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Affinity at Kalispell Minor PUD Amendment Narrative MEMORANDUM DATE: July 15, 2024 TO: City of Kalispell FROM: Inland Group RE: Timberwolf Ridge (PUD) – Minor Amendment Request On June 26, 2024, we met with PJ Sorensen, Kari Barnhart, and Patrick Jentz to discuss a proposed 170- unit senior multifamily development situated on the northern 8.5 acres of the Timberwolf Ridge PUD. The plans and concepts presented in this package have been identified and refined based on feedback from the Planning Department. Our request is for minor adjustments to the development plans as originally approved under Ordinance 1902 on March 20, 2023. Layout The layout presented in 2023 was developed in a configuration that mimics a river corridor, reminiscent of canyons that contract and expand along the middle fork of the Flathead River. The proposed site plan maintains the integrity of the river concept as the east and west wings of the Affinity building align with those in the original PUD (see Figure 1 and 2). Figure 1: Illustrative layout Presented in Approved Application (Rendering by Cushing Terrell) 2 | P a g e Figure 2: Amended Layout (Rendering by Cushing Terrell) The southern end of the site features space between buildings that narrow towards the center and then widen again at the northern end. This design mirrors the structure of the Flathead River as outlined in the original PUD. From the street, it will be difficult to notice the difference between the original layout and the proposed Affinity, featuring three large buildings with varying roof heights (See Figures 3, 4, 5, and 6 for examples of Affinity communities). Figure 3: Similar building type built in Aurora, CO 3 | P a g e Figure 4: Similar building type built in Aurora, CO Figure 5: Similar building type built in Lacey, WA 4 | P a g e Figure 6: Similar building type built in Arlington, WA Intent for Building Height and Open Space Figure 7: Excerpt from the approved PUD narrative Per the approved PUD application, the primary request for the Height Variance was to allow for architectural creativity and to create more open space. The proposed Affinity building, with a height of 55 feet, increases the open space compared to the original layout. This height is within the 60 feet permitted and is consistent with the actual height of the proposed market-rate project in the PUD, ensuring a cohesive integration between the two communities. 5 | P a g e The inclusion of tuck-under parking was presented as further emphasis of allowing this height increase, as it reduces the need for surface parking. The design and usage (55+ senior community) of the Affinity building require fewer surface parking stalls, thereby fulfilling the intent of the initial application and its approval. Preliminary Plat The original preliminary plat had six lots to account for the six planned buildings, see the map below in figure 8. Figure 8: Approved preliminary plat To comply with subdivision regulations, two lot lines will be adjusted and one will be removed. This will be achieved by eliminating the lot line between lots 1 and 2 and shifting the east-west lines south, as illustrated in Figure 9. Figure 9: Updated lot configuration 6 | P a g e Utilities A water and sewer main currently run through the Stillwater Road right-of-way. The initial PUD approval included two access points from Stillwater Road and one from Timberwolf Parkway, all of which remain unchanged (See Figure 10). The water and sewer extensions will continue to utilize the Stillwater Road access points. The water and sewer capacity required for the senior housing development is less than that of the originally proposed market-rate project within the PUD, ensuring that capacity is not an issue. Figure 10: Amended layout showing access points remain unchanged (Remainder of page intentionally left blank) 7 | P a g e Summary The request maintains the approved unit count, unit types, and traffic generation while requiring only minor adjustments to the layout due to the modification of the building footprint. This approach preserves the visual variation along the development frontage and increases the opportunity for open space throughout the property. A summary list comparing the original along with the changes associated with the proposed Affinity has been included in figure 11. Timberwolf Ridge PUD Vs. Affinity at Kalispell Timberwolf Ridge PUD Affinity at Kalispell Proposal Changes River Concept Site plan configuration was developed to mimic a river corridor. The proposed Affinity design includes corridors on both the east and west sides of the building, aligned with those in the original PUD. The proposed site plan keeps the integrity of a river concept. Height Building height of 54 feet, approved for up to 60 feet 55 feet The proposed Affinity height is aligned with the original concept and below the permitted 60 feet. Density 20 Units/Acre 20 Units/Acre The proposed Affinity density is aligned with the original concept. The overall unit count of 400 will remain the same. Access Two access points from Stillwater and one from Timberwolf Parkway. Two access points from Stillwater and one from Timberwolf Parkway. Access locations remain the same as approved in the original PUD. Open Space ~25% Over 30% Increased open space on the proposed Affinity at Kalispell project. Landscaping See conceptual Landscape plan in PUD. See Affinity at Kalispell Site plan. Proposed landscaping is substantially the same as the original PUD. A final landscape plan will be produced during design development and submitted to parks and recreation for approval . Figure 11: Summary List of Modifications from initial PUD