3. Conditional Use Permit - Depot PlacePlanning Department
201 1" Avenue East
Kalispell, MT 59901
Phone: (406) 758-7940
Fax: (406) 758-7739
www.katispell.com/planning
REPORT TO: Doug Russell, City Manager �2
FROM: Tom Jentz, Director
SUBJECT: Depot Place Request for Conditional Use Permit
MEETING DATE: August 6, 2012
BACKGROUND: : The Kalispell City Planning Board met on Tuesday July 101h and held a public hearing
to consider a request by the Sparrow Group of Missoula for a conditional use permit to construct a three story
40-unit senior apartment building, to be known as Depot Place, on a two acre lot zoned B-4 (Central
Business). The property is located at the northwest corner of the intersection of Third Avenue EN and East
Center Street. The east half of the property, where the apartment building is proposed, is currently vacant.
The west half of the property has two Quonset huts on it, one of which is housing a used appliance business
addressed as 215 E. Center Street. The two acre site can be legally described as Lot 3 of Kalispell Market
Place Phase III located in the SE '/ of Section 7 and the SW % of Section 8, Township 28 North, Range 21
West, P.M.M., Flathead County, Montana.
The Kalispell Planning Department staff presented staff report KCU-12-2 and reviewed the proposed project.
Staff recommended approval of the conditional use permit subject to 14 conditions.
At the public hearing the applicant spoke in favor of the project. No one else spoke for or against the use
permit request and the public hearing was closed.
The planning board then acted on a motion to recommend the city council consider approving the conditional
use permit subject to the 14 conditions listed in the staff report. The vote to recommend approval was
unanimous.
RECOMMENDATION: A motion to approve the conditional use permit with the 14 conditions as
recommended by the planning board.
FISCAL EFFECTS: The project is tax exempt however a condition of approval requires that the applicants
negotiate a PILT (payment in lieu of taxes) that would address the cost of services to the city.
ALTERNATIVES: As suggested by the city council.
Respectfully submitted,
'z---
17g-
0—�
Tom Jentz
Director
Report compiled: July 24, 2012
c: Theresa White, Kalispell City Clerk
Return to:
Kalispell City Clerk
PO Box 1997
Kalispell, MT 59901
City of Kalispell
P. O. Box 1997
Kalispell, Montana 59903-1997
APPLICANT: The Sparrow Group
Alex Burkhalter
PO Box 2099
Missoula, MT 59806
(406) 251-5076
LEGAL DESCRIPTION: Lot 3 of Kalispell Market Place Phase III located in the Southeast
Quarter of Section 7 and the Southwest Quarter of Section 8,
Township 28 North, Range 21 West, P.M.M., Flathead County,
Montana
ZONE: Central Business, B-4
The applicant has applied to the City of Kalispell for a conditional use permit to build a 40-
unit apartment building for low income seniors on a two acre lot.
The Kalispell City Planning Board and Zoning Commission, after due and proper notice, on
July 10, 2012, held a public hearing on the application, took public comment and recommended that
the application be approved subject to fourteen conditions.
After reviewing the application, the record, the KPD 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-12-2 as the Council's findings
of fact, and issues and grants to the above -described real property a conditional use permit to build a
40-unit apartment building for low income seniors in a Central Business, B-4 zoning district subject
to the following conditions:
On -going conditions:
I 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. All utilities shall be placed underground.
Prior to the issuance of a building permit:
3. The building permit application site plan and elevations shall substantially comply with the
approved site plan.
4. A parking lot plan drawn in accordance with chapter 27.24 of the zoning ordinance shall be
reviewed and approved by the planning department. The plan shall also include an
approximate time for parking lot paving.
5. The project site's frontage along East Center Street and Third Avenue EN shall be improved
in accordance with the City of Kalispell's Standard for Design and Construction and
Montana Public Works Standards; and shall be certified by an engineer licensed in the State
of Montana. All work shall be reviewed and approved by the Kalispell Public Works
Department prior to construction.
For East Center Street the infrastructure improvements shall include but not be
limited to street paving, curb, gutter, landscape boulevard, sidewalk and storm water.
For Third Avenue EN the infrastructure improvements shall include curb, gutter and
sidewalk replacements for the driveway sections.
6. Water and sewer main extension and modifications shall be reviewed and approved by the
Kalispell Public Works Department.
7. A storm water management plan designed in accordance with the city's Storm Water
Standards shall be submitted to the Public Works Department for review and approval.
8. The Kalispell Fire Chief shall review the water main extension and determine whether an
additional hydrant is needed to serve the building and its location.
9. A revised landscape plan shall be provided to the Kalispell Parks and Recreation Department
and Planning Department for review and approval. The plan shall specify tree and shrub type
and size at the time of planting for the parking areas, areas around the building and the
boulevard along East Center Street. The revised landscape plan shall also include irrigation
plans and fencing details for the fence along Third Avenue EN.
10. The developer shall provide building details for the garbage enclosure. Any doors associated
with the garbage enclosure are prohibited from extending into the private street.
Prior to the issuance of a Certificate of Occupanc.
11. A certification shall be submitted to the Public Works Department stating that the
improvements have been built as designed and approved.
12. A letter from the Kalispell Public Works Department shall be submitted to the Kalispell
Building Department stating that all new infrastructure has been accepted by the City of
Kalispell.
13. The approved storm water plan shall be implemented.
14. All landscaping shall be installed per the approved landscape plan.
Dated this 6th day of August, 2012.
W
County of Flathead )
Tammi Fisher
Mayor
On this day of , 2012 before me, a Notary Public, personally
appeared Tammi Fisher, 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 she executed the same on behalf of
the City of Kalispell.
1114 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
Printed Name:
Residing at Kalispell, Montana
My Commission Expires
PLANNING FOR THE FUTURE
July 30, 2012
Doug Russell
City of Kalispell
P.O. Box 1997
Kalispell, MT 59903
Re: Conditional Use Permit for Depot Place
Dear Doug:
Planning Department
201 1" Avenue East
Kalispell, MT 59901
Phone: (406) 758-7940
Fax: (406) 758-7739
www.kalispell.com/planning
The Kalispell City Planning Board met on Tuesday July 101h and held a public hearing to consider a request by
the Sparrow Group of Missoula for a conditional use permit to construct a three story 40-unit senior apartment
building, to be known as Depot Place, on a two acre lot zoned B-4 (Central Business). The property is located
at the northwest corner of the intersection of Third Avenue EN and East Center Street. The east half of the
property, where the apartment building is proposed, is currently vacant. The west half of the property has two
Quonset huts on it, one of which is housing a used appliance business addressed as 215 E. Center Street. The
two acre site can be legally described as Lot 3 of Kalispell Market Place Phase IlT located in the SE % of
Section 7 and the SW '/ of Section 8, Township 28 North, Range 21 West, P.M.M., Flathead County,
Montana.
At the hearing, Tom Jentz of the Kalispell Planning Department presented staff report KCU-12-2 and reviewed
the proposed project. The staff recommended approval of the conditional use permit subject to 14 conditions.
At the public hearing the applicant spoke in favor of the project. No one else spoke for or against the use
permit request and the public hearing was closed.
The planning board then acted on a motion to recommend the city council consider approving the conditional
use permit subject to the 14 conditions listed in the staff report. The vote to recommend approval was
unanimous.
Please schedule this matter for the August 6 regular city council meeting. You may contact this board or Tom
Jentz at the Kalispell Planning Department if you have any questions regarding this matter.
Sincerely,
Ka],i5pell City Planning Board
Chhaa/d Graham /rn<L
President
Attachments: Letter of transmittal
Staff Report #KCU-12-2 and supporting documents
Draft minutes from the 7-10-12 planning board meeting
c w/ Att: Theresa White, Kalispell City Clerk
c w/o Att: Sparrow Group, Alex Burkhalter, Box 2099, Missoula, MT 59806
EXAIBIT in.
DEPOT
CONDITIONAL USE PERMIT
Fe,41ISPELL
JUL Y 10, 2012
The Kalispell City Planning Board held a public hearing on this matter at a special planning board
meeting on July 10, 2012. The planning board recommended the following conditions be placed on
the conditional use permit:
On -going 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. All utilities shall be placed underground.
Prior to the issuance of a building permit:
3. The building permit application site plan and elevations shall substantially comply with the
approved site plan.
4. A parking lot plan drawn in accordance with chapter 27.24 of the zoning ordinance shall be
reviewed and approved by the planning department. The plan shall also include an
approximate time for parking lot paving.
5. The project site's frontage along East Center Street and Third Avenue EN shall be improved
in accordance with the City of Kalispell's Standards for Design and Construction and
Montana Public Works Standards; and shall be certified by an engineer licensed in the State
of Montana. All work shall be reviewed and approved by the Kalispell Public Works
Department prior to construction.
® For East Center Street the infrastructure improvements shall include but not be limited
to street paving, curb, gutter, landscape boulevard, sidewalk and storm water.
® For Third Avenue EN the infrastructure improvements shall include curb, gutter and
sidewalk replacements for the driveway sections.
6. Water and sewer main extension and modifications shall be reviewed and approved by the
Kalispell Public Works Department.
7. A storm water management plan designed in accordance with the city's storm water standards
shall be submitted to the public works department for review and approval.
The Kalispell Fire Chief shall review the water main extension and determine whether an
additional hydrant is needed to serve the building and its location.
9. A revised landscape plan shall be provided to the Kalispell Parks and Recreation Department
and Planning Department for review and approval. The plan shall specify tree and shrub type
and size at the time of planting for the parking areas, areas around the building and the
boulevard along East Center Street. The revised landscape plan shall also include irrigation
plans and fencing details for the fence along Third Avenue EN.
10. The developer shall provide building details for the garbage enclosure. Any doors associated
with the garbage enclosure are prohibited from extending into the private street.
Prior to issuance of a Certificate of Occupancy
11. A certification shall be submitted to the Public Works Department stating that the
improvements have been built as designed and approved.
12. A letter from the Kalispell Public Works Department shall be submitted to the Kalispell
Building Department stating that all new infrastructure has been accepted by the City of
Kalispell.
13. The approved storm water plan shall be implemented.
14. All landscaping shall be installed per the approved landscape plan.
Planning Department
201 V Avenue East
Kalispell, MT 59901
Phone: (406) 758-7940
Fax: (406) 758-7739
www.kalispell.com/planning
TO: Doug Russell, City Manager
FROM: Sean Conrad, Senior Planner
SUBJECT: Cost of Services Analysis — Depot Park PILT
DATE: July 30, 2012
Resolution #5374 requires the Planning Department to prepare an estimated Payment in Lieu of Taxes
(PILT) for certain projects which have tax exempt status in the City. In preparing this estimated PILT
payment, several assumptions are made;
Costs of services associated with solid waste, ambulance, water, sewer, storm water, streets and
street maintenance are already addressed through the payment of user fees and assessments by
both exempt and non-exempt properties.
2. Costs associated with impacts to general city administration (finance, community development,
planning and attorney's office) are in most cases generally impractical to estimate and difficult to
assess in any meaningful way.
3. Costs associated with police, fire, and parks (for residential projects) are very tangible and
definable costs.
4. The average cost of a police call in Kalispell is approximately $128. This is based on dividing the
number of calls included in the summary section of the police department's budget by the general
police budget for the past 2 years.
5. The average cost of a fire call in Kalispell is approximately $594. This is based on dividing the
number of calls included in the summary section of the Fire Department's budget by the general
fire budget for the past 2 years.
6. The Depot Place project will construct 40 new apartment units for low income seniors.
7. A review of two similar existing apartment buildings, The Elms and Glacier Manor, were
reviewed for the number of police and fire calls over the past two years to provide an estimate of
anticipated calls from Depot Place once it is constructed and occupied.
PILT estimate for Depot Place:
POLICE:
The Police Department could expect 29 service calls when the project is fully occupied. The
annual cost of services for the Police Department is estimated as follows:
29 calls x $128/call = $3,712
FIRE
In my calculation of an approximate cost of services the numbers of calls reflects basic life support
calls, advanced life support calls and fire calls including small kitchen fires, smoke alarms and
false alarms. As mentioned previously, the number of calls is based on two other apartment units
on the west side of Kalispell. The annual cost of services for the Fire Department is estimated as
follows:
34 calls x $594/call = $20,196
AVERAGE ANNUAL COST OF SERVICES (POLICE AND FIRE) EXPERIENCED BY THE CITY:
$23,908
ESTIMATED CITY TAXES:
For a comparison of how the average annual cost of services calculated above compares to the estimated
taxes that the new apartment building would pay I contacted the Department of Revenue. Based on my
discussion with the department, the completed Depot Place apartment building would pay an estimated
yearly tax of $9,000, based on a 5 year average tax assessment, if the property were not tax exempt.
SUMMARY
The average annual cost of services to the City that can be directly contributed to the Depot Place
apartment building is estimated at $ 23,908. Based on the City's current mill levy, the estimated yearly
tax on the proposed apartment building is $9,000. The Planning Department considers the estimated
yearly tax as the maximum amount of payment that should be assessed to a particular property for
services received. The analysis above indicates the average annual cost of services would be higher than
the estimated yearly amount in taxes paid by $14,908. Although the cost to serve the new apartment
building is expected to be higher than the taxes the City would have received if the property were not tax
exempt, the intent is to not overburden the property owner with excess taxes based on anticipated
services. Rather, the property owner is required to pay their fair share as if they were a tax paying
property, competing with other apartment buildings in the City. Paying $9,000 annually to cover a
portion of the cost of services to the City, is a reasonable payment in lieu of taxes
RECOMMENDATION:
The Planning Department's recommendation would be to bill the facility $9,000 annually to cover the
average annual cost of services that the apartment building would require from the Police and Fire
Departments.
SPARROW GROUP
KALISPELL PLANNING DEPARTMENT
STAFF REPORT #KCU-12-02 i
This is a report to the Kalispell City Planning Board and Kalispell City Council regarding a
request for a conditional use permit to allow a 40-unit senior apartment building on a 2 acre lot.
A public hearing on this matter has been scheduled before the Planning Board for July 10, 2012
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: The senior apartment building is being proposed by The
Sparrow Group out of Missoula. The Sparrow Group provides planning and development
services for affordable housing. The company's focus on affordable housing is concentrated in
the western United States with housing developments currently proposed in Montana, Wyoming
and North Dakota. The Sparrow Group has been involved in 29 projects totaling over 1, 100
housing units for seniors and low income families.
In Kalispell, The Sparrow Group developed the Spring Creek Apartments on Appleway Drive. The
project received housing tax credits from the State in 2008 and 2009. Now complete, the
apartments provide 66 affordable housing units for low income families. The current proposal,
Depot Place, would provide 40 apartment units for low income seniors in the first phase. An
anticipated second phase would provide an additional 40 apartment units also for low income
seniors. This second phase could begin the review and approval process in the next few years
based on the Sparrow Group's ability to secure additional funding from the State.
Petitioner: The Sparrow Group
Alex Burkhalter
Size and Location: The property is located at the northwest corner of the intersection of Third
Ave. EN and East Center Street. The east half of the property, where the apartment building is
proposed, is currently vacant. The west half of the property has two Quonset huts on it, one
of which is housing a used appliance business. The two acre site can be legally described as
Lot 3 of Kalispell Market Place Phase III located in the SE 1/4of Section 7 and the SW 1/4 of
Section 8, Township 28 North, Range 21 West, P.M.M., Flathead County, Montana.
A. Summary of Request: The proposed senior apartments, Depot Place, will be a three story
building accommodating 40 units for low income seniors. Future tenants of Depot Place
will be screened to ensure there income does not exceed the limits of 60% of the area
median income published by the Department of Housing and Urban Development. This
currently equates to $24,300 yearly income for one person and $27,780 yearly income for
a couple.
The three story building will be approximately 37 feet tall providing one and two bedroom
units on all three stories. The building's total size will be 35,962 square feet with each
story at approximately 11,985 square feet. Each story will include a laundry room for
tenants. The first floor will include a community room for coffee, birthday parties and
movie nights. This community room is adjacent to the main entrance of the building and
looks out onto an outdoor patio and lawn. The second and third stories will include event
rooms for use by the tenants. Also on the first floor is an office for leasing information to
new tenants and rent collection. The site manager will hold office hours between 20-30
hours per week and live on -site.
Vehicle access to the building is provided by a parking lot on the west side of the building.
The parking lot plan shows 39 parking spaces for residents and visitors. The developers
plan is to use East Center Street as the parking lot's entrance with the exit on the north
side of the parking lot onto a private roadway.
As part of their development of the 2 acre site the Sparrow Group has requested and
received a preliminary plat waiver (a copy of the approval letter is attached to this report)
to split the 2 acre lot in half. Figure I below is the preliminary approved subdivision.
When the lot is subdivided this first phase of the project will be on lot 2 with the
anticipated second phase on lot 1. The Sparrow Group received preliminary plat approval
on June 6, 2012. They have until June 6, 2015 to receive final plat approval from the city
council.
Figure 1: Approved preliminary plat
m m'm LOT T �KALISPELLMARKETPLACE- PHASE III
Ile,
Proposed Lot 2
1.07 Ac.
y
N
Proposed Lot I
":40 UNIT APARTMENT
1.07 Ac.
BUILDING PROPOSED
=40 UNIT APARTMENT
BUILDING PROPOSED
tw
K
B. Existing Land Use and Zoning: The two ace project site is zoned B-4 (Central
Business). The B-4 district is a business district intended to set apart that portion of
the city which forms the center for financial, commercial, government, professional and
cultural activities. The district also provides for a variety of housing from single family
homes to high density apartment buildings. The property is located at the northwest
corner of the intersection of Third Ave. EN and East Center Street. The east half of the
property, where the apartment building is proposed, is currently vacant. The west half
of the property has two Quonset huts on it, one of which is housing a used appliance
business.
C. Adjacent Land Uses and Zoning: The immediate area is characterized by a mix of
commercial development. North of the site, across the railroad tracks, is a paint store
and supermarket. West of the site is a branch bank drive through and east of the site is
a glass retailer. South of the site is a small office, restaurant and pizza business.
Figure 2: Aerial view of the project site and adjacent properties
3
D. Relation to the Growth Policy: The Kalispell City Growth Policy Map designates the 2
acre project site as Commercial, which provides the basis for the B-4 zoning designation.
The growth policy map lists uses such as retail, offices, services, mixed use developments
and residential as appropriate land uses in the Commercial land use designation. The
requested conditional use permit to use the project site for senior housing is an
appropriate land use for the property.
E. Utilities/ Services:
Sewer service: City of Kalispell
Water service: City of Kalispell
Solid Waste:
City of Kalispell or Evergreen Disposal
Gas:
Northwestern Energy
Electric:
Flathead Electric Cooperative
Phone:
CenturyLink
Police:
City of Kalispell
Fire:
Kalispell Fire Department
Schools:
School District #5, Kalispell
IAIYI._'_M#J_Tvww�'
This application has been reviewed in accordance with the conditional use review criteria in the
Kalispell Zoning Ordinance.
1. Site Suitability:
a. Adequate Useable Space: The property is approximately 2 acres in size and
contains two Quonset huts on the west side of the property. The east side, where
the 40-unit senior apartment is proposed, is level and currently vacant. There is
adequate space on the site for the proposed apartment building and associated
parking-
b. Adequate Access: The property has vehicle access on three sides, north, east and
south. On the north is a private roadway approximately 28 feet wide. This
roadway serves the project site and the two lots west of the project site. The
roadway connects First Avenue EN to Third Avenue EN. Third Avenue EN creates
the east property boundary for the project site. Third Avenue EN is a city street
approximately 48 feet wide with curb, gutters and sidewalks on both sides of the
street. Along the south boundary of the project site is East Center Street. East
Center Street includes curb and gutter on both sides of the street however
sidewalks are only located on the south side of the street along this section of East
Center Street.
The site plan submitted with the application shows a one-way driveway off of East
Center Street to the proposed parking lot. Vehicle traffic will exit on the north end
of the parking lot utilizing the private roadway to access Third Avenue EN to the
east or First Avenue EN to the west.
C. Environmental Constraints: There are no obvious environmental constraints
apparent on the property. Discussions with the developers regarding past uses on
CI
the property and potential contamination issues have been addressed for the
eastern portion of the property, where the proposed 40-unit senior apartment
building is proposed. The developer is aware of needed testing on the western half
of the property to determine if any environmental remediation is necessary before
beginning phase 2 of their project.
d. Height, bulk and location of the building: The proposed 40-unit senior apartment
building will be a three story building approximately 37 feet tall. The building will
have a footprint of approximately 11,992 square feet with the longest side of the
building, at 170 feet, parallel to Third Avenue EN. A patio area and lawn for the
residents will be located on the west side of the building with a 39 space parking lot
also west of the building.
The property is located in the B-4 (Central Business) zoning district. This district
includes the downtown area and areas north and east of the downtown. With the
B-4 district primarily zoning the downtown, the zoning district has a permitted
building height • 40 feet, no building setback requirements and no maximum lot
coverage requirements. The proposed building, its height and location comply with
the B-4 • • development standards.
a. Parking Scheme: The proposed site plan shows a 39 space parking lot on the west
side of the apartment building. Section 27.24.050(7) of the zoning ordinance
provides minimum off-street parking standards by use. The proposed use, a senior
apartment complex, requires one space per two dwelling units. With 40 dwelling
units in the apartment building the developer would need to provide a minimum of
20 parking spaces. The developer has opted to exceed this minimum required
amount showing 39 parking spaces in the parking lot.
Access to the parking lot would be from East Center Street using a 23-foot wide
one-way driveway to enter the parking lot. 90 degree parking spaces line both
sides of the parking lot with the exit on the north end of the lot onto a private
roadway. The roadway is approximately 28 feet wide and extends from First
Avenue EN to Third Avenue EN. Landscaping is proposed on both the north and
south sides of the parking lot with a narrow, 3-foot wide, swath of landscaping on
the west side of the parking lot.
A cursory review of the proposed parking lot based on the design standards in the
zoning ordinance will require the developer to modify the parking lot as follows:
• Eliminate the two parking spaces on the south end of the parking lot and
replace with landscaping
• Show each parking space as 9'x 20'with a drive aisle of 24 feet
• Provide parking lot landscaping with the minimum amount of 5% of the total
interior parking lot
A recommended condition of approval will require the developer to submit a revised
parking lot plan to the planning department. The planning department will need to
review and approve the revised plan prior to the issuance of a building permit.
0
b. Traffic Circulation: Vehicle traffic can enter the site along East Center Street via a
driveway into the parking lot on the west side of the building. Vehicles would then
exit the parking lot on its north side onto a private roadway and can choose to
either head west, to First Avenue EN or east to Third Avenue EN. The two public
streets, East Center Street and Third Avenue EN, and the private roadway are
capable of handling the anticipated traffic from the 40-unit senior apartment
building.
C. Open Space: Section 27.34.060 of the zoning ordinance requires multi -family
dwellings of five or more units to provide one of the following elements as part of
the project:
0 500 square feet of land per unit which has recreational value for the
residents;
0 Recreational amenities equivalent to the fair market value of 500 square
feet of undeveloped land per unit;
0 Equivalent funds payable to the city to develop neighborhood facilities in
the immediate vicinity; or
® A combination of any of the above.
The application addresses this requirement under item no. 4. With 40 units
proposed the developer is required to provide either 20,000 square feet of land (40
units x 500 square feet) or an equivalent fair market value for that amount of land.
The land value provided by the developer is $12.50/square foot. This amount is
reasonable based on discussions with the Department of Revenue. To provide
recreational amenities equivalent to the fair market value of 20,000 square feet the
developer would be required to install $250,000 ($12.50 x 20,000) worth of
recreational amenities in or around the building.
The developer is proposing to provide a combination of land and recreation
amenities. The application provides a cost breakdown of the land and amenities
that will be provided as part of the apartment complex. These include an outside
patio, first floor common room, second and third floor event rooms and lawn area
south of the patio. The lawn area and patio have a combined area of 6,142 square
feet. The first floor common room and two event rooms have a combined area of
2,057 square feet. The lawn, patio and event rooms have a combined area of 8,199
square feet. This leaves 11,801 square feet or equivalent fair market value of the
land at $147,512 to be made in improvements providing a recreational amenity.
The application states the cost of improvements to the three common rooms inside
the building total $224,213 based on an approximate finished square foot cost of
$109/square foot. Based on a review of the costs, location and proposed
improvements to the outside and inside common areas staff has concluded that the
required open space /recreational amenities for this project have been met.
d. Fencing/ Screening/ Landscaping: A preliminary landscaping plan is shown on the
site plan submitted with the application. The preliminary plan has a combination
of grass, trees and shrubs on the east side of the building, between the building
0
and Third Avenue EN right-of-way. Also along this right-of-way the developer is
proposing some privacy fencing. The fencing would be 4 feet tall in 8-foot sections.
The sections would be broken up by landscaping to avoid having a continuous
fence along Third Avenue EN.
On the east side of the building the preliminary landscape plan shows an
approximately 6,500 square foot lawn with trees transitioning into an outdoor patio
on the north end. The north and south sides of the building will include grass and
combination of trees and/or shrubs for landscaping.
Y11'e L-tTiol,1717 scaying pi oposeT exce Ae 'W110 ICA 0 •scaping necessii
for the building. The lawn and patio area are necessary for open space
requirements as discussed in subsection c above. The property is within the B-4
(Central Business) zoning district. This district includes most of the historic
downtown and does not require setbacks to the property lines. The developer has
proposed some building setbacks to the property lines to incorporate landscaping
to compliment the building and create additional interest around the building. I
As part of the building permit process the developer will be going through the city's
Architectural Review Committee prior to any building permit approvals. The
committee generally reviews landscape plans in conjunction with building permits
and helps developers in determining the appropriate landscaping for the area. The
developer will also be required to submit a revised landscape plan to the Parks and
Recreation Department with the building permit application. This revised plan will
provide greater detail regarding species type and planting size along with an
gation plan.
C. Signage: No specific sign plan has been proposed as part of the application. The
site plan indicates one detached sign along East Center Street. The location of the
sign shown on the site plan would be within the future right-of-way for East Center
Street. If the developer -proceeds with a sign out by East Center Street it will need
to be moved north of the location shown on the site plan and be located outside of
the future right-of-way.
f. Lighting: Section 27.26.030 of the Kalispell Zoning Ordinance sets standards for
all outdoor lighting on commercial or residential structures. No specific outdoor
lights or lighting plan was submitted with the conditional use permit application.
Upon submitting a building permit application the outdoor lighting will be required
to meet the city's ordinance code.
3. Availability of Public Services/Facilities:
a. Schools: This site is within the boundaries of School District #5. No impact is
anticipated with the proposed use since the apartments will be provided housing to
senior citizens.
b. Parks and Recreation: There should be no significant impact on the parks and
recreation programs and facilities as a result of this use. The developer is providing
areas to recreate on site as discussed on page 6 of this report. Also, the project site
is within once city block to Depot Park and within 1/4mile of Woodland Park. The
proximity of the project site to these two city parks will help to provide for the
M
C. Police: Police protection will be provided by the Kalispell Police Department. No
unusual impacts or needs are anticipated from the proposed use.
d. Fire Protection: Fire protection will be provided by the Kalispell Fire Department.
There are existing fire hydrants to the south and west of the pro -posed senior
apartment building along East Center Street. The project has been reviewed by the
Kalispell Fire Chief. The Chief is requiring additional hydrants on the north side of
the project site, along the private access roadway. The number of hydrants could
vary between one or two based on the final engineering design for water lines
serving the project and the final location of the hydrant(s). As a recommended
condition of approval the Chief shall review and approve the final hydrant locations
on the project site.
e. Water: City water currently serves the property. The city has an 18-inch water
main within the East Center Street right-of-way. There is sufficient capacity within
this water main to serve the proposed 40-unit apartment building. No significant
impact on water services can be anticipated as a result of this use.
To serve the apartment building the developer will be extending an 8-inch main line
off of the 18-inch main. This new 8-inch main line will most likely extend through
the proposed parking lot. Based on the fire chiefs comments, the main will likely
extend the north end of the parking lot for the installation of a fire hydrant. As a
condition of this use permit the developer will be required to submit engineering
plans for review and approval from the Public Works Department prior to any work
on the city's water main.
f. Sewer: Sewer service is currently provided by the city. The city records show a 6-
inch clay sewer line south of the property as the most feasible to connect into. The
sewer line is located in the alley between First Avenue East and Second Avenue
East. A 6-inch sewer line is undersized based on current Public Works design
standards. The developer's engineer will need to submit information to the Public
Works Department for their review and approval showing whether the existing 6-
inch sewer main is capable of handling the sewer needs of the proposed 40-unit
apartment building per City of Kalispell Design Standards. If the 6-inch sewer
main is determined to be incapable of handling the sewer from the apartment
building, the developer will need to submit a plan to the Public Works Department
for the upgrade of the sewer line.
9. Storm Water Drainage: There is an existing 36-inch storm water main on the
south end of the project site along East Center Street. Storm water runoff from the
site shall be managed and constructed per the City of Kalispell Construction and
Design Standards. Prior to receiving a building permit the developer will 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.
h. Solid Waste: Solid waste pick-up is provided by the City however the developer has
the option to use Evergreen Disposal. The developer is proposing a central garbage
collection area on the north side of the building, adjacent to the private roadway.
0
Planning staff has concerns regarding the doors for the enclosed garbage collection
area, when opened, to extend out into the private roadway. Planning staff is
recommending the developer provide details for the garbage enclosure with the
building permit application. Any doors associated with the garbage enclosure
would be prohibited from extending into the private street.
i. Streets: East Center Street is located along the south boundary of the project site
with Third Avenue EN on the project site's east boundary. A private roadway is
located along the north boundary of the project site.
East Center Street is classed as a minor arterial in the Kalispell Area
Transportation Plan (2006 Update). East Center Street is a three lane street along
the project site and has traffic volumes of approximately 6,000 vehicles per day
based on the transportation plan. The plan notes that a three lane street can
accommodate traffic volumes of 12,000 to 18,000 vehicles per day. The right-of-
way width for the section of East Center Street along the project site is 50-feet and
includes curb and gutter on both sides of the street with an 8-foot sidewalk on the
street's south side.
The developer has received preliminary plat approval to divide the 2-acre project
site into two 1-acre lots. As part of the preliminary plat approval the developer will
be dedicating an additional 20-feet of right-of-way on the north side of East Center
Street. This additional right-of-way will enable upgrades to this section of East
Center Street to occur as discussed below.
Figure 3: Current view of East Center Street looking west. The project site is
located on the right side of the photo.
�c
As a recommended condition of approval the developer will be required to upgrade
the portion of East Center Street fronting the project site. This includes upgrading
the north side of East Center Street from its intersection with Third Avenue EN
west approximately 200 feet. Upgrades would include rebuilding any curb and
gutters, installing an 8-foot sidewalk and creating a landscape boulevard. Typically
the sidewalk is located within a foot of the right-of-way boundary however the
developer is working with Eagle Transit to install a bus turnout on East Center
Street for the residents of the apartment building. The location of the bus turnout
may require the sidewalk to be moved south, further away from the right-of-way, to
meet the bus turnout. As a condition of approval the developer will need to submit
a plan to the Public Works Department for their review and approval detailing the
bus turnout, sidewalk location, boulevard treatment and curb locations.
Third Avenue EN is approximately 48 feet wide with curb, gutters and sidewalk on
both sides of the street. The sidewalk along the project's frontage is 8-feet wide.
Third Avenue EN is classified as a minor arterial in the Kalispell Area
Transportation Plan (2006 Update). Third Avenue EN is a two lane street along the
frontage of the project site and has traffic volumes of approximately 6,000 vehicles
per day based on the transportation plan. The plan notes that a three lane street
can accommodate traffic volumes of 12,000 to 18,000 vehicles per day.
Figure 4: Current view of Third Avenue EN looking north. The project site is
located on the left side of the photo.
Third Avenue EN has an 8-foot sidewalk along the project's frontage however the
sidewalk has three driveways along its frontage. The driveways are 40 feet, 28 feet
and 24 feet in width and were installed for a previous business on the property.
These driveways create a sidewalk surface that undulates with each driveway
instead of a continuous level walking surface. The proposed apartment building
10
will not need the existing driveways and the Public Works Department is
recommending the developer remove the driveways and reinstall the sidewalk and
curb. By doing this the sidewalk will to create a continuous level sidewalk along
this portion of Third Avenue EN and be ADA (Americans with Disabilities Act)
compliant. The plans for removing the driveways and installing new curb and
sidewalk will need to be reviewed and approved by the Public Works Department
prior to the issuance of a building permit.
Included with the application the developer's engineers have submitted projected
traffic volumes for the 40-unit apartment building. The traffic volumes are based
on the Institute of Transportation Engineers "Trip Generation 6th Edition" under the
land use of elderly housing. The projected traffic on weekdays is 139 trips with
weekend traffic trips between 100 and 108. Based on the projected amount of
vehicle trips and the current volumes of traffic East Center Street and Third Avenue
EN are experiencing, the proposed project will not have an impact to vehicle traffic
on the adjacent streets.
j. Sidewalks: Section 27.34-060 of the zoning ordinance requires multi -family
buildings to provide pedestrian access from the main entrances of the building to
the right-of-way. The site plan submitted for the apartment building complies with
this requirement. The main entrance on the west side of the building has a
sidewalk connection parallel to the parking lot and connects to East Center Street.
Another entrance/ exit on the south end of the building also provides a sidewalk
connection to East Center Street. In discussions with the developer he indicated to
planning staff that he is considering another entrance/exit onto Third Avenue EN
on the north end of the building. If this entrance/ exit were installed it would
provide a third sidewalk connection for the residents of the apartment building to
the adjacent street.
4. Neighborhood impacts: The site is located in a well -established commercial/residential
neighborhood. Impacts to the neighborhood should be relatively insignificant as the
residents of the apartment building will create little additional vehicle traffic in the area.
The proposed apartment building is not anticipated to create any adverse noise, light or
other issues that would impact the surrounding land uses or the neighborhood in general.
5. Consideration of historical use patterns and recent changes: This area has
historically included a mix of light industrial and retail commercial uses. Little has
changed over the last 20 years however with the introduction of higher density housing
this may bring about additional retail uses in this neighborhood.
6. Effects on property values: No significant negative impacts on property values are
anticipated. As previously mentioned the proposed use will not create any adverse
impacts with regard to noise or traffic.
Payment In Lieu of Taxes
In July of 2009 the Kalispell City Council adopted Resolution No. 5374 establishing a policy for
the city that non-profit entities receiving a tax exempt status from the State of Montana and
directly competing with the local property taxpaying entities make a payment in lieu of taxes to
the city. This payment in lieu of taxes pays for the services and benefits the non-profit entity
11
typically receives by building in the city. These services and benefits usually include police and
fire protection and the city park system.
In accordance with Resolution No. 5374 the planning department will prepare a cost of services
analysis along with the anticipated taxes the non-profit entity (The Sparrow Group) would pay.
An agreement will be presented to the city council on the planning department's findings for the
council's review and approval.
The Sparrow Group has been made aware of the payment in lieu of taxes requirement. The
planning department has not completed a cost of services analysis of the project yet however the
Department has estimated a property tax of $9, 100 if the project was not tax exempt. This figure
was based on information provided by the developer and discussions with the Montana
Department of Revenue.
The staff recommends that the planning board adopt the staff report #KCU-12-02 as findings of
fact and recommend to the Kalispell City Council that the Conditional Use Permit be approved
subject to the following conditions:
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. All utilities shall be placed underground.
Prior to the issuance of a building permit:
3. The building permit application site plan and elevations shall substantially comply with
the approved site plan.
4. A parking lot plan drawn in accordance with chapter 27.24 of the zoning ordinance
shall be reviewed and approved by the planning department. The plan shall also include
an approximate time for parking lot paving.
5. The project site's frontage along East Center Street and Third Avenue EN shall be
improved in accordance with the City of Kalispell's Standards for Design and
Construction and Montana Public Works Standards; and shall be certified by an
engineer licensed in the State of Montana. All work shall be reviewed and approved by
the Kalispell Public Works Department prior to construction.
For East Center Street the infrastructure improvements shall include but not be
limited to street paving, curb, gutter, landscape boulevard, sidewalk and storm
water.
12
For Third Avenue EN the infrastructure improvements shall include curb, gutter
and sidewalk replacements for the driveway sections.
6. Water and sewer main extension and modifications shall be reviewed and approved by
the Kalispell Public Works Department.
7. A storm water management plan designed in accordance with the city's storm water
standards shall be submitted to the public works department for review and approval.
8. The Kalispell Fire Chief shall review the water main extension and determine whether
an additional hydrant is needed to serve the building and its location.
A revised landscape plan shall be provided to the Kalispell Parks and Recreation
Department and Planning Department for review and approval. The plan shall specify
tree and shrub type and size at the time of planting for the parking areas, areas around
the building and the boulevard along East Center Street. The revised landscape plan
shall also include irrigation plans and fencing details for the fence along Third Avenue
EN.
10. The developer shall provide building details for the garbage enclosure. Any doors
associated with the garbage enclosure are prohibited from extending into the private
street.
Prior to issuance of a Certificate of Occupancy:
11. A certification shall be submitted to the Public Works Department stating that the
improvements have been built as designed and approved.
12. A letter from the Kalispell Public Works Department shall be submitted to the Kalispell
Building Department stating that all new infrastructure has been accepted by the City
of Kalispell.
13. The approved storm water plan shall be implemented.
14. All landscaping shall be installed per the approved landscape plan.
13
PLANNING POR THE °FUTURE
June 6, 2012
MOAT"A
Dawn Marquardt
Marquardt&Marquardt Surveying, Inc.
201 3`d Avenue West
Kalispell, MT 59901
Planning Department
201 1M Avenue East
Kalispell, MT 59901
Ph6ge: (466) 758-7940
Fax: (406) 758-7739
www.kalispell.com/planning
Re: Waiver of Preliminary Plat Approval — Lot 3, Kalispell Market Place Phase III
Dear Ms. Marquardt:
This letter is 'n response to your request for a waiver of preliminary plat to create two lots from a
2.14 acre property. Both of the lots, Lot I and Lot 2, would be approximately 1.07 of an acre.
The property is located on the north side of East Center Street at the northwest corner of the
intersection of East Center Street and Third Avenue EN. The property is currently described as
Lot 3, Kalispell Market Place Phase 3 located in the SE '/ of the SE '/ of Section 7 and the SW '/
of the SW '/ of Section 8, Township 28 North, Range 21 West, P.M.M., Flathead County,
Montana.
The property is zoned B-4, Central Business, which is a zoning district intended to set apart that
portion of the city which forms the center for financial, commercial, government, professional
and cultural activities. The preliminary subdivision is shown on the attached map labeled
Exhibit A.
Our office can find that the proposed subdivision meets the preliminary plat waiver criteria as
provided for under Section 2.08 of the Kalispell Subdivision Regulations. Specifically it meets the
following criteria: (1) the subdivision contains five or fewer lots, (2) there is no dedication of
streets or public or private parkland, (3) that the lots have legal and physical access conforming to
the subdivision regulations, (4) each lot has a suitable building site and there are no environmental
hazards present; (5) municipal sewer mains and water mains are adequate and in place; (6) that the
subdivision complies with the subdivision and current zoning regulations, and (7) that there will be
no significant impact on agriculture, agricultural water users, local services, the natural
environment, wildlife and wildlife habitat and the public health and safety.
Due to the relatively minor impacts that this subdivision poses, this office grants preliminary plat
approval subject to the conditions outlined below.
Prior to final plat
1. That the final plat is in substantial compliance with the preliminary plat that was waived.
2. The 20 foot easement reserve for future right-of-way acquisition noted on the preliminary
plat shall be dedicated to the city.
3. A note shall be placed on the final plat stating that if the railroad tracks are removed and the
railroad easement is abandoned the 12 %2 foot .easement shall revert to a pedestrian/bike
easement and transferred to the city at such time the city constructs a pedestrian/bike trail on
the easement.
4. The existing cross easement agreement for the private access road (recording number
9525012460) for access and maintenance of the private road shall be amended to reflect the
two lots of this subdivision. The signed amended .easement agreement shall be submitted
with the final plat application and filed after final plat approval.
A municipal facilities exemption shall be obtained from the Montana Department of
Environmental Quality and a letter from the Kalispell Public Works Department stating
that municipal water and sewer are available and will be provided to all lots. Existing and
new utility easements shall be shown on the final plat.
Ogg conditions
6. All new utilities shall be installed underground.
7. This waiver of preliminary plat approval is valid for three years and will expire on .Tune 6,
2015.
Waiver of preliminary plat approval does not constitute approval of the subdivision. Please note
that prior to final plat approval all requirements must be met per Chapters 2 and 3 of the
Kalispell Subdivision Regulations. If you have any questions or disagree with any of the above
conditions please contact me. Conditions which you disagree with will be scheduled for a city
council work session for the council to determine whether the condition is appropriate or not.
Sincerely,
Sean Conrad
Senior Planner
Attachment: Exhibit A
APPLICATION
PROPOSED USE:
OWNER(S) OF R�}
RECORD: /
Name: 1 t 64 '�� i-&M t�
Planning Department
201 Ist Avenue East
Kalispell, MT 59901
Phone: (406) 758-7940
Fax: (406) 758-7739
www.kalispell.com/ planning
ONAL USE PERMIT
Mailing Address:
Gad
I-e V\ t
k)Qb
City/ State/Zip:�'��
( (
�`� �� i Phone: LiQ(t3 `� �4
PERSON(S) AUTHORIZED TO REPRESENT THE OWNER(S) AND TO WHOM ALL
CORRESPONDENCE IS TO BE SENT: _
Name:
Mailing Address:
City/ State/Zip:
946�- Phone: "i66 c)- 57 5
LEGAL DESCRIPTION OF PROPERTY (Refer to Property Records):
Street Sec. ' Town- Range
Address: '2- Vi �. No. "- ship Z9 0 No.
Subdivision`` �Tract Lot Block
Name: \ S V-d- - � No(s). No(s). No.
(.cb�v. vuo\ )-
1. Zoning District and Zoniyig Classification in which use is proposed:
10
2. Attach a plan of the affected lot which identifies the following items:
a. 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 and fencing
1
191
21
On a separate sheet of paper, discuss the following topics relative to the proposed
use:
a. Traffic flow and control.
b. Access to and circulation within the property.
C. Off-street parking and loading.
d. Refuse and service areas.
e. Utilities.
f. Screening and buffering.
g. Signs, yards and other open spaces.
h. Height, bulk and location of structures.
i. Location of proposed open space uses.
j. Hours and manner of operation.
k. Noise, light, dust, odors, fumes and vibration.
{XI
Attach supplemental information for proposed uses that have additional
requirements (consult Planner).
I hereby certify under penalty of perjury and the laws of the State of Montana that the
information submitted herein, on all other submitted forms, documents, plans or any
other information submitted as a part of this application, to be true, complete, and
accurate to the best of my knowledge. Should any information or representation
submitted in connection with this application be incorrect or untrue, I understand that
any approval based thereon may be rescinded, and other appropriate action taken. The
signing of this application signifies approval for the Kalispell Planning staff to be present
on the property for routine monitoring and inspection during the approval and
development process.
Applicant Signature Date
2
,s r
2.a. Surrounding land uses
To the north of the property is Sherwin-Williams Paints and Super 1 Foods. On the
western boarder there are two metal Quonset Huts then a Glacier Bank drive
through branch. The properties southern board is East Center Street with Julies
Cafe and Papa Murphy's Pizza located across the street. The eastern board of the
property runs along Third Avenue East North, with Sheppard's Glass store across
the street.
2.b. Dimensions and shape of lot
See attached Conceptual Site Plan.
2.c. Topographic features of lot
The lot is flat with less than 1 foot of elevation variation across the lot.
2.d. Size and location of existing buildings
There are no existing buildings located on the to be subdivided lot under
consideration.
2.e. Size and location of proposed buildings
See Attached Conceptual Site Plan
2.f. Existing Use of structures and open areas
There are no current structures and the open area (the entire site) is currently
fenced off.
2.g. Proposed use of structures and open areas
The proposed building will be a 3 story senior affordable housing building. All
outside open areas will be landscaped.
2.h. Existing and proposed landscaping and fencing
Currently the lot has no landscaping and a chain link fence around the permiter of
the lot. The proposed building will be full landscaped. Screening will be used along
Third Avenue East North to give residents privacy. The screening will be a mix of
fencing panels and landscaping.
3.a. Traffic flow and control
The parking for the proposed project will be as show on the attached site plan. See
attached Memo from Billmayer & Hafferman, Inc.
3.b. Access to and circulation within the property
All building access points are connected via a sidewalks, which are connected to the
parking lot. Please see attached site plan.
3.c. Off Street parking and loading
The property will have 39 spaces of off street parking. Section 27.24.050 requires 1
space per 2 dwelling units for Elderly Housing, or 20 spaces for Depot Place.
3.d. Refuse and service areas
The property rubbish container will be screened and located as shown on the
Conceptual Site Plan.
3.e. Utilities
See attached Memo from Billmayer & Hafferman, Inc.
3.f. Screening and buffering
Screening and Buffering will be used along Third Avenue East North to give
residents privacy. Screening will be made of alternating fence panels and plantings.
3.g. Signs, yards, and other open spaces
The property will have a monument sign as shown on the Conceptual Site Plan. The
building will have landscaping all around, with the largest yard being approximately
5,350 sq ft
3.h. Height bulls and location of structures
See attached Conceptual Site Plan and Building Elevations
3.i. Location and proposed open space uses
The developed property will have an approximately 5,350 sq ft lawn between the
parking lot and building. Additionally the building includes a 800 sq ft patio area,
1,130 square foot community room and two 463 sq ft even rooms for the tenants to
use.
3.j.
3.k.
Hours and manner of operation
The building includes a leasing office for new tenants and rent collection. The site
manager will have between 20 and 30 hours a week of office hours and schedule
meetings with tenants and prospective tenants as needed. The site manager and/or
maintenance staff will live on site.
Noise, light, dust, odors, fumes, and vibration
The project, being housing for seniors, will produce no unique or noticeable noise,
light, dust, odors, fumes, or vibrations.
4. Supplemental Information for proposed uses
In accordance with section 27.34.060(2) the property shall provide a combination of
land with recreational value and recreational amenities equivalent to the fair
market value of 500 square feet of undeveloped land per unit.
Undeveloped Land Value
Total Land Area
Proposed Units
Total required square feet
OR
Recreational Amenities equal to
$12.50/sq ft.
1.07 Acres or 46,609 sq ft.
40
20,000
$250,000 (20,000 sq ft * 12.50 $/ft)
Project meets requirements by providing
West Lawn offering recreational area 5,346 sq ft
Outside Patio offering recreational area 796 sq ft
Total sq ft offering recreational area 6,142 sq ft
Balance of Requirement 13,858 sq ft (20,000 sq ft - 6,142 sq ft)
Fair Market Value of amenities equivalent $173,225 (13,858 sq ft * 12.5 $/sq ft)
Cost of Finished Space Per Sq. Ft.
First Floor Commons Room
Second Floor Event Room
Third Floor Event Room
Total Amenities inside building
Recreation Amenities Equal to
$109 (Construction Contract $3,918,789 /
35,976 sq ft.)
1,131 sq ft
463 sq ft
463 sq ft
2,057 sq ft
$224,213 (2,057 sq ft* $109 sq ft)
Sparrow Group, formed in 1997 by Tim German, provides planning and development
services for affordable housing communities. In 2005, Alex Burkhalter joined Sparrow
Group as the VP of Development. The companies' focus is on affordable housing in the
western United States. Sparrow Group has maintained offices in Missoula, Montana since
2000.
Sparrow Group is currently developing housing in Montana, Wyoming and North Dakota.
Leveraging its expertise in Housing Tax Credits (HTC), Sparrow has been involved in 29
projects totaling 1,156 units of senior and family housing. Over the years Sparrow has
established the necessary relationships within the Low Income Housing Tax Credit
industry to consistently and effectively take a communities desire for affordable housing
from dream to reality.
In addition to multifamily housing, Sparrow has experience in land planning and
subdivision, single family housing, and assisted living development.
Locally, Sparrow Group was the developer of Spring Creek Apartments just off Appleway.
The project, received awards of HTC in 2008 and 2009. Now completed, the 66 unit project
has remained full and clearly demonstrated the real need of more affordable housing in
Kalispell.
Depot Place is a 40 unit senior affordable independent living property (age 55+) financed
with Housing Tax Credits (HTC). In April 2012, Depot competed against 15 applications
from around the state and was one of the six that were awarded the highly sought-after
HTCs to move forward.
The completed project will be built on the remediated portion of the site at E Center Street
and Third Ave EN. The completed building will feature an elevator, laundry facilities on
each floor, and community room for coffee, birthday parties, and movie nights. In addition
we have two event rooms for the tenants use.
Once completed, the building will be managed by Sparrow Management, who specializes in
HTC management. The future tenants for Depot Place will be screened to ensure there
income does not exceed the limits of 60% of area median income as published by HUD.
Sparrow's future plans for this site involve continuing to work with DEQ for remediation of
any environmental issues on the western portion of the property, where the Quonset huts
are, and the construction of a second phase in the near future.
BILLMAER & HAFFERMAN, INC.
Memorandum
Date: May 31, 2012
From: Nick Fucci
To: Alex Burkhalter
Cc: Kurt Hafferman, P.E.
File: S.129.10
Re: Depot Place — Conditional Use Application
Per your request, Billmayer & Hafferman, Inc. has prepared information for items 3A, Traffic Flow
and Control and, 3E, Utilities of the City of Kalispell Application for Conditional Use Permit.
The proposed Depot Place Senior Housing development is a 40 unit single 3-story building located
on the northwest corner of E. Center Street and 3` EN Ave in Kalispell Montana.
Traffic Flow & Control
Item 3A, Traffic Flow and Control was determined by first determining the daily trip generations
using "Trip Generation" 6t" Ed. Vol_ 1 of 3 published by the Institute of Transportation Engineers.
Specifically Land Use: 253, Elderly Housing Attached. Trip generation per unit was as follows:
1. Weekdays 3.48 ADT
2. Saturdays 2.51 ADT and,
3. Sundays 2.70 ADT
These were used to calculate the total daily trips generated by the proposed 40 unit senior housing
development. Total trips generated were further divided into 50% entering and 50% exiting. Total
trips are as follows:
1. Weekdays
139.2 trips/day
2. Saturdays
100.4 trips/day and,
3. Sundays
108.0 trips /day
This is relatively low as a similar number of single family homes would be expected to generate 320
trips/day.
In an effort to minimize impacts to traffic along both Center and P, a one way traffic pattern is
proposed entering off Center Street using the existing left-hand turn pocket and exiting onto the
railroad frontage road on the north side of the project. Both the entry and the exit would be signed
appropriately with "Stop", "One Way" and "Do Not Enter" signs.
An alternative to the proposed one-way traffic flow would be to allow two-way travel but restrict
vehicles entering Center Street to "Right Turns Only".
Utilities
Utility maps from the City of Kalispell show the following utilities;
E Center Street:
1. 36" dia pvc storm drain
2. 18" dia cast iron water main
3`d Ave EN:
1. 42" dia reinforced concrete storm drain
Railroad frontage road:
1. No utilities identified
While there is no sanitary sewer is identified in the road, sewer is available in the following
locations:
1. Sanitary Sewer manhole connecting to an 8" main is located at the southwest corner of
the Sherwin Williams building across the railroad frontage road.
2. A sanitary sewer manhole connected to a 6" main is located in the alley across E. Center
Street from the property.
Due to the size of the main in the alley across E. Center Street and future expansion plans, we would
recommend boring under the railroad to the north of the property to tap the manhole located in front
of Sherwin Williams. This is an 8" main and is likely to have excess capacity available.
In addition, there are electric, gas and telephone utilities located in E. Center Street.
An existing storm drain manhole located near the northeast corner of the property will need to be
removed; the main running east can be abandoned in -place while the main coming from catch
basins located on either side of the railroad frontage road will need to be relocated and a new
connection made to the 42" RCP main in 3`d Ave EN.
Utility service connections for water, sewer, storm and gas have been located on the property. The
size of these connections will need to be determined in order to verify they meet capacity
requirements for the proposed structure.
2191
s
2191 Third Ave. East ® P.O. Box 1139 Kalispell, NIT 59903-1139
Phone: 406-257-8708 Fax: 406.257-8710
JOBS i 'if)• dJ DIEPO! IC-1 L-
SHEET NO,
CALCULATED BY
CHECKED BY
REF, DWG,
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DATE
June 7, 2012
Sean Conrad
Senior Planner
City of Kalispell
201 1St Ave East
Kalispell, MT 59901
RE: Manion Square Subdivision and Depot Place Conditional Use Permit
Lot 3, Kalispell Market Place Phase III (the "Lot")
Dear Mr Conrad,
Please accept this letter as confirmation that the Martin Family Limited Partnership
("MFLP") is aware of Alex Burkhalter of Sparrow Group's efforts for the subdivision of the
Lot. We are also aware of their request for a Conditional Use Permit.
Sparrow activities and requests surrounding the Lot are being made with the permission of
MFLP.
Kindest Regards,
Teresa Chabot
for Martin Family Limited Partnership
10 1 J
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SPARROW GROUP, LLC — DEPOT PLACE
REQUEST FOR A CONDITIONAL USE PERMIT FOR CONSTRUCTION OF A 40
UNIT SENIOR HOUSING PROJECT IN A B-4 CENTRAL BUSINESS ZONE
PLOT DATE 6/6/12
FILE # K C U —12 — 0 2 H:\gis\site\kcu12_02 Depot Place.dwg
1, the undersigned certify that I did this date mail via First Class Mail a copy
of the attached notice to the following list of landowners adjoinin the
property lines of the property where a conditional use permit has been
requested.
Date:
IN il I� 11111�1111111 1111111i i' i-11-1' 1111111 111111'' 1111111 111�111 171 ��11 111111!! KKK
Martin Family Limited Partnership
260 Glenwood Drive
Kalispell, MT 59901
Alex Burkhalter
Sparrow Group, Inc
P.O.Box 2099
Missoula, MT 59801
Martin Family Limited Partnership
260 Glenwood Drive
Kalispell, MT 59901
Gentry Family, LLP
P.O. Box 1300
Rifle, CO 81650
Centurytel of Montana, Inc. T146
Attn: Chris Stanfield
P.O. Box 7909
Overland Park, KS 66207
Jerry & Elaine Stelle
631 Granite View Drive
Kalispell, MT 59901
Sparrow Group, Inc.
Attn: Alex Burkhalter Kalispell Market Place Partners
P.O. Box 2099 P.O. Box 80510
Missoula, MT 59806 Billings, MT 59108
Glacier Bank C.M. James, Jr., DW Burks 8�
P.O. Box 27 MJ Gwiazdon
Kalispell, MT 59903 P.O. Box 709
Kaunakakai, HI 96748
William L. & Muriel A. Hagerman
208 E Nicklaus
Kalispell, MT 59901
Greater Valley Holdings, LLC
285 Sky Ridge Lane
Columbia Falls, MT 59912
Larry & Marlene Martens Rev Trust
Attn: Tracy Wilkonski
218 Boulder Road
Libby, MT 59923
Chauncey Schreiner
Ursula DeStefano
1111 St" Street West
Kalispell, MT 59901
Kalispell Bldg, LLC John C. Young, William E. Shelby
LHS Investments, LLC NW Healthcare Corp Ronald B. & JoAnne McIntyre
301 E Center Street Attn: Chief Admin Officer C/O Super 1 Foods
Kalispell, MT 59901 310 Sunnyview Lane P.O. Box 10
Kalispell, MT 59901 Hayden, ID 83835
Planning Department
201 1" Avenue East
Kalispell, MT 59901
Phone: (406) 758-7940
Fax: (406) 758-7739
www.kalispell.com/planning
You are being sent this notice because you are a property owner within 150 feet of the proposed project noted below
and will be most directly affected by its development. You have an opportunity to present your comments and
concerns to the Kalispell Planning Department. You may come into the office in person at the above address or you
may contact the office at (406) 758-7940 for additional information. Written comments may be submitted to the
Kalispell Planning Department prior to the submission date, or emailed to us at plamiingCa)kalispell.com.
NOTICE OF PUBLIC HEARING
KALISPELL CITY PLANNING BOARD AND ZONING COMMISSION
July 10, 2012
The regular meeting of the Kalispell City Planning Board and Zoning Commission is scheduled
for Tuesday, July 10,1012, beginning at ,.6:00 PM in the Kalispell City Council Chambers,
Kalispell City Hall, 201 First Avenue East, Kalispell. The planning board will hold a public
hearing and take public comments on the following agenda items. The Board will make
recommendations to the Kalispell City Council who will take final action.
1. A request from the Sparrow Group for a conditional use permit to construct a three story
40-unit senior apartment building, to be known as Depot Place, on a two acre lot zoned
B-4 (Central Business). The property is located at the northwest corner of the
intersection of Third Avenue EN and East Center Street. The east half of the property,
where the apartment building is proposed, is currently vacant. The west half of the
property has two Quonset huts on it, one of which is housing a used appliance business
addressed as 215 E. Center Street. The two acre site can be legally described as Lot 3 of
Kalispell Market Place Phase III located in the SE '/ of Section 7 and the SW '/ of
Section 8, Township 28 North, Range 21 West, P.M.M., Flathead County, Montana.
2. A request from Red Lion Hotels Limited Partnership d/b/a Kalispell Center Mall for a
zoning text amendment. The proposed amendment of Section 27.22.040 would allow
certain changes to existing electronic reader boards to be considered to be routine
maintenance rather than an alteration of the sign for purposes of the application of the
sign provisions of the zoning ordinance.
Documents pertaining to the agenda items are on file for public inspection at the Kalispell
Planning Department, 201 First Avenue East, Kalispell, MT 59901, and are available for public
review during regular office hours. In addition, information on the agenda items is posted on our
website at www.kalispell.com/planning under "Planning Board Agenda & Staff Reports".
OF M(:)NT'ANA
;TREAD COUNTY
OF PUBLICATION
RIGHELLE ROONEY BEING DULY
SWORN, DEPOSES AND SAYS: THAT HE IS THE LEGAL
CLERK OF THE DAILY INTER LAKE A DAILY
NEWSPAPER OF GENERAL, CIRCULATION, PRINTED AND
PUBLISHED IN THE CITY OF KALISPEL,L. IN THE
COUNTY OF FLATHEAD, STATE OF MONTANA, AND
THAT NO. 1.9723
LEGAL ADVERTISMENT WAS PRINTED AND
PUBLISHED IN THE REGULAR AND ENTIRE ISSUE OF
SAID PAPER, AND IN EACH AND EVERY COPY THEREOF
ON THE DATES Of June 24, 2012.
AND THE RATE CHARGED FOR THE ABOVE
PRINTING DOES NOT EXCEED THE MINIMUM
GOING RATE CHARGED TO ANY OTHER.
ADVERTISER FOR THE SAME PUBLICATION,
SET IN THE SAME SIZE TYPE AND PUBLISHED
FOR THE SAME NUMBER OF INSERTIONS.
Subscribed and sworn to
Before me this Rltie 25, 20I2
Doroth}, I. GI Toss
Notary Public for the State of Montana
Residing in Katispell
My commission et ices LL42-�r—
a� DOROTHY I. GLENCROSS
Qo V'8 9oN NOTARY PUBLIC for the
o s �� N State of Montana
* SEAL * Residing at Kalispeil. Montana
m My Commission 20 r
Gs
Sid �a� September 11,
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