Tab 18. March 6, 2013 Gardner PUD Staff Report KPUD-13-01GARDNER
PLANNED UNIT DEVELOPMENT REQUEST
STAFF REPORT #KPUD-13-01
KALISPELL PLANNING DEPARTMENT
MARCH 6, 2013
A report to the Kalispell City Planning Board and the Kalispell City Council for a planned
unit development (PUD) request on two commercial lots zoned B-5/PUD. The PUD would
permit the development of the two lots for an auto dealership or similar use. A public
hearing is scheduled before the planning board on March 12, 2013, in the Kalispell City
Council Chambers. The planning board will make a recommendation and forward a set of
findings to the Kalispell City Council for final action.
BACKGROUND INFORMATION:
The two lots included in the PUD request were annexed into the city as part of a larger
annexation in 2008. The annexation request included 9 tracts of land totaling 81.6±
acres on the east side of Highway 93 South. The city council annexed the 9 tracts of
land and approved a zoning district over all 9 tracts of B-5 (Industrial -Commercial) zoning
and a PUD placeholder. The council included the PUD placeholder to allow the developer
to enter into a development agreement with the city, binding the property to a future
PUD application. At the time of annexation the property owners did not have any
immediate plans for development of the 9 tracts of land. The PUD placeholder did not
require the developer to provide any application materials or development plans and the
developer did not receive any entitlements other than a commitment between the city and
the developer that prior to development of the individual properties, the developer would
submit for review and approval a full PUD application as required by the zoning
ordinance.
The city council approved the PUD placeholder because the council determined there was
a need to support a cohesive design for lots zoned with the B-5 zoning. Future
development approved through the PUD process was also found to be in accordance with
the following goal from Chapter 4, goal 1 of the Kalispell Growth Policy which states,
"Encourage the development and growth of prosperous commercial and industrial
districts, each with a viable mix of businesses, suitable infrastructure, and a coordinated
development pattern that reduces business costs and increases small business
opportunities."
The owners of the two tracts requesting the PUD approval, Volkswagen Real Estate and
Gardner Investments, are proposing a Volkswagen dealership on one lot (Parcel A) with the
intention of attracting similar or complimentary businesses to the auto dealership on the
second lot (Tract 2).
A. Owner: Volkswagen Real Estate LLC (Parcel A)
PO Box 1217
Whitefish, MT 59937
(406) 863-2511
Gardner Investments LLC (Tract 2)
PO Box 958
Kalispell, MT 59903
Technical Assistance: APEC Engineering, Inc.
111 Legend Trail
Kalispell, MT 59901
(406) 755-1333
B. Location and Legal Description of Property: The two tracts of land included in
the PUD request are located at the southeast corner of the intersection of Highway
93 South and Willow Glen Drive. The two tracts of land can be legally described
as Parcel A of Certificate of Survey #19299 and Tract 2 of Certificate of Survey
#6628 located in the SW 1/4 of the NW 1/4 of Section 28, Township 28 North, Range
21 West, P.M.M., Flathead County, Montana.
C. Existing Land Use and Zoning: Both tracts of land are currently undeveloped.
Two billboards are located on Parcel A and will be removed when the Volkswagen
dealership begins construction. Both lots (Parcel A and Tract 2) are zoned B-
5/PUD. The B-5 zoning is a commercial/industrial zoning district intended
primarily to accommodate a variety of business, warehouse, and light -industrial
uses and incorporating these uses into an integrated design for compatibility.
Compatibility issues may be addressed through development of an industrial -
commercial park development or through a planned unit development (PUD)
overlay zoning district. Such uses would typically not create objectionable
characteristics (such as dirt, noise, glare, heat, odor, smoke, etc.) which extend
beyond lot lines. The B-5 zoning district is primarily located near major arterials
or rail services. This zoning district would typically be found in areas designated
as industrial or urban mixed use on the Kalispell Growth Policy Future Land Use
Map.
Figure 1: Aerial photo of the project site and the immediate area
D. Adjacent Land Uses and Zoning:
North: Single-family residential; County R-1 zoning, NW - Toyota Dealership;
City B-2
South: Radio station; County I-1H zoning
East: Professional office; County I-1H zoning
Vacant land; City B-5/PUD zoning
West: Gas station; City B-2 zoning
E. General Land Use Character: The general land use character of the Highway 93
South corridor is commercial and light industrial uses concentrated along Highway
93. The lands adjacent to the two tracts of land in this PUD request include a mix
of residential homes, professional office and radio station.
F. Utilities and Public Services:
Sewer: City of Kalispell
Water: City of Kalispell
Refuse:
Private contractor/ City of Kalispell
Electricity:
Flathead Electric Cooperative
Gas:
NorthWestern Energy
Telephone:
CenturyLink
Schools:
School District #5
Fire:
Kalispell Fire Department
Police:
Kalispell Police Department
EVALUATION OF THE PLANNED UNIT DEVELOPMENT PROPOSAL:
Nature of the Request: This is a request for a planned unit development (PUD)
zoning district on approximately 7.6 acres of land which is currently undeveloped.
The PUD zoning would permit the development of the two existing tracts of land, one
for a Volkswagen dealership and the other for another auto dealership or other
complimentary use. The owners are not requesting any deviations from the zoning
ordinance at this time but future development on lands zoned B-5/PUD could
request deviations from the zoning or subdivision regulations.
Criteria for the Creation of a Planned Unit Development (PUD) District
The following information and evaluation criteria are from Sections 27.19.020(3) and
27.19.020(4), of the Kalispell Zoning Ordinance. The intent of the planned unit
development district is to serve as an overlay zoning district. The district functions in
concert with one or more of the underlying zones to provide a comprehensive, integrated
development plan which will serve to modify the underlying zone and, where appropriate,
subdivision standards with the intent of providing flexibility of architectural design and
density as well as providing the option to mix land uses and densities while preserving
and enhancing the integrity and environmental values of an area.
Review of Application Based Upon PUD Evaluation Criteria: The zoning regulations
provide that the planning board and city council shall review the PUD application and
plan based on the following criteria:
A. The compliance of the proposed PUD with the city growth policy and in
particular the density and use policies of the plan;
The proposed PUD would permit development on the two tracts of land for an auto
dealership or similar type of business. The property is zoned for commercial and
industrial type uses which an auto dealership is one of the anticipated land uses.
The scale and density of commercial development proposed on the project site is in
accordance with the B-5 zoning of the property. No residential development is
anticipated with the current PUD proposal.
The Kalispell Growth Policy Future Land Use Map designates the 7.6 acre project
site included in this PUD application as urban mixed use. In 2008 the city council
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amended the Highway 93 South neighborhood plan in the city's growth policy.
The proposed PUD design meets the following policies of the Highway 93 South
neighborhood plan
Policy
18.The following design standards are intended to enhance the gateway
entrances to Kalispell
b. Areas planned for commercial development along Highway 93 should
occur as an integrated development utilizing and enhancing the
property back from the highway as opposed to occurring as a shallow
linear strip. Significant individual business highway exposure,
individual access points, and pole signage would not be the norm.
The proposed PUD design includes significant landscaping along the
highway between the edge of pavement and the use of the property as
an auto dealership or complimentary use. The plan proposes one
access onto Lower Valley Road and a shared access onto Highway 93,
eliminating the need for a separate access for both lots.
e. Four sided architecture should be the norm for all properties
abutting the gateway entrances.
Information included with the application notes the proposed
Volkswagen dealership `presents a simple, modern well defined
outline of the building that embodies the proud engineering heritage
that Volkswagen owners have come to trust." Architectural features
and a combination of exterior colors will be provided to all four sides of
the new dealership. This can be anticipated for the future building or
dealership located south of the Volkswagen dealership on Tract 2.
The city's architectural review committee reviewed the Volkswagen
building elevations submitted with the PUD application. The committee
noted that the architect should consider easing the transition between
the showroom on the west side of the building with the service area on
the east side of the building. The architect acknowledged the
committee's recommendation and would be making some modification
prior to submitting a building permit.
f. Billboards should be prohibited in the commercial and residential
zones. Existing billboards in these zones should be considered a
primary use. Such existing billboards should be phased out in these
zones under the following schedule: at the end of their current lease
or when another primary use is proposed on the same parcel or tract
of land.
Parcel A, the location of the Volkswagen dealership, has two
billboards on the property as shown on the PUD layout plan. As of the
writing of this report, the billboards are still on the property. A
recommended condition of approval will require the billboards to be
removed prior to the issuance of a building permit for the dealership.
With the city B-5 zoning making up a majority of the zoning on the east
side of Highway 93 between the light at the alternate route and
Cemetery Road, relocation of these two billboards would not occur on
the project site.
The PUD application notes that the exact development for the tract of land
immediately south of the Volkswagen dealership, Tract 2, has not been
determined. The owners of the lot are considering possibly another dealership or a
supporting business to the Volkswagen dealership such as an oil service facility or
carwash.
The B-5 zoning permits a wide range of land uses including but not limited to
retail business, restaurants, professional offices, laboratories, hotels and truck
terminals. Due to the unknown nature of the use on Tract 2, this PUD would
restrict the use of the lot to land uses such as an auto dealership, professional
office or commercial use complimentary to the Volkswagen dealership. This does
not restrict the property owners from proposing a land use outside of these narrow
parameters however more detailed information such as a site layout, building
elevations and access to the site and adjacent properties would need to be
provided before the city could permit such a use on the land.
B. The extent to which the PUD departs from the underlying zoning and the
reasons why such departures are or are not deemed to be in the public
interest, and the mitigating conditions that the PUD provides to address the
deviations;
The requested PUD will not deviate from the zoning regulations.
C. The extent to which the PUD departs from the subdivision regulations (if
subdivision is anticipated) and the public works standards for design and
construction applicable to the subject property, the reasons why such
departures are deemed to be in the public interest, and the mitigating
conditions that the PUD provides to address the deviations;
The requested PUD will not deviate from the subdivision regulations or public
work's standards for design and construction.
D. The overall internal integrity of the PUD including the appropriate use of
internal design elements, the use of buffers between different land uses, the
use of transitions between uses of greater and lesser intensity, the use of
enhanced design features to provide connectedness for both vehicle and
pedestrian traffic throughout the PUD and the use of innovative and
traditional design to foster more livable neighborhoods;
The proposed PUD includes two existing tracts of land located at or near the
southeast intersection of Highway 93 and Willow Glen Drive. The proposed uses
for the properties, an auto dealership(s) and other complimentary uses, have been
designed to work together utilizing the same access off of Highway 93. No buffer is
necessary for the surrounding uses which include a professional office to the east
and radio station to the south.
Eel
The focus of this proposed PUD zoning request is on the two lots located in the
northwest corner of land under a PUD overlay zoning. The total area of land
under the PUD zoning is comprised of several lots totaling approximately 53.4
acres.
The land area outside of the two lots included in this PUD request will need to be
master planned in the future. The exact timing of additional development on this
land has not been determined however when a future development is proposed,
the owner or owners of the remaining portions of land identified in Figure 2 will
need to provide a detailed PUD layout plan. The owners have included a
conceptual layout for this area with this PUD application. The concept plan is
adequate at this point because future uses and/or lot sizes are unknown at this
time and a large portion of the undeveloped property is encumbered with radio
tower easements. Until the radio towers are removed and the associated
easements are abandoned, much of the land under the PUD overlay is unavailable
for development.
Figure 2: Remaining undeveloped land outside of the two lots included in this
PUD proposal
The layout identifies the existing approaches onto Highway 93, a future road
connection between Lower Valley Road and an existing roadway on the south end
of the land area and the approximately location for a regional storm water
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detention area to serve future development in this area. Prior to approving any
additional developments on the land shown in Figure the PUD application will
need to include a detailed PUD layout plan for the area that addresses the
following:
• Conceptual design of a frontage road parallel to Highway 93 and identifying
which existing approaches along Highway 93 will be used and the nature of
the approach (i.e. right-in/right-out only, full movement approach or %
movement approach) .
• Identify the area and approximate size of a regional storm water detention
area.
• Approximate locations of north/ south streets and east/west streets serving
the area and the type of streets proposed (i.e. local street or collector street).
• A conceptual design for lots within the area that identifies the location of
buildings to the adjacent street and their associated parking lots.
Including the above listed elements in the future PUD design of the land identified
in Figure 2 will comply with the following goals and policies of the Kalispell Growth
Policy:
Highway 93 South Corridor Growth Policy Amendment
Goals:
2. EXPANSION OF COMMERCIAL DEVELOPMENT SOUTH OF CEMETERY
ROAD/LOWER VALLEY ROAD NEEDS TO BE ADDRESSED UNDER A
PLANNED UNIT DEVELOPMENT IN ORDER TO ADEQUATELY ADDRESS
VEHICULAR AND PEDESTRIAN ACCESS, SIGNAGE, SETBACKS, AND
OTHER ISSUES RELATING TO PROTECTING AND PRESERVING THE
COMMUNITY ENTRANCE WAY TO KALISPELL.
3. PRESERVING THE FUNCTIONALITY OF THE INTERSECTION OF HIGHWAY
93 AND THE HIGHWAY 93 BYPASS SHOULD BE A PRIORITY._
6. FREE FLOWING TRAFFIC ON HIGHWAY 93 SHOULD BE MAINTAINED
AND NEW DEVELOPMENT SHOULD INCORPORATE DESIGN AND
TRAFFIC FEATURES THAT WILL ELIMINATE THE NEED FOR PRESENT OR
FUTURE TRAFFIC SIGNALS BETWEEN FOUR CORNERS AND HIGHWAY
82.
7. A GRID STREET SYSTEM SHOULD BE ESTABLISHED AS NEW
DEVELOPMENT OCCURS.
Policies:
3. Avoid a pattern of one lot deep linear commercial and industrial
development along the Highway 93 South Corridor; instead encourage
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development patterns that extend horizontally back from the highway
creating commercial or industrial centers and parks.
4. Require high quality development as it relates to the provision of services,
utilities, facilities and amenities.
5. Additional accesses onto Highway 93 shall be limited and a grid street
system shall be developed when possible.
6. Frontage roads shall be developed as part of a grid street system to avoid
additional accesses onto Highway 93.
7. Provide alternative north/ south roadways parallel to Highway 93 on both
the east and west sides of the highway.
18.The following design standards are intended to enhance the gateway
entrances to Kalispell
a. Access control should be the norm along the 93 corridors.
b. Access should be coordinated so as to allow only collector or arterial
streets to intersect Highway 93. The judicious use of right -in right -out
approaches, frontage roads and good internal development street design
should be the rule to reduce or eliminate the need for direct access onto
major gateway roads.
Pedestrian connectivity in the area of the two lots in the proposed PUD request is
limited at this time. Sidewalks are located along Highway 93 however on the east
side of the highway they end immediately north of the proposed Volkswagen
dealership at the intersection of Highway 93 and Willow Glen Drive. To provide
pedestrian and bicycle connections to the proposed developments, the applicants
will be extending a pedestrian/bike trail from the intersection of Highway 93 and
Willow Glen Drive south along Highway 93. The PUD layout plan calls for an 8-
foot bike trail along Highway 93. The bike trail is proposed on the outer edge of
the right-of-way, creating a separation from the adjacent highway of approximately
50 feet. Along Lower Valley Road the PUD layout plan proposes a 5-foot sidewalk
which would connect to the bike trail along Highway 93 in the area of the north
west corner of Parcel A.
The Parks and Recreation Department has reviewed the proposed bike trail plans
and is recommending the 5-foot sidewalk along Lower Valley Road be widened to
accommodate bicycles as well. The Department is also recommending the trail
along Lower Valley Road be extended to the intersection of Lower Valley Road and
Willow Glen Drive. Currently, an 8-foot bike trail is located along Willow Glen
Drive but ends at FFA Drive, approximately 1/2 mile north of the Volkswagen
dealership site. Both the Kalispell Area Transportation Plan and the Kalispell
Parks and Recreation Master Plan identify the extension of the Willow Glen bike
trail south to the intersection of Willow Glen Drive and Lower Valley Road.
Adjusting the proposed PUD layout plan to provide for a trail connection at Willow
Glen Drive and Lower Valley Road would serve as the continuation of the future
planned trial section.
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The proposed bike/pedestrian trail on the PUD layout plan and the recommended
modifications of the trail plan by the Parks and Recreation Department comply
with the following two goals in the Highway 93 South Corridor Growth Policy
Amendment of the Kalispell Growth Policy:
Goal:
15. PROVIDE FOR THE ONGOING ACQUISTION, CONSTRUCTION AND
MAINTENANCE OF PARKS, BIKE AND PEDESTRIAN TRAILS AND OTHER
RECREATIONAL FACILTIES.
16. PEDESTRIAN AND BIKE TRAILS SHOULD BE INCORPORATED INTO
NEIGHBORHOOD AND CONNECT WITH OR PROVIDE FOR FUTURE
CONNECTION WITH EXISTING OR FUTURE TRAILS.
E. The nature and extent of the public parks and common open space in the
PUD, the reliability of the proposal for maintenance and conservation of
these areas and the adequacy or inadequacy of the amount and function of
the parks and open space in terms of the land use, densities and dwelling
types proposed in the PUD;
The proposed PUD would permit an auto dealership(s) and complementary
businesses such as a car wash or oil service business to locate on the two tracts of
land. No development of permanent housing is proposed and therefore no
increase in resident population will occur. Without an increase in resident
population the need for park or common open space is not required.
Included with the PUD application the owners have submitted a layout plan which
identifies those areas to be landscaped. Landscaping is proposed both on the
private property and the adjacent right-of-ways for Highway 93 and Lower Valley
Road. The adjacent property owners will be required to maintain the landscaping
as part of their development approvals.
F. The manner in which the PUD plan makes adequate provision for public
services, provides adequate control over vehicular traffic and furthers the
amenities of recreation and visual enjoyment;
1. Public Services
Police and Fire Services
The two properties included in the PUD request were annexed by the city council
in 2008. Once annexed the properties receive Kalispell police and fire services.
Future development on the properties will be required to receive a building permit
prior to construction. As part of the building permit review police and fire
department official's review and comment on the building permit plans to insure
both departments can adequately enter and serve the development.
Water and Sewer
There are existing water and sewer mains located along Highway 93. The owners
of both properties intend to connect to city services with service lines and/or main
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lines installed per Public Works standards. Initial discussions between the
engineering firm representing the Volkswagen dealership and the Public Works
Department have included constructing a gravity service line to serve the
Volkswagen dealership with the possibility of installing a regional lift station in an
area east of the Volkswagen dealership property to serve future development on
Tract 2. The regional lift station would serve development on Tract 2 and future
development to the south and east of this tract.
A recommended condition of approval will require information for water and sewer
main connections and/or extensions are provided to the Public Works Department
prior to the issuance of a building permit for the Volkswagen dealership. The
approved plans would then be required to be installed and inspected prior to the
dealership receiving a certificate of occupancy. Prior to issuance of a building
permit on Tract 2, the owner or developer would need to submit similar
information to the Public Works Department and include an analysis of whether a
regional lift station is warranted at that time.
Storm water
Individual storm water facilities are proposed for each of the two lots included in
the PUD request. The PUD layout plan indicates a potential storm water facility
south of the proposed Volkswagen dealership. For Tract 2, the storm water facility
is less defined at this point but could be located on the north or south boundaries
of the lot. Prior to issuance of a building permit for either lot a storm water
management plan will be required to be reviewed and approved by the Public
Works Department. On -site storm water management facilities will need to be
installed per the approved plan prior to the issuance of a building permit. Any off -
site storm water management facilities (if applicable) would need to be in place
prior to the issuance of a certificate of occupancy.
Future development south and east of the two lots included in this PUD request
will most likely utilize a regional storm drainage detention facility. The exact
location and specifications of such a facility will be a recommended condition of
approval prior to permitting further development in the area on land under the
PUD overlay zoning.
2. Control Over Vehicle Traffic
Access to the two lots in the PUD request includes Highway 93 and Lower Valley
Road. Parcel A, the location of the Volkswagen dealership, has access to Lower
Valley Road on its north property boundary and Highway 93 on its west property
boundary. The other lot, Tract 2, has access to Highway 93 on its west property
boundary.
Highway 93 is a major arterial within the city's transportation network. The
highway is a four lane road with a center turn lane, 8-foot shoulders and curbing
along its frontage of the two lots. The posted speed limit for this section of the
highway is 55 mph. The Kalispell Area Transportation Plan indicates daily traffic
volumes along this section of the highway at approximately 19,000 vehicles
(Figure 3-11). The transportation plan indicates future projected traffic volumes
by 2030 could be approximately 31,000 vehicles per day (Figure 3-13). The PUD
layout plan shows both lots sharing an existing approach onto Highway 93. A
shared approach and maintenance agreement between the two lots for the existing
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approach has been included with the PUD application.
A copy of the PUD application was sent to the Kalispell office of the Montana
Department of Transportation (MDT). Discussion between city staff and MDT staff
resulted in the requirement of the owners of the two lots to obtain an approach
permit from MDT. Although an approach exists onto Highway 93, MDT requires
an approach permit when the land use changes, in this case the land is going from
a vacant field to an auto dealership. A recommended condition of approval will
require the owners of the two lots to obtain the appropriate permit for the
approach onto Highway 93 and receive a sign off from MDT on conditions or
requirement attached to the approach permit. The permit and conditions sign off
from MDT will be required prior to the city issuing a certificate of occupancy on
the building.
The use of the existing approach onto Highway 93 for the two lots included in this
PUD request will most likely be granted by MDT based on the limited amount of
development on this section of the highway and the intensity of vehicle traffic
anticipated on the two lots. Further development in this area, whether
immediately south of this PUD request or on the west side of the highway opposite
of this development, will most likely require the use of a frontage road as
discussed in section D of this report.
Lower Valley Road provides direct access to Parcel A, the location of the
Volkswagen dealership. Lower Valley Road, along the frontage of Parcel A, varies
in width from approximately 30, face of curb to face of curb, from its intersection
with Willow Glen Drive for a distance of approximately 360 feet east. At this point
the curbing ends and the roadway narrows to a travel width of approximately 22
feet with storm water ditches on either side of the road. The Kalispell Area
Transportation Plan does not provide any traffic volumes for Lower Valley Road
however the plan does identify Lower Valley Road as having a functional
classification of a minor arterial (Figure 2-1). The transportation plan defines a
minor arterial street as follows:
Interconnects with and augments the Principal Arterial system. It also
provides access to lower classifications of roads on the system and may
allow for traffic to directly access destinations. They provide for movement
within sub -areas of the city, whose boundaries are largely defined by the
Principal Arterial road system. They serve through traffic, while at the same
time providing direct access for commercial, industrial, office and multifamily
development but, generally, not for single-family residential properties. The
purpose of this classification of road is to increase traffic mobility by
connecting to both the Principal Arterial system and also providing access to
adjacent land uses. Posted speed limits on minor arterials typically range
from 25 mph to 55 mph.
The portion of Lower Valley Road, which fronts Parcel A, is within the city limits
falling under the jurisdiction of the Kalispell Public Works Department. After
reviewing the proposed PUD the Public Works Department is recommending
improvements to Lower Valley Road with the exact street design improvements to
be determined by a traffic analysis for the entire undeveloped property under the
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PUD overlay zoning. This area includes both lots under this PUD request and
land to the south and east comprising approximately 55 acres. Based on
acceptance of the traffic analysis, the developer of the Volkswagen dealership will
be required to upgrade Lower Valley Road, as it fronts the property, to the
identified street standard.
The south side of Lower Valley Road fronting Parcel A includes about half a dozen
mail boxes serving residents on the north side of Lower Valley Road. During
construction activities to Lower Valley Road the developer will need to work with
the postal service to establish a temporary (if needed) mail box location and
reinstall the mail boxes after upgrades to the road are complete.
3. Recreational Amenities
No recreational amenities are required as part of the proposed PUD plan.
Recreational amenities are needed in residential developments or mixed
commercial/residential developments where the project includes a new resident
population. This is not the case with the proposed PUD plan.
4. Visual Enjoyment
The proposed PUD project includes development of two lots, one of which will be a
Volkswagen dealership and the other lot may be another dealership or similar type
of use. The proposed PUD layout plan and application indicate the owners or
developers of both lots will be landscaping their developments both on -site and out
to the edge of the adjacent right-of-ways. The end result will look much like the
Toyota dealership north of the PUD site which includes a combination of
manicured grass, shrubs and trees along Highway 93 giving a very positive visual
impression as the travelling public enters the city. The proposed developments
will be extending this concept and adding to the quality of the built environment
along this section of the highway.
G. The relationship, beneficial or adverse, of the PUD plan upon the
neighborhood in which it is proposed to be established in concert with the
underlying zone;
The proposed PUD would permit an auto dealership to occupy the northern lot
with the anticipation of another auto dealership or complimentary use to occupy
the southern lot. The proposed layout provides for adequate vehicle access to the
site via Lower Valley Road and Highway 93.
The proposed uses of the land for an auto dealership or other similar uses should
not conflict with surrounding land uses. Residential homes are located to the
north of the project site, on the north side of Lower Valley Road. These homes
could expect to see an increase in traffic on Lower Valley Road however
commercial and light industrial development has been anticipated on land on the
south side of Lower Valley Road for years.
Prior to annexing into the city the two tracts of land had an industrial zoning
district in the county. The industrial zoning was based on a previous
neighborhood plan adopted by both the city and county in 1993. At that time
Kalispell had a city -county master plan and associated map that provided
guidance for development both within city limits and up to four miles around the
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city. In 2008 the city council revised the growth policy and land use map for this
area permitting commercial as well as industrial land uses for the area. The
current B-5 zoning is a result of this land use change.
H. In the case of a plan which proposes development over a period of years, the
sufficiency of the terms and conditions proposed to protect and maintain the
integrity of the PUD;
Part of the requirements of a PUD is that the developer enters into an agreement
with the City of Kalispell to adequately insure that the overall integrity of the
development, the installation of required infrastructure, architectural integrity and
proposed amenities are accomplished as proposed. A recommended condition of
approval for the PUD would require this agreement be in place prior to the
issuance of a building permit on either one of the lots.
I. Conformity with all applicable provisions of this chapter.
No other specific deviations from the Kalispell Zoning Ordinance can be identified
based upon the information submitted with the application.
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RECOMMENDATION
Staff recommends that the Kalispell City Planning Board and Zoning Commission adopt
staff report KPUD-13-1 as findings of fact and recommend to the Kalispell City Council
the PUD overlay zoning district be approved subject to the conditions listed below:
CONDITIONS OF APPROVAL
General Conditions:
The development of the two tracts of land (Parcel A and Tract 2) shall
substantially comply with the following site plan and elevations submitted as
part of the Planned Unit Development application:
A. Site Layout Plan
B. Building footprint site plan
C. Elevations of the proposed Volkswagen dealership.
2. The permitted and conditional uses for Parcel A and Tract 2 are restricted to an
auto dealership, professional office or commercial use complimentary to an
auto dealership.
3. The property owner shall maintain the landscaping on their property and from
their property line to the adjacent street or highway.
4. All utilities shall be placed underground.
5. Prior to further development on land under this B-5/PUD the owner(s) shall
submit a detailed PUD layout plan for the area that addresses the following:
• Conceptual design of a frontage road parallel to Highway 93 and identifying
which existing approaches along Highway 93 will be used and the nature of
the approach (i.e. right-in/right-out only, full movement approach or 3/4
movement approach).
• Identify the area and approximate size and specifications of a regional
storm water detention area.
• Approximate locations of north/ south streets and east/west streets serving
the area and the type of streets proposed (i.e. local street or collector street).
• A conceptual design for lots within the area that identifies the location of
buildings to the adjacent street and their associated parking lots.
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Prior to the issuance of a building permit:
6. A development agreement shall be drafted by the Kalispell City Attorney
between the City of Kalispell and the developer outlining and formalizing the
terms, conditions and provisions of approval. The final plan as approved,
together with the conditions and restrictions imposed, shall constitute the
Planned Unit Development (PUD) zoning for the site that shall be completed
and signed by the city and owner prior to the issuance of a building permit.
7. The billboards on Parcel A shall be removed.
8. A landscape plan shall be submitted to the Parks and Recreation Department
for review and approval. The landscape plan shall include an irrigation plan
and specify tree and shrub type and size at the time of planting for the parking
areas, areas around the building and adjacent right-of-ways. Note: Based on
the eventual street design for Lower Valley Road the street trees may be
required to be located on private property due to the lack of an adequate
boulevard for tree survival.
9. A pedestrian/ bike path plan shall be provided to the Parks and Recreation
Department and Public Works Department for review and approval. The plan
shall show a connection to the intersection of Lower Valley Road and Willow
Glen Drive and include a bike trail along Lower Valley Road. Note: An asphalt
bike trail shall have a minimum width of 10 feet; a concrete bike trail shall
have a minimum width of 8 feet.
10. A traffic analysis shall be submitted to the Public Works Department for review
and approval prior to building on Parcel A. The traffic analysis shall account
for future vehicle traffic on the approximately 55 acres of this PUD and
determine the improvements required to Lower Valley Road based on the
anticipated development and traffic volumes.
11. The property owner of Parcel A shall improve the property's frontage along
Lower Valley Road in accordance with the approved traffic analysis. All
improvements shall be completed 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. Note: Prior to work on Lower Valley Road the property owner
or developer shall contact the postal service regarding the temporary relocation
of mail boxes along the section of Lower Valley Road receiving work. After work
is completed the mail boxes shall be reinstalled on same or better stands.
12. Water and sewer main extensions shall be reviewed and approved by the
Kalispell Public Works Department prior to installation.
13. The developer shall submit to the Kalispell Public Works Department for review
and approval a storm water management plan that meets the requirements of
the current city standards for design and construction. The approved storm
water management plan for on -site facilities shall be completed prior to the
issuance of a building permit.
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14. The property owner of Tract 2, prior to connecting to the city's sewer main,
shall submit an analysis on the need for a regional lift station for the area.
Prior to the issuance of a certificate of occupancy:
15. A certification from an engineer licensed in the State of Montana shall be
submitted to the Public Works Department stating that all water and/or sewer
lines have been installed per the approved plan.
16. Any off -site storm water management facilities shall be installed per the
approved plan.
17. All landscaping shall be installed per the approved landscape plan.
18. The bike trails shall be installed per the approved plan.
19. A certification from an engineer licensed in the State of Montana shall be
submitted to the Public Works Department stating that the improvements to
Lower Valley Road have been built as designed and approved.
20. The property owners of Parcel A and Tract 2 shall obtain the appropriate
permit for the approach onto Highway 93 and receive an approval from MDT on
the completion of conditions or requirements attached to the approach permit.
The approved approach permit and MDT approval shall be submitted to the
Kalispell Planning Department.
IN