Staff Report/Gelinas Dev Preliminary PlatT_YLHT
TRI-CITY PLANNING OFFICE
STAFF REPORT KPP-03-15
NOVEMBER 10, 2003
A report to the Kalispell City Planning Board and the Kalispell City Council regarding a
request for preliminary plat approval of a 24-unit townhouse subdivision proposed for the
Old Courthouse East site on the east side of Kalispell. A public hearing on this proposal
has been scheduled before the planning board for November 18, 2003 in the Kalispell City
Council Chambers. The Planning Board will forward a recommendation to the City Council
for final action.
KGROTIND MEORMATICM- The applicants purchased the Courthouse East site at
public auction from the County Commissioners in October 2002. Concurrent with this
application to develop 24-townhouse lots on the existing 12 city lots, the applicants are
applying for a zone change from R-3 Single -Family Residential to R-4 Two -Family
Residential.
A. Petitioner and Owners: Gelinas Development, LLC
237 Lakeside Drive
Kalispell, MT 59901
(406) 257-1569
B. Location and Legal Description of Property: This property is located on one city
block described as Block 203 of Kalispell Addition 3 within the City of Kalispell. The
site contains the former Courthouse East office building and lies between 7ffi &, 8th
Streets East and 5th &, 6th Avenues East on the east side of Kalispell.
C. Existing/Proposed Zoning: Currently this property is zoned R-3, a residential
zoning district that is intended primarily for single-family homes and does not allow
duplexes or townhouse units as permitted or conditionally permitted uses. In a
concurrent application, the applicants are requesting R-4 Two -Family residential
zoning which has a minimum lot size requirement of 6,000 square feet and a
minimum lot width of 50 feet. This zone change would allow as a permitted use
single-family residences similar to the R-3 and in addition, the zone change would
allow duplexes and two -unit townhouses to be constructed on existing lots. If the
zone change request fails, the subdivision request would also fail.
D. Nature and Background of Request: The property originally contained the Kalispell
City Hospital with the first wing constructed here in 1911. The hospital was
expanded in the 1940's and again in the 1960's. In the early 1970's the Hospital
was sold the complex to Fathead County as surplus property. The County
proceeded to convert the hospital building into a professional/ medical office complex
housing the City -County Health Department, the City -County Planning Office, Meals
on Wheels, Council on Aging, and various other County and non-profit
organizations. In 2002, the County moved out of this building, declared the building
surplus and prepared it for sale. The current owners purchased the building at
public auction in October 2002.
,The property contains a single city block platted out as 12 lots measuring 50'x 150'
(7,500 square feet each) with an abandoned alley running north -south. On the
property is a 4-story former hospital converted into an office building containing
approximately 60,000 square feet of office space. In addition, there is a furnace and
maintenance building and a paved parking lot.
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The applicants are interested in a townhouse project developing two -unit
townhouses on each of the 12 lots for a total of 24 dwelling units. The project would
be constructed to City standards and would include development of the previously
abandoned alley.
E. Size: The city block contains 12 platted lots typically measuring 50' x 150' each
(7,500 square feet). The entire block contains 2 acres. While the entire
neighborhood has platted alleys, this particular block does not have a platted alley
as it was previously abandoned.
F. Existing Land Use: A 4-story vacant professional office/medical office building, a
heating plant and maintenance building and on the east half of the city block a
paved parking lot.
G. Adjacent Land Uses and Zoning: The property is surrounded on all sides by R-3
Single -Family zoning. However, it is in a neighborhood that has developed with a
mix of uses which were greatly influenced by the historical presence of the old
hospital. There are single-family residences to the immediate north and west. Elrod
School and playground form the south property neighbor. To the east lie several
single-family residences and several existing offices. To the north/east across the
intersection of 6th Avenue East and 7th Street lies Woodland Floral, a retail
nursery/flower shop.
North: Single-family homes - R-3 zoning;
East: Offices, Woodland Floral and single-family homes, R-3 zoning
South: Elrod Grade School and playground complex, R-3 zoning
West: Single-family homes - R-3 zoning
Sewer:
City of Kalispell
Water:
City of Kalispell
Refuse:
City of Kalispell
Electricity:
Flathead Electric Coop
Telephone:
CenturyTel
Schools:
School District #5
Fire: -
Kalispell Fire Department
Police:
City of Kalispell
Tq ER M THE S= DEVE LORMENI REMEW COMMITTEE
This matter came before the site development review committee on October 23rd, 30th and
November 6, 2003. At those meetings, three concerns were raised. First was the concern
that the abandoned alley needed to be re-established. Utilities are located in the
abandoned alley. A formal alley needs to address this. Secondly, if the applicants propose
to create two -unit townhouses, in this neighborhood, all access needs to be planned to be
off of he alley. Otherwise street parking would be eliminated by a plethora of garages and
driveways. In addition, the historical streetscape of the eastside neighborhood would be
violated by a series of garages and front doors on this project. Finally there was a notation
that sidewalks are not developed completely around this block.
PYZ= AND FINDINGS GE PACT
This application is reviewed as a major subdivision in accordance with statutory criteria
and the Kalispell City Subdivision Regulations.
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A. Effects on Health and Safety:
Fire: This subdivision would be in the service area of the Kalispell Fire Department.
The property can be considered to be at low risk of fire because the subdivision and
homes within the subdivision would be constructed in accordance with the Uniform
Fire Code and have access that meets City standards. All of the lots will abut a
street that has been constructed to City standards. The property does not have
steep slopes or woody fuels. Hydrants are in place and in compliance with the
requirements of the Uniform Fire Code and if additional hydrants are required they
will be inspected and approved by the Fire Marshall.
FlQoding: According to city of Kalispell Flood Insurance Rate Map (FIRM), there are
no areas of the 100-year floodplain within the site and no other obvious constraints
on the property that would lead to a flood -prone situation.
I
Acces,s: Access to the subdivision would be from neighborhood streets. The site is
served by a grid -pattern which serves to disseminate traffic in all direction. The site
is lacking an, approved and dedicated alley which stands in stark contrast to the rest
of the residential development stretching many blocks in any direction from this site.
Th
e alley needs to be re -dedicated at a minimum 20-foot minimum width and
constructed to City standards for paved alleys.
There is lack of some sidewalks around this block including the north and east
sides. In addition, some sidewalks are aging and major demolition is proposed on
site. New sidewalks should be required where missing or damaged.
B. Effects on Wildlife and Wildlife Habitat: This property is generally level. It has
been historically developed for 90 years within the center of the urban area of
Kalispell. Re -development of this site will not impact or endanger wildlife or wildlife
habitat.
VINUMT I
Surface and gimundwater: This subdivision is served by public water and sewer,
thereby .minimizing any potential impacts to the groundwater. No surface water is in
close enough proximity to the site to create concerns with regard to this
development. There is no floodplain in the area or on the property.
Drainag,t: This site is relatively level and does not pose any unusual challenges to
site drainage. Curbs and gutters will be installed and a storm drain management
plan will have to be developed to address the runoff from the site. Storm sewer is
developed in this neighborhood. The applicants will be required to submit a storm
water drainage plan to address the direction and flow of storm water.
Water: The site is presently served by Kalispell water service. The applicant will be
required to extend service lines to each sublot. Note that 'individual service lines
and meters are required for each townhouse unit. There is adequate capacity within
the City's water system to accommodate this development.
Semer: The site is presently served by Kalispell sewer. The applicant will be
required to extend service lines to each sublot. There is adequate capacity within
the City's collection and treatment system to accommodate this development.
Roaria: Traffic projections for this subdivision are estimated based on 24 townhouse
units at 6 trips per unit per day or a total daily average of 144 trips per day. Based
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on the existing 12 single-family lots at an average of 10 vehicle trips per day for a
typical single-family residence, the traffic generation would be 120 trips per day.
Potential trip generation is not that different. This is based on the Trip Generation
Manual prepared by the Institute of Transportation Engineers. The underlying
assumption is that townhouse development generates fewer trips per unit.
All City streets abutting the site are in adequate condition. The alley which was
abandoned does need to be re-established and dedicated to the City to provide
internal access to this site in order to maintain historical integrity and to provide
trash pickup, utility access and vehicle parking. The pattern of development in this
neighborhood is alley access. This will serve to address off-street parking issues and
better coordinate traffic flow.
S tr- 7hn : This development is -within the boundaries of the Kalispell School District
#5. The school district could anticipate that an additional 12 school aged children
might be generated into the district at full build out. This number is not considered
significant and impacts should be able to be accommodated. The site does border
an existing grade school thus access is ideal.
Earks and Q:pen Spac-t: The state and local subdivision regulations have parkland
open space requirements for major subdivisions in the amount of I I percent or one -
ninth of the area proposed for the development. The applicant will be required to
pay cash -in -lieu of parkland dedication to satisfy this requirement based on the
values of the 1.93 acres of land at $20,000/acre. Based on the current lot
configuration, the cash in lieu of parkland donation would be $4,224. The site lies
immediately adjacent to the Edgerton School playground thus residents will have
opportunity to utilize these facilities when school hours are not in session.
PDlic-e: This subdivision would be in the jurisdiction of the City of Kalispell Police
Department, The department can adequately provide service to this subdivision.
Fire Protection: Fire protection services will be provided by the Kalispell Fire
Department, and the subdivision will need to meet the requirements of the Uniform
Fire Code. The fire department will review and approve the number and location of
hydrants within the subdivision as well as fire flows for compliance with applicable
fire codes.
Solid Waatr,: Solid waste will be the responsibility of the city of Kalispell. There is
sufficient capacity within the landfill to accommodate this additional solid waste
generated from this subdivision.
edi(-21 Services: Ambulance service is available from the fire department and
ALERT helicopter service. Kalispell Regional Hospital is close, less than three miles
from the site.
Effects on Agriculture and Agricultural Water User Facilities: The site lies
completely within the urban confines of Kalispell and has been so developed in
excess of 90 years. There will be no impact on agricultural uses within the Valley
and no impact on agricultural water user facilities.
Relation to the Kalispell Growth Policy: This property in the Kalispell Growth
Policy and is designated as Urban residential with a general density of 4 - 12 units
per acre. The density does comply with the Policy. The Growth Policy in Chapter 2
Policy IM3 does call for conserving well -established residential areas that have
significant neighborhood and cultural integrity such as Kalispell's historic districts.
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At the same time the Growth Policy encourages infill and the provision of an
adequate supply and mix of housing that meets the needs of present and future
residents in terms of cost and location.
G. Compliance with Zoning: This property has been proposed to be zoned R-4, an
Urban Residential district that is intended for one and two family residential
development and has a minimum lot size requirement of 6,000 square feet and a
minimum lot -width of 50 feet. All the lots comply with the proposed zoning. Note
that if the request to re -zone this site fails, the subdivision plat also fails.
Staff recommends that the Kalispell City Planning Board adopt staff report KPP-03-15 as
findings of fact and recommend to the Kalispell City Council that the preliminary plat be
approved subject to the following conditions:
1. Development of the subdivision shall be platted in substantial compliance with the
approved preliminary plat which governs the location of lots and alleyways within the
subdivision except as modified by the conditions listed herein. (Kalispell Sub. Regs.
Appendix C - Final Plat I(A) Contents of final Plat).
2. That the alleyway serving the subdivision shall be dedicated to the City and
constructed in accordance with the adopted Design and Construction Standards for
the City of Kalispell for alleys with a minimum width of 20 feet. (Kalispell Sub. Regs.
Section 3.01 & 3.10).
3. Vehicle access to this subdivision shall be limited to the dedicated alley. There shall
be no direct access out onto either 5th or 6th Avenues East. (Site review).
4. Sidewalks shall be required to be constructed around the entire perimeter of the site.
Where existing sidewalks are determined to be aged or substandard, they will be
required to be replaced. (Kalispell Subdivision Regs. Section 3.11).
5. Each townhouse sublot shall have a separate water and sewer service and individual
water metering. (Design and Construction Standards for the City of Kalispell).
6. That a letter be obtained from the Kalispell Public Works Department approving the
plans and specifications for water, sewer and drainage facilities for the subdivision.
(Kalispell Sub. Regs. Section 3.12 - 3.15).
7. A letter from an engineer licensed in the State of Montana certifying that the
improvements have been installed according to the required specifications shall be
submitted at the time of final plat approval along with a letter from the Kalispell Public
Works Department stating that the required improvements have been inspected and
comply with the City standards. (Kalispell Sub Regs. Sections 3.09, 3.11 - 1.15)
8. A storm water drainage plan which has been designed by an engineer licensed in the
State of Montana shall be prepared which complies with the City's Design and
Construction Standards and shall be reviewed and approved by the Kalispell Public
Works Department. (Kalispell Sub. Regs. Section 3.12 A).
9. That the parkland dedication requirements shall be met by paying cash -in -lieu of
parkland dedication in the amount one -ninth or 11 percent of the area in lots. The
value of the property is set at $20,000/ acre. Based on 1.92 acres in lots, the current
design would be required to pay $4,224, (Kalispell Sub. Regs. Section 3.19 (A)).
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1.0. Development of the landscape boulevard with location of street trees shall be placed in
accordance with a plan approved by the Kalispell Parks and Recreation director. Note
that much of the site presently has a boulevard in place. Because the site is subject to
substantial demolition and re -development all existing boulevards need to be re-
evaluated after removal of the Courthouse East building. (Site Review).
11. All new utilities shall be installed underground. (Kalispell Sub. Regs. Section 3.17 A).
12. A letter from the Kalispell Fire Department is required approving the number and
placement of fire hydrants within the subdivision as well as fire flows. (Uniform fire
Code).
13. All areas disturbed during re -development of the subdivision shall be re -vegetated with
a weed -free mix immediately after development. (Kalispell Sub. Regs. Section 3.13).
14, That preliminary approval shall be valid for a period of three years from the date of
approval. (Kalispell Sub. Regs. Section 2.04 (E(7)).
WSJ
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