT (ARCH ITECTIENGINEER)
Merle Gilliland
Phone
5098475888
Address
972 E Morse St
Zip City, State,
Dillon, MT 59725
Email Address
m.gilliland5@yahoo.com
POINT OF CONTACT FOR REVIEW COMMENTS Mark McDonald
Phone 4255590162
Address
1651 N Harvest Parkway, C217
City, State, Zip
Liberty Lake, WA 99019
Email Address
mark@studio18.design
List ALL owners (any individual or other entity with an ownership interest in the property):
Fortify Holdings LLC
Legal Description (please provide a full legal description for the property and attach a copy of the most recent deed):
Legal description is provided in the pdf document attached, and has been approved by Flathead
County Clerk (email approval also in provided documents). Most recent deed is also in attached
documents.
CL V V Please initial here indicating that you have verified the description with the Flathead County Clerk and
Recorder and that the description provided is in a form acceptable to record at their office.
Development Services
ci i r car Department
KALISPELL Phone
1st Avenue East
Kalispell, MT 59901
Phone (406) 758-7940
1. Zoning District and Zoning Classification in which use is propsed:
B-2 General Business
2. Attach a site plan of the affected lot which identifies the following items:
a. Vicinity map and surrounding land uses
b. Dimensions and shape of lot
c. Topographic features of lot
d. Size(s) and location(s) of existing buildings
e. Size(s) and location(s) of proposed buildings
f. Existing use(s) of structures and open areas
g. Proposed use(s) of structures and open areas
h. Existing and proposed landscaping, screening, fencing, open space &
signage
i. Exisiting and proposed parking, loading, lighting & traffic circulation
j. Exisiting and proposed garbage collection, streets & utilities
k. Floodplain if applicable
I. Adjacent sidewalks & bike trails
3. Attach Building Elevations - (drawing of any proposed building and/or addition showing views from north, south, east and west )
4. On a separate sheet of paper, discuss the following topics relative to the proposed use (please elaborate beyond referencing
materials listed above):
a. Traffic flow and control
b. Access to and circulation within the property
c. Off-street parking and loading
d. Refuse/garbage collection and service areas
e. Utilities (water, sewer, electric, etc.)
f. Screening and buffering
g. Signs, yards and other opens 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, vibration, glare and heat
I. Storm drainage
m. Fire/Police
5. 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 City staff to be present on the property for routine monitoring and inspection during the approval and
development process.
12/1 /2021
Applicant Signature Date
Development Services
crri car Department
201
KALISPELL hone ( Avenue East
Kalispell, MT 59901
Phone406)758-7940
APPLICATION PROCESS
(application must be received and accepted by the
Kalispell Planning Department 35 days prior to the
Planning Board Hearing)
A pre -application meeting with a member of the planning staff is required.
Application Contents:
1. Completed application form & attachments
2. A bona fide legal description of the subject property and a map
showing the location and boundaries of the property.
*Note - verify with the Flathead County Clerk & Recorder
that the legal description submitted is accurate and
recordable. They can be reached at (406) 758-5526.
3. Electronic copy of the application materials submitted. Either
copied onto a disk or emailed to planning@kalispell.com (Please
note the maximum file size to email is 20MB)
4. Application fee based on the schedule below, made payable to
the City of Kalispell:
Single Family
(10 or fewer trips per day)
Minor Residential
$250
(2-4 units or 11-49 trips per day) $300 + $25/unit
or every 10 trips
Major Residential
(5 or more units or 50+ trips per day) $350 + $50/unit
or every 10 trips
Churches, schools, public/
auasi-public uses
Commercial, industrial,
medical, golf courses, etc
$350
$400 + $50/acre
or unit or $.05/sf
of leased space
over 5,000 sq ft
whichever is greater
City of Kalispell Conditional Use Permit Narrative and Section 4 Answers
Fairbridge Inn 1701 US-93 Kalispell, MT 59901
The Fairbridge Inn and Outlaw Convention Center has been an iconic property on the south side
of Kalispell welcoming in traffic on US 93 since 1982. The property has operated as a hotel since
its inception nearly 40 years ago. Multiple expansions of hotel rooms and conference spaces as
well as amenities have been made throughout the property's history. However, in recent years
due to diminishing number of hotel guests as well as capital allocation, the property has
become a shell of its former self. To restore the property to be a thriving part of the community
within Kalispell, Fortify Holdings proposes turning the hotel and grounds into a single room
occupancy apartment complex with amenities for tenants and blank commercial spaces ready
to be leased.
Fortify Holdings will engage local architects, mechanical and electrical engineers, and general
contractors to oversee and complete all aspects of construction. All hotel rooms will be
converted into single room units, keeping the existing room structure. All rooms will be
stripped of furniture, items, fixtures, carpet, flooring, tile, and sinks/vanities down to bare walls
and floors. Electrical and plumbing utilities, along with fire protection systems to units are
upgraded to code requirements. A brand-new interior design scheme will be introduced (not
finalized yet for the Fairbridge), and all new materials will be added to the rooms. New LVP
floor, tile bathroom, sinks, showers, kitchens with a fridge, microwave, and stovetop with range
hood are added. Below are examples of units at some of Fortify's other converted properties.
The Franklin, Richland, WA formerly a Best Western Hotel
The Imperial, Spokane, WA formerly a Day's Inn
The James, Spokane, WA formerly an Econolodge
The Empire, Moscow, ID formerly The Idaho Inn (Model Unit)
.X
Fortify Holdings will partner with Avenue5 to oversee the property management of the
apartment units once completed. Avenue5 provides property management services to over
40,000 units and 200 properties across the United States and is currently ranked 151" on the
National Multifamily Housing Council (NMHC) Top Managers List.
Kalispell has a very low vacancy rating for apartments. Avenue5's latest market research shows
an average vacancy rating of 0.4% across 81 properties comprising over 1462 units surveyed
(700 of the 1462 surveyed are studio or 1-bedroom apartments. In addition, very few units are
under construction or in 12 month construction starts. With Kalispell's population growth
accelerating with a growth rate of 2.6% in 2020 alone, along with increased national relocations
to Montana, Fortify sees this property providing much needed inventory to the surrounding
community.
a. Traffic flow and control
All current vehicle entrances to the property will be kept as is. These entrances are the 2 from
the west side of the property coming from U.S. 93 S, the entrance on 18t" Street by Domino's
Pizza and Burger King, the south parking lot entrances on 3rd Ave E, and the entrance on 3rd Ave
E across from Cedar Commons Ln. The 14t" Street E entrance by the North building, which is
currently blocked due to stopping neighborhood traffic cutting through the property to U.S. 93
by the City, will remain blocked. Along 3rd Ave E, curbing and a sidewalk boulevard will be
installed per city Ordinance 1690, and an entrance will be made to allow for garbage collection
and services to the current location of collection. This boulevard along 3rd Ave will limit the
number of entrances on to the property from the road. The picture below marks traffic
entrances to the property in green, and the cut through zone on 14t" is marked in red to be
blocked off.
The parking lot spaces will be rearranged and restriped in order to maximize available parking
spaces on the property. Please refer to the site plan for the proposed potential parking layout.
MPN�RM
b. Access to and circulation within the property
As stated in Section A, all current vehicle entrances to the property will be kept as is and traffic
flow and parking control will be dictated by the new parking space layout. Building access
points will also remain the same. Exterior modifications to doorways and access points will only
be changed if needed due to fire access and egress concerns. Knox boxes will be located at all
exterior doors, per the recommendation from the Kalispell Fire Department.
All apartment units except units in the log cabin have entrances via indoor hallways and control
will be maintained via external access points to the buildings and the Avenue5 property
management team. For visitor access to the property, all visitors will be directed to enter at the
main lobby/ leasing entrance. All other doors to the property will remain locked from the
outside and all tenants will have access to these doors via their unit keys, key fob, etc. When
the leasing office and front desk is closed outside of operating hours, the front lobby entrance
will also be locked, and access will only be accessible for tenants. Official procedures will be
dictated by the Avenue5 property management company.
For the commercial space, access and control to these locations will be dictated by the
commercial business that leases out the space, their clientele, and hours of operation.
C. Off-street parking and loading
Off street parking will accommodate 1 parking space per unit and abide by the studio
apartment parking code. The current unit count for the hotel is 216 units, so 216 parking spaces
will be need. In these 216 spaces, they will also include the required handicapped parking
spaces. To achieve the number of spaces, the parking lot will be rearranged by an architect in
order to maximize the possible number of spaces given the current parking area.
For tenant loading and deliveries, the former lobby entrance and overhang will serve as the
main loading area. The North building loading area will likely be the throughfare where the
overhead walkway bridge use to be. For commercial deliveries, 3rd Ave E will be used for such
applications. The new entrance to this due to the addition of the sidewalk boulevard will be
designed to accommodate large trucks.
d. Refuse/garbage collection and service areas
The property's main refuse and garbage collection and service area will be in its current
location on the east side of the Main building along 3rd Ave E. The North dumpster collection
area will also remain, with a larger refuse container. With the walkway bridge removed
between the North and Main building, garbage trucks will be able to move through the parking
lot to access collection containers. Collection containers and services will be increased as
apartment tenants are expected to create more trash than hotel guests. Typical garbage
collection services used by Avenue5 is a 6 yard container with biweekly pickup per 100 studio or
one bedroom units. This would equate to roughly 15 yards worth of collection removed twice a
week. A separate refuse will be used for the commercial space and be sized and serviced based
upon the leasing business's needs.
e. Utilities (water, sewer, electric, etc.)
Utilities on the property will be affected by the increased number of occupants in an apartment
setting compared to a hotel and peak hotel demand. Water and sewer capacity are expected to
rival or slightly exceed peak hotel uses. Our kitchen and bathroom designs have kept fixture
counts similar in number to existing hotel layouts. The only addition typically is another sink
fixture, if there is not one external of the bathroom.
Electrical loads are expected to increase over hotel uses with the introduction of a two -burner
stove and recirculating hood in the kitchens. Kitchen designs with the same or similar
appliances on other properties draw around 42 amps per room. Depending on the existing
electrical infrastructure of the property, additional service to the property or a service upgrade
at the transformer may be needed to accommodate 50 amp service and panels to each room.
Transformers to the property are on adjacent power poles. PTACs in units will continued to be
used as means for heating and cooling individual units.
Screening and buffering
Screening and buffering will be used to enhance the environment and privacy of the property
while also reducing the impacts on surrounding neighbors. To the east of the North hotel
building sits apartments, condos, or duplexes and the current screening is a chain link fence
with privacy slats inserted. The slats are worn and could use replacing with a like for like
material.
Along 14t" Street and 3rd Ave roadways, boulevards adhering to Kalispell City Ordinance 1690
will be added (marked in red on the aerial view below). The boulevard in the picture below
exists along 3rd Ave E in the parking lot south of the hotel property and the added boulevard
would align and match this. Please also refer to the site plan.
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Along the western parking lot edge, there currently exists a small greenspace between property
parking lots. Fencing could be installed along this stretch of the parking lot to provide a privacy
barrier. Fencing would be under the max height of 4 feet per B-2 zoning rules.
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g. Signs, yards and other opens spaces
The Fairbridge Inn currently has two large display signs on the property. One is free standing
sign along U.S. 93 S and it will remain in place (first picture below). It will be rebranded with the
new apartment complex name. Design of the sign will be sent to the city to go through its sign
design approval process. The other free standing sign, the Outlaw Convention Center Sign, has
been deemed a non -compliant sign by Kalispell City Ordinance 1639, and will either be brought
in to compliance if possible, or demolished. (Note: In the second picture below, the Google
Earth picture is prior to August 2019, and the top half of the sign, Guesthouse, has already been
removed and all that remains is the bottom Outlaw Convention Center sign and lighting.)
h. Height, bulk and location of structures
The heights, bulk and location of structures currently on the property will not be changing, with
an exception to the large nonconforming "Outlaw Conference Center" sign. This sign will be
converted into a compliant item, or it will be removed. There will be no new construction of
standalone buildings on the property or additions to existing buildings. Only maintenance
activities, like for kind or like for like replacement, are currently planned for building exteriors.
Current exterior repair items have been identified via a PCA report. The exterior items marked
for repair and replacement within a year include several gutter systems on the main hotel roof
along 3rd Avenue, and wood paneling replacement around individual PTAC holders also on the
main hotel building. The PCA reported that the asphalt shingle roof has an estimated life
remaining of about 6 years.
In addition, the exterior of the building will be painted. Paint color will be approved by the city.
Our other projects typically are white, with a black or dark brown roof, with a third color as an
accent. The Imperial in Spokane, WA is a white building with a black roof, and pink accent, while
The Jackson in Medford, OR is a white building with a black roof and green accent.
Several properties also have included painted mural with scenery and wildlife adhering to the
surrounding area. Large murals have been done in Lincoln City, OR, Medford, OR, and Spokane,
WA.
Location of proposed open space uses
The tennis court / sport court on the north end of the property along 14t" street will be
resealed and painted and used in the same manner. Basketball hoops may be added to make
the area have an additional use and provide another recreational activity. To the west of this
court, a pavilion/picnic BBQ area could be created in the current grassy area.
Hours and manner of operation
Active construction hours will be at the discretion of the General Contractor contracted to
complete the work. This has typically been a usual workday 7am to 5pm Monday through
Friday. Weekends may be worked to keep schedule or accommodate deliveries.
Once renovation is completed and appropriate documents are obtained for occupancy, the
property will be managed by a leasing and property management company. Standard weekly
business hours will be held Monday through Friday, typically 7am to 5pm. Property
management usually has a front desk worker on weekends and maintenance on call.
Maintenance could also be a 24/7 service if deemed applicable by the property management
team.
k. Noise, light, dust, odors, fumes, vibration, glare and heat
Noise, light, dust, odors, fumes, vibration, glare and heat are expected to resemble peak hotel
usage rates. Many of these items will emanate from indoors, most exterior disturbance will be
from vehicle traffic to surrounding neighbors. These items would cause the most effect on
surrounding neighbors around the North building. However, those units are already currently
being operated as apartments and we expect the list of items to be the similar or less due to
screening requirements of new tenants by the Avenue5 property management team.
Storm drainage
Storm drainage is anticipated to remain the same. Exterior modifications to the buildings are
not planned. The north parking lot will be redone but will be kept under 10,000 sq ft to not
trigger the water treatment requirement. The asphalt would also not extend past its current
location in the north parking lot. The main parking lot has been resealed in the past few years
and needs minimal repair. It will be restriped to increase parking spaces. Where curbing and
sidewalk boulevards are added on 3rd Ave to the east, and 14t" Street to the north, they will
adhere to Ordinance 1690 and will match and connect to existing curbing and drainage routes
of neighboring properties. The lift station north of the North hotel building by the tennis court
and 14t" street will be maintained as is to city standards.
M. Fire/Police
We actively engage with fire and police departments for our projects as we expect our
properties to build surrounding communities. The city of Kalispell Fire and Police department
will be involved in all aspects of this project from construction to leasing and operation. With
active construction, we will fence the property and maintain site security. Construction sites are
always potential targets for thieves, and we take every precaution to discourage such activities.
We will provide Kalispell Fire and Police with all gate lock codes and key copies if needed. We
will also grant Fire and Police authority to come on property to deal with any issue. At other
hotel properties, we have set up contracts with both Fire and Police departments to conduct
training (smoke, entry, breach, K-9, etc.). We also encourage departments to tour the
renovated buildings once they are completed to get a picture of lay out if any future problem
was to arise on property.
With tenant occupation, we expect calls to decrease from recent years due to Avenue5's
leasing and property management team properly screening applicants and proactively
managing the site. We are aware of the living situation in the North building as apartments with
occupants and the increase in calls currently. Our property team will accommodate Kalispell
Fire and Police with any needs they can provide.
Other Items
Drug Lab
A drug lab was mentioned by the city of Kalispell, and was recorded in the PCA report. The
incident refers to 2013 and Room 301. Excerpt from the PCA environmental site assessment
report below:
Regulatory records were identified for the subject property, as follows:
• Guest Inn and Suites, 1701 US Highway 93 South, is listed in the CDL and Spills databases. The Property
is identified as a clandestine drug lab, due to drug use and manufacturing by a June 19, 2013 hotel guest
in room 301. The Montana DEQ manages CDL issues along with the local health department, resulting in
listing of this incident in the SPILLS database. Cleanup activities limited to Room 301 were completed
within two days. The SPILLS file was closed on June 21, 2013 and no additional actions were required.
Consequently, no lasting impact to the subject property is expected, and this matter does not represent
a Recognized Environmental Condition. No further assessment is warranted.
..•
The city of Kalispell has experienced issues with the current hotel management around the
North building currently being utilized as apartments and those tenants have been using BBQs
on decks. Below is an example wording from a lease agreement Avenue5 uses regarding
balconies and patios, along with BBQs (page 38 of accompanying lease agreement):
X. WATERBEDS. Resident shall not have water beds or other water furniture in the dwelling without prior written permission
of Owner.
XL BALCONY or PATIO. Balconies and patios shall be kept neat and clean at all times. No rugs, towels, laundry, clothing,
appliances or other items shall be stored, hung or draped on railings or other portions of balconies or patios. No misuse of
the space is permitted, including but not limited to, throwing, spilling or pouring liquids or other items, whether intentionally
or negligently, over the balconies or patios.
XIL SIGNS. Resident shall not display any signs, exterior lights or markings on dwelling. No awnings or other projections shall
be attached to the outside of the building of which dwelling is a part.
X111. SATELLITE DISHES/ANTENNAS. You must complete a satellite addendum and abide by its terms prior to installation or
use.
XIV. WAIVE R/SEVERABILITY CLAUSE. No waiver of any provision herein, or in any Community rules and regulations, shall
be effective unless granted by the Owner in a signed and dated writing. If any court of competent jurisdiction finds that any
clause, phrase, or provision of this Part is invalid for any reason whatsoever, this finding shall not effect the validity of the
remaining portions of this Addendum, the Lease Contractor any other addenda to the Lease Contract.
XV. SPECIAL PROVISIONS. The following special provisions control over conflicting provisions of this printed form:
All BBQ equipment is subject to management approval. Grills, Barbeques and any other
outdoor flame devices will be used only on the ground level and will be placed a minimum
of 10 feet from any building. A maximum of one propane BBQ with a tank no larger than 5
gallons is permitted with management approval. No Hibachi or charcoal style BBQ drills
or smoker grills allowed anywhere on the premises All residents and quests must observe
the residential quiet hours listed below: Sunday to Thursday from 10 pm to 7 am, Friday
to Saturdav from 11 Dm to B am
Commercial Spaces
Commercial spaces at the Fairbridge Inn, prior conference spaces, the restaurant, offices, etc.
will be stripped down and turned into vanilla shell for future tenants. Fortify is willing to work
with the city of Kalispell to bring in tenants to these spaces that the city believes is needed or
wanted in the area.
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