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09. Ordinance 1306 - Zoning Text Amendment - Deloris Partnership Group - 1st ReadingORDINANCE NO. 1306 AN ORDINANCE AMENDING SECTIONS 27.14.030 OF THE KALISPELL ZONING ORDINANCE, (ORDINANCE NO. 1175), BY INCLUDING "MINI -STORAGE/ RECREATIONAL VEHICLE STORAGE" AS A CONDITIONALLY PERMITTED USE IN THE B-2, GENERAL BUSINESS DISTRICT, AND DECLARING AN EFFECTIVE DATE. WHEREAS, Deloris Partnership Group has submitted a written request to amend Section 27.14.030 of the Kalispell Zoning Ordinance, by requesting that mini-storage/recreational vehicle storage be allowed as a conditionally permitted use in the B-2, General Business District, and WHEREAS, the request was forwarded to the Kalispell City - County Planning Board and Zoning Commission by the Flathead Regional Development Office after having been evaluated under 27.14.030, Kalispell Zoning Ordinance, and WHEREAS, FRDO evaluated the requested text amendment and recommended, per Report #KZTA-99-1, that mini-storage/recreational vehicle storage be allowed as a conditionally permitted use in the B-2, General Business District, and WHEREAS, the Kalispell City -County Planning Board and Zoning Commission recommended that the text of the Kalispell Zoning Ordinance be amended to establish that mini-storage/recreational vehicle storage be allowed as a conditionally permitted use in the B-2, General Business District, and WHEREAS, the City Council has reviewed the FRDO Report and the transmittal from the Kalispell City -County Planning Board and Zoning Commission and hereby adopts the findings made in Report #KZTA-99-1 as the Findings of Fact applicable to this Ordinance. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF KALISPELL AS FOLLOWS: SECTION I. The City of Kalispell Zoning Ordinance, Ordinance No. 1175, is hereby amended as follows: 1306deloristexamend.wpd 1 Section 27.14.030: Uses Which May Be Permitted By Conditional Use Permit: ...(17) Mini-storage/recreational vehicle storage SECTION II. All parts and portions of Ordinance No. 1175 not amended hereby remain unchanged. - SECTION III. This Ordinance shall take effect thirty (30) days after its final passage. PASSED AND APPROVED BY THE CITY COUNCIL AND SIGNED BY THE MAYOR OF THE CITY OF KALISPELL THIS DAY OF , 1999. Wm E. Boharski Mayor ATTEST: Theresa White Clerk of Council 1306deloristexamend.wpd 2 Flathead Regional Development Office 723 Rh Avenue East - Rom 414 Moatana 5M1 Phone: (406) 758-5990 F= (406) 758-5781 March 12, 1999 Al Thelen, Interim City Manager City of Kalispell P.O. Box 1997 Kalispell, MT 59903 Re: Zoning Text Amendment for inclusion of `mini -storage / recreational vehicle storage as a conditionally permitted use in Section 27.14.030. Dear Al: The Kalispell City -County Planning Board met in regular session on Tuesday, March 9, 1999 and held a public hearing on a request by Delori.s Partnership Group for a text amendment to Section 27.14.030 of the Kalispell Zoning Ordinance. The proposed amendments are intended to allow `mini -storage / recreational vehicle storage' as a conditionally permitted use in the B-2, General Business District. Narda Wilson, of the Flathead Regional Development Office, presented a staff report and discussed the issues related to the petition. She stated that the staff supported the proposal and recommend approval of the proposed text amendment. During the public hearing Bill Rice spoke in favor of the petition. No one spoke in opposition. The Board discussed the staff report and recommendations and a motion was made to adopt staff report #KZTA-99-1 as findings of fact and, based on these findings, forward a recommendation to City Council to approve the amendments to the Kalispell Zoning Ordinance as presented in Exhibit V. Please schedule this matter for the next regular City Council meeting. Please contact this Board or the Flathead Regional Development Office if you have any questions regarding this proposal. Sincerely, JJ/NW/tl - Providing Community Planning Assistance To: Zoning Text Amendment - Deloris Partnership Group March 12, 1999 Page 2 Attachments: FRDO Report #KZTA-99-1 /Application Materials Draft minutes of the meeting of March 9, 1999 c w/Att: Theresa White, Kalispell City Clerk e: Deloris Partnership Group, PO Bog 2625, Kalispell, MT 59903 H:... \TPANSMrr\KALISPEL\ 1999\KZrA49-1 that the rental is in extreme disrepair and, based on their research and recommendations, they chose to request a text amendment for the permitted use of residences in the commercially zoned area. This would allow for improvements to current residences in the area without causing any impact to the neighborhood, the plan or the long range goals of the area. Wilson presented a letter received at FRDO from Sandie Mueller in support of the petition and outlined the comments in the letter. OPPONENTS No one wished to speak in opposition to the sp ppo petition and the hearing was closed. BOARD DISCUSSION The Board discussed the application and found that the petition did meet the requirements and intent of the Master Plan. MOTION Heinecke moved, and Mann seconded, to adopt staff report #KZTA-99-3 as findings of fact and, based on these findings, recommend to the Kalispell City Council to allow single-family residences, duplexes and multi -family dwellings as a permitted use in the B-4, Central Business District On a roll call vote all members voted Aye. The motion passed on a vote of 7-0 in favor. DELORIS A request by Deloris Partnership Group for an amendment to the PARTNERSHIP GROUP Kalispell Zoning Ordinance to allow mini storage and recreational ZONING AMENDMENT vehicle storage as a conditionally permitted use in the B-2, General Business District. STAFF REPORT Narda Wilson gave a presentation of staff report #KZTA-99-1 in which staff recommends that the Kalispell City -County Planning Board recommend to the Kalispell City Council that the mini - storage units and recreational vehicle storage be listed as a conditionally permitted use in the B-2, General Business, district along with the development standards outlined in Exhibit B. PUBLIC BEARING: The public hearing was opened to those in favor of the proposed zone change. PROPONENTS Bill Rice, Box 2427, Kalispell, spoke in favor of the petition. OPPONENTS No one wished to speak against the petition and the public hearing was closed. BOARD DISCUSSION Upon questioning, Wilson noted that this would be a Conditional Use so each situation would have to come before the board for the issuance of a permit. The Board discussed the application and found that it met the statutory criteria. Kalispell City County Planning Board Minutes of meeting March 9. 1999 Page 5 of 9 NOTION Stevens moved and Heinecke seconded that the planning board and zoning commission adopt FRDO staff report #KZtA-99-1 as findings of fact and, based on these findings recommend to the Kalispell City Council that the requested zoning tent amendment that mini -storage units and recreational vehicle storage be listed as a conditionally permitted use in the B-2, General Business, district along with the development standards as outlined in Exhibit B. On a roll call vote all members present voted Aye. The motion passed on a vote of 7-0 in favor. LANG CREEK A request by Lang Creek Brewery for an amendment to the BREWERY ZONING Kalispell Zoning Ordinance to allow micro -breweries and/or brew AMENDMENT pubs in connection with a restaurant or tavern in the B-3, Community Business District. STAFF REPORT Narda Wilson gave a thorough presentation of staff report #KZTA- 99-2. She noted that this is a marketing venture, rather than an extended manufacturing facility. And noted that there would not be a greater impact than the associated businesses. Staff recommends that the Board recommend to the Kalispell City Council that the amendments be approved as outlined. PUBIC HEARING: The public hearing was opened to those in favor. PROPONENTS Terry Anderson, owner of the property in question, spoke in favor of the petition. He noted that in order to keep up with the franchises they have to look towards additional marketing options and brew pubs are one of the up and coming trends. John Campbell, owner of Lang Creek Brewery, spoke in favor of the petition, noting that this is one way to keep up with the marketing of his business and the trend towards brew pubs in the nation. He believes it would be -an enhancement to the business area and Kalispell. Bill Rice spoke in favor of the petition and noted that this would be an enhancement to the area. OPPONENTS No one wished to speak against the petition and the hearing was closed. BOARD DISCUSSION The Board discussed the petition briefly and found that the petition did meet the necessary criteria. MOTION Don Hines moved, and Garberg seconded, to adopt staff report #KZTA-99-2 as findings of fact and, based on these findings, recommend to the Kalispell City Council that the zoning text amendment for micro -breweries and brew pubs in association Kalispell City County Planning Board Minutes of meeting March 9.1999 Page 6 of 9 DELORIS PARTNERSHIP GROUP REQUEST FOR ZONING TEXT AMENDMENT TO B-2 DISTRICT FLATHEAD REGIONAL DEVELOPMENT OFFICE STAFF REPORT #KZTA-99-1 MARCH 2, 1999 A report to the Kalispell City -County Planning Board and the Kalispell City Council regarding a request for a text amendment. A public hearing has been scheduled before the Kalispell City -County Planning Board for March 9, 1999 beginning at 7:00 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 applicants are proposing to amend Section 27.14.030 of the Kalispell Zoning Ordinance, conditional uses in the B-2, General Business District by including "mini -storage/ recreational vehicle storage" as a conditionally permitted use. A. Petitioner and Owners: Deloris Partnership Group P.O. Box 2625 Kalispell, MT 59903 (406)863-9925 B. Area Effected by the Proposed Changes: Any area within the Kalispell zoning jurisdiction which might be zoned B-2, General Business, would potentially be effected by the proposed change. The current B-2 regulations are attached on Exhibit A. C. Proposed Amendments: The applicants are proposing a text amendment to the general business zoning district regulations to include the use of mini - storage and recreational vehicle storage as a conditionally permitted use in the B-2 zoning district. D. Staff Discussion: The applicants are bringing this proposal before the board and council for consideration because they would like to purchase some property under a B-2 zoning designation for the purpose, in part, to develop with mini -storage and recreational vehicle storage. Kalispell's zoning regulations do not allow mini -storage or recreational vehicle storage in this district. As proposed, the proposed use would go through the conditional use permit review process to determine if the site is appropriate for the use and reviewed according to the conditional use permit criteria. Most of the B-2 zoning in Kalispell is located on the Highway 93 South corridor south of 18tb Street East and would include both Daley Field and former Haven Field, now the Southfield Park development. This would also include the Big R and other properties adjoining the Kalispell airport runway. 1 Additionally, there is some B-2 zoning on the south side of Highway 2 West across from the Gateway West Mall, which is zoned B-3. When the applicants approached the staff with the proposal, they were encouraged to move forward with the proposal since the Flathead County Zoning Regulations currently allow min -storage and recreational vehicle storage as a conditionally permitted use. Additionally, the County regulations have specific conditional use permit standards for this use which is intended to provide mitigation for the impacts generally associated with open storage facilities such as that being proposed. Those conditional use standards used by the County are outlined in Exhibit B and could be useful in considering how mini -storage could be addressed. EVALUATION BASED ON STATUTORY CRITERIA The statutory basis for reviewing a change in zoning is set forth by 76-2-205, M.C.A. Findings of Fact for the zone change request are discussed relative to the itemized criteria described by 76-2-203, M.C.A. 1. Does the requested zone comply with the Master Plan? The master plan addresses highway oriented business areas primarily along the interstate corridors which generally cater to the auto -oriented customer. Typically, the lots are large in size than those found in the core area and anticipate uses which require considerable parking, outside displays, storage and sales area. The plan further states that "Districts may require extra front yard setback and / or frontage roads to allow for free traffic movement. Appropriate buffering, landscaping an extra setbacks should be incorporated whenever said district is adjacent to a residential district." With adequate consideration for additional standards in some area, this proposal would be consistent with the master plan for highway commercial development. 2. Is the requested zone designed to lessen congestion in the streets? The proposed amendments would not typically have a significant impact on the types of uses which would be allowed in the B-2 zoning district and would have a minimal impact on traffic generation, traffic congestion or other impacts. The changes will not have an impact on traffic congestion. 3. Will the requested zone secure safety from fire, panic, and other dangers? The proposed amendments would not reduce any security from fire or other health and safety issues since all of the developments would be considered under the conditional use permit process. Adequate access, traffic circulation, construction standards and fire suppression would be addressed. The proposed change to the B-2 zoning would not compromise the safety or security from fire or other dangers. 2 4. Will the requested change promote the health and general welfare? The general health and welfare of the public will be promoted by encouraging the appropriate use of compatible commercial land resources, concentrating like uses within established commercial districts. 5. Will the requested zone provide for adequate light and air? Light and air between and surrounding buildings would not be impacted in a manner, inconsistent with anticipated commercial development typically associated with highway oriented uses. 6. Will the requested zone prevent the overcrowding of land or undue concentration of people? Allowing mini -storage and recreational vehicle storage does not typically attract large numbers of people. The proposed uses in the B-2 zoning districts would not lead to the overcrowding of land or the undue concentration of people. 7. Will the requested zone facilitate the adequate provision of transportation, water, sewerage, schools, parks, and other public requirements? Public services and facilities are generally available to the general business districts and it is anticipated that the uses in the district will make use of the infrastructure. In this case, the proposed uses would have minimal impact on public services particular the use of water and sewer facilities which may not be required. 8. Does the requested zone give consideration to the particular suitability of the property for particular uses? It appears that the proposed uses encourage the development of mutually compatible uses within the B-2 zoning districts. The requested changes give adequate consideration to the particular suitability of the general business district which anticipates outdoor display, parking and storage for the proposed amendment. 9. Does the requested zone give reasonable consideration to the character of the district? The character of the B-2 zoning district is that of highway oriented uses. The intent of the district is described as "A business district to provide areas for those retail sales and service functions and businesses whose operations are typically characterized by outdoor display, storage and / or sale of merchandise, by major repair of motor vehicles and by outdoor commercial amusement and recreational activities." It appears that this amendment gives reasonable consideration to the character of the B-2 district. 3 10. Will the proposed zone conserve the value of buildings? With adequate development standards, it appears that the proposed uses would be compatible with other uses in the area and would conserve the value of other buildings in general business districts. 11. Will the requested zone encourage the most appropriate use of the land t iroughout the iurisdiction? The most appropriate land uses throughout the jurisdiction is promoted by encouraging complementary and compatible uses which will help maintain property values and provide for economic stability within the community. The requested changes will encourage the most appropriate use of land throughout the jurisdiction. Staff recommends that the Kalispell City -County Planning Board adopt FRDO staff report #KZTA-99-1 as findings of fact and, based on these findings, recommend to the Kalispell City Council the mini -storage units and recreational vehicle storage be listed as a conditionally permitted use in the B-2, General Business, district along with the development standards outlined in Exhibit B. H: \... \KZTA \99 \KZTA99-1 4 EXHIBIT A CHAPTER 27.14 B-2 - GENERAL BUSINESS Sections: 27.14.010 Intent 27.14.020 Permitted Uses 27.14.030 Uses Which May Be Permitted By Conditional Use Permit 27.14.040 Property Development Standards 27.14.010: Intent. A business district to provide areas for those retail sales and service functions and businesses whose operations are typically characterized by outdoor display, storage and/or sale of merchandise, by major repair of motor vehicles, and by outdoor commercial amusement and recreational activities. This district would also serve the general needs of the tourist and traveler. This district depends on the proximity to major streets and arterials. This district should be located in business corridors or in islands. 27.14.020: Permitted Uses. (1). Appliance distributors, wholesale/repair. (2). Athletic club. (3). Automobile parking, commercial or public. (4). Automobile sales. (5). Automobile rental agency. (6). Automobile repair garages, excluding body shops. (7). Automobile service station (see definition). (8). Bakery/deli, wholesale and retail, less than 1,500 square feet manufacturing area. (9). Barber and beauty services. (10). Bar, tavern, cocktail lounge, clubs and associated commercial enterprise. (11). Boat sales, new and used. (12). Building materials, storage/sale including lumber yards. (13). Bus passenger terminal buildings, transit terminals. (14). Car wash, automobile detailing shop. (15). Catering establishments. (16). Church/worship/parish/Sunday school buildings. (17). Dairy bar/ice cream manufacturing, retail on premise. (18). Electrical sales and contracting companies. (19). Food processing/retail on premises -no killing or dressing of flesh or fowl. 5 (20). Food store/supermarket, etc. - no slaughtering of flesh/fowl. (21). Food stores, retail/under 3,000 square feet. (22). Garden supplies, retail sales. (23). Glazier. (24). Heating, ventilating, air conditioning (HVAC)/sheet metal shop, sales/service. (25). Hotel, motel. (26). Janitor supplies/services/contracting. (27). Launderette/dry cleaning, customer self-service. (28). Laundries/dry cleaning plants. (29). Liquor store. (30). Locksmiths or gunsmiths. (31). Lube station. (32). Manufactured home sales lot. (33). Massage parlor. (34). Motorcycle sales/repair. (35). Music education with related performance and limited sales. - (36). Newspaper office. (37). Nursery, landscape materials. (38) . Office, professional/ governmental. (39). Parks. (40). Pawn shops (no outside storage/display). (41). Plumbing/heating materials, retail/service only. (42). Plumbing shop and yard. (43). Post office - main distribution center. (44). Post office - satellite or neighborhood. (45). Prepared food delivery facilities. (46). Printing/pub /reproduction/ blueprinting/ photostating establishment. (47). Produce stand. (48). Radiator repair. (49). Real estate sales offices. (50). Recreational area, commercial and non-commercial (see definition). (51). Rental service stores and yards. (52). Repair/service-office/household equipment. (53). Restaurants. (54). Retail business (see definition). (55). Riding academy and stables. (56). RV sales. (57). Second hand stores (see definition). (58). Shoe repair. (59). Ski rental shop. (60). Small engine sales, service and repair (lawn mowers, saws). (61). Take and bake prepared food facility. r (62). Taxidermist. (63). Telecommunication companies and/or radio common carriers. (64). Theaters in permanent indoor structure. (65). Tire dealer, alignment center. (66). Trailer sales areas. (67). Travel agency. (68). Truck rentals, single axle, less than 20,100 pounds gvw. (69). Upholstery shop. (70). Veterinary clinic, small animals. 27.14.030: Uses Which May Be Permitted By Conditional Use Permit (1). Amusement park or zoo and similar out-of-doors activities. (2). Apartments, Accessory. (Amended Ordinance No. 1195.) (3). Assembly halls/coliseums/stadiums/convention hall facilities. (4). Campground/RV Park. (5). Casino. (6). Community residential facilities for eight or fewer persons. (Ordinance No. 1209) (7). Drive-in theaters. (8). Electrical distribution station. (9). Fish sales stand, temporary. (10). Golf courses. (11). Golf driving range/putting course. (12). Hangars (aircraft) when abutting/contiguous to an airport. (13). Heliports. (14). Hostel, youth. (15). Law enforcement/fire stations. (16). Libraries, museums, and similar cultural facilities. (17). Mobile restaurant/vendor facilities. (18). Quasi -public buildings, non-profit in character. (19). Railroad rights -of -way. (20). Recycling center. (21). Restaurants, as an incidental use. (22). Rifle range, indoor. (23). Schools, commercial (see definition). (24). Shelter, public or private. (25). Temporary building/structure. (26). Transmission towers and accessory facilities. (27). Water storage facilities. 7 27.14.040: Property Development Standards. (1), Minimum Lot Area: 7000 square feet (2). Minimum Lot Width F11: 70 (3). Minimum Yards (F]' : Front Yard - 20 Side Yard - 5 Rear Yard - 10 Side Comer - 15 (Amended Ordinance No. 1190.) (4). Maximum Building Height (FT): 35 (5). Permitted Lot Coverage (°Yo): N/A (6). Off -Street Parking: Refer to Sections 27.26 and 27.27 (7). Maximum Fence Heights (FT): Front - 0 Side - 6.5 Rear - 6.5 EXHIBIT B CONDITIONAL USE PERMIT STANDARDS FROM FLATHEAD COUNTY ZONING REGULATIONS SECTION MEG-STORAGE, RECREATIONAL VEHICLE STORAGE 4.13 4.13.010 This section shall apply to the review of mini -storage and recreational vehicle storage facilities proposed to be located in districts that require a Conditional Use Permit for the establishment of such uses. 4.13.020 All buildings shall meet the required setback of the district. However, on sites where the rear property line is adjacent to a commercial district, no rear setback is required. 4.13.030 Landscaping that produces a sight -obscuring barrier shall be provided in areas adjacent to residentially zoned areas. Landscaping shall consist of a variety of hardy evergreen materials consisting of trees, low-, medium-, and high -profile shrubs, together with suitable ground cover such as native grasses, bark, ornamental gravel, or a combination thereof. The landscaping shall be designed, placed, and maintained in such a manner that no wall, fence, sign, or other structure or plant growth of a type that would interfere with traffic visibility shall be permitted or maintained higher than three (3) feet above curb level, within 15 feet of the intersection of any street right-of-way line or driveway. 4.13.040 Building heights shall be limited to one story (18 feet at the peak). 4,13.050 One (1) parking space shall be provided for the on -site manager with two (2) additional spaces provided at the leasing office. 4.13.060 Parking shall be provided by parking/driving lanes adjacent to the storage units. These lanes shall be at least twenty-six (26) feet wide when storage units open to one side of the lane only and at least thirty (30) feet wide when storage units open onto both sides of the lane. 4.13.070 All storage shall be kept within an enclosed building, except propane or gasoline engines or storage tanks or any boat or vehicle incorporating such components, which shall be stored in screened exterior areas. This provision shall not be interpreted to permit the storage of partially dismantled, wrecked, or inoperable vehicles. 4.13.080 The sale of any item from or at mini -storage or recreational vehicle storage facilities is expressly forbidden, except that the facility owner may hold liquidation sales of contents of rental units to recover rental fees. 4.13.090 The repair, construction, or reconstruction of any boat, engine, motor vehicle, or furniture, and the storage of any propane or gasoline engine or propane or gasoline storage tank or any boat or vehicle incorporating such components is prohibited within any structure on a tract of land designated as a mini -storage or recreational vehicle storage facility. 9 1. 2. 3. 4. Flathead Regional Development Office 723 51h Ave. East Room 414 Kalispell, MT 59901 Phone: (4061758-S980 Fur. (406)758-5781 PETITION FOR ZONING AMENDMENT CITY OF KALISPELL APPUCAT1 MATE I AL FEB • 8 1999 NAME OF APPLICANT: -!=- tS a] TN%:Z5t'(> �o1� Vt� N k D.O. MAIL ADDRESS: -R V* 24o2S CITY/ STATE/ ZIP: Kt)ruSPF L1- t 6590-SPHONE: INTEREST IN PROPERTY: T )JW-*NSE� ZONING MAP AMENDMENT: ZONING TE.VT A:Fi✓NDNIENT: IF THE REQUEST PERTAINS TO AN AMENDMENT TO TILE TEXT OF THE ZONING REGULATIONS, PLEASE COMPLETE THE FOLLOWING: A. What is the proposed zoning text amendment? ALL_ow VtXx tvs.1N T =51� �2LV S�"R 1� A C-Cxv1M-M oiV A L.yAl 11.3 C'yrvI _ 4S -Z _.79M IF THE REQUEST PERTAINS TO AN AMENDMENT TO THE ZONING MAP, PLEASE COMPLETE THE FOLLOWING: A. Address of the property: S. Legal Description: -- (Lot and B16ck of Subdi.-ision: "Pratt #I (Section, Township. Range) (Attach shee! for nietes and bounds) C. The present zoning of the above property is: ___._ D. The proposed zoning of the above property is: E. State the changed or changing conditions that make the proposed amendment necessary: 1 HOW WILL THE PROPOSED CHANGE ACCOMPLISH THE INTENT AND PURPOSE OF. A. Promoting the Master Plan iS TZ-Y-T- UJLL.L vt'sr'.1 I-S-2 C a-z P, �co�V % g_z.~s�'-- I-c) L-b�v('KXO -rliE SA049- usz%- 4, B. Lessening congestion in the streets and providing sale access_�XLIE WOVUZ:' "Vk- I-Lwrz LMP&jE Owj <:jL -94 V51z C. Promoting safety from fire, panic and other dwigers '5�,Lj-- TfZ;WW1_S (x N75—% IZ4"L.% 0 V'j us Lb Wx. op- D. Promoting the public interest, health, cornfort, convenience, safety a-r;d general welfare --rtWZZ:. 7aA-> �A -i L E Preventing the overcrowding of land C*V tj?- L -(�V- F. X,otidIn"g-4u-�dle concentration of population AXIOfl -Tr-> G . Facilitating the adequate provision of transportation, water, sewage, schools, parks and other public facilities -A-V?�, 7 'TA't- c w H -r L - N H. Giving reasonable consideration to the character of the disu--ct 0 *T-- - I ,�VL uf2E I. Giving consideration to the peculiar suitablhLy of the property for particular uses ft�—, A. V3wLb J. Protecting and conserving the value of buildings '7-Trc K. Encouraging the most appropriate use of 1,-wd by assuring CAVAA :ZOk;';-7 A"ID I�r--> CkX S62t-M- w5 ate signing of this application signifies approvall for r.R.D G. stall to be pr,,-sent -in the property for routine monitoring and. inspection during p*.u:rzs (Applicant) TO: Whom It May Concern FROM: Deloris Partnership Group SUBJ: Proposed development for property located at 40 Appleway Drive 1_isnell. MT DATE: February 3, 1999 The 4.92 acre property consists of two parcels; the smaller piece (.884 acres) containing a house with several out -buildings and trees, and the larger piece (4.045 acres) is a grass - covered two -tiered property with the northern -most highest parcel at the level of Highway 2, and the larger remainder about 10 feet lower generally facing south. About 1-2 acres in the north-east corner are near Spring Creek and have been identified as flood plain. The property is currently undeveloped and growing tall grass, having been a part of a dairy and apple orchard many years ago. The smaller parcel is in the city limits and zoned B-2, while the larger parcel is part of an island property zoned R-1. The current plan is to develop the property in several phases. Phase I - Immediate Development - Mini-Storage/Self Storage Tucked behind the hill and out of sight of Highway 2 (on the lower parcel), plans are to build approximately 150 secured storage units of various sizes. Access would be from Appleway Drive. There is a general scarcity of such storage units in or near Kalispell. These units would generally occupy the middle of the property, leaving frontage near Highway 2 and Appleway Drive undeveloped. However, this use appears not to be in compliance with its current R-I zoning - hence the request for text amendment and zoning change. Phase It - Near Term Development - Restoration of a "Brinkman House" The house located on the smaller parcel was designed by Kalispell architect Fred Brinkman and built for Mr. Chas Boles It appears to have been built in the 1930's. It is a well built brick house that remains structurally sound and is similar to many other classic Brinkman houses in Kalispell all built at about the same time. Since it has had very few owners since originally built, little remodeling has taken place and so much of the original detail and workmanship remains intact, both inside and out. Restoring the house and the outbuildings to near their original condition would be the ultimate goal and best use of this part of the property. The house could be used as managers quarters for the storage facility, as a Bed and Breakfast, or as professional office space without sacrificing its historic value. The barns could be leased for storage space, or remodeled as a Youth Hostel. Phase llI - Far Term Development The upper portion near Highway 2 has potential for commercial use if highway access can be acquired through easements. The lower portion near Appleway Drive also has numerous commercial possibilities. As access is arranged and financing finalized, the best commercial use of these properties will be eventually realized. Benefits for approving the proposed text amendment and zone change are numerous. -Application for annexation to the city would be made for the entire parcel, eliminating an "island" property within the city limits. -Real property currently idle would be put to commercial use which would generate tax revenue- - Scarce storage space would be created close to town, which would also be largely out of sight from highway traffic. -An historic Brinkman house would not be Iost to the decay of time, and --With this change, an R-1 property nearly surrounded by commercial development would conform to adjacent property use, thus reducing the need for commercial development to take place in more inappropriate locations. ki�ctfwllry Fvj-up.c Z USiNES l� 0 1 4c. 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