H2. Casa Mexico Parking Lot CUPKALisPEii,
Development Services Department
201 1st Avenue East
Kalispell, MT 59901
Phone: (406) 758-7940
Fax: (406) 758-7739
www.kalispell.com/plannine
REPORT TO: Doug Russell, City Manager
FROM: PJ Sorensen, Senior Planner
SUBJECT: KCU-23-03 — Casa Mexico Parking Lot Conditional Use Permit
MEETING DATE: August 7, 2023
BACKGROUND: Casa Mexico Holdings, LLC, has submitted a request for a conditional use
permit for the construction of a parking lot at 1741 Airport Road to be associated with the Casa
Mexico restaurant. The parking lot, which will primarily front 18th Street East, will have
approximately 78 parking spaces intended to serve the expansion of the existing restaurant into a
portion of the building to the south to provide an expanded kitchen and event area. The use as a
parking lot is generally a permitted use under the zoning ordinance but is listed as a conditional use
through the Airport Affected Area Ordinance due to its location in the Runway Protection Zone.
The property is located at 1741 Airport Road and can be more particularly described as Tract 1 of
Certificate of Survey No. 20875, located in the southwest quarter of the southwest quarter of Section
17, Township 28 North, Range 21 West, P.M.M., Flathead County, Montana.
The Kalispell Planning Board held a duly noticed public hearing on July 11, 2023, to consider the
request. Staff presented staff report KCU-23-03, 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 11 listed conditions.
No public comments were received at the public hearing other than those comments by the applicant.
The public hearing was closed, and a motion was presented to adopt staff report KCU-23-03 as
findings of fact and recommend to the Kalispell City Council that the conditional use permit be
granted subject to the 11 conditions. 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 a request from
Casa Mexico Holdings, LLC, for Conditional Use Permit KCU-23-03, a conditional use permit to
allow a parking lot in the Runway Protection Zone of the city airport within the B-2 Zoning District,
subject to 11 conditions of approval, located at 1741 Airport Road and which can be described as
Tract 1 of Certificate of Survey No. 20875, located in the southwest quarter of the southwest quarter
of Section 17, Township 28 North, Range 21 West, P.M.M., Flathead County, Montana.
FISCAL EFFECTS: There are no anticipated fiscal impacts at this time.
ALTERNATIVES: Deny the request.
ATTACHMENTS: Conditional Use Permit
July 11, 2023, Kalispell Planning Board Minutes
Staff Report
Application Materials and Maps
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: Casa Mexico Holdings, LLC
1600 Highway 93 South
Kalispell, MT 59901
LEGAL DESCRIPTION: 1741 Airport Road, more particularly described as Tract 1 of
Certificate of Survey No. 20875, located in the Southwest Quarter of
the Southwest Quarter of Section 17, Township 28 North, Range 21
West, P.M.M., 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
construction of a parking lot at 1741 Airport Road in the Airport Affected Area.
The Kalispell City Planning Board and Zoning Commission, after due and proper notice, on
July 11, 2023, held apublic hearing on the application, took public comment and recommended that
the application be approved subject to 11 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-23-
03 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 a parking lot at 1741 Airport Road in the Airport
Affected Area, in the B-2 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.
3. A building permit is required prior to beginning construction of the parking lot.
4. Final design of the parking lot shall comply with all parking design standards under the zoning
ordinance and other applicable city standards, and may result in a reduction in the number of
parking spaces.
5. Any exterior lighting installed in conjunction with the development shall comply with Chapter
27.26 of the Kalispell Zoning Ordinance. hi addition, any light pole shall be less than the
allowable height under the airport ordinance and FAA standards.
6. The alley shall be paved and developed to city standards.
7. Prior to commencing any development of the property, the applicant shall demonstrate that all
airport related regulations have been satisfied.
8. Storm water runoff from the site shall be managed and constructed per the City of Kalispell
Standards for Design and Construction. Final design will be approved by Kalispell Public
Works Department prior to building permit issuance. The design shall to address stormwater
quality treatment. Prior to receiving a building permit, the developer shall also submit a
construction storm water management plan to the Public Works Department.
9. The stormwater design shall meet the recommendations in FAA Advisory Circular (150/5200-
33C, dated 2/21/20).
10. The parking lot design should not interfere with the existing city storm sewer main. An express
easement shall be granted to the City specifying the location and in a manner consistent with
city standards for single -utility easements.
11. A sidewalk shall be constructed in the right-of-way across the full frontage of Airport Road in
accordance with city Standards for Design and Construction.
Dated this 7th day of August, 2023.
STATE OF MONTANA
ss
County of Flathead
Mark Johnson
Mayor
On this day of , 2023 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
July 11, 2023
CALL TO ORDER AND ROLL
The regular meeting of the Kalispell City Planning Board and Zoning Commission
CALL
was called to order at 6:00 p.m. Board members present were Chad Graham, Doug
Kauffman, Joshua Borgardt, Pip Burke, Kevin Aurich, Rory Young, and Tim
Stocklin. Kari Barnhart and PJ Sorensen represented the Kalispell Planning
Department. Keith Haskins represented the Kalispell Public Works Department.
APPROVAL OF MINUTES
Aurich moved and Young seconded a motion to approve the minutes of the June 13,
2023, 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
Mary Mitchell — 279 Morning View Dr — Would like direction on who could answer
her questions regarding water restrictions and growth.
KCU-23-03 — CASA MEXICO
A request from Casa Mexico Holdings, LLC, for a conditional use permit for the
PARKING LOT
construction of a parking lot at 1741 Airport Road to be associated with the Casa
Mexico restaurant. The parking lot, which will primarily front 18' Street East, will
have approximately 78 parking spaces, primarily to serve the expansion of the
existing restaurant into a portion of the building to the south to provide an expanded
kitchen and event area. The use as a parking lot is generally a permitted use under
the zoning ordinance, but is listed as a conditional use through the Airport Affected
Area Ordinance due to its location in the Runway Protection Zone. The property can
be described as Tract 1 of Certificate of Survey No. 20875, located in the southwest
quarter of the southwest quarter of Section 17, Township 28 North, Range 21 West,
P.M.M., Flathead County, Montana.
STAFF REPORT
PJ Sorensen representing the Kalispell Planning Department reviewed Staff Report
#KCU-23 -03 .
Staff recommends that the Kalispell City Planning Board and Zoning Commission
adopt staff report #KCU-23-03 as findings of fact and recommend to the Kalispell
City Council that the conditional use permit be approved subject to the conditions on
the staff report.
BOARD DISCUSSION
None.
PUBLIC COMMENT
Andy Hyde — 1995 3rd Ave E - Representing the Applicant — Stated he has no
objections to the conditions and offered to answer any questions.
MOTION — KCU-23-03
Kauffman moved and Stocklin seconded that the Kalispell Planning Board adopt staff
report #KCU-23-03 as findings of fact and recommend to the Kalispell City Council
that the conditional use permit be approved subject to the conditions on the staff
report.
BOARD DISCUSSION
The board discussed the benefit of additional parking to keep cars from parking on
the highway.
ROLL CALL
Motion passed unanimously on a roll call vote.
Kalispell City Planning Board
Minutes of the meeting of July 11, 2023
Pagel
KPP-23-06 — PIONEER ESTATES
A request from KLDS Investments, LLC, for major subdivision approval of Pioneer
Estates, a 22-lot residential subdivision located in an R-4 (Residential) zone. The
subdivision contains 6.39 acres in lots, roads and a utility lot. The property is
generally located on the south side of Two Mile Drive, west of Greenbriar, and to the
east of the Highway 93 Bypass. The property can be legally described as Tract 3 of
Certificate of Survey Number 22255 in the northeast quarter of the southwest quarter
of Section 12, Township 28 North, Range 22 West, P.M.M., City of Kalispell,
Flathead County, Montana.
STAFF REPORT
PJ Sorensen representing the Kalispell Planning Department reviewed Staff Report
#KPP-23-06.
Staff recommends that the Kalispell City Planning Board and Zoning Commission
adopt staff report #KPP-23-06 as findings of fact and recommend to the Kalispell
City Council that the preliminary plat for Pioneer Estates be approved subject to the
conditions listed on the staff report.
BOARD DISCUSSION
The board discussed sidewalk location, water and sewer, and access to the
subdivision with Sorensen. Sorensen advised that the sidewalk connecting to the bike
path made the most sense since there is no place to put in a sidewalk on Two Mile
and that a lift station would be on the south end and water connections would be on
the north & south ends. The fire code for this number of lots does not require a second
access.
PUBLIC COMMENT
Terry Charles — 185 Marvins Way —Has concerns about water restrictions and
growth.
Eric Mulcahy— Sands Surveying - Representing the applicant —Stated that the owners
are applying for the subdivision per the current zoning standards and offered to
answer any questions.
Colleen Sullivan — 130 Greenbriar — Has concerns about mail delivery on Two Mile
Dr. since it is already crowded, and increased traffic on Two Mile Drive. She would
like to know what the what the park amenities and access would be and what the
timeline for the development. She would also like to know if there would another
meeting if homes are changed to townhomes.
MOTION — KPP-23-06
Young moved and Kauffman seconded that the Kalispell Planning Board adopt staff
report #KPP-23-06 as findings of fact and recommend to the Kalispell City Council
that the preliminary plat for Pioneer Estates be approved subject to the conditions
listed on the staff report.
BOARD DISCUSSION
Burke confirmed with Sorensen that the proposed mailbox location is not on Two
Mile Drive and that the plat term is 3 years but development could take longer with
plat extensions. Kauffman verified with Sorensen that the subdivision is not phased.
Graham confirmed with Haskins that the lift station is new and would only serve
Pioneer Estates. Haskins also gave the board an overview of lift station requirements
including sound attenuation. Burke asked staff for more information on the park
amenities. Sorensen stated that park access would be a pedestrian trail, and that the
amenities would be defined in the design phase. Borgardt asked staff what the density
changes could be. Sorensen advised that the covenants restrict the number of lots to
avoid additional access and sprinkling requirements per the current fire code.
Kalispell City Planning Board
Minutes of the meeting of July 11, 2023
Page 12
Borgardt asked staff to address the concern with water usage and availability.
Sorensen advised that the subdivision report states water requirements can be
supported. Haskins confirmed that there are no issues with water rights. He also
added that there is currently one water source down but there are 2 additional sources
and a water tank under construction.
ROLL CALL
Motion passed unanimously on a roll call vote.
OLD BUSINESS
Sorensen updated the board on the June 13, 2023 agenda items.
NEW BUSINESS
Sorensen updated the board on the upcoming August 8th, 2023 Planning Board
Meeting and provided an overview of the recent legislative updates.
ADJOURNMENT
The meeting adjourned at approximately 7:11PM.
Chad Graham
President
APPROVED as submitted/amended:
Kirstin Robinson
Recording Secretary
Kalispell City Planning Board
Minutes of the meeting of July 11, 2023
Page13
CASA MEXICO PARKING LOT
CONDITIONAL USE PERMIT — STAFF REPORT #KCU-23-03
KALISPELL PLANNING DEPARTMENT
JULY 11, 2023
A report to the Kalispell City Planning Board and the Kalispell City Council regarding a request
from Casa Mexico Holdings, LLC, for a conditional use permit for a parking lot at 1741 Airport
Road. A public hearing has been scheduled before the Planning Board for July 11, 2023,
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 involves a request from Casa Mexico Holdings, LLC, for a conditional use
permit for the construction of a parking lot at 1741 Airport Road to be associated with the Casa
Mexico restaurant. The parking lot, which will primarily front 18th Street East, will have
approximately 78 parking spaces intended to serve the expansion of the existing restaurant into a
portion of the building to the south to provide an expanded kitchen and event area. The use as a
parking lot is generally a permitted use under the zoning ordinance, but is listed as a conditional
use through the Airport Affected Area Ordinance due to its location in the Runway Protection
Zone.
A: Applicant: Casa Mexico Holdings, LLC
1600 Highway 93 S
Kalispell, MT 59901
B: Location: The property is located at 1741 Airport Road and can be more particularly
described as Tract 1 of Certificate of Survey No. 20875, located in the southwest quarter of
the southwest quarter of Section 17, Township 28 North, Range 21 West, P.M.M., Flathead
County, Montana.
C: Existing Land Use and Zoning: The subject property is currently vacant. The zoning
of the property is B-2 (General Business). The B-2 district is a "district which provides
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."
Kalispell Zoning
KALISPELL Casa Mexico Parking Lot
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D. Size: The subject property is
approximately 0.79 acres.
E: Adjacent Zoning:
North:
B-2
East:
B-2
South:
P-1
West:
B-2/RA-2
F: Adjacent Land Uses:
North:
Hotel; Restaurant
East:
Office
South:
City Airport
West:
Drive -through coffee;
Parking lot;
Residential
G: General Land Use Character: The property is in an established commercial area along
Highway 93 South. The predominant use in the immediate area is the city airport to the
south, with the subject property off of the north end of the runway. The area includes a mix
of retail, offices, restaurants, residential, and quasi -industrial uses.
2
Kalispell Growth Policy
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H: Relation to the Growth
Policy: The Kalispell Growth
Policy Future Land Use Map
designates the subject property as
Commercial. The existing B-2
zone is consistent with that
designation. Rezoning the property
is not necessary for this project.
Additionally, infill development,
where appropriate, is encouraged to
lessen impacts on sensitive lands
and can provide a more efficient
provision of services overall in the
city. In this particular situation,
limitations on the use of the
property due to airport regulations
make a parking lot one of the more
viable infill opportunities.
L• Availability of Public Services and Extension of Services: The property is currently
located within the City of Kalispell and all services are available to the property.
Sewer:
City of Kalispell
Water:
City of Kalispell
Refuse:
City of Kalispell
Electricity:
Flathead Electric Cooperative
Gas:
NorthWestern Energy
Telephone:
CenturyTel
Schools:
School District #5 (Elrod Elementary/Flathead High School)
Fire:
City of Kalispell
Police:
City of Kalispell
3
INN
. 4
J: Airport Affected Area: Section 27.20.025 of the zoning ordinance incorporates the
Kalispell City Airport Affected Area Ordinance (Ordinance 1745, adopted in 2014) by
reference. The airport ordinance establishes various zones around the airport, most of
which address limiting the height of buildings and other objects to help protect flight
paths of aircraft. At the ends of the runway, there are areas designated as Runway
Protection Zones ("RPZ"). In those zones, potential uses are rather limited. One of the
allowed uses is a parking lot, which is listed as a conditionally permitted use. The RPZ at
the north end of the airport is shown below as the trapezoidal grey area. In addition, the
property would be in a Visual Approach Zone, which limits the height of objects to below
a 20:1 slope beginning a certain distance off of the runway.
4
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
parking lot on the property.
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1. Site Suitability:
a. Adequate Useable Space: The subject property is approximately 0.79 acres. The
majority of the project site is relatively flat with no significant impediments. The
zoning ordinance would apply development design standards for the parking lot,
including dimensional standards for spaces and aisles as well as landscaping.
b. Height, bulk and location of the building: Due to the airport restrictions, the
property cannot have a building, and none are planned.
C. Adequate Access: The primary frontage of the property is 18th Street East, which is
an existing city street which connects with the overall transportation system.
However, the initial design shows the access as developed to be from the alley to the
north that connects with the existing Casa Mexico parking lot. 18th Steet is shown as
a major collector in the Transportation Plan and access to the parking lot from 18th
Street would not generally meet separation requirements, although a joint access
with a neighboring parcel may be considered.
d. Environmental Constraints: There are no known environmental constraints, such as
streams, floodplains, or wetlands on the area of the property proposed for
development which could affect the proposed use.
2. Appropriate Design:
a. Parking Scheme/Loading Areas: The actual use on the property is only parking, but
it is tied to an expansion of Casa Mexico into the building to the south for additional
kitchen and event space. The expansion would require additional parking under the
zoning ordinance that this parking lot is intended to provide. Final design of the
parking lot itself will need to comply with all parking design standards under the
zoning ordinance and other applicable city standards, and may result in a reduction
in the number of parking spaces. Those standards include, but are not limited to,
parking space dimensions (typically 9 feet by 20 feet), drive aisle dimensions
(typically 24 feet wide for two way traffic), minimum landscape buffers (typically
five feet), and a minimum landscaping requirement of 5% of the interior parking
area. Additionally, with the addition of new parking spaces, Casa Mexico will need
to add handicap accessible parking to its existing site in order to maintain the
appropriate ratios under ADA rules. Parking lot construction requires a building
permit and site review approval in the city.
b. Lighting: Chapter 27.26 of the Kalispell Zoning Ordinance sets standards for all
outdoor lighting on commercial or residential structures. Any exterior lighting
installed in conjunction with the development will need to comply with those
standards. In addition, due to the airport height restrictions, any light pole will be
required to be less than the allowable height under the airport ordinance and FAA
standards. While a detailed calculation of the height limit will be required prior to
construction, it is anticipated that the most restrictive height would be about 25 feet,
10
which is also the maximum height for a light pole under the lighting standards in the
zoning ordinance.
C. Traffic Circulation: As noted above, access to the property as designed is through
the existing Casa Mexico parking lot and adjoining alley. Internal traffic circulation
will be provided through the parking lot with aisles meeting minimum dimensional
standards. With the access to the parking lot through the alley, which is only
partially improved with a gravel surface, the alley should be paved and developed to
city standards.
d. Open Space: There are no specific open space requirements other than minimum
landscape buffering and the requirement for a minimum landscaping requirement of
5% of the internal parking lot area.
Fencin Screenin Landscaping: As noted above, the zoning ordinance requires
both buffering along the property lines and internal landscaping equal to 5% of the
parking area. The typical minimum buffer is five feet, although that buffer can be
reduced or eliminated in a commercial zone if there is a sight obscuring fence or if
there is an adjacent parking lot. As with the light poles, airport height restrictions
can impact the types of planting used to ensure that trees would not interfere with
flight paths.
f. Signage: The development shall comply with all of the sign standards as set forth in
Chapter 27.22 of the Kalispell Zoning Ordinance.
g. Airport: As noted above, a property within the Airport Affected Area can have both
use and height restrictions depending upon its specific location relative to the airport.
Prior to commencing any development of the property, the applicant should
demonstrate that all airport related regulations have been satisfied. Necessary
information would likely include surveyed elevations to establish allowable heights
of lighting/landscaping and, if required, any FAA notifications.
3. Availability of Public Services/Facilities:
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.
There are existing hydrants in 18th Street East serving the property. There is
adequate access to the property from the public road system. Station 61 is
approximately one mile from the subject property giving good response time.
Water: There is an existing water main in 18th Street East and is available for the
property. It is not anticipated that there would be a need other than for irrigation
purposes.
d. Sewer: There is an existing sewer main in the alley on the north side of the property.
It is not anticipated that the parking lot will have a sewer connection.
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. Final
design will be approved by Kalispell Public Works Department prior to building
permit issuance. As currently shown, the design would require a deviation from the
Standards due to its proximity to property lines. The design will need to address
stormwater quality treatment. 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.
The preliminary layout shows a stormwater retention area near the intersection of
Airport Road and 18th Street East. Due to the location within a flight path, the storm
water design should minimize any standing water which could attract birds. The
FAA issued an Advisory Circular (150/5200-33C, dated 2/21/20) relating to
hazardous wildlife attractants on or near airports. The circular (Sec. 2.32) states that
new stormwater facilities should be designed and operated so as to not create above-
ground standing water with a maximum 48-hour detention period after the design
storm and to remain completely dry between storms, along with a number of specific
design recommendations. The stormwater design should meet the FAA
recommendations.
There is an existing city storm sewer main that crosses the property. The parking lot
design should not interfere with the main. While there is a prescriptive easement in
favor of the City, an express easement should be granted to the City specifying the
location and in a manner consistent with city standards for single -utility easements.
f. Solid Waste: Solid waste pick-up will be provided by the City, although it is
anticipated that there would not be any new service to this property and that Casa
Mexico would continue to use its current garbage container location.
g. Streets: The development's primary frontage is on 18th Street East along with some
frontage on Airport Road. There are no street improvements required, although a
sidewalk will need to be added on the Airport Road frontage.
h. Sidewalks: The property frontage on 18th Street East has a newly installed sidewalk,
but the frontage on Airport Road does not. A sidewalk should be constructed on any
portion of the frontages which do not have a sidewalk in accordance with city
Standards for Design and Construction in order to mitigate impacts on the road
network. The Transportation Plan shows Airport Road as a minor arterial along the
property frontage reflecting its function as the primary street through the area.
Protecting pedestrians is particularly important along an arterial and given the new
use introduced on the property.
i. Schools: This site is within the boundaries of School District 45. As a non-
residential use, any impact on the schools would be limited.
j. Parks and Recreation: There are no impacts on city parks from the proposed use.
4. Neighborhood impacts:
a. Traffic: Traffic is shown to access the property from the existing Casa Mexico
restaurant and the alley adjoining the property. A Traffic Impact Study would not be
required for the parking lot, although as part of the Site Development Review
Committee consideration of the expansion of the restaurant, one may be required
depending upon the number of trips generated by the expansion.
b. Noise and Vibration: The development of the property as a parking lot would not
create any noise or vibration beyond what would be expected of a commercial
parking lot.
C. Dust, Glare, and Heat: The use of the property as a parking lot would not generate
any unreasonable dust, glare, and heat.
d. Smoke, Fumes, Gas, or Odors: The development of the property as a parking lot will
create minimal additional smoke, fumes, gas and odors.
e. Hours of Operation: The hours of operation will be tied to the hours for the
restaurant, which is from 11:00 AM to 10:00 PM seven days a week. The hours
are consistent with the commercial area it is located.
5. Consideration of historical use patterns and recent changes: The property is in an
established commercial area along Highway 93 South. The predominant use in the
immediate area is the city airport to the south, with the subject property off of the north
end of the runway. The area includes a mix of retail, offices, restaurants, residential, and
quasi -industrial uses. It is anticipated that the neighborhood character will continue in
that manner. A parking lot, particularly as it is related to a restaurant, is consistent with
the historic and projected growth patterns in the area.
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.
7. Impact on surrounding area: After considering the foregoing review criteria, it is
found that the proposed use conforms to the requirements set forth in Chapter 27 of the
Kalispell Zoning Ordinance. Furthermore, the application of generally applicable design
standards and the conditions of approval provided for herein ensure that the proposed use
of the property will have no more adverse effect on the health, safety, or comfort of
persons living or working in the area and will be no more injurious, economically, or
otherwise, to property or improvements in the surrounding area than would any use
generally permitted in the district.
9
RECOMMENDATION
Staff recommends that the Kalispell City Planning Board and Zoning Commission adopt staff
report #KCU-23-03 as findings of fact and recommend to the Kalispell City Council that the
conditional use permit be approved subject to the following conditions:
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. A building permit is required prior to beginning construction of the parking lot.
4. Final design of the parking lot shall comply with all parking design standards under the
zoning ordinance and other applicable city standards, and may result in a reduction in the
number of parking spaces.
5. Any exterior lighting installed in conjunction with the development shall comply with
Chapter 27.26 of the Kalispell Zoning Ordinance. In addition, any light pole shall be less
than the allowable height under the airport ordinance and FAA standards.
6. The alley shall be paved and developed to city standards.
7. Prior to commencing any development of the property, the applicant shall demonstrate that
all airport related regulations have been satisfied.
8. Storm water runoff from the site shall be managed and constructed per the City of Kalispell
Standards for Design and Construction. Final design will be approved by Kalispell Public
Works Department prior to building permit issuance. The design shall to address stormwater
quality treatment. Prior to receiving a building permit, the developer shall also submit a
construction storm water management plan to the Public Works Department.
9. The stormwater design shall meet the recommendations in FAA Advisory Circular
(150/5200-33C, dated 2/21/20).
10. The parking lot design should not interfere with the existing city storm sewer main. An
express easement shall be granted to the City specifying the location and in a manner
consistent with city standards for single -utility easements.
11. A sidewalk shall be constructed in the right-of-way across the full frontage of Airport
Road in accordance with city Standards for Design and Construction.
10
Development Services
CITY of Department
201 1st Avenue East
Kalispell, MT 59901
111CA11,11SPEILIL
Phone (406) 758-7940
CONDITIONAL USE PERMIT
Email: plan ninclCd�kalispell.com Website: www.kalispell.com
Project Name
Property Address
Casa Mexico Parking Lot
1341 (or 1347) Airport Road, Kalispell, MT 59901
NAME OF APPLICANT
Applicant Phone
Casa Mexico Holdings, LLC
406 250-0423
Applicant Address
City, State, Zip
1600 US Highway South
Kalispell, MT 59901
Applicant Email Address
casamexicomt@yahoo.com
If not current owner, please attach a letter from the current owner authorizing the applicant to proceed with the application.
OWNER OF RECORD
Owner Phone
Casa Mexico Holdings, LLC
406 250-0423
Owner Address
City, State, Zip
1600 US Highway South
Kalispell, MT 59901
Owner Email Address
casamexicomt@yahoo.com
CONSULTANT (ARCHITECT/ENGINEER)
Phone
Carver Engineering
406-257-6202
Address
City, State, Zip
1995 Third Ave East
Kalispell, MT 59901
Email Address
drjekyll@carvereng.com
POINT OF CONTACT FOR REVIEW COMMENTS
Phone
Andy Hyde - Carver Engineering
406-257-6202
Address
City, State, Zip
1995 Third Ave East
Kalispell, MT 59901
Email Address
drjekyll@carvereng.com
List ALL owners (any individual or other entity with an ownership interest in the property):
Legal Description (please attach a full legal description for the property and a copy of the most recent deed).
Tract 1 of COS 20875 in the SW 1/4 SW 1/4 of Section 17, Township 28N, Range 21W,
P.M., MT., Flathead County, Montana.
Before the application will be deemed to be accepted for review, our office must receive an approval of the legal
description from the Flathead County Plat Room. Please submit the legal description to their office
(plat@flathead.mt.gov).
Development Services
CYI-Y I,E / Department
201
Avenue
East
KALISPELL hone ( 06) 758 794
Kalispell, IVIT 59901
Phone (4otz) 75t3-794p
1. Zoning District and Zoning Classification in which use is propsed:
City of Kaiispeii Zoning District B-2 General Business - Automobile parking, commercial or public is a permitted use - 27.14.020(4.).
2. Attach a site plan of the affected lot which identifies the following items:
a. Vicinity map and surrounding land uses x
b. Dimensions and shape of lot x
c. Topographic features of lot x
d. Size(s) and location(s) of existing buildings None exist on the property
e. Size(s) and location(s) of proposed buildings No buildings are proposed.
f. Existing use(s) of structures and open areas
x
g. Proposed use(s) of structures and open areas
x
h. Existing and proposed landscaping, screening, fencing, open space &
signage
x
i. Existing and proposed parking, loading, lighting & traffic circulation
x
j. Exisiting and proposed garbage collection, streets & utilities
x
k. Floodplain if applicable
EAUM V-Lj, In Sol] year fio plain.
I. Adjacent sidewalks & bike trails
None.
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
x
b. Access to and circulation within the property
x
c. Off-street parking and loading
x
d. Refuse/garbage collection and service areas
x
e. Utilities (water, sewer, electric, etc.)
x
f. Screening and buffering
x
g. Signs, yards and other opens spaces
x
h. Height, bulk and location of structures
x
i. Location of proposed open space uses
x
j. Hours and manner of operation
x
k. Noise, light, dust, odors, fumes, vibration, glare and heat
x
L Storm drainage
x
m. FirelPolice
x
S. 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 n d that any approval based thereon may be rescinded, and other appropriate action taken. The signing of this
a ' n applicsign' a oval for the Kalispell City staff to be present on the property for routine monitoring and inspection during the
approval and development process.
(� - G - :a3
Applicant Signature ,AndrewJ. Hyde, P.E. Date
Carver Engineering, Engineer for Project
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Casa Mexico Parking Lot
Conditional Use Permit Application
Supplemental Information Packet
June 13, 2023
a. Traffic Flow and Control
The new parking lot is bounded on its north edge by a 25 foot wide alley belonging to
the City of Kalispell. Ingress and egress to the new parking lot will be through two
approaches that will connect to the alley. Even though the property fronts 18th Street
West along its south edge, no connections to or approaches to 18th Street West will
be constructed. The western toe of the property also extends to and is contiguous
with Airport Road, but no approaches or connections to Airport Road will be
constructed. The only access to the parking lot will be from the approaches at the
north edge that connect to the alley.
Even though the alley is shown on the plat of the Potson Addition, which was filed in
1962, the alley itself has not been constructed or improved. There is an unimproved
one lane gravel lane that connects to Airport Road at the west end of the alley. Over
time, a traveled way has developed from Airport Road for access to the back (west)
sides of the lots in the south part of the Potson Addition. This traveled way actually
leaves the alley, wanders northwards, and passes though the western tip of Lot 9,
Block One of the Potson Addition, on which the existing parking lot for the Casa
Mexico restaurant also presently sits. A portion of the area within the platted alley
corridor is covered with trees and bushes, has one or two low spots, and is currently
impassible for vehicles.
The plans for this parking lot construction project include clearing the vegetation from
the alley, regrading the ground surface, and constructing a 20 foot wide paved alley
that is located within the City's actual alley right-of-way. The present "alley" traffic
circulation pattern through the existing Casa Mexico would be eliminated and replaced
with a route along the new roadway within the alley. It is to this new paved alley route
that the new parking lot would connect.
The alley, as platted, is "L" shaped, connecting to Airport Road on one end (its west
end) and to 18th Street West on the opposite end (its south end). Traffic to and from
the new parking lot would access the alley from either end. Both intersections of the
alley with City streets are tee intersections, at roughly 900 angles between the alleys
and streets, and are currently uncontrolled. No control signage is proposed as part of
this project.
The new parking lot will likely not be the first choice for most Casa Mexico customers.
It is anticipated that customers will first search for a parking spot in the existing parking
lot on the Casa Mexico side of the alley and will head for the new parking lot only if
there are no empty spaces to be taken nearer the restaurant. Although no traffic study
Casa Mexico CUP Info Packet
Page 1 of 4
was performed, it is assumed that most customers initially access Casa Mexico from
the approach off of Highway 93.
b. Access to and circulation within the property.
As just mentioned, the only ingress and egress for the new parking lot would be from
two approaches along the north edge of the parking lot that connect to what is to be a
new 20 foot wide paved roadway located within the platted City alley right-of-way
which will also be constructed as part of this project. Circulation within the parking lot
is along the U-shaped internal roadway connected to the alley.
c. Off -street -parking and loading
This project includes the creation of additional new off-street parking spaces to be
used by customers of the existing Casa Mexico restaurant. Casa Mexico has acquired
the existing but presently unused kitchen and dining areas located within the adjacent
Econo Lodge building. This portion of the Econo Lodge building has been physically
disconnected from the remainder of the building and will be merged with the existing
Casa Mexico structure to enlarge both the kitchen and dining areas of Casa Mexico.
The total new building area to be added to the Casa Mexico structure is 6, 418 square
feet. City of Kalispell off-street parking regulations require that establishments that
serve food & beverages with sale & consumption on the premises with floor areas
greater than 4,000 sq ft provide 40 parking spaces for the first 4,000 sq ft and 1
additional parking space for every 200 sq ft of floor area in excess of 4,000 sq ft. A
total of 53 parking spaces would be required for a gross floor area of 6,418 sq ft. (if
only the new floor area is considered). A lessor number of parking spaces (33 spaces)
would be required if the floor area of the existing Casa Mexico restaurant, which
already exceeds 4,00 sq ft, is thrown into the calculation.
Final grading and storm water facility design are underway and not yet complete. The
initial layout of the parking lot shows that as many as 78 parking spots might be
possible, not including set -asides for handicapped parking and the possibility that
additional storm water retention areas are necessary. Even taking these possible
reductions of available area into account, more than the required number of parking
spaces will be provided to satisfy City of Kalispell off-street parking requirements.
Loading of supplies and materials for the restaurant will not change with the
construction of this new parking lot. The loading area/service entrance to the facility
is presently located on the back side of the building near its southwest corner. This
loading area will remain in its present location.
d. Refuse/garbage collection and service areas
The garbage collection and service areas for the restaurant will not change with the
construction of this new parking lot. The garbage containers and service entrance to
the facility are presently located on the back side of the building near its southwest
corner. These locations will remain in their present locations.
Casa Mexico CUP Info Packet
Page 2 of 4
e. Utilities (water, sewer, electric, etc.)
The new parking lot would need only new service lines, as appropriate. No new mains
are necessary. Street lighting will require an electrical service. Landscaping will
require a water service for irrigation. A sanitary sewer service is not needed. Storm
water discharge will be to the existing storm sewer piping that crosses the property.
Electrical distribution lines and water mains front the property, and installation of new
services are possible by connection to these existing facilities.
f. Screening and buffering.
In B-2 zones, a 5 foot landscape buffer is required between lot lines and parking lots.
Landscaping is encouraged along the perimeter of the property to provide a visual
relief between City streets and parking lots. These requirements will be met — a 5 foot
landscape buffer will be provided along lot lines in coordination with the City Parks
Director and in accordance with City standards.
g. Signs, yards, and other open spaces
No signs are proposed where the property fronts Airport Road or 18t" Street West.
Free standing directional signs could be installed at the two approaches to the parking
lot along the alley to inform motorists that the parking lot is for the use of Casa Mexico
customers only. Any and all signs would conform to the City's sign regulations.
City parking lot rules require that a minimum of 5% of the total parking area be
landscaped. This requirement will be met. Landscaping will be incorporated into the
design to provide visual relief from surrounding property as much as possible.
h. Height, bulk, and location of structures
For the parking lot, no structures are proposed except for lighting poles/fixtures, which
are subject to height limitations per the Airport Zoning regulations. On the south side
of the property, light poles/fixtures will not be located along or near the perimeter of
the property to prevent casting stray light on the adjacent public right-of-way and to
increase horizontal distance from the airport runway. All light poles will be limited in
total height to 261/2 feet (including concrete base & pole) above the finished ground
surface. The elevation of the tops of all light poles will be held to 2,953.5 feet or less,
which is the most restrictive height limitation defined in the Airport Zoning Regulations.
Location of proposed open space uses
Open space for this project consists of the landscape areas and storm water retention
areas. The landscape areas are located primarily on the perimeter of the property to
provide visual relief from adjacent property. Additional landscape areas are located
between the two internal rows of parking spaces that face each other along the
centerline of the parking lot and within the curbed area at the southern end of the U-
shaped interior roadway of the lot. The storm water retention facility is slated for
Casa Mexico CUP Info Packet
Page 3 of 4
installation in the toe of the parcel extending out to Airport Road in the southwest
corner of the tract.
j. Hours and manner of operation.
Casa Mexico is open for business seven days a week, 11 a.m. to 10 p.m., serving
lunch, dinner, and drinks, with a small, attached casino. The parking lot is being
constructed for Casa Mexico customers, and its hours of operation will follow the hours
of operation of the restaurant. Use will depend upon the number of customers at any
time. The lot will not be actively managed. Customers will come and go according to
their own schedules and will park where they choose.
k. Noise, light, dust, odors, fumes, vibration, glare, and heat
During construction of the parking lot, some noise, dust, fumes, and vibration will
occur, but these activities will be relatively short in duration and will occur primarily
during normal workday hours. Long term use of the parking lot will not produce
significant amounts of noise, light, dust, odors, fumes, vibration, glare, and heat.
Street lighting is specifically designed to focus light on the parking lot property and
away from adjoining property.
I. Storm drainage.
The existing property is presently an undeveloped open field covered with mostly
grass, and some scattered bushes and trees. The majority of the surface of the new
parking lot will be covered with asphalt pavement, which will greatly increase the
extent of impermeable surfaces on the property. Storm water runoff will increase as
a result. The lot will be graded to direct runoff to low points, where the runoff will be
collected and conveyed to treatment and retention facilities. A City storm sewer main
crosses the property from the east to the west. Plans are to discharge storm water
into this existing storm sewer for ultimate disposal into Ashley Creek. All storm water
improvements will conform to City of Kalispell Public Works standards.
m. Fire/Police
There won't be any appreciable increase in fire or police activity with the construction
of this new parking lot. Aside from the occasional bad apple, the customers of Casa
Mexico are mostly law abiding people. No matter how hot someone might find the
salsa, the risk of combustion should not increase.
Casa Mexico CUP Info Packet
Page 4of4